Aldinga Arts EcoVillage
FARM
PLAN
Aldinga
SOUTH