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VOLUME 01910 FOLIO 980 Security no : 124063131066E Produced 04/11/2016 09:13 am

LAND DESCRIPTION

Lot 1 on Title Plan 553751D (formerly known as part of Crown Allotment 17A Section 12 Parish of Casterton). PARENT TITLE Volume 01150 Folio 958 Created by instrument L145128U 13/07/1984

REGISTERED PROPRIETOR

Estate Fee Simple Sole Proprietor LEON GEORGE JORDAN of "KENWYN" MERINO RD HENTY N567101T 12/07/1988

ENCUMBRANCES, CAVEATS AND NOTICES

Any encumbrances created by Section 98 Transfer of Land Act 1958 or Section 24 Subdivision Act 1988 and any other encumbrances shown or entered on the plan set out under DIAGRAM LOCATION below.

DIAGRAM LOCATION

SEE TP553751D FOR FURTHER DETAILS AND BOUNDARIES

ACTIVITY IN THE LAST 125 DAYS

NIL ------------------------END OF REGISTER SEARCH STATEMENT------------------------ Additional information: (not part of the Register Search Statement) Street Address: PORTLAND-CASTERTON ROAD CASTERTON VIC 3311 DOCUMENT END

Copyright State of Victoria. This publication is copyright. No part may be reproduced by any process except in accordance with the provisions of the CopyrightAct and for the purposes of Section 32 of the Sale of Land Act 1962 or pursuant to a written agreement. The information is only valid at the time and in the formobtained from the LANDATA REGD TM System. The State of Victoria accepts no responsibility for any subsequent release, publication or reproduction of theinformation.

REGISTER SEARCH STATEMENT (Title Search) Transfer of Land Act 1958

Page 1 of 1

Title 1910/980 Page 1 of 1

Imaged Document Cover Sheet

The document following this cover sheet is an imaged document supplied by LANDATA®, Land Victoria.

Document Type plan

Document Identification TP553751D

Number of Pages

(excluding this cover sheet)

1

Document Assembled 04/11/2016 09:14

Copyright and disclaimer notice:© State of Victoria. This publication is copyright. No part may be reproduced by any process exceptin accordance with the provisions of the Copyright Act and for the purposes of Section 32 of the Saleof Land Act 1962 or pursuant to a written agreement. The information is only valid at the time and inthe form obtained from the LANDATA® System. The State of Victoria accepts no responsibility forany subsequent release, publication or reproduction of the information.

The document is invalid if this cover sheet is removed or altered.

16-138Sheet No.:

Client

PROPOSED RESIDENCE

Job No:

Drawing Title:

clode - SK.pln

MACKWOOD LANE

CASTERTON

MR L.G. JORDAN

1 OF 3

SKETCH PLANS

Date:

22-11-2016A3

Rev Number:

ACONTRACTORS TO CHECK ALL

SITE DIMENSIONS & LEVELS

BEFORE COMMENCEMENT OF

WORK. WRITTEN DIMENSIONS

TAKE PRECEDENCE OVER

SCALE.

© COPYRIGHT

ABN: 54 965 349 110

email: [email protected]

47 Dobson way, Warrnambool Victoria 3280

Reg. No: DP-AD1467

Mobile: 0417 347 159 Ph: 55613444

chris steel designs

35,000

240,00014

5,00

0

320,

000

24,7

00

80,540

PROPOSEDRESIDENCE

N

SITE PLAN 1:3000

B TOWN PLANNING

16-138

Sheet No.:

Job No:

2 OF 3

Date:

22-11-2016

10-06AW10-09AW10-12AW 05-15AW10-24AW 09-06AW

820

21-30SD

20-18AW 20-18AW 20-18AW21-42SD

770

720 820

820 820

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820

820

20-24AW

820

820

72

0

820

20-09AW

20-0

9A

W 820

720

30,240

12,5

60

GARAGE

BEDR'M 3 BEDR'M 2

robe

robe

linen

linen

WC

BATHL'DRY

pantry

LIVING

DINING

KITCHEN

BEDR' M 1

ENTRY

WIR

ENS

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FLOOR PLAN 1:100

AREAS:LIVING 193.4m²garage 47.1m²

verandah 88.0m²

16-138

Sheet No.:

