OPTIONSPAPERinto

WastewaterManagementforRiverMurrayshacksiteareaswithnoexistingCommunityWastewater

ManagementSystem LocalGovernmentAssociationMidMurrayCouncilEnvironmentProtectionAuthoritySAHealthDepartmentJune2014

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TABLEofCONTENTS PageNumber Introduction………………………………………………………………………………………………………….41 Background………………………………………………………………………………………………………….42 ShackSettlementPolicyArea……………………………………………………………………………….5 Table1:ShackSettlementPolicyAreas3 CrownFreeholding……………………………………………………………………………………………….74 DevelopmentPlanAmendments………………………………………………………………………….85 ShackAreasrequiringaCWMSpursuanttoCouncilDevelopmentPlan……………….10 Table2:TwentySubjectShackAreasrequiringaCWMS6 SubjectShackSettlementPolicyAreas…………………………………………………………………11 CadellLagoon…………………………………………………………………………………………..11 CoseyCorner…………………………………………………………………………………………….11 WombatsRest………………………………………………………………………………………….11 Murbko……………………………………………………………………………………………………11 McBeansPound………………………………………………………………………………………..12 LangsLanding………………………………………………………………………………………….12 MarneRiver…………………………………………………………………………………………….12 WongullaLanding……………………………………………………………………………………13 WongullaLagoon…………………………………………………………………………………….13 Saburama……………………………………………………………………………………………….14 Forster,WalkerFlat………………………………………………………………………………..14 BondStreet,WalkerFlat…………………………………………………………………………14 MannumRoad,WalkerFlat…………………………………………………………………….14 Coolcha…………………………………………………………………………………………………..15 Trumans………………………………………………………………………………………………….15 ThePeppers……………………………………………………………………………………………15 Frahns…………………………………………………………………………………………………….16 TheRocks……………………………………………………………………………………………….16 Cowirra…………………………………………………………………………………………………..16 NorthNeeta……………………………………………………………………………………………177 Issues…………………………………………………………………………………………………………………18

7.1 Development/RedevelopmentofCrownFreeholdSites…………………………18Table3:FreeholdCrownSites

7.2 IndividualHoldingTankSystemIssues……………………………………………………18Table4:ImplicationsofIncreasingExemptionNumber

inDevelopmentPlan7.3 100mfromRiver/Above1956floodlevel………………………………………………..19

Table5:ShackSitesabove56FLand100mfromRiver7.4 GroupingofSites……………………………………………………………………………………..20

Table6:ShackSettlementAreasinvolvingGrouping OfDispersedSites

7.5 DifferenceinTreatmentofWastewatersolutionsinRiverSettlementPolicyAreaandRecreation&TourismPolicyArea……………………………………21

Table7:RiverSettlementPA’s&RecreationandTourismPA’s AdjacentsubjectShackSettlementPA’s

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8 WaterQualityRiskIssues……………………………………………………………………………………..24Table8:WaterQualityRiskAssessmentof20SSPA’sTable9:OccupationDurationbaseduponSamplesurveybyMichaelStephensonTable10:WaterQualityRiskAssessmentofWastewaterEnteringRiverSystem

9 AlternativeCWMSOptions………………………………………………………….…………………….….279.1 CommonHoldingTankSchemes………………………………………………………………..27

Table11:EstimateoftheCostofCommonHoldingTankWasteWaterSchemesinSelectedSSPA’s

9.2 CommonSoakageSchemes……………………………………………………………………….28Table12:EstimateofCostofCommonWasteWaterDisposal

SoakageSchemesinSelectedSSPA’s9.3 TemporaryHoldingTankSchemewithaContributiontoaFutureCWMS…29

10 AlternativeFundingPossibilities……………………………………………………………………….…..3010.1 LocalGovernmentSubsidyScheme……………………………………………………………30 Table13:IndicationofPossibleSubsidySchemeQuantum10.2 LongTermBorrowing…………………………………………………………………………………31

11 Prioritisation………………………………………………………………………………………………………….33Table14:PriorityComparison–WaterQualityAssessment–Tables8&10

12 MinisterInitiatedDevelopmentPlanAmendments……………………………………………….3513 ApplicationofOptionsacrossLocalGovernment…………………………………………………..36

Table15:CrownShackSitesalongtheRiverMurrayexternaltoMidMurrayCouncilArea

14 Recommendations…………………………………………………………………………………………….....38Table16:SolutionsMatrix

14.1 RecommendedPreferredOption/sfor20SSPA’s…………………………………………….38Table17:RecommendedPreferredOptionsfor20SSPA’s

14.2RecommendedAmendmentstoMidMurrayDevelopmentPlan…………………….4014.3SummaryofRecommendations………………………………………………………………………41

Bibliography………………………………………………………………………………………………………………………43Meetings,InspectionsandDiscussions……………………………………………………………………………..44Attachments……………………………………………………………………………………………………………………..45

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IntroductionThisoptionspaperhasbeenpreparedfortheWorkingGroupconsistingofStateagencies(EnvironmentProtectionAuthorityandSAHealth),LocalGovernment(MidMurrayCouncil)incollaborationwiththeLocalGovernmentAssociation(LGA)inrespecttoindependentplanningadviceonwastewatermanagementforshacksiteareasintheRiverMurrayWaterProtectionAreaofSouthAustraliathatdonothaveaCommunityWastewaterManagementSystem(CWMS). TheadviceisbeingsoughtintheformofaOptionsPaperthatwillassistStateandLocalGovernmentwithmakinginformedplanningdecisionswhereon‐sitewastewatermanagementissuesexistadjacenttheRiverMurrayandothersignificantwaterbodieswithsimilarabuttingshackdevelopments.ThispaperfollowsadetailedsitesurveyofexistingwastewaterfacilitiesforallshacksitesintwentyshacksettlementareasundertakenbyMichaelStephensonofRashleePtyLtdin2013(‘Reportonthewastewaterdisposalpathwaysat20shacksiteswithinMidMurrayCouncilareaalongtheRiverMurrayOctober2013(Rev5)). 1. BackgroundThecurrentprovisionsoftheMidMurrayCouncilDevelopmentPlanrequiresthatshacksettlementareasof5ormoredwellings,haveinplaceaCWMS,otherwisefuturedevelopmentwillbenon‐complying(withtheexceptionofalterationsandadditionsupto90m2).Non‐complyingapplicationsinvolvingaholdingtank,wherethereare5ormoredwellingsintheshacksettlementarea,isunlikelytobesupportedbytheMidMurrayCouncil,theDevelopmentAssessmentCommission,theEPAandotherrelevantapprovingauthorities.Inparticular,anon‐complyingdevelopmentintheShackSettlementPolicyAreaisreferredtotheEPAandtheyhavethepowerofDirectionpursuanttoSchedule12oftheDevelopmentRegulations2008.TheEPAhasconsistentlyusedtheirpowerofdirectiontorefusesuchapplications.Thepresentprovisionrelevanttoadwellingandwastewaterdisposalisasfollows: PDC30:Thefollowingformsofdevelopmentarenon‐complyingintheShack

SettlementPolicyArea:Dwelling,exceptwherethedwellingisanelevateddwellingandwherethedevelopmentsatisfiesallofthefollowing:(a) thedwellingwilleitherreplaceanexistingdwellingonanallotmentorleasesite,orwillbeanewdwellingonavacantallotmentorleasesite,andnotmorethanonedwellingwillexistontheallotmentorleasesiteatthecompletionofthedevelopmentandwhereallofthefollowingaresatisfied:

(i) theallotmentorleasesiteiswithinaResidentialAreaidentifiedinFiguresSh/1to49

(ii)………………………………..(iii)inashacksettlementidentifiedinFiguresSh/1to49wherethereare

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5ormoreallotmentsorleasesitesidentifiedintheResidentialAreaoftheshacksettlement,thedwellingisconnectedorisproposedtobeconnected(aspartoftheapplication)toaCommunityWastewaterManagementSchemethatcomplieswiththerelevantpublicandenvironmentalhealthlegislationapplyingtothattypeofsystem(iv)………………………………..(v)………………………………..

TheShackSettlementPolicyAreaswithintheMidMurrayCouncilareaaredetailedinTable1–Section2ofthisreport.

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2. ShackSettlementPolicyAreaTheRiverMurrayZoneintheMidMurrayCouncilDevelopmentPlanincorporatessixpolicyareasincludingtheShackSettlementPolicyArea.TheShackSettlementPolicyAreaconsistsof61shacksettlementareasthatarespreadbetweenCadellinthenorthandCalooteinthesouth.Alistoftheshacksettlementareas,numberofsitesandwastewatersystemstatus,iscontainedinthetablebelow:Table1:ShackSettlementPolicyAreasShackArea Crown Number

ofSitesWastewaterStatusOtherthanon‐sitesepticsystems

CadellLagoon C 10 Holdingtanks(10)FreemansLanding 4 NorthWestBend 52 NorthWestBend/BeaumontsCWMS2005(84

totalconnections)Beaumonts 37 NorthWestBend/BeaumontsCWMS2005(84

totalconnections)CoseyCorner 7 OneconnectedtotheNorthWest

Bend/BeaumontsCWMSMorphettsFlat 21 BrendaParkCWMS2003(133total

connections)BrendaPark 112 BrendaParkCWMS2003(133total

connections)IdyllAcres 63 CWMS2006(63)ScottsCreek 101 CWMS2003(101)WombatsRest 10 Holdingtank(1)PelicanPoint 71 CWMS2006(71)Murbko 23 McBeansPound 15 Holdingtanks(3)Blanchetown C 141 BlanchetownCWMS(254totalconnections)RiverbanksEstate 127 BlanchetownCWMS(254totalconnections)McAuleys 4 SwanReach C 25 CWMS1999(26)MarksLanding 140 CWMS2003(135)LangsLanding 35 Holdingtank(1)Punyelroo C 31 PrivateCWMS(soakage)(12)Holdingtanks(13)PunyelrooSouth 101 CWMS2004(100connections)BigBendLanding 3 BigBend C 26 CWMS1998(26)GreenwaysLanding C 8 CWMS1999(8)KroehnsLanding C 6 CWMS1998(6)MarneRiver 11 Holdingtanks(2)WongullaLanding 23 Holdingtanks(2)WongullaLagoon 8 Saburama C(2) 11 Holdingtanks(3)WalkerFlat‐Forster C(1) 11 Holdingtank(1)

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WalkerFlat–SprinklerDrive

C 31 WalkerFlatCWMS2009(162totalconnections)

WalkerFlat–KioskDrive

C 11 WalkerFlatCWMS2009(162totalconnections)

WalkerFlat–RobLoxtonDriveNth

C(4) 15 WalkerFlatCWMS2009(162totalconnections)

WalkerFlat–RobLoxtonDriveSth

84 WalkerFlatCWMS2009(162totalconnections)

WalkerFlat–MannumRoad

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WalkerFlat–BondStreet

30 Holdingtank(1)

ScrubbyFlat C(9) 31 CWMS1998(9)Caurnamont C(36) 69 CWMS2002(69)PurnongLanding C(1) 3 Holdingtank(1)ChuckaBendRoad 10 BowhillCWMS2005(156totalconnections)Bowhill 146 BowhillCWMS2005(156totalconnections)Coolcha C(1) 7 Holdingtank(1)TealFlat 72 CWMS2003(71connections)YounghusbandHoldings

27 Younghusband/JulankerCWMS2008(38totalConnections)

JulankaHoldings 10 Younghusband/JulankerCWMS2008(38totalconnections)

OldTealFlat C 11 CWMS2000(11)LakeCarlett C 21 PrivateCWMS(soakage)scheme(21)Brinkleys C 6 CWMS1998(6)Trumans C(5) 14 Holdingtanks(7)SevenMile C 11 CWMS1998(11)RockyPoint 4 ThePeppers 22 FiveMile C 11 CWMS1998(23connectionsincmarina)PellaringFlat 22 CWMS1994(22)Frahns 14 Holdingtanks(3)TheRocks 7 Holdingtanks(2)Cowirra C(7) 52 Holdingtanks(14)BoltoReserve C 45 CWMS1998(44connections)BasebyReserve C 9 AccesstoSAWaterMannumscheme(1

connected)NorthNeeta C(4) 5 Holdingtanks(4)CalooteLanding C(43) 53 CWMS1998(43connections)Total 2102 1693CWMS&69HoldingTanksNote1:DateofCWMSreferstoyeartakenoverbyCouncilNote2:Therearediscrepanciesinthenumberofsitesinsomelocationsbetweenthe1998survey;listinPDC19ofPolicyAreainDevelopmentPlanpriorto2011;MapsofshackareasinpresentDevelopmentPlanandactualsitesremainingatpresent.Thenumberinthetablerepresentsthemostrecentinformation.

