Agricultural productivity is measured as the ratio of agricultural outputs to inputs and is usually determined by the market value of the final output. Agricultural productivity can be impacted by changes in technique, technology, or the quality or quantity of available inputs, including land quality. Increased productivity can improve profit margins, reduce the amount of land required for production, and improve food security.

A key term within the Farming Zone (FZ) is ‘productive agriculture’, which the Planning Scheme defines as: ‘any form of primary production of renewable commodities’. This definition functions to introduce a commercial/business/economic focus for agricultural land use, which accordingly sets it apart from ‘hobby’ or ‘subsistence’ level farming which typically is for personal consumption only.

Currently there are noted trends towards smaller scale sustainable and regenerative farming practice. Regenerative agriculture can be described as an evolution of conventional agriculture, which seeks to reduce the use of water and other inputs and prevent land degradation and deforestation. The aim is to protect and improve soil health and biodiversity, increase climate resilience and reduce water resources, while making farming more productive and profitable.

In principle, the FZ has no opposition to regenerative agriculture practice and would support it from a policy position provided its commercial and business viability can be clearly demonstrated through a farm management plan or similar. However, ‘hobby’ or ‘subsistence’ level regenerative farming would not align with the policy position of the FZ as it is not commercial in scale.

In addition to the above, a number of key issues have been identified, including:

• The primary purpose of the FZ is to facilitate agriculture, it is necessary to consider whether the zone and associated schedules function to facilitate farming and the improvement of agricultural land with less permit requirements.
• Interfaces between residential land and agriculture uses giving rise to potential amenity impacts and potentially hindering productivity.
• Planning applications are considered in isolation and the cumulative impacts of decisions on agricultural production and food security is not well understood.
• There is currently no readily available guidance on what types of agricultural uses are most appropriate for each area, meaning there is a lack of clarity and direction of where certain industries should be located.
• Increased land values make it difficult to earn a primary income from small farms, making smaller lots are less attractive to commercial operators and more attractive for lifestyle and hobby farmers.

A number of opportunities have been identified, including:

Demarcate areas of high quality agricultural soil and production quality to be protected more specifically through policy and designate areas where particular agricultural uses are preferred to occur and encourage specific and compatible uses in these locations.

• Vary the requirements in the schedule to the FZ to allow the alteration or extension of a building used for agriculture without a planning permit to support the expansion of existing farming operations
• Provide clearer policy direction for the assessment of residential uses, particularly within high quality agricultural areas.
• Investigate areas where agricultural uses are less viable and rural residential uses may be directed.
• Raise awareness of the need to protect agricultural land through the UNESCO City of Gastronomy designation.

A number of potential strategies have been identified, including:

• Create specific policy guidance for rural dwellings throughout the rural areas of Greater Bendigo by matching agricultural land quality mapping with farming related policy to inform planning permit applicants and decision makers.
• Analyse areas subject to existing development pressure and determine those area where agricultural use is limited and where further development may be suitably directed to prevent residential sprawl into other prime agricultural areas.
• Provide guidance as to appropriate agricultural land uses in specific areas based on the agricultural land quality/ soil class mapping (currently under preparation).
• Prepare an agricultural land quality map accessible to the broader public to encourage additional agricultural productivity which best aligns with its designated land class.
• Encourage regenerative agricultural practices through the Healthy Landscapes project and case studies of successes in regenerative farming.