Job No:

3 OF 3

Date:

22-11-2016

2,55

0

face brickwork as selected

2,55

0

2,89

0

340

340

colorbond sheet roofing as selected(25° roof pitch to main roof)

15° roof pitch to verandah

garage door as selectedaluminium windows & doors as selected

5,40

0m

ax. build

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eig

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EAST elevation 1:100WEST elevation 1:100

NORTH elevation 1:100

SOUTH elevation 1:100

Farm Management Plan

Leon Jordan Portland Casterton Rd Casterton

Report Prepared by Dean Suckling EnProve Pty Ltd

Report Date: 22nd September 2016

2

EnProve Ag & Environment PO Box 817 Warrnambool Victoria 3280 www.enprove.com.au phone: 0448 866 205

Contents PLAN OBJECTIVE: .................................................................................................................................. 3

Site Details: ................................................................................................................................................. 3

PROPOSAL OVERVIEW: ........................................................................................................................ 4

PROPERTY MAPS: .................................................................................................................................. 5

FARMING FACTORS: .............................................................................................................................. 7 Site Topography: ...................................................................................................................................... 7 Climate:.................................................................................................................................................... 7 Water Supply: .......................................................................................................................................... 7 Weed and Pest Management: .................................................................................................................. 7 Soils: ........................................................................................................................................................ 8 Pastoral Improvement: ............................................................................................................................. 9 Livestock: ................................................................................................................................................. 9 Required Infrastructure: ..........................................................................................................................10 Required resources (Human and Economic): ...........................................................................................10 Fire Management: ...................................................................................................................................10 Adverse impacts on adjacent land: ..........................................................................................................10 Allowance for possible future expansion: ................................................................................................10

FINANCIAL PROJECTIONS: ............................................................................................................... 11

ENVIRONMENTALLY SENSITIVE AREAS: ...................................................................................... 12 Natural Resource Management: ..............................................................................................................12 Erosion and Compaction: ........................................................................................................................12 Groundwater:..........................................................................................................................................12 Drainage: ................................................................................................................................................12 Remnant Vegetation: ..............................................................................................................................12 Neighbouring Properties: ........................................................................................................................12

SITE PHOTOS: ...................................................................................................................................... 13

3


Plan Objective:

This Farm Management Plan is drawn to provide an assessment of current agricultural issues and identify future improvements that will benefit the agricultural production values of the property and identify the benefits of the proposed dwelling at Portland Casterton Road, Casterton.

This plan is for the provision of beef cattle breeding and beef cattle grow out at the property. The property is owned by Leon Jordan and the agricultural improvements should only be made contingent on the issuing of a planning permit for the construction of a dwelling.

Site Details: Address Portland Casterton Road, Casterton

Property Description(s) Lot 1 TP553751

Allot 17 Sec 12 (Pt) Parish of Casterton (3 Titles)

Area 13.8 Hectares (34 acres)

Local Authority Glenelg Shire Council

Current Use Agriculture (Outpaddock)

4


Proposal Overview:

Currently the property is used as a run off paddock and is lightly used due to the lack of monitoring available. The property receives no fertilizer, has limited modern agricultural grasses and has little infrastructure and is classed as low intensity. The pastoral production is currently estimated to be 2 tonne of dry matter per annum. A nominal agricultural production value of $9 000 per annum could be assigned to the current agricultural production value.

The chosen livestock activity is the breeding and grow out of beef cattle. This is a sector that has seen significant value increase (over 200% live-weight) in the last 18 months and has made viability of smaller grazing lots more attractive than in the recent past. The higher price has also allowed the option of supplementary feed in cattle diet which can increase cattle weights significantly.

The proposal land is 34 acres and has a long lease title adjacent for a further 14 acres. The property also feeds cattle to and from Mr Jordan’s 60 acre property at nearby Sandford, a total collective of 108 acres (43 hectares). The cattle are rotated through the different properties to ensure adequate feed but the complications of transport currently mean that pasture at the proposal property is not grazed efficiently and consequently have not been managed for a higher productively level.