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3. CrownFreeholding

TheStateGovernmentinthe1990’sofferedthefreeholdingofshacksitesthroughouttheStatesubjecttosatisfyingvariouscriteria.Theofferincluded595sitesalongtheRiverMurray.Themajorityofthesesites(548)arelocatedwithintheMidMurrayCouncilarea.OneofthecriteriarequirementsforfreeholdingwasawastewatereffluentsolutionthatwasinaccordwiththerequirementsofSAHealth.ThisessentiallymeantontheRiverMurrayfloodplaintheinstallationofeitherholdingtanksoracommonwastewaterschemewiththeirrigationorsoakagearealocatedbeyondthefloodplain.However,whenthePunyelrooshackareawasproceedingthroughthefreeholdingprocess,twofactionsdeveloped.Onegrouppursuedholdingtanksandtheotheracommonsolution.FreeholdingatPunyelrooconcludedwith25sitesfreeholding‐12sitesconnectedtoacommonschemeand13sitesusingholdingtanks.ThecontentionsurroundingthewastewateroutcomesatPunyelrooresultedinthePlanningMinisterdeclaringthatholdingtankswouldonlybeacceptableinthefutureiftherewere5orlessshacksinaparticularlocation.AtthecompletionoftheCrownfreeholdingprocess,432CrownshacksiteswithintheMidMurrayCouncilareawereservicedbycommonschemes–Blanchetown(123);Punyelroo(12);BigBend(26);KroehnsLanding(6);GreenwaysLanding(8);SwanReach(25);WalkerFlat(46);ScrubbyFlat(9);Caurnamont(36);OldTealFlat(11);LakeCarlett(21);SevenMile(11);FiveMile(11);Bolto(44);Caloote(42);andBasebyReserve(1).Inaddition,CouncilpublicamenityblockswereconnectedtoschemesatSwanReach,WalkerFlatandCaurnamont.Holdingtankswerelimitedto43CrownsitesalongtheMurrayRiverresultingfromthefreeholdingprocess.

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4. DevelopmentPlanAmendmentsTheRiverMurrayValleyPlanAmendmentReport(PAR)wasgazettedon16February2001amendingtheMidMurrayCouncilDevelopmentPlan.ThisPARintroducedsixPolicyAreaswithintheRiverMurrayZoneincludingtheShackSettlementPolicyArea.TheconstructofthepolicywithintheShackSettlementPolicyAreareinforcedthecriteriacontainedinthefreeholdingprocesswithparticularreferencetofloodmanagementandwastewatersolutions.Redevelopmentofshacksrequiredtheraisingofthelivingareasandawastewaterdisposalsolution.Thisappliedbroadlyacrossallshackareas,tobothCrownsitesandprivatelandleasesites.Thepolicyintroducedin2001hasbeenenormouslysuccessfulinencouragingtheconstructionofCWMS’s,with35shackareasservicedbyCWMS’s.Thisamountsto1693sitesonthefloodplainbeingservicedbyaCWMS.Inaddition,approximately69sitesareconnectedtoholdingtanks.SubsequentamendmentstotheRiverMurrayZonewereintroducedasfollows:

• MurrayValleySettlementPolicyAreaandMiscellaneousMinorAmendmentsDPA–26November2009

• RiverMurrayZone–MinorAmendmentsDPA‐(Interim10November2011)11October2012

Ofparticularrelevanceisthedifferenceinthenon‐complyingprovisionsforadwellingintheShackSettlementPolicyAreabeforeandafterthemostrecentamendmentinNovember2011.TheprovisionthatappliedpriortoNovember2011wascontainedinPDC25: PDC25:Thefollowingkindsofdevelopmentarenon‐complyingintheShackSettlementPolicyArea: Dwellingalterationsoradditions,exceptwherethereisconformitywithPrinciples11

and13Dwelling(replacementoforonavacantsite)exceptwhere:(a)thedevelopmentisnotsitedclosertothewaterfrontthananypartofexistingdwellingoneitherside;(b)thedevelopmentwillresultinanelevateddwellingwithamaximumunderfloorclearanceofnogreaterthan2.5metresabovenaturalgroundlevel;and(c)therequirementsoftheSAHealthCommissionandLocalGovernmentforwastewaterandeffluentdisposalforpermanentoccupationofthedwellingaremetorprovidedforinthedevelopmentapplication;(d)thetotalnumberofdwellingsforadesignatedShackSettlementPolicyArea(includingthoseexisting,approvedforconstructionandunderconstruction)doesnotexceedthetotaldwellingsshowninPrinciple19

ThuspriortoNovember2011,PDC25(c)appliedrelevanttowastewaterdisposal,andnon‐complyingstatuswasnotapplicablesubjecttocompliancewithSAHealthandCouncilwastewaterandeffluentdisposalrequirements.However,detailedguidancewasprovidedinPDC3&4.

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PDC3:Sewageandsullageshallbedisposedthroughanyofthefollowingoptions:

(a) aseweragescheme;(b) intoaseptictankconnectedtoaseptictankeffluentdisposalscheme;(c) otherauthorisedwastetreatmentanddisposalsystemswhereeffluentis

notstoredordisposedonthefloodplain;(d) septictankholdingtankswherethetotalnumberofdwellingsintheShack

SettlementPolicyAreaislessthanfivedwellings,includingallowanceforeventualutilisationofvacantsites,and

(e) inallcasesthereisnolandbaseddisposalinthePolicyAreaortheadjoiningFloodPlainPolicyArea.

AdvisoryNote:TransitionalArrangements–therequirementsforinstallationofasewagescheme;STEDSScheme;orotherauthorisedtreatmentanddisposalschemeinaccordancewithP3(a)(b)(c)(d)andP4canbetemporarilydeferred.Overtheperiodthattherequirementforoff‐floodplaindisposalofeffluentisdeferred,disposalofeffluentviaHoldingtanks(P3(c))oranotherauthorisedmethod(P3(d))isappropriate.ThetransitionalarrangementsmustbesecuredviaaLandManagementAgreement.DesignTechniques(DesigntechniquesillustrateONEWAYofsatisfyingtheassociatedprincipleofdevelopmentcontrol)3.1 FullseweragesystemshallconformwiththerequirementsoftheSouthAustralianWater CorporationCodeofPracticefortheDesignofSewerageSystems.3.2 SeptictankeffluentdisposalsystemshallconformwiththerequirementsofGuidelines,Design

CriteriaandStandardsforSepticTankEffluentDisposalSchemes–SouthAustralianLocalGovernmentAssociation.

3.3 Holdingtankstocomplywiththerequirementsofguidelines,designcriteriaandstandardsforholdingtanks–SAHealthCommissionandaremanagedinaccordancewithaManagementPlansubmittedtoandacceptedbytheCouncil.TheManagementPlanshouldindicate:(a) aregularpump‐outprogramdeterminedbyprojecteduse;(b) pump‐outbyanauthorisedcontractor;(c) writtennotificationofpump‐outbythecontractortothelocalgovernmentauthority;(d) annualsystemscertification;(e) methodofanchoringtankstotheground;and(f) emergencyprovisions.

3.4 Maximumsizeofholdingtanks–4000litres3.5 Maximumnumberofholdingtanksperdwelling‐1

PDC4:NoeffluentorsewagedisposalshouldbelocatedinthePolicyArea.

AdvisoryNote:TransitionalArrangements–therequirementsforinstallationofaseweragescheme;STEDSScheme;orotherauthorisedtreatmentanddisposalschemeinaccordancewithP3(a)(b)(c)(d)andP4canbetemporarilydeferred.Overtheperiodthattherequirementforoff‐floodplaindisposalofeffluentisdeferred,disposalofeffluentviaHoldingtanks(P3(c))oranotherauthorisedmethod(P3(d))isappropriate.ThetransitionalarrangementsmustbesecuredviaaLandManagementAgreement.

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5. ShackAreasrequiringaCWMSpursuanttoCouncilDevelopmentPlanAlbeitthattheintroductionoftheShackSettlementPolicyAreaoftheRiverMurrayZone,in2001,hassuccessfullycontinuedtoencouragetheinstallationofCWMS’s,suchthatabout81%ofsitesintheShackSettlementPolicyAreasareservicedbyaCWMS,thereremains20locationscontaining5ormoresites,whereaCWMShasnoteventuated.The20shacklocationscontain326shacksites.Therelevantshackareasarecontainedinthefollowingtable:Table2:TwentySubjectShackAreasRequiringaCWMSLocation TotalSites OccupiedSites VacantSites

(nodwelling)No.withHoldingtanks

No.withon‐sitedisposal

CadellLagoon 10 10 10 CoseyCorner 6* 6 6WombatsRest 10 10 1 9Murbko 23 23 23McBeansPound 15 10 5 3 7LangsLanding 35 28 7 1 27MarneRiver 11 8 3 2 6WongullaLanding 23 11 12 2 9WongullaLagoon 8 7 1 7Saburama 11 9 2 3 6Forster 11 11 1 10BondStreet,WalkerFlat 30 29 1 1 28MannumRoad,WalkerFlat

12 10 2 10

Coolcha 7 5 2 1 4Trumans 14 12 2 7 5ThePeppers 22 20 2 20Frahns 14 13 1 3 10TheRocks 7 7 2 5Cowirra** 52 44 8 14 30NorthNeeta 5 5 4 1Total 326 278 48 55 223*Althoughthereare7sitesatCoseyCorner,oneisalreadyconnectedtoaCWMS**The52sitesatCowirrainclude7sitesmadeupofmorethanoneallotment

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6. SubjectShackAreas CadellLagoonTheCadellLagoonShackSettlementPolicyAreacontains11sitesofwhich10areoccupiedwithdwellings.OnesitehasbeenrelinquishedtotheCrownandtherefore10representsthemaximumnumberofsites.Alldwellingshaveindividualholdingtanksandtheyarealloperatingappropriately.ThesewereCrownsitesthatrequiredaholdingtanktofreehold.Acommonwastewaterschemeisnotpracticablypossibleinthislocation,forthefollowingreasons:

• Thesitesarelocatedonaspitoflandbetweentheriverandalagoon,resultinginanexcessivedistancetoanysuitablelandforsoakageorirrigation

• The10sitesarenotgroupedtogether,butspreadalong1100metresadjacentKingsRiverRoad.

CoseyCornerThereare6sitesgroupedtogetheratthesouthendoftheShackSettlementPolicyArea.Threesitesareabovethe1956floodlevelandtwoarepartlyabove.Twositesarepartlygreaterthan100metresfromtheriver.Onesiteisservicedbyasepticsystemandtheremainingfiveshareasepticsystem.Anadditionalsiteislocatedatthenorth‐westcorneroftheSSPA.Thissiteisclosetotheriverandisbuiltuponfill.ThissiteisconnectedtotheNorthWestBend/BeaumontsCWMS.ThegroupofsixsitesarelocatedclosetoOldMurbkoRoadandtheNorthWestBend/BeaumontsCWMSrisingmain.ArecentreviewofthedesignparametersfortheNorthWestBent/Beaumontstreatmentplantindicatesthatanadditional6sitesintotheplantwillbemarginallyinexcessofthecapacity.However,aplantupgradeispossibleprovidedthecostiscoveredbytheadditionconnections.WombatsRestAll10sitesareoccupiedwithdwellings.Onlyonesiteisconnectedtoaholdingtank.Allnineremainingsitesusesepticsystems,oneofwhichdirectseffluentdirectlyintotheriver.Thetworearsitesaregreaterthan100metresfromtheriverandabovethe1956floodlevel.Fiveofthefrontsitesarepartlyabovethe1956floodlevel.MurbkoAll23sitescontaindwellings,albeitthatsixappearnottohavebeenusedforaconsiderableperiodoftime.Oneofthefrontsitescontainstwodwellings.Thefront8sitesappeartohavesoakageareasbeyondtheirboundariesontograssedareasontheadjacentreserve.Allsitesarewellinaccessof100metresfromtheriver.However,aportionofthefront8sitesisbelowthe1956floodlevel,albeitthatthereissufficientlandabovethe1956floodleveltocontainadwelling.

