Non- agricultural l uses in rural area can have a legitimate role in rural area, such as quarries, and agricultural aligned rural focused industries. However, the consideration of rural areas in the Farming Zone (FZ) for rural lifestyle outcomes have the strong potential to undermine the primary role of FZ for agriculture. As such the issues and opportunities surrounding non-agricultural uses in the FZ present complex challenges for land use planning and agricultural sustainability.

Many of the businesses and activities undertaken in the rural areas of Greater Bendigo are unrelated to agriculture, including mining and mineral extraction, energy production, tourism and recreation. In order to minimise land use conflict, it is important to consider the potential off-site impacts or sensitivities of these non-agricultural uses.

A number of issues have been identified, including:

• There is little local policy consideration of non-agricultural uses in the planning scheme.
• Lower land prices and larger buffer areas can make rural land attractive to business owners who often purchase land without confirming whether a use can be permitted within the zone - (for example Industry, other than Rural Industry, is prohibited in the Rural Living Zone & Rural Conservation Zone and requires a planning permit in the FZ).
• Mineral extraction and mining can have significant off-site amenity impacts on neighbouring properties.
• Often proposals that would remove large areas of land from agricultural use, like mining and solar farms, are decided by the state rather than Council.
• Conflict can occur between oversized or slow vehicles used for agriculture and other traffic.
• A number of mining activities are currently conducted within the FZ, such as the Hanson sand mine and the Fosterville gold mine. Offsite impacts from these activities such as dust can have a negative impact on surrounding agricultural land uses (although such impacts are assumed to be addressed through necessary planning permit conditions and required works approvals).

A number of opportunities have been identified, including:

• Enhance agri-tourism and community services in small settlements to provide support and infrastructure without compromising agricultural productivity.
• Support Traditional Owner led on Country experiences and cultural education programs.
• Identify and promote water based recreation activities at Lake Eppalock and on the Campaspe River.

Identify areas appropriate for permitted Accommodation uses, where bushfire risk is low.

A number of potential strategies have been identified, including:

• Provide guidance for non-agricultural uses in local policy.
• Identify areas appropriate for tourism and recreation uses, particularly where land quality indicates that agriculture is less viable.
• Ensure any off-site amenity impacts are considered when new uses are proposed in proximity to existing uses such as mines and quarries.
• Identify areas with good access to power transmission lines and low land quality where solar farms may be appropriate.
• Encourage use and development which will support improved environmental outcomes through land management activities.