Siting a dwelling on the property means that the property and lease paddock can be confidently improved knowing that those improvements can be effectively utilised to increase productive value.

A resident also means that animals can be monitored for health and welfare and rotated through the paddocks to ensure maximum feed utilisation. Increased monitoring means paddocks can be subdivided into smaller paddocks and cattle rotated more frequently. Increased rotation allows paddocks greater recovery time between grazing. Typically grass grows faster after 14 to 21 days after grazing and increased spell time means greater amounts can be produced from the same area by using smaller paddocks (cell or rotational grazing). The improved beef prices also allow increased use of imported feeds to further increase production.

Currently the entire enterprise carries 32 cows and calves, 7 steers and 2 bulls, well below full utilization.

Strategies are recommended below to increase the productive capacities of the property and it is conceivable that this property should almost be capable of bearing the above numbers of cattle by itself.

The proposal calls for the investment in farm infrastructure of over $10 000, an investment in livestock of $16 000, the investment in pastoral productivity of $5 000 and the investment of a dwelling and associated buildings.

After the initial development period the agricultural return from the cattle produced on the property is expected to be an additional $20 000 a year in cattle (an additional $30 000 from the entire enterprise) and there is reasonable scope to increase the return over time.

5


Property Maps: Site Aerial Image:

6


Site Map:

7


Farming Factors: Site Topography: The topography at the property is considered gentle slope from north to south with a fall of 3.0 metres across the property. There is fall to the south west where a farm dam is sited to collect water but generally the area is very even. The nominated house site is on a level area to the south western end of the property.

Climate: Casterton climate statistics (from Casterton Showgrounds):

Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec Annual

Mean Max (°C) 27.1 27.3 24.5 20.5 16.7 14.2 13.4 14.6 16.3 19.0 21.8 24.4 20.0

Mean Min (°C) 11.7 12.3 10.8 8.8 7.4 5.9 5.5 5.9 6.8 7.3 9.0 10.1 8.4

Mean Rain (mm)

30.8 23.5 35.2 43.0 62.5 69.6 86.4 84.9 71.9 56.2 46.1 41.5 649.5

Data BOM. The climate is typical Mediterranean type of warm dry summers and cool wet winters. The climate is good for the chosen agricultural activity.

Water Supply: The property has a town water connection and water supply is from that source. There is a small 1 megalitre dam located on the property. The proposed use would require an estimated one million litres per year. This can be supplemented by the collection of rain water from the proposed buildings to be constructed.

If additional water is required, a groundwater extraction licence could be acquired for a 3 megalitre allowance of stock and domestic water. Drilling, casing and pumps cost around $10 000 and this would only be beneficial if cost of reticulated water becomes too high.

Adequate stock watering troughs are available although some new drinking troughs will need to be installed.

Weed and Pest Management: The property is not subject to any major pest and weed issues.

The property will be subject to normal pastoral weed issues. Any environmental and agricultural pests and weeds will be controlled by standard farm management methods such as sprays and/or physical removal.

8


Soils: The property land class is typical of the region, productive well-structured loams over heavy clay classed as a duplex soil. The soils will be prone to waterlogging during wet periods and drying and cracking during dry periods but generally retain productivity.

Soil testing should be conducted regularly to ensure that soil chemical parameters are maintained in optimum range for production values.

Mackwood Road Paddock key observations:

Low pH CaCl2 (4.8) indicating soil acidity Fair phosphorus levels (Olsen P 15.7 mg/Kg) Very low Bray phosphorus (7 mg/Kg indicating the phosphorus is not very plant available) Good potassium levels (226 mg/Kg) Good sulphur levels (8.3 mg/Kg) Good Organic Carbon (3.2 %) Good nitrogen levels Good copper and boron and manganese Low zinc Extremely low calcium ratio in cations High iron levels (can’t be altered, not detrimental) High magnesium and sodium and aluminium in cations (indicating soil structural and balance

issues).