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ThreesidesofthegroupofshacksitesabutareserveandtheMurbkoRoadreserveiswide.Therefore,thereisopportunityforacommonwastewaterdisposalsolutionincloseproximitytothesettlement.McBeansPoundThisareacomprises16largeallotmentsthatgenerallystretchfromtheriveracrossalow‐lyinglagoonareatohigherlandabovethe1956floodlevel.OneallotmentisaCrownreserve,therefore,forthepurposesofthisstudyonly15sitesarerelevant.Allbutoneallotmentincludeportionsoflandabovethe1956floodlevel.Fiveallotmentsarevacant.Theremaining10sitescontainavarietyofstructuresprimarilyintheareaneartheriver,butafewallotmentsalsocontainstructuresabovethe1956floodlevel.ThetwoportionsoftheShackSettlementPolicyArea(floodplain&above56FL)areseparatedbytheConservationPolicyArea,thatoverlaysalargelagoon.FigSh/11showsthe‘residentialarea’abovethe56FL.Thus,irrespectiveofacommonwastewatersolution,redevelopmentcannotoccurinthatportionofthepolicyareaonthefloodplain.Sevensitespresentlycontaindwellingsorholidayaccommodation(Atcocabins&caravans)onthefloodplainclosetotheriver.Iwouldassumethattheintentionofthepolicyistoencouragefurtherdevelopmentintheareaabovethefloodplain.Theportionofthe14sitesthatisabovethe56floodlevelaresubstantiallyhigherthanthefloodplainandcontainsignificantareasofland.Therefore,itisquestionablewhythereisaneedforacommonwastewatersolutionandthereisnopurposeinraisingnewdwellingsabovegroundlevelifdevelopedabovethe56FL.Theconstructofthenon‐complyinglistprovidesnoincentiveatMcBeansPoundtoredevelopexistingdwellingsintheareaadjacenttheriver,albeitthatitappearsthatatleastsomeoftheexistingstructuresmaynothavedevelopmentapproval.Iamnotsureiftheabsenceofthe‘ResidentialArea’fortheriverfrontonFigSh/11isintentional.Inanyevent,itmaybedifficulttoprovideacommonwastewatersolutionforriverfrontdwellingsconsideringthedistancetolandabovethe1956FL,theaccessacrossthelow‐lyinglagoonareaandthesizeoftheallotments.Redevelopmentofdwellingscouldbeavailableasanalternativetobuildingabovethe1956FLprovidingsuitableeasementstoCouncilcanbeachieved.Acommonholdingtanksolutioninvolvinggroupsofupto6sitesistheonlyworkablesolution.Threedwellingsarepresentlyservicedwithindividualholdingtanks,includingoneraiseddwelling.LangsLandingShacksitesatLangsLandingarerandomlyspreadoveralargeparcelofland.Itisdifficulttophysicallyestablishboundariesbetweensitesontheground.However,themajorityofthesitesarebothgreaterthan100metresfromtheriverandabovethe1956floodlevel.ThereisamplelandavailabletoaccommodateawastewatersolutionwithintheShackSettlementPolicyAreaandabovethe1956floodlevel.Allshacksarebuiltatgroundlevel.However,thisisnotdetrimentalinregardtofloodimpact,asthemajorityarelocatedabovethe1956floodlevel.

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MarneRiverThe11sitesatMarneRiverarelocatedattheendofWongullaRoad,adjacenttotheMarneRiverjunctionwiththeRiverMurray.Theyaregroupedtogetherwith6smallersitesseparatedfrom5largersitesbyanarrowaccessroad.Eightsitesareoccupiedandthreearevacant.OneofthevacantsitesisintheownershipoftheMinisterandtheremainingtwovacantsitesareownedbythesameownersasadjacentoccupiedsites.Twoholdingtanksareused,theremaining6occupiedsitesusingvarioussepticsolutions.Allsitesarelocatedfurtherthan100metresfromboththeMurrayandMarnerivers.However,thegroupofsmaller(6)sitesarebelowthe1956FLandofthegroupoflarger(5)sites,oneisentirelyaboveandfourarepartlyabovethe56FL.Themajorityoftheareaofthreeofthefoursitesisabovethe56FL.TheMarneRiverShackSettlementPolicyAreaislocatedimmediatelyadjacenttheWongullaRiverSettlementPolicyAreaandabout400metresfromtheWongullaLandingShackSettlementPolicyArea.WongullaLandingThe23sitesatWongullaLandingaregroupedtogetheradjacenttotheLandingReserve(Gazetted19/7/1894).Thereservecontainsapublictoiletandaboatramp.TwentyofthesitesgainfrontagefromCodCourtandthreesitesarelocatedwithfrontagetoWongullaRampRoad.WongullaRampRoadcrossesthefloodplainconnectingthereserveandshackstoWongullatownship.Allshacksitesarebelowthe1956floodleveland300–350metresdistantfromthe1956floodlevel.Onlyelevenofthe23sitescontainadwelling.Sevendwellingsarelocatedonthefrontrowandfourinthesecondrow.Nineoftheelevensitescontainraiseddwellings.Twooftheelevensitesuseaholdingtank.Itwasnotedattheinspectionthatatleastthreevacantsiteswereforsale.ThepresentsituationatWongullaLanding,withnocommonwastewaterfacility,meansthatallthevacantsitesareunabletobedeveloped.Albeitthatthissituationshouldencourageownerstoinvestinacommonwastewatersolution,thismaybeoff‐setbythenineownerswhoalreadyhavearaiseddwelling.IunderstandthatCouncilhaverecentlybeeninvestigatingthepossibilityofawastewaterschemethatwouldserviceWongulla,WongullaLandingandMarneMouth.However,thecostpersiteatover$20,000wastoohightogainsupportfromtheowners.Analternativesolutionincorporatingacommonsoakageschemewascostedat$5000persitein2012.Asurveyoflandownersrejectedthelowcostoptionwith10forand13against.WongullaLagoonTheseeightsitesfronttheriversideofWongullaRoad.Albeitthatthesitesaresetbackfromtheriver,allsitesarelocatedbelowthe1956floodlevel.However,landontheoppositesideofWongullaRoadisbothabovethe56FLandmorethan100metresfromtheriver.

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Sixofthesitescontaindwellings,onecontainedacaravan,shedandtoiletandtheremainingsiteisvacant.Septicsystemsareusedonalloccupiedsites.SaburamaTheSaburamaShackSettlementPolicyAreacontains11siteslocatedbetweentheriverandWongullaRoad.Ninesitesareoccupiedandtwoarevacant.Albeitthatsevensitesareabovethe56FL,allsitesarewithin100metresoftheriver.LandonthewesternsideofWongullaRoadiswithintheRecreationandTourismPolicyArea.TheArumaresortdevelopmentislocatedwithinthispolicyarea.Threeshacksuseholdingtanksandtheremainderusevarioussepticsolutions.Forster–WalkerFlatThisShackSettlementPolicyAreaconsistsof6sitesfrontingtheriver,4sitesonhighergroundbehindandafurthersiteacrosstheSwanReach–WalkerFlatRoad.Inaddition,thereisafurtherdwellingadjacenttheisolatedsite,butexternaltotheSSPA.All11siteswithintheSSPAareoccupied–10containingdwellingsandonecontainingachurch.Onlythechurchsitehasaholdingtank.Alltherearsites(4)areabovethe56FLandthemajorityofthelandwithinthefrontsevensitesisabovethe56FL.However,onlyonesiteisentirelybeyond100metresfromtheriverandthreesitesarepartlybeyondthe100metres.AlocationforawastedisposalsitewouldbedifficulttofindinthevicinityoftheSSPAasthehigherlandbehindrisessteeply.ItisnotedthatFigSh/26thatincludestheForsterSSPAdoesnotincorporatetheisolatednorthernandsouthernallotmentswithinthe‘ResidentialArea’.Thesouthernallotmentcontainsthechurch,howeverthenorthernsiteacrosstheSwanReach–WalkerFlatRoadcontainsadwelling.Theimplicationofthenorthernsitenotbeingincludedinthe‘ResidentialArea’isthatirrespectiveofsatisfyingawastewatersolutionitwillstillbenon‐complying–referPDC30Dwellingexceptions(a)(i)inSection1(Background)ofthisreport.Itwillmakenodifferencetothesouthernsiteasa‘placeofworship’islistedisPDC30oftheShackSettlementPolicyAreaasnon‐complying.BondStreet,WalkerFlatAll30sitesarebelowthe56FL.ThesitesallhavefrontagetoBondStreetandarelocatedabout1.5kilometresfromtheWalkerFlatWastewatertreatmentplant.Twentyninesitescontaindwellingsandonesiteisvacant.Onlyonesitehasaholdingtank.ThereisfarminglandacrossBondStreetabovethe56FLthatcouldbeusedforacommonwastewaterscheme.

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MannumRoad,WalkerFlatAll12sitesarebelowthe56FL.ThesitesallhavefrontagetoMannumRoadandarelocatedabout500metresfromtheWalkerFlatWastewatertreatmentplant.Tensitescontaindwellingsandtwositesarevacant.Atthetimeoftheinspectionthetwovacantsiteshad‘forsale’signs.Clearlyitisnotpossibletodevelopthesetwositesunlessacommonwastewaterschemeisinstalled.Noneofthesitesuseholdingtanks.TheproximityofthisSSPAtotheWalkerFlattreatmentplantwouldsuggestthatarisingmainconnectionandtreatmentplant&disposalareaupgradeisthelogicalsolution.CoolchaThisShackSettlementPolicyAreaincorporatesthreeshacksiteslocatedbetweenGrazianoRoadandtheriver(LandingReserve856)andfoursitesonthehighsideofGrazianoRoad(twocontainingdwellings).Thetwodwellingsonthehigherlandareclearlynotshacksandareassociatedwithfarmingactivities.ItappearsthatthislandhasbeenincludedintheSSPAonlybecauseoftheirproximitytothethreeshacksites.Thegroupingofthe3shacksiteswiththe4non‐shacksitesincreasesthepotentialforacommonwastewatersolutionasitputsanydwellingredevelopmentoverthe5ormorerequirementforacommonwastewatersolution.However,asubstantialportionofthe4sitesonthehighsideofGrazianoRoadareabovethe1956floodlevelandaremorethan100metresfromtheriver.Theshackclosesttotheriverisservicedbyaholdingtank.ThiswaspreviouslyaCrownsitefreeholdedonthebasisofinstallingaholdingtanksolution.TrumansTheTrumansShackSettlementPolicyAreaconsistsofthegroupingoffiveseparategroupsorsingleshacksitesspreadalongtheriveroveradistanceof700metres.Thecircumstancesrelatingtothevariousgroupsaredifferent.Twogroupswith5shacksiteswereCrownfreeholdsitesontheriversideofEastFrontRoad,allofwhichhaveholdingtanksasrequiredtofreehold.However,thesetwogroupsareabout400metresapartandwereconsideredintheCrownfreeholdprocessastwodifferentareas–iePepperTrees(3sites)andYounghusband19(2sites).Theremaining9sites(8occupied)areontheoppositesideofEastFrontRoadconsistingofagroupof7andtwoisolatedsites.Twositesuseholdingtanks.Theremainingsixoccupiedsitesusingvarioussepticsolutions.Allsitesarewithin100metresoftheriver.Sevensitesareabovethe56FL.However,landbehindtheninesitesonthesouthernsideofEastFrontRoadisbothabovethe56FLandmorethan100metresfromtheriver.Thislandisgenerallyunusedlandonroughsteepterrain.

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ThePeppersThePeppersShackSettlementPolicyAreacoversastripof22sitesonthesouthernsideofEastFrontRoad.Thetwositesattheendsofthestriparelargeparcelsofland.The20sitesinbetweenarenarrowbutdeepsites.ThewesternendoftheSSPAabutstheFiveMileSSPA(acrossEastFrontRoad).TheFiveMileSSPAisservicedbyaCWMS.Inaddition,thePeppersSSPAabutsaRiverSettlementPolicyAreatothewestandaRecreationandTourismPolicyAreatotherearandeast.Therearportionofthemajorityofsitesarebothabovethe56FLandmorethan100metresfromtheriver.Therearenoholdingtanks,however,anumberofsiteshavesoakageareasabovethe56FLattherearoftheshacks.Twositesarevacant.PotentialcommonsolutionsincludeconnectiontotheFiveMileCWMSoracommonsoakageareaonadjacentland.FrahnsThe14shacksitesatFrahnsarelocatedinarowfrontingEastFrontRoad(EvenNos338–364EastFrontRoad).Thirteensitescontainadwellingandonesiteisvacant.Thefrontportionsofthesitesarebelowthe1956floodlevel,whiletherearportionsmaybeabovethe56floodlevel.However,allsitesarewithin100metresoftheriverlagoon.Threeofthesitesareservicedbyaholdingtank.AlbeitthatthelandbehindtheSSPAisrockyinplaces,itisabovethe56FLandsectionsmaybesuitableforacommonwastewaterscheme.TheRocksThisShackSettlementPolicyAreaislocatedeastofCowirraonEastFrontRoad.Itconsistsofthreegroupsofshacksitesseparatedbysignificantdistances.Theeasternsite(No282EastFrontRd)isabout100metresfromagroupoftwosites(No264&268EastFrontRd).Thesetwositesarethenabout350metresfromthewesternfoursites(No208,210,214&218EastFrontRd).InterestinglythereisafurtherdwellingbetweenEastFrontRoadandtheriver,oppositeNo214EastFrontRoad,thatiswithintheRecreationandTourismPolicyArea.Twoofthesitesatthewesternend,haveholdingtanksinstalled.Inaddition,theadjacentdwellingexternaltotheSSPAhasaholdingtank.Allsevensitesarewithin100metresoftheriverandbelowthe1956floodlevel.Acommonwastewatersolutionforthe7sitesatTheRocksisproblematic,forthefollowingreasons:

• Smallnumberofshacksites• Thedistancebetweenthethreegroupsofshacks

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• Thelandbehindtheshacksitesthatisabovethe1956floodlevelconsistsofextensiverocksoutcrops

CowirraCowirraisasmalltownshipontheoppositesideoftheriverfromMannum.WiththeexceptionoftheCrownsitesatthenorthernend,Cowirraisagazettedtownship(Gazetted20/6/1901).ThesettlementhasthreerowsofallotmentsalongMurrayTerrace,PorterStreetandLaurieTerrace.EdwinStreet,EdwardTerraceandHallamTerracecrossconnectingthestreetsparalleltotheriver.Thereareatotalof63allotmentsincludingthe7Crownsites,with9vacantallotments.However,anumberofoccupanciesusemorethanoneallotment,suchthatthereare52sites,comprisedof8vacantsites,42sitescontainingadwelling,onesitecontainingasmallcaravanparkandonesitecontainingahostel.Therewere14sitesusingholdingtanksincluding7previousCrownsites,6otherdwellingsandalargeholdingtankservicingthecaravanpark.Theremaining30occupiedsitesareservicedbyon‐sitesoakageofvaryingstandards.Allsitesarebelowthe1956floodlevel.ArecentCWMSoptionofconnectingCowirratotheBoltoCMWSusingapressurisedsewersystemwascostedat$494,880or$7,498.18persite.NorthNeetaThisShackSettlementPolicyAreaincorporatesasmallgroupoffourpreviousCrownshacksplusoneadditionalsite.ThefourCrownsiteshaveholdingtanksasrequiredforfreeholding.Theremainingdwellinghason‐sitewastedisposal.Onesiteisabovethe1956floodlevel.However,all5sitesarewithin100metresoftheriver.

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7. Issues7.1 Development/RedevelopmentofCrownFreeholdSitesTheCrownsitesthatwerefreeholdedwithholdingtanks,satisfiedtheupgradingofwastewaterdisposalrequirementsatthattime.TheyhaveregisteredLandManagementAgreementsstipulatingthestandards.Itis,inmyopinion,unreasonabletothenapplyafurthercommonschemerequirementatthetimeofdwellingredevelopment.ThereisnotalargenumberofthepreviousCrownsitesinthe20subjectShackSettlementPolicyAreascaughtbythenon‐complyingprovisionsthatnowapply.Theyareasfollows:Table3:FreeholdedCrownSitesLocation NoofSites CommentsCadellLagoon 10 Occurredpriorto6ormorelimitationSaburama 2 Crownsiteswerelessthan6Coolcha 1 Nowgroupedwith6othernearbysitesthatwerenot

CrownsitesTrumans 5 3sitesfreeholdedasCrownarea‘PepperTrees’and2sites

asCrownarea‘Younghusband19’.Nowgroupedwithother9sites

Cowirra 7 4sitesalreadyredeveloped.Crownsitesabutnorthernsectionoftownship

NorthNeeta 4 GroupedwithonenonCrownsite 29

7.2 IndividualHoldingTankSystemIssuesTherearepresently55sitesofthe326siteswithinthe20subjectshacksettlementareasthathaveholdingtanksinstalled.Someofthosesiteshadinstalledholdingtankstoachievefreeholding(Crownsites)whileothershavebeeninstalledtoachieveamoreacceptablesolutionwhenupgradingawastewatersystem.However,redevelopmentofdwellings(shacks)cannotoccurinanyofthesitesinthese20shacksettlementpolicyareaswithpreviouslyapprovedholdingtanks,duetotheexemptiononlyapplyingwheretherearelessthan5sitesinaShackSettlementPolicyArea.ItisnotedthatthereareonlyafewSSPA’sthatcouldsatisfytheexemption.Namely,FreemansLanding(4);McAuleys(4);BigBendSouth(3);PurnongLanding(3)andRockyPoint(4).Therefore,thepresentconstructoftheShackSettlementPolicyAreawithintheDevelopmentPlan,wouldonlyallowamaximumof18holdingtanksolutionstoachieveadwellingredevelopment.Iftheexemptionnumberwasincreasedthentheimplicationsinnumbersarecanvassedonthefollowingtable:Table4:ImplicationsofIncreasingExemptionNumberinDevelopmentPlan

ExemptionNumber Sites TotalNumberPresent‐<5 Asabove 18<6 NorthNeeta(5) 23(4alreadyonHT)<7 KroehnsLanding(6)&Brinkleys(6)both

alreadyonCWMS23

20

<8 CoseyCorner(7);Coolcha(7)&TheRocks(7)

43(3alreadyonHT)(1connectedtoCWMS)

<9 WongullaLagoon(8)GreenwaysLanding(8)alreadyonCWMS

51

<10 BasebyReserve–hasaccesstoSAWaterMannum

51

<11 CadellLagoon(10)&WombatsRest(10) 71(11alreadyonHT)

Increasingtheexemptionnumberbyonetolessthan6willhaveminimalimpactasonlyNorthNeetawouldbenefit.Thisinvolvesonly5sitesonwhich4alreadyhaveholdingtanks.However,inmyviewCadellLagoon,Coolcha,TheRocksand7sitesatTrumansmaybespecialcases.InrespecttoCadellLagoonall10siteshaveholdingtanksthatareoperatingeffectively.All10siteswereCrownfreeholdedsitesrequiringaholdingtanksolutionatthetime.ACWMSisnotpracticableduetodistancesandtopography.Therefore,anexemptionshouldapplytothisSSPAirrespectiveofthenumber.InregardtoCoolcha,thethreefrontsitesaredisadvantagedbythegroupingwithfourallotmentsthatarenotshacksitesandarelocatedabovethe56FL.InregardtoTheRocks,itismyviewthatholdingtanksmaybetheonlyreasonablesolutionconsideringthedistancebetweengroupsof4sites,2sitesand1site;andtherockyterrainbehind.Twoofthesevensitesalreadyhaveholdingtanks.TheTwogroups(2&3sites)ofpreviousCrownsitesatTrumansalsoshouldbeconsideredasaspecialcaseconsideringthattheywerefreeholdedassitesoflessthan5.Inaddition,twoisolatedsinglesitesseparatedfromtheothersitesshouldalsobeconsideredforholdingtanks.Albeitthatthe7previousCrownsitesatCowirrahaveholdingtanks,theyareclusteredwith45townshipsites.Therefore,anycommonwastewatersolutionshouldaccommodatethecombined52sites.AsolutiontoaccommodateanexemptionfortheuseofindividualholdingtanksatCadellLagoon(10),Coolcha(3),Trumans(7),TheRocks(7)andNeetaNorth(5);wouldincreasethenumberofpotentialholdingtankexemptionsfrom18to50.However,22ofthe32additionalsitesalreadyhaveholdingtanks.7.3 100mfromriver/Above1956floodlevelThereareanumberofShackSettlementPolicyAreasthatincludeatleastsomesitesthatarebothabovethe1956floodlevelandmorethan100metresfromtheriver.ThesesitesareincludedintheSSPAastheyaregenerallygroupedwithothersitesthatareonthefloodplainand/orwithin100metresoftheriver.Inmostcircumstancessitesabovethefloodplainandmorethan100metresfromtheriverdonotposethesameenvironmentalconcernsasthosethatareonthefloodplainandclosetotheriver.

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Albeitthatalargergroupofshacksitesismorelikelytoprovideaneconomicalcommonwastewatersolution,thepassingoftimeindicatesthatalterativesolutionsmaynowneedtobeconsidered.Thiscouldinvolveon‐sitedisposalforsitesclearlyabovethe1956floodlevelandmorethan100metresfromtheriver.Anassessmentofthe9relevantshacksettlementpolicyareasinrespecttositesthatareabovethefloodplainandmorethan100metresfromtheriver,isincludedinthefollowingtable:Table5:ShackSitesabove56FLand100mfromRiverShackArea NoofSitesboth

abovethe56FL&100mfromriver

Comments

CoseyCorner 1 WombatsRest 2 Murbko 23 Frontportionof8frontsiteswithin56FLMcBeansPound 14 Anumberofthesesiteshaveexisting

developmentonthefloodplain,but14ofthe15siteshaveasizableareaoflandabovethe56FL&morethan100mfromriver

LangsLanding 32 Only3sitesbelow56FL.MarneRiver 4 Forster 4 Coolcha 4 ThePeppers 19 Total 103 Note:Includessitesthatarepartlyabovethe56FLandpartlymorethan100mfromriver,butcontainssufficientlandtoaccommodateanon‐sitewastewatersolutionabovethe56FL&morethan100mfromtheriver.

The103sitesabovethefloodplainandmorethan100metresfromtheriver,representsabout31%ofthetotalsiteswithinthesubject20shacksettlements.7.4 GroupingofSitesAfewofthesubjectShackSettlementareasinvolvesmallnumbersofshacksites,separatedfromothershacks,butincorporatedintoagroupofdispersedshacksitesintoonedesignatedshackarea.Table6:ShackSettlementAreasinvolvingGroupingofDispersedSitesShackSettlementArea CadellLagoon Separationdistancesof50mbetweenNo72&No82;150mbetweenNo82&

No102;50mbetweenNo102&No112;25mbetweenNo112&120;100mbetweenNo120&No136;100mbetweenNo136&No’s152,158&162;50mbetweenNo’s152,158&162andNo170

Coolcha 3shacksincludedwith4sitesacrossGrazianoRoadthatareclearlynotshacks

Trumans 3Crownfreeholdsites(PepperTrees)&2Crownfreeholdsites(Younghusband19)groupedare400mapartandalsogroupedwithagroupof7and2isolatedsitesontheoppositesideofEastFrontRoadthatwerenotshacksites

TheRocks Separationdistancesof100mbetweenagroupof2sites(now1)&agroupof3sites(now2)and350mbetweenthe3(2)sitesandagroupof4sites