Back Paddock (3.2 Ha) key observations: Very low pH CaCl2 (4.6) indicating soil acidity is high Fair phosphorus levels (Olsen P 14.9 mg/Kg) Low Bray phosphorus (indicating the phosphorus is not plant available) Good potassium levels (198 mg/Kg) Good sulphur levels (9.5 mg/Kg) Good Organic Carbon (3.32 %) Good nitrogen levels Good copper, zinc, manganese and boron Low zinc levels Very low calcium ratio in cations High iron levels (can’t be altered, not detrimental) High magnesium and sodium in cations (indicating structural and balance issues).

Paddock Plans and Recommendations: The major requirement to improve the soil quality is liming, minimum requirement would be 2.5 tonne per hectare although 5 tonne per hectare would be better. This reduces acidity, increases calcium levels, encourages soil biology and improves plant quality. A minimum pH level of 5.0 would be necessary, 5.5 would be ideal but would require large amounts of lime.

Liming may change the soil conditions and the current grasses may become unsuitable and different plants may be required.

Phosphorus fertiliser is required, the levels are good for current use although for improved production and application of at least 500 kilograms of superphosphate would benefit the pasture production levels.

9


Nitrogen fertiliser applied strategically would also boost production levels, this can occur during the cold of winter and in the spring time when soil nitrogen is deficient.

Zinc (5 kilograms per hectare) sprayed on the paddocks would improve pasture production and benefit animal health.

A high quality grass mix can be sown / oversown to increase production (recommending a phalaris, fescue, ryegrass mix for all season coverage).

Pastoral Improvement: Currently the pastoral coverage is good, although low yielding, with a well-established mix of perennial ryegrass, native pasture and clover. It has higher than average number of agricultural weeds to be managed. The estimation is that the property is currently producing two and a half tonne of dry matter per hectare per annum. Following the soil program and pastoral program should allow this level to be increased to a conservative 4 tonnes of dry matter.

The establishment of modern variety of pasture grasses such as soft fescues, phalaris or Victorian ryegrass species and a modern tall fescue for summer production would be most suitable as they are long lived, high yielding, dry period tolerant, cost effective and very responsive to fertilizer.

For hay production the best strategy would be the control of undesirable grasses and a strong fertilizer routine would be beneficial.

Another consideration could be the use of a summer crop (typically a brassica) which produces a very high plant weight but requires an annual sowing investment.

Improving pasture production is important as it will allow for stock to grow quickly and allow the production of fodder for feed out in the drier months. Fodder production areas will need to be secured to exclude stock.

Livestock: The chosen livestock activity is the grow out of beef cattle. The enterprise is not aligned with a specific breed of cattle which allows the purchase of cattle at best price to attain best return.

Black cattle have the highest sell price in the current market but also have the highest purchase cost and percentage return on investment is not that much greater. Dairy Friesian steers is also a good percentage return in the current market due to low purchase cost and good growth to 12 months of age. Most beef cattle offer a very good return in the current market.

Strategies to increase return above standard beef grow out include:

Supplementary feeding Improved pastoral growth Increased breeding stock

The plan calls for the increase in breeding herd from the current 30 cows to 40 cows and the ability to include an additional 15 bought in steers for grow out. This should add an additional 9 000 kilograms of produced live weight cattle per year.

10


Required Infrastructure: Currently the farming infrastructure is in serviceable condition. The stock yards are adequate and well capable of handling the relatively small number of stock movements. The hay shed has good capacity and solid.

Internal fencing will be required to create smaller paddocks if rotational grazing is to be implemented. The water supply is in good condition and are serviceable. With the initial stocking rate being low, the water troughs will be acceptable for use. As the stocking rate increases (and paddock subdivisions occur) a water pipe network and additional troughs will need to be added.

An all-weather track will be constructed to the house site. This has not been included in the farm infrastructure expenditure.

Required resources (Human and Economic): The management of the farm calls for one person, part time to manage the farm (in this case the presence of a resident and property owner, Leon Jordan). As with any stock rearing the requirement for someone to be nearby to monitor audible and visual signs of animal distress for animal health and welfare is very important.

Initially the most cost effective method of completing farm works would be the engagement of agricultural contractor, this negates the requirement to purchase expensive equipment.

As with these type of endeavours they contribute to the local economy by utilising local contractors for construction work, farm maintenance, transport industries and agricultural support industries.