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TheseparationofsitesintheabovementionedfourSSPA’screatesdifficultiesinfindingcommonwastedisposalsolutions.ThishasalreadybeendiscussedinSection6.2ofthisreport.7.5 DifferenceinTreatmentofWastewatersolutionsinRiverSettlementPolicyAreaandRecreationandTourismPolicyAreaAnumberofthesubjectshacksettlementareasarelocatedadjacenttoeithertheRecreationandTourismPolicyAreaortheRiverSettlementPolicyArea.AlbeitthattheRiverSettlementPolicyAreaisgenerallyabovethe1956floodlevelandtheRecreationandTourismPolicyAreaisgenerallymoresparselydeveloped,therequirementsforwastewaterdisposalisnotasrestrictiveasitisintheShackSettlementPolicyArea.Thedetailofadjacentpolicyareasiscontainedinthefollowingtable:Table7:RiverSettlementPA’s&RecreationandTourismPA’sShackArea/s AdjacentR&TPAorRSPA CommentsCadellLagoon Recreation&TourismPAabutsto

northBelow56fl

McBeansPound Recreation&TourismPAabutstosouth

Majorityabove56fl

LangsLanding Recreation&TourismPAabutstosouth

Abutsriver–significantareabelow56flbutmajorityabove

MarneRiverWongullaLanding

WongullaRiverSettlementPAabutsboth

RiverSettlementPAabove56fl

WongullaLagoonSaburama

Recreation&TourismPAlocatedbetweentwoshacksettlements

PortionofRecreation&TourismPAabuttingriver–mostaareaabove56fl

Trumans SurroundedbyRecreation&TourismPA

Majorityabove56fl–butincludesextensivefrontagealongriver

ThePeppers AbutsbothRecreation&TourismPAandRiverSettlementPA

Portionsofbothpolicyareasbelow56fl

FrahnsTheRocksCowirra

All3shackareasabutthesamelargeRecreation&TourismPA

Portionofpolicyareabelow56fl

RiverSettlementPolicyAreaAdetacheddwellingisnotlistedasnon‐complyinginPDC29oftheRiverSettlementPolicyArea.ItisacceptedthatthemajorityoftheRiverSettlementPolicyAreasareabovethe1956floodplain.However,thereareportionsoftheShackSettlementPolicyAreasthatarealsoabovethe1956floodplainandgreaterthan100metresfromtheriver.Yetsimilarcircumstancesaretreateddifferentlydependinguponthepolicyarea.Section6.3ofthisreportdetailsthat103sitesinthesubjectSSPA’sareabovethe1956floodplainandmorethan100metresfromtheriver.Asanexample,themosteasterlyallotmentinThePeppersShackSettlementPolicyAreaislarge(over4ha)andalmostentirelyabovethe1956floodplainandmorethan100metresfromtheriver.Most,butnotallallotmentsinthenearbyRiverSettlementPolicyAreaare

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similarexcepttheyarenotaslargeinarea.AcomparisonoftherequirementsintheSSPAandtheRSPAinsimilarcircumstancesaredetailedasfollows:

• ShackSettlementPolicyArea– connecttoaCWMS– raised2.3mto2.7mabovegroundlevel– underfloorenclosurelimitedto15m2wetareaand54m2storage

• RiverSettlementPolicyArea‐septictankandsoakage

RecreationandTourismPolicyAreaIncludedinthenon‐complyinglistofPDC27is: ‘Dwellingotherthan:

(a) adetacheddwellingonanallotmentof36haorgreaterinsize;or(b) requiredforthemanagementorsecurityofanauthorisedtourismorrecreation

use;and(c) ineithercaseisnotlocatedonthe1956floodplainasdefinedinMapsMiMu/63,

66,67,69,70,72,83,86,88to92,98,104,106,111,112,117to119and126to127inclusive.

Whiledwellingsarenon‐complyingonthefloodplainandonsiteslessthan36hainarea,aCWMSisnotspecificallyrequired.However,InotethatGeneralSectionPDC20states: ‘WastewaterproducedintheFloodPlainPolicyArea,RecreationandTourismPolicy

Area,ShackSettlementPolicyArea,landwithin100metresofthenormalpoolleveloftheRiverMurrayorwithinanareainthe1956floodplainoftheRiverMurrayshouldbedisposedofintoanapproved(orapprovedaspartofthedevelopment)communal,wastewatermanagementscheme.’

ThepointisthatsiteswithintheShackSettlementPolicyArealocatedabovethe1956floodlevelandgreaterthan100metresfromthenormalpoolleveloftheRiverMurray,usingseptic/soakageoraerobic/irrigation,arenomoreenvironmentallyunacceptablethansimilarsitesintheRiverSettlementPolicyAreaorRecreationandTourismPolicyArea.WithreferencetoSection6.3ofthisreporttherearepotentially103siteswithinthe20subjectSSPA’swhereon‐sitewastewatersolutionsmaybeappropriate.

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8 WaterQualityRiskIssuesClearlythe20subjectshackareasvaryintheirpotentialtocausearisktothewaterqualityoftheriverMurray.Thewaterqualityriskisafunctionofanumberoffactorsincluding(butnotlimitedto)thesizeoftheshackarea(numberofsites),numberofsitesusingholdingtanks,numberofoccupantsofthesesites,thenumberofsitesabovethefloodplainandthenumberofsitesgreaterthan100metresfromthenormalpoolleveloftheRiverMurray.Naturally,someexistingon‐sitesolutionsarefunctioninginamoreacceptablemannerthanothers.However,forthepurposesofcomparisonbetweenthe20shackareas,ifitisassumedallsystemsareoperatingeffectively,thenholdingtanksandsoakage/irrigationabovethe56FLandgreaterthan100mfromtheriver,shouldhavelimitedimpactuponthewaterqualityoftheRiverMurray.Thefollowingtablecomparesthe20shackareasbaseduponaweightingforthethreegroupsofon‐sitesolutions.Assumingaholdingtankismaintainedandregularlypumpedout,thereshouldbenoimpactuponthewaterqualityoftheRiverMurray.However,Ihavegiveneachholdingtankaweightingof‘1’onthebasisthatitisnotasgoodasolutionasaCWMS.Likewise,whereanon‐sitesoakage/irrigationsolutionisabovethe56FLandgreaterthan100mfromtheriver,Ihavegivenaweightingof‘1’.Shacksiteswithon‐sitesoakage/irrigationonthefloodplainand/orcloserthan100mfromtheriverareclearlyproducingthegreatestimpactuponthewaterqualityoftheRiverMurray.Therefore,Ihavegiventhemaweightingof‘5’.Table8:WaterQualityRiskAssessment–20ShackSettlementPolicyAreasShackPolicyArea

MaxNoSites

OccupiedSites

HoldingTanks

Disposalabove56FL&100mfromriver

DisposalonFloodplainorwithin100m

HTx1 Above56FLx1

Floodplainx5

Total

CadellLagoon 10 10 10 10 10CoseyCorner 6 6 1 5 1 25 26WombatsRest 10 10 1 2 7 1 2 35 38Murbko 23 23 15 8 15 40 55McBeansPound 15 10 3 3 4 3 3 20 26LangsLanding 35 35 1 31 3 1 31 15 47MarneRiver 11 8 2 2 4 2 2 20 24WongullaLanding

23 11 2 9 2 45 47

WongullaLagoon 8 7 7 35 35Saburuma 11 9 2 6 3 30 33Forster 11 11 1 3 7 1 3 35 39BondStreet 30 29 1 29 1 145 146MannumRoad 12 10 10 50 50Coolcha 7 5 1 2 2 1 2 10 13Trumans 14 12 7 5 7 25 32ThePeppers 22 20 14 6 14 30 44Frahns 14 13 3 10 3 50 53TheRocks 7 7 3 4 3 20 23Cowirra 52 44 14 30 14 150 164NeetaNorth 5 5 4 1 4 5 9

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Cowirraclearlyhasthegreatestwaterqualityriskpotential,mainlyresultingfromthelargenumberofsitesinonelocationallonthefloodplain.However,thisisdiminishedtosomedegreebythe14holdingtanksolutions.Thewastesurveyofall20shacksareasundertakenbyMikeStephensonresultedinatotalof56interviewsofoccupantspresentduringtheinspections.Thetallywassplitinto27permanentoccupiers,5parttimeoccupants(50–200daysperyear)and24short‐termoccupants(<50daysperyear).InthecaseofCowirratherewere6permanents,withoneoccupationbetween50and200daysperyearandtwowerewithoccupationlessthan50daysperyear.Thepermanentpercentageofoccupationisahigherpermanentratecomparedwiththeaverageacrossall20locations.ThelocationofCowirraneartoservicesatMannumwouldlogicallyresultinahighernumberofpermanentandlongertermoccupationsthaninotherSSPA’s.Acomparisoniscontainedinthefollowingtable:Table9:OccupationDurationbaseduponSamplesurveyundertakenbyMichaelStephenson Cowirra Totalof20SSPA’sPercentageofpermanentoccupation 11.1% 8.3%Percentageof50–200daysperyearoccupation 29.6% 15.6%Percentageof<50daysperyearoccupation 59.3% 76.1%

Assuminganoccupancyrateof2.1basedupon2011censusdataforthislocalityand170litresperpersonperdaywastewater,anapproximateestimationoftheextentofwastewaterenteringtheriversystematCowirracanbecalculated.Thereare30siteswithoutholdingtanksandofthe6permanentlyoccupiedsites2arewithoutholdingtanks.Calculationsareasfollows:

• 170litresx2.1personsx365daysx2properties=260,610litres/yr• 170litresx2.1personsx125days(aveof50‐200)x4.368properties(29.6%of28)=

369,852litres/yr• 170litresx2.1personsx25days(aveof0–50days)x16.6properties(59.3%of28)

=148,191litres/yr• Total778,653litresperyear

Acomparisonwiththeother19shacksettlementareasusingtheaveragepercentagesfornon‐permanentoccupationforallsitesasshowninTable9,shouldbothquantifyandconfirmthewaterqualityriskassessmentcontainedinTable8.Table10:WaterQualityRiskAssessmentofWastewaterenteringRiverSystemLocation Noofsites

onfloodplainwithoutHT

NoofPermanentOccupiedSites(withoutHT)

PermanentOccupation(Litres/yr)

50–200daysOccupation(Litres/yr)

<50DaysOccupation(Litres/yr)

Total(Litres/yr)

Cowirra 30 2 260,610 369,852 148,191 778,653BondStreet 29 1 130,305 215,414 206,817 552,536Murbko 8 2 260,610 46,160 44,318 351,088MannumRoad

10 1 130,305 69,240 66,477 266,022

Frahns 10 2 260,610 61,547 59,091 381,248

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LangsLanding

3 nil 23,080 22,159 45,239

WongullaLanding

9 1 130,305 61,547 59,091 250,943

ThePeppers 6 nil 46,160 44,318 90,478Forster 7 1 130,305 46,160 44,318 220,783WombatsRest

7 1 130,305 46,160 44,318 220,783

WongullaLagoon

7 2 260,610 38,467 36,932 336,009

Saburama 6 nil 46,160 44,318 90,478Trumans 5 nil 38,467 36,932 75,399CoseyCorner 5 2 260,610 23,080 22,159 305,849McBeansPound

4 nil 30,773 29,545 60,318

MarneRiver 4 nil 30,773 29,545 60,318TheRocks 5 1 130,305 30,773 29,545 190,623Coolcha 2 nil 15,387 14,773 30,160CadellLagoon

nil nil

NorthNeeta 1 nil 7,693 7,386 15,079

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9 AlternativeCWMSoptions

9.1 CommonHoldingTanksSchemesInlocationswheretherearesmallgroupsofshacks,acommonholdingtankonCouncillandthatiscontrolledbyCouncilandinstalledwithatelemetryalarmshouldbeasuitableoption.Astandardcommonholdingtanksizeis22000Lcapableofserving6sitesinaccordwithSAHealthstandards.ACouncilinstalledcommunalholdingtankwastewaterdisposalsystemwouldconsistofthefollowing:

– Uptosix(6)individualsewercollectionsystems– Arisingmainconnectingeachsiteseptictanktotheholdingtank(either

gravityorpumped)– A22000Lcommunalholdingtank– Atelemetryalarmthatinformspumpoutcontractorsoftheneedtopump

outthesystem(activatedat10000Lcapacity)withthreebusinessdaystoundertakepumpout

– Alarmsystemtooperateflashingalarm(activatedat15000Lcapacity)WhileaCouncilownedandoperatedcommonholdingtankinstallationisperhapstheleastattractivecommonsolution,itissuperiortoindividualsiteholdingtanks.However,itcouldbeconsideredwhereothercommonsolutionsarenotviable.PossiblelocationsthatmaybesuitableforacommunalholdingtankoptionareCoseyCorner(6groupedtogether);WombatsRest(10grouped‐2tanks);MarneRiver(10grouped–2tanks);Saburama(11sites–2tanks)andForster(11sites–2tanks).ThefollowingtableprovidesanestimateofthecostofaCommonHoldingTankSchemeforrelevantlocations:Table11:EstimateoftheCostofCommonHoldingTankWasteWaterSchemeinSelectedSSPA’sLocation HoldingTank($) GravityMain/s($) TotalCost($) ApproxCostperSiteCoseyCorner(6) $20,000 $28,500 $48,500 $8,100WombatsRest(11) $35,000(2) $31,900 $66,900 $6,700McBeansPound(12) $40,000(2) $104,000 $144,000 $12,000MarneRiver(10) $35,000(2) $38,400 $73,400 $6,700WongullaLanding(25)*

$65,000(4) $72,400 $137,400 $5,500

WongullaLagoon(8) $30,000(2) $44,500 $74,500 $9,300Saburama(11) $40,000(2) $117,900 $157,900 $14,400Forster(12)** $40,000(2) $54,400 $94,400 $7,900MannumRoad $40,000(2) $45,300 $85,300 $7,100Trumans(7) $30,000(2) $30,000 $60,000 $8,600Frahns $45,000(3) $43,100 $88,100 $6,300Note:1.Holdingtankcostbasedupon$20,000forone22,000Ltankincludingtelemetry,modum&electricalcomponents.Wheretwoormoreinonelocation,additionaltanksdiscountedby$5,000duetoonlyonetelemetry&electricalsystemrequired.Whereasecondtankneedonlybesay8000Lonly$10,000appliedtosecondtank.

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2.Gravitymaincostbasedupon$130/m+$1500/site3.Costsonlyapplytocommoncomponent,notanyrequiredupgradeofseptictanketconindividualsites.InthecaseofWombatsRest,pumpsarelikelytoberequiredonindividualsites,substantiallyincreasingtheoverallcost.

*Publicamenityfacilityincluded(twoequivalentconnections).**IncludesoneadditionaladjacentsiteexternaltoSSPA

9.2 CommonSoakageSchemesWhereaShackSettlementPolicyAreaislocatedclosetosuitablelandthatisbothabovethe1956floodplainandmorethan100mfromtheriver,asecondarytreatmentplantmaynotbenecessary.Councilcouldpurchaseorleasefarminglandoruseunusedroadreservetoconstructacommonsoakageorirrigationarea.Thusindividualseptictanksoraerobicsystemswouldbeconnectedtoacommonrisingmainthenpumpedtoacommonsoakageorirrigationarea.ThisissimilartoprivateschemesalreadyoperatingatPunyelrooNorthandLakeCarlett.LocationswhereacommunalsoakageorirrigationschememaybepossibleareatWombatsRest,Murbko;Lang’sLanding;MarneRiver;WongullaLanding;WongullaLagoon;MannumRoad,BondStreet,Trumans;ThePeppersandFrahns.ThefollowingtableprovidesanestimateofthecostofaCommonWasteWaterDisposalSoakageSchemeinrelevantlocations:Table12:EstimateoftheCostofCommonWasteWaterDisposalSoakageSchemeinSelectedSSPA’sLocation Rising/

GravityMain

Pump IrrigationSystem

LandPurchase

Total ApproxCost/Site

CoseyCorner(6) $50,400 $70,000 $10,200 $10,000 $140,600 $23,400WombatsRest(10) $25,000 $70,000 $17,000 $10,000 $117,000 $11,700Murbko(23) $101,100 $70,000 $39,100 * $210,200 $9,100LangsLanding(35) $187,500 $70,000 $47,600 $10,000 $315,100 $9,000MarneRiver(11) $50,600 $70,000 $18,700 $10,000 $149,300 $13,600WongullaLanding(25)**

$134,400 $70,000 $39,100 $10,000 $253,500 $10,100

WongullaLagoon(8)

$40,600 $70,000 $13,600 $10,000 $134,200 $16,800

MannumRoad(12) $70,300 $70,000 $20,400 $10,000 $170,700 $14,200BondStreet(30) $121,100 $70,000 $40,800 $10,000 $241,900 $8,100Trumans(7) $33,400 $70,000 $11,900 $10,000 $125,300 $17,900ThePeppers(22) $107,800 $70,000 $37,400 $10,000 $225,200 $10,200Frahns(14) $52,400 $70,000 $23,800 $10,000 $156,200 $11,200Note:1.Gravitymainscostbasedupon$130/mplus$1500/siteand$100/mrisingmain2.Irrigationbasedupon$9/m23.Costsonlyapplytocommonsystem,notanyrequiredupgradeofseptictanksetconindividualsite.*PubliclandavailableadjacenttoMurbko.**Publicamenityfacilityincluded(2equivalentconnections).

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9.3 TemporaryHoldingTankSchemewithcontributiontoaFutureCWMSThereisaclearunfairsituationwhereshacksiteownersarewillingtocontributetoacommonwastewaterdisposalscheme,butareoutvotedbyothersinthegroupofshackthatarenotwantingtoredevelop.AgoodexampleisCowirrawhereCouncilhasputtolandownersonatleasttwooccasionsaCWMSproposal.WhiletherehasbeensubstantialsupportforaCWMS,amajoritysupportbylandownershasnotbeenachieved.AstagedCWMScouldbeintroduced,thatislocationspecific.YorkePeninsulaCouncilhasaschemeforTheDrainnearPointTurton,whereredevelopmentforanindividualsitecanbeachievedbythefollowingprocess:

– Installationofa3000Lseptictankandatemporary4000Lholdingtank– EnterintoaLandManagementAgreementrequiringcontributiontoa

ReserveFundfor$xxforafutureconnectiontoaSTEDSbeingagenuinepre‐estimateofthecosttobeincurredbytheCounciltoestablishtheconnectiontothefutureSTEDS.AgreetoconnecttotheSTEDSandyearlyservicefee.TheconnectionpointtobeestablishedwhensufficientfundsintheopinionoftheCouncilhavebeenaccumulatedintotheReserveFundtoenabletheinstallationoftheSTEDS.

AcopyofaDraftLMAhasbeenattachedtothisreport(Attachment1).ThisoptioncouldapplytoanyofthelargerSSPA’s.However,IwouldrecommendlimitingtheapplicationtolargerlocationswhereafutureCWMSisthepreferredfuturesolution,suchasCowirraandpossiblyBondStreet&MannumRoad,WalkerFlat.Inaddition,itwillrequireacommitmentbyCounciltoinstallafutureCWMSoncethetemporaryholdingtankschemeisimplemented.

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10 AlternativeFundingPossibilitiesAlbeitthatIexpectthattherewillbesomecautionbyMidMurrayCouncilinconsideringalternativefundingsolutionsthatmaybeperceivedbyotherlandownersinSSPA’sthathavepreviouslycontributedtoaCWMS,asunfair,theenvironmentaloutcomeofapristinerivermaywellout‐weightsuchconcerns.Inanyevent,IbelievethatitcouldbeshownthattheearlyparticipationinaCWMShasprovidedsubstantialbenefitsthatmayoutweighbenefitsfrominvolvementinafuturealternativelyfundedCWMS.10.1 LocalGovernmentSubsidySchemeTheStateGovernmenthasprovidedoverthelast50yearsorso,afundingprogramtosubsidiseCWMS’sincountrySouthAustralia.TheschemeisadministeredthroughtheLocalGovernmentAssociation.TheschemeprovideslocalgovernmentwithasubsidytofillthegapbetweenthecostofSAWatersewerconnectionsinMetropolitanAdelaideandthehigherconnectioncostsforsmallcountryschemes.Thesubsidyschemeispresentlyoversubscribedwithanumberoftownswithapplicationsawaitingconsideration.Thesubsidyschemehastraditionallysupportedtownschemeswithinexcessof100connections,althoughmostschemeshavebeeninexcessof300.Anapplicationforthesubjectshacksettlementareasdoesnotfitthetraditionalsubsidyschemeparametersinthatitinvolvesacombinationoflocations.However,anapplicationwouldscorehighonenvironmentaloutcomes.Inaddition,thenumberofconnectionswouldbesignificantlyinexcessofthenumberinsomeofthesubsidisedschemesapprovedinrecentyears‐Tulka(70),Truro(140),AllendaleEast(123)andDonovans(140).Thenumberofshacksettlementlocationsislikelytobe16SSPA’sincorporating290connections.ThisexcludesCadellLagoon,Coolcha,TheRocksandNeetaNorth,wherecommonsolutionsmaynotbenecessary.Iunderstandthatthereisnothinginpolicythatwouldpreventanumbrellaproject.Therefore,irrespectiveofthetraditionalapproachthesubsidyschemeapplicationforanumbrellaprojectincorporating290connectionsin16locationsispossible.Clearlyitisnotpossibleinthecontextofthispapertogiveanydetailedassessmentofasubsidyapplicationfor290connectionsgroupedin16locationsalongtheRiverMurray.Asubsidy,ifsuccessfullyattractedfromtheStateGovernmentthroughtheLGAProgram,meansthateachindividualcontributorwillonlyhavetopaytheequivalentofanSAWatercustomer.However,thatisstillalotperallotment,andincludesaStandardCapitalContribution($4,800to$6,500dependingonwhethertheyhaveanexistingseptictankornot),andanannualservicechargebasedontheirVG’sassessedCapitalValue.Thecurrentyear’sannualservicechargeisCV*.001661foraruralresidentialproperty,witha$345minimumforapropertyworthupto$205,000whethervacantornot.IfCVis$500,000theannualservicechargeisabout$830,oraround$1,660fora$1mCV).Notethat,inprinciple,thesecostsareinadditiontoany“on‐block”privatecostsofconnectingtotheconnectionpointatthepropertyboundary,orofsupplying,orreplacingafaultyornon‐compliantseptictank(iftheschemeisasepticeffluentscheme).*RichardGayler“ProgramManagerLGACWMS”

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BaseduponthecostestimatescontainedinTable11&12,thefollowingtablegivesanindicationofthequantum.Table13:IndicationofPossibleSubsidySchemeQuantumLocation SchemeOption NoofSites Estimateof

Cost/Connection

TotalCost(LessSubsidy–referNote3)

CoseyCorner CHTS 6 $8,100 $48,600WombatsRest CSS 10 $11,700 $117,000Murbko CSS 23 $9,100 $209,300McBeansPound CHTS 12(assuming2

above56HT)$12,000 $144,000

LangsLanding CSS 35 $9,000 $315,000MarneRiver CHTS 11 $6,700 $73,700WongullaLanding

CSS 23(plus2forCounciltoilet)

$10,100 $232,300

WongullaLagoon

CHTS 8 $9,300 $74,400

Saburama CHTS 11 $14,400 $158,400Forster CHTS 12 $7,900 $94,800MannumRoad CHTS 12 $7,100 $85,200BondStreet CSS 30 $8,100 $243,000Trumans CHTS 7 $8,600 $60,200ThePeppers CSS 22 $10,200 $224,400Frahns CHTS 14 $7,900 $110,600Cowirra CWMS 52 $9,600 $500,000Total 290 $2,690,900Note:1.CowirrabaseduponlastcostestimatebyCouncil.2.PreferredoptionforCoseyCorner,BondStreetandMannumRoadisconnectiontoexistingCWMS.3.Thesubsidyforanyparticulartownorschemeisalumpsumwhichisdeterminedbyapplicationofcomplexnumber‐crunchinginvolvingCapitalValues,estimatedconstructionandO&Mcosts,estimatedCapitalRenewalcosts,anyapplicablerebatesorexemptions,and50yeartotalsofdiscountedrevenuesandcostsasiftheschemewereanSAWaterscheme.Itcanwindupbeinganywherebetweenzeroand85%ofthecapitalcostofthescheme.*

*RichardGayler“ProgramManagerLGACWMS”10.2 Long‐termBorrowingMidMurrayCouncilhastraditionallycapitalfundedCWMS’sbylevyinganupfrontcosttoeachofthepropertyownersthatwillbenefitfromthescheme.ThishasbeenasuccessfulmethodofachievingwastewatersolutionsalongtheRiverMurraywherefreeholdingor/andredevelopmenthasbeentheincentivetodriveagreementonaCWMSsolution.However,themajorityofownersinthesubject20ShackSettlementPolicyAreas,havenotbeenencouragedtoachieveacommonwastewatersolutionbythepresentconstructofthenon‐complyingprovisionsoftheShackSettlementPolicyArea.Therehavebeenexamplesofindividualshackownerswhodesiretoredevelopandarewillingtocontributetoacommonwastewatersolution.However,theyaresimplydisadvantagedbytheresolveofthemajoritytoretainthestatusquo.ThispositioncanlargelybeattributedtothehighupfrontcapitalcostcontributiontoaCWMS.