Fire Management: The land use is not seen to contribute any fire risk to the area. The land is in a designated bushfire prone area although not of any greater risk than normal farmland. Fire management plans should be drawn for the property.

Firewater supply can be drawn from the town water mains and further water supply will be available in tanks provided for the proposed dwelling as required by shire.

Adverse impacts on adjacent land: There is not expected to be any major change to the amenity of the adjacent land from the agricultural enterprise. It may be from time to time that some animal odour or noise may be generated but the same as any agricultural enterprise. Truck transport would need to access the property from time to time but this would be less than once a week.

Allowance for possible future expansion: There is limited scope for any major increase in the activity beyond the proposed productivity changes and expansion, beyond that outlined, isn’t a major factor in the farm plans.

11


Financial Projections:

The proposal calls for the investment in farm infrastructure and pastoral improvement of $10 000, the purchase of 10 new breeding cows in year 1 at $10 500 and purchase of 15 steer calves at $5 500, and the investment in a dwelling and shedding of over $350 000.

After the initial development period the enterprise return is expected to be over $60 000 a year in cattle sales. This is a doubling of current values based on improved pasture, improved rotational management and a subsequent improvement in the stocking rate. These farm management stratetegies require increased monitoring and time input and also come with increased risk to animals if not monitored effectively.

Indicative Farm Profit/Loss (excluding dwelling costs and not adjusted for CPI):

Income/Cost Item Year 1 Year 2 Year 3 Year 4 Year 5 Cattle Sales $ 30 000 50 000 57 000 60 000 60 000 Cattle Purchase $ 15 000 5 500 5 500 5 500 5 500 Cattle Maintenance (Vet, medications etc.) $ 2 000 2 000 2 000 2 000 2 000 Feed Costs $ 4 000 4 000 4 000 4 000 4 000 Pasture Costs $ 5 000 2 000 2 000 2 000 2 000 Rates, Insurances Utilities $ 4 000 4 000 4 000 4 000 4 000 Infrastructure Investment/ Maintenance $ 5 000 1 000 1 000 1 000 1 000 Total (Profit/Loss) $ 5 000 31 500 38 500 41 500 41 500

Notes: Income estimated on $3.00 per kilogram for beef live-weight sales. Year 1 identifies breeding herd purchases and identifies proposed pastoral changes made. These values are conservative in approach and could be termed natural growth, an aggressive expansion program could be adopted which would require higher investment in stock and subsequently imported feed costs.

12


Environmentally Sensitive Areas:

Natural Resource Management: The property has no natural resource assets of note.

Erosion and Compaction: The property has a very low erosion risk. It is gently sloping, has no significant drainage channels and is very well vegetated with pasture. The proposed activity is not an intensive one and does not require the use of heavy machines beyond a tractor. Most vehicle activity will be on formed tracks.

Groundwater: Groundwater is at a minimum depth of 10 metres and is very low risk from exposure from any form of nutrients infiltrating from the surface. Maintaining plant coverage will assist in keeping soil nutrient levels lower to further minimize any risk.

Drainage: The property has no formal drainage channels with any waters running over land to collect in the farm dam of drainage lines on Mackwood Lane. It only flows during periods of high rainfall and will be maintained as is.

Remnant Vegetation: There are no significant vegetation assets on the property although there are three large eucalypt trees which will be kept in line with council policies.

Neighbouring Properties: There is a lifestyle property located near the proposed entrance to the property and other neighbours are very remote. These properties are not expected to be impacted any differently to the current level of agricultural activity. Odour, noise and run-off from the property is not expected to be an issue for the neighbours.

I certify that all the above statements are true and certified to the best of my abilities.

Dean Suckling

Agricultural and Environmental Consultant

13


Site Photos: Photo 1: Front Paddock from north east corner.