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TherecentapprovalfortheTruroCWMSinMidMurrayCouncilhasintroducedthefirstexampleinthecouncilareaofthecapitalcostbeingamortisedacrossthelifeofthescheme.Thisislikelytoreduce,althoughnoteliminate,theoppositiontocommonwastewaterschemes.

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11 PrioritisationBaseduponthewaterqualityriskassessmentsforthe20ShackSettlementPolicyAreas,prioritytoaddressasolutioncanbeconsideredbycomparingthetwomethodsofestimatingwaterqualityriskdetailedinTable8andTable10:Table14:PriorityComparison‐WaterQualityAssessmentTables8&10Location Table8

WeightingTable10EstimateofLitresWastewater/yr

Comments

1.Cowirra 164 778,653(1) ScoresNo1inboth2.BondStreet 146 552,536(2) ScoresNo2inboth3.Murbko 55 351,088(4) ScoresNo3onTable8andNo4onTable10.Scores

highduetototalnumbersofoccupiedsitesandnumber(2)ofpermanentaccommodationbelow56FLinthecaseofTable10.

4.Frahns 53 381,248(3) Scoreshighonbothduetoallsitesbeingonthefloodplainand2permanentoccupanciesinthecaseofTable10

5.MannumRoad 50 266,022(7) ScoresNo5onTable8andNo7onTable106.LangsLanding 47 45,239(17) ScoreshighonTable8duetothelargenumberof

sites(35).HoweverscoreslowonTable10duetofewsitesbelow56FL

7.WongullaLanding 47 250,943(8) Moderateandconsistentscoresinboth.Lowerscoresinfluencedbylowproportionofsitesdeveloped,2holdingtanksandonlyonepermanentoccupation

8.ThePeppers 44 90,478(12) ScoreslowinTable10duetopermanentaccommodation(2)onsitesabove56FLandfewsitesbelow56FL

9.Forster 39 220,783(9) Moderateandconsistentscoresinboth10.WombatsRest 38 220,783(10) Moderateandconsistentscoresinboth11.WongullaLagoon 35 336,009(5) ScoreshighinTable10duetohigherportionof

permanentaccommodation12.Saburama 33 90,478(13) Moderatetolowscoresinboth13.Trumans 32 75,399(14) Moderatetolowscoresinboth14.CoseyCorner 26 305,849(6) ScoreshighinTable10duetohigherportionof

permanentaccommodation15.McBeansPound 26 60,318(15) Scoreslowinbothduetofewdevelopedsitesand

nopermanentaccommodation16.MarneRiver 24 60,318(16) Scoreslowinbothduetofewsitesbelow56FLand

nopermanentaccommodation17.TheRocks 23 190,623(11) ScoreshighinTable10duetohigherportionof

permanentaccommodation18.Coolcha 13 30,160(18) Lowscoresinboth19.CadellLagoon 10 Nil(20) Lowscoresinboth.NilscoreinTable10asallsites

haveholdingtanks20.NorthNeeta 9 15,079(19) Lowscoresinboth

BaseduponthecontentsofTable14,aprioritylisttoreduceriverwatercontaminationfromtheexistingon‐sitewastewaterdisposalinthe20SSPA’sissuggestedasfollows:

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1. ConnectiontoExistingCWMS–Cowirra;BondStreet,MannumRoad&CoseyCorner

2. CommonSoakageSchemesorCommonHoldingTankSchemes‐Murbko,Frahns,

WongullaLandingandWongullaLagoon

3. CommonSoakageSchemesorCommonHoldingTankSchemes–ForsterandWombatsRest

4.CommonSoakageSchemesorCommonHoldingTankSchemes–ThePeppers,Saburama,Trumans(7),McBeansPound,MarneRiverandLangsLanding

5. AmendmentstoDevelopmentPlantoallowindividualholdingtanks–Trumans

(7),TheRocks,Coolcha,CadellLagoon&NorthNeeta

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12 Minister‐initiatedDevelopmentPlanAmendmentsTheintroductionoftherecommendationsofthisoptionspaperwillinvolvesomeamendmentstotheDevelopmentPlan.However,theamendmentswillnotbesignificant‐limitedtothefollowing:

• Minoramendmentsthenon‐complyinglistoftheShackSettlementPolicyArea• AmendmentstoPDC’s4,8&26oftheShackSettlementPolicyArea• AmendmentstoRiverMurrayZonePDC20toprovideclarityinrespecttoalternative

CWMS’s• AmendmentstoFiguresandMapsrelatingto5ShackSettlementPolicyAreas

TheMinisterresponsiblefortheDevelopmentActcaninitiateanamendmenttoaDevelopmentPlanundercertaincircumstancesprescribedintheDevelopmentAct.Relevantcircumstancesthatwouldapplyare:

• AcouncilhasrequestedtheMinistertoinitiateanamendmentandtheMinisteragrees

• TheMinisterconsiderstheamendmentisnecessarytopromoteproperandorderlydevelopmentorwheretherearesignificantsocial,environmentaloreconomicissues

ThetimeinvolvedintheprocessoftheDPAcouldbeminimisedifProcessCwasapplied.Thisinvolvesconcurrentagencyandpublicconsultationand4weeksofconsultation(ratherthan8).ItisreasonablefortheMinistertoconsiderProcessCinviewofthelimitedchangetotheDevelopmentPlanandtheinvolvementofrelevantagenciesintheinvestigationsleadinguptotheDPA.ItmayalsobepossiblethattheMinisterwouldagreetointerimoperationoftheDPA.Thisallowstheproposedchangestotakelegaleffectfromthestartofpublicconsultation.

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13 ApplicationofOptionsacrossLocalGovernmentTherearesixlocalgovernmentareasalongtheRiverMurraywithinSouthAustralia.MidMurrayCouncilisdifferentthantheotherfiveCouncilsinthattheyhavethemajorityoftheshacksettlements.AsmentionedinSection3ofthisreport548outof595CrownshacksitesalongtheRiverMurraywerelocatedinMidMurrayCouncilarea.Theremaining48wereinmostcasesgroupsoflessthan4.TheCrownsitesexternaltoMidMurrayarelistedinthefollowingtable:Table15:CrownShackSitesalongtheMurrayRiverexternaltoMidMurrayCouncilAreaCouncilArea Locations TotalNumberRenmark‐Paringa ParingaLock5–1

Murtho–1RalRalCreek‐1

3

Unincorporated Parcoola‐1 1Loxton–Waikerie Pooginook‐1

Ramco‐1HoldersBend–3Rilliisland–1IslandBend–1Woolpunda–2MoorookSouth–3PyupHut–1OppositeKatarapkoCreek‐1

14

Berri‐Barmera BerriWest–1MartinsBend‐2

3

MurrayBridge Mypolonga–21Sunnyside‐4

25

TheCoorong Mason‐1 1Total 47

Thelargenumberofshacksites/areasinMidMurray,bothCrownandprivate,hashadasignificantinfluenceonthedevelopmentofthedifferentZonestructure.MidMurrayhavetheonezone–RiverMurrayZonewith6policyareas.TheremainingfiveCouncilsareRenmark–Paringa;Berri–Barmera;Loxton–Waikerie;MurrayBridgeandTheCoorong.ThesefiveCouncilshavetwozones‐theRiverMurrayFloodZoneandtheRiverMurrayFringeZone.MurrayBridge(RC)alsohasaRiverMurraySettlementZonewithtwoprecincts–Precinct2WoodlaneandPrecinct8RiverGlen.TheCoorong(DC)FringeZoneincludesanOldTailemBendPolicyArea3andRecreationandTourismPolicyArea4.Inaddition,thereisaspecificexceptionforadwellinginthenon‐complyinglistfortheGoodlandParkEstate.Loxton–WaikerieCouncilhasapolicyareawithintheRiverMurrayFringeZone.WhiledwellingsarelimitedinboththeRiverMurrayFloodZoneandRiverMurrayFringeZoneinallfiveCouncilareas,therearenospecificnon‐complyingtriggersrelatingtoaCWMS.

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TheRiverMurraySettlementZoneinMurrayBridge(RC)issimilartotheRiverSettlementPolicyAreaoftheMidMurrayRiverMurrayZone.However,dwellings(exceptresidentialflatbuilding)arenotlistedasnon‐complying.Inrespecttowastedisposal,PDC17requiresaCWMSwhereanallotmentcontainingadwellingisbetween500m2and1200m2.AlbeitthattherearefarlessshacksitesintheothercouncilareasalongtheRiverMurray,thenon‐complyingtriggersrelatingtowastewaterdisposalarenotevidentintheMurrayRiverFloodZone,RiverMurrayFringeZoneorRiverMurraySettlementZone.Thus,wastewaterdisposalisappliedinaccordwiththerequirementsofSAHealthandreferraltotheEPAdoesnotapplyunlesstheapplicationisnon‐complyingforacircumstancenotrelatedtowastewaterdisposal.TheapplicationoftheoptionsdiscussedinthispaperrelateprimarilytothecircumstancesapplyinginMidMurrayCouncilareawithparticularreferencetothenon‐complyingconstructoftheShackSettlementPolicyArea.Therefore,theamendmentstotheShackSettlementPolicyAreadiscussedinthispaper,wouldonlyapplytotheother5CouncilDevelopmentPlansifaRiverMurrayZone(withpolicyareas)similartotheMidMurrayCouncilDevelopmentPlanweretobeputinplace.However,theapplicationofalternativefundingoptionsandwastedisposalschemesmaybeapplicable.

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14 RecommendationsThefollowingmatrixcanvassesthevariousoptionsthatmaybeapplicabletothe20SSPA’sasdiscussedinthebodyofthisreport.Table16:SolutionsMatrixSSPA Option1 Option2 Option3 Option4 Option5 Option6CadellLagoon X* CoseyCorner X* X WombatsRest X X X*Murbko X X X*McBeansPound X* X* XLang’sLanding X X X*MarneRiver X X* XWongullaLanding X X X*WongullaLagoon X* XSaburama X X*Forster X X* BondStreet,WF X* X X*MannumRoad,WF X* X X XCoolcha X* X* X XTrumans X* X X* XThePeppers X X X X*Frahns X* XTheRocks X* X Cowirra X* X* XNeetaNorth X* X XOption1:AlterDevelopmentPlantoallowindividualHoldingTanksOption2:Allowon‐sitesoakage/irrigationwheresitesareabove56FLand100mfromriverOption3:ConnecttoanexistingCWMSOption4:AllowatemporaryHoldingTankSchemewithcontributiontoafutureCWMSOption5:CommonHoldingTankSchemeOption6:CommonSoakage/IrrigationScheme*Mostlikelyoption/s

14.1 RecommendedPreferredOption/sfor20SSPA’sTable17:RecommendedPreferredOptionsfor20SSPA’sLocation RecommendedOption/s CommentsCadellLagoon AmendDevPlantoallowindividual

holdingtanksAll10sitesalreadyhaveHoldingTanksrequiredforfreeholding–allwellmaintained.

CoseyCorner InvestigatepossibleconnectiontoNorthWestBend/BeaumontsCWMSorCommonholdingtankscheme

Groupof6sites.IsolatednorthernsiteisalreadyconnectedtotheNorthWestBend/BeaumontCWMS.

WombatsRest Commonsoakagescheme Thetwowesternsitesareabovethe56fl&>100mfromriverwithexistingon‐sitesoakage.ACommonHoldingTankcannotbelocatedlowerthantheriverfrontagesites(8),therefore,on‐sitepumpingwouldbenecessary&costly.

Murbko Commonsoakagescheme All23sitesgroupedtogetherandanirrigationareaonpublicreserveorroadreserveisavailableimmediatelyadjacent.

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McBeansPound AmendDevPlantoallowon‐sitesolutionsabove56FLandcommonholdingtankschemesforredevelopmentonfloodplain.Notingthatonedwellingpersitemeansadwellingonthefloodplainorabovethe56FL–notboth.

14siteswithareasabove56fldonotrequireacommonsolution.Thesesamesitesthatalsohavelandonfloodplainwouldbedifficulttoservicewithacommonschemeofanytypeconsideringthedistancefrompublicland,needtocrosslagoonwithinfrastructureandsizeofsites.Suggestallowingacommonholdingtankschemesolutiononfloodplainsubjecttosuitableeasementsbeingachieved.

LangsLanding Commonsoakagescheme Sitesscatteredresultinginanincreaseincostofmains.However,opportunitiesforlandtoaccommodateanirrigationareaavailablewithinSSPA.

MarneRiver Commonholdingtankscheme Roadreserveavailabletoaccommodatecommonholdingtank.

WongullaLanding Commonsoakagescheme Acommonholdingtanksolutionwouldbefarmorecosteffectivetoinstall.However,thenumberofsitesincludingthepublictoiletfacilitywouldrequire4x22000Lholdingtanks.Themajorcomponentofcostofthecommonsoakageschemeisthedistancefromlandabovethe56fl.

WongullaLagoon Commonholdingtankscheme Acommonsoakageschemewouldbepossible,however,thesmallnumberofsitesmeansacommonholdingtankschemeismorecosteffective.

Saburama Commonsoakagescheme Steeptopographywouldmakeacommonsoakagesolutiondifficultandcostly.Theslopeofthelanddropsalongtheroadfromthesouthtothenorth,therefore,twoseparateholdingtankschemes(each22000L)isanalternativesolution.However,groundrockmaymeanthatin‐groundlargeholdingtanksisimpossibletoinstall.Therefore,acommonsoakageschemeispreferred,eventhoughtitmaybemorecostly.

Forster Commonholdingtankscheme Againtopographyinthelocalitywouldmakeacommonsoakageschemeimpracticable.Twoseparateholdingtankschemes(each22000L)isthemostappropriatesolution.

BondStreet,WF ConnecttoexistingWalkerFlatCWMSoraCommonsoakagescheme

Thenumberofsites(30)entirelyonthefloodplainresultsinBondStreethavingahighpriority–seeTable8&10.ConnectiontotheexistingWalkerFlatCWMS(2kilometresdistant)wouldbethepreferredoption.However,farminglandabovethe56FLiscloseandaCommonsoakageschemewouldbeamuchmorecosteffectivesolution(approxhalfthecost).

MannumRoad,WF ConnecttoexistingWalkerFlatCWMS ConnectiontotheWalkerFlatCWMS(700mdistant)wouldbethepreferredoption.However,themostcosteffectivesolutionisaCommonholdingtankscheme.

Coolcha AmendDevPlantoallowindividualholdingtanksfor3sitesandindividualsoakageabove56FL

The3shacksitesonthefloodplain(withinLandingReserve856)areverydifferentinnaturethanthe4farmingrelatedsitesonthelandwardsideofGrazianoRoad.

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Trumans AmendDevPlantoallowindividualholdingtanksfor7sitesandCommonholdingtankschemefor7sites

Madeupof5groupsseparatedfromeachother.TwoCrownsites(2&3)alreadywithfunctioningholdingtanksolutions.Anindividualholdingtanksolutionisalsologicalforthetwosinglesitesisolatedanddistantfromothersites.ACommonholdingtankschemeissuggestedforthegroupof7sitesonthelandsideofEastFrontRoad.

ThePeppers Commonsoakagescheme AconnectiontotheFiveMile&MarinaCWMSisapossibility.However,itwouldamounttoadoublingoftheplantandirrigationarea(23to45connections).Inaddition,albeitthatFiveMileSSPAisimmediatelyadjacenttothewest,theplantandirrigationareaisabout500mtothewest.Acommonsoakageschemewouldbemorecosteffective.

Frahns Commonholdingtankscheme AlbeitthatthereishigherlandimmediatelybehindFrahns,thelandisveryrockyandundulating.Thegroupingof14sitesclosetogethermakesacommonsoakageschemepracticable,butacommonholdingtankschemeismorecosteffective.

TheRocks AmendDevPlantoallowindividualholdingtanks

Theseparationofsites,smallnumbersandrockyoutcropsbehind,suggeststhatinthislocation,individualholdingtanksareappropriate.

Cowirra CWMSorTemporaryholdingtankwithcontributiontofutureCWMS

Largestgroupofsitesandallonthefloodplain.HighestprioritySSPA.ApreferenceforCWMSsolution,butatemporaryholdingtankschememaybeashorttomediumtermsolution.

NeetaNorth AmendDevPlantoallowindividualholdingtanks

Foursitesfreeholdedwithindividualholdingtanks.Oneadditionalsiteshouldlogicallyalsobeallowedtoredevelopwithaholdingtank.

Applicationoftheabovetablewouldresultinthefollowingnumbersofsitesfortherecommendedoutcomes:

• Individualholdingtanks–32(22alreadywithholdingtanks)–5locations• On‐sitesolutions–between4and19(McBeansPound&Coolcha)• CommonHoldingTankScheme–between51and66(6locations)• CommonWastewaterSoakageScheme–124(6locations)• ConnecttoexistingCWMSorTemporaryHoldingTankScheme–100(Cowirra,Bond

Road,MannumRoad&CoseyCorner)14.2 RecommendedAmendmentstoMidMurrayDevelopmentPlanAmendmentstoShackSettlementPolicyArea Listofunacceptableformsofdevelopment–change4to5fordwelling PDC4(b)–changefivetosixPDC4–Addreferencetoseparatedareas–PepperTrees,TheRocksEast,TheRocksWest&Younghusband19 PDC8(d)‐changefivetosixandadd‘FiguresSh/1andSh/3toSh/49 PDC26(a)&(c)–change5to6andreferenceto10atCadellLanding

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PDC26(b)–AddreferencetoCommonHoldingTankWasteSchemeandCommonSoakageAreaWasteScheme PDC30–Non‐complyingexemptionlist Alterationsoradditionstoanexistingdwelling…..(a)changetoFiguresSh/1,Sh/3to49and5to6 Dwelling,………..(a)(iii)changetoFiguresSh/1,Sh/3to49and5to6 Wastereception,storage,treatmentordisposal–addexceptforCounciloperatedCommonHoldingTankWasteSchemeAmendmentstoMapsandFiguresMcBeansPound–AmendFigSh/11toshow‘ResidentialArea’alsoalongriverfrontageand

notationtosignifyonedwellingpersite(riverfrontorabove56FL)Forster–AmendFigSh/26toinclude‘ResidentialArea’toisolatednorthernsiteCoolcha‐AmendFigSh/35andMapMiMu/94toplacethefoursitesonthehighersideofGrazianoRoadinaRiverSettlementPolicyAreaTrumans–AmendFigSh/36andFigSh/37andMapMiMu/90&118toshowthetwoPreviousCrowngroupsandtwoisolatedsitesasseparateSSPA’s–PepperTrees(3)andYounghusband19(2+2)TheRocks–AmendFigSh/47andMapMiMu/127toshowtwoseparateSSPA’s

– TheRocksEast(3sites)– TheRocksWest(4sites)

AmendmentstoCouncilWideprovisionsRiverMurrayZonePDC20–toprovideclarityinrespecttoothercommunalwastewatermanagementschemeoptions14.3 SummaryofRecommendations

1. AmendDevelopmentPlantoallowindividualholdingtanksatCadellLagoon(10),Coolcha(3),Trumans(7),TheRocks(7)andNorthNeeta(5).

2. Investigatelong‐termfundingarrangementsforthecapitalcostofschemesto

encouragegreateracceptanceofcommonwastewatersolutions.

3. FurtherinvestigatethepossibilityofpreparinganapplicationtotheLocalGovernmentSubsidySchemeforanumbrellaproposalincorporating16locationsalongtheRiverMurrayinvolvingavarietyofschemesolutions–connectingtoexistingCWMS;CommonHoldingTankSchemesandCommonSoakageSchemes.

4. AmendDevelopmentPlantoallowon‐sitesolutionsinlocationswheresitesare

locatedabovethe1956floodplainandgreaterthan100mfromtheriver–McBeansPound(upto14)andCoolcha(4).

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5. ConsiderconnectionstoexistingCWMS’satCowirra(BoltoCWMS));BondStreetandMannumRoad(WalkerFlatCWMS)andCoseyCorner(NorthWestBend/BeaumontsCWMS).

6. ConsideraTemporaryHoldingTankSchemewithanLMAforCowirraifaCWMS

connectiontoBoltoisnotpossibleintheshortterm.

7. ConsideraTemporaryHoldingTankSchemeatMannumRoad,WalkerFlatandBondStreet,WalkerFlatifaconnectiontotheexistingWalkerFlatCWMSisnotpossibleintheshortterm.

8. ConsidertheinstallationofaCommonSoakageSchemeatBondStreet,WalkerFlatif

aCWMSconnectiontoWalkerFlatCWMSisnotpossibleintheshortterm.

9. ConsidertheinstallationofCommonSoakageSchemesatWombatsRest,Murbko,LangsLanding,WongullaLanding,SaburamaandThePeppers.

10. ConsidertheinstallationofCommonHoldingTankSchemesatMcBeansPound,

MarneRiver,WongullaLagoon,Forster,Trumans(7)andFrahns.

11. ConsidertheinstallationofaCommonHoldingTankSchemeatCoseyCornerifconnectiontotheNorthWestBend/BeaumontsCWMSisnotpossible.

JohnOuthredAttachments

1. SampleLandManagementAgreement2. RecommendedamendmentstoShackSettlementPolicyArea–

UnacceptableFormsofDevelopmentlistandPDC’s4,8,26&303. RecommendedamendmenttoRiverMurrayZonePDC204. RecommendedamendmentstoFigSh/11,Sh/26,Sh/35,Sh/36,

Sh/37&Sh/475. RecommendedamendmentstoMapsMIMu/90,94,118&127

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BIBLIOGRAPHYAustralianBureauofStatistics–2011CensusofPopulationandDwellingsAtlasofSouthAustralia–http://www.atlas.sa.gov.au‐landuseBerri–BarmeraCouncilDevelopmentPlanConsolidatedDevelopmentAct1993–Section26–AmendmentsbytheMinisterLoxton–WaikerieCouncilDevelopmentPlanConsolidated25June2013MidMurrayCouncilCommunityWastewaterManagementSystem(CWMS)AdvisoryCommittee–Minutes27February2012,23April2012,14December2012&19July2013MidMurrayCouncil–MurrayValleySettlementPolicyAreaandMiscellaneousMinorAmendmentsDPA–26November2009MidMurrayCouncil–RiverMurrayZone–MinorAmendmentsDPA‐11October2012MidMurrayCouncilDevelopmentPlanConsolidated24March2005MidMurrayCouncilDevelopmentPlanConsolidated24October2013MidMurrayCouncil–CommunityWastewaterManagementSystems–MaintenanceRatePortionofServiceChargeMidMurrayCouncil–ShackSurveyPAR1998MurrayBridgeCouncilDevelopmentPlanConsolidated13March2014OptionspaperscopedocumentDevelopmentofanOptionsPaperintowastewatermanagementforRiverMurrayshacksiteareaswithnoexistingcommunitywastewatermanagementsystem(28/01/2014)RashleePtyLtd–Reportonthewastewaterdisposalpathwaysat20shacksiteswithinMidMurrayCouncilareaalongtheRiverMurrayOctober2013(Rev5)Renmark–ParingaCouncilDevelopmentPlanConsolidated21February2013TheCoorongDistrictCouncilDevelopmentPlanConsolidated13February2014ShackFreeholdingStatusReports3rdApril2001

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ShackSiteFreeholdingCommittee–FreeholdingofShackSitesonCrownLand–SummaryReports–Region7:RiverMurrayNovember1994YorkePeninsulaDistrictCouncil–LMAfortemporaryholdingtankschemeMeetings,InspectionsandDiscussionsTonyFarror–ManagerWastewaterManagement‐DepartmentofHealth–18thFebruary2014RichardGayler–ProgramManagerLGACWMS‐GaylerProfessionalServices–24thMarch2014KelvinGoldstone–Director,Development&EnvironmentalServices–MidMurrayCouncil–29thJanuary2014AndrewHaste–DirectorMemberServices–LocalGovernmentAssociation–14thMarch2014MikeStephenson–RashleePtyLtd–Siteinspections6th&10thFebruary2014CarolineThomas–Manager–HealthServicesMidMurrayCouncil–9thApril2014