Photo 2: House site looking from Mackwood Lane

14


Photo 3: Farm dam south west corner

Photo 4: Property from corner Portland Casterton Road and Mackwood Lane

15


Photo 5: Stock Ramp

Photo 6: Existing farm shed and hay store

Customer:Sample Date: 07/09/16Paddock Name: Mackwood RdLab. No. 1XS16016Test Type:

Test Depth (centimetres) 0-10Soil Colour GRGravel Content (%) 5Texture Clay

Unit Level Found Desired RangePhosphorus Olsen mg/Kg 15.7 14 - 25Phosphorus Colwell mg/Kg 31 40 - 63Phosphorus Bray mg/Kg 7 > 12Potassium Colwell mg/Kg 226 120 - 250Sulphur mg/Kg 8.3 10 - 20Organic Carbon % 3.2 3.0 - 6.0

Ammonium Nitrogen mg/Kg 15Nitrate Nitrogen mg/Kg 10

Conductivity dS/m 0.08 < 2.0pH Level (H2O) pH 6.1 5.6 - 6.5pH Level (CaCl2) pH 4.8 5.0 - 6.0Aluminium CaCl2 mg/Kg 1.3 < 1.0

DTPA Copper mg/Kg 1.9 > 2.0DTPA Iron mg/Kg 456 100 - 400DTPA Manganese mg/Kg 15 > 20DTPA Zinc mg/Kg 1.5 > 5.0Boron Hot CaCl2 mg/Kg 1.1 > 1.5

Cations Unit Level Found Desired LevelsCation Exchange Capacity meq/100g 11.6 10 - 20Exchangeable Calcium meq/100g 6.5

BSP % 56.1 70 - 80Exchangeable Magnesium meq/100g 3.70

BSP % 31.8 10 - 20Exc. Potassium meq/100g 0.58

BSP % 5.0 3 - 8Exc. Sodium meq/100g 0.67

BSP % 5.8 < 5Exchangeable Aluminium meq/100g 0.15

BSP % 1.32 < 1

0448 866 205www.enprove.com.ausoil testing effluent managementdung beetles farm mappingAll tests are conducted in a laboratory with ASPAC accreditation.

Soil Test Results

agronomyconsulting

EnProve Ag & Environment

Soil Analysis Grazing - Comprehensive + Aluminium

LG Jordan

Customer:Sample Date: 07/09/17Paddock Name: Back PaddockLab. No. 1XS16017Test Type:

Test Depth (centimetres) 0-10Soil Colour GRGravel Content (%) 5Texture Clay

Unit Level Found Desired RangePhosphorus Olsen mg/Kg 14.9 14 - 25Phosphorus Colwell mg/Kg 41 40 - 63Phosphorus Bray mg/Kg 7 > 12Potassium Colwell mg/Kg 198 120 - 250Sulphur mg/Kg 9.5 10 - 20Organic Carbon % 3.3 3.0 - 6.0

Ammonium Nitrogen mg/Kg 11Nitrate Nitrogen mg/Kg 4

Conductivity dS/m 0.06 < 2.0pH Level (H2O) pH 5.8 5.6 - 6.5pH Level (CaCl2) pH 4.6 5.0 - 6.0Aluminium CaCl2 mg/Kg 1.3 < 1.0

DTPA Copper mg/Kg 1.7 > 2.0DTPA Iron mg/Kg 427 100 - 400DTPA Manganese mg/Kg 18 > 20DTPA Zinc mg/Kg 2.0 > 5.0Boron Hot CaCl2 mg/Kg 1.0 > 1.5

Cations Unit Level Found Desired LevelsCation Exchange Capacity meq/100g 11.0 10 - 20Exchangeable Calcium meq/100g 6.1

BSP % 55.0 70 - 80Exchangeable Magnesium meq/100g 3.50

BSP % 31.8 10 - 20Exc. Potassium meq/100g 0.62

BSP % 5.6 3 - 8Exc. Sodium meq/100g 0.71

BSP % 6.4 < 5Exchangeable Aluminium meq/100g 0.13

BSP % 1.15 < 1

0448 866 205www.enprove.com.ausoil testing effluent managementdung beetles farm mappingAll tests are conducted in a laboratory with ASPAC accreditation.

Soil Test Results

agronomyconsulting

EnProve Ag & Environment

Soil Analysis Grazing - Comprehensive + Aluminium

LG Jordan

EnProve Ag & Environment PO Box 817 Warrnambool Victoria 3280 phone: 0448 866 205 Contents PLAN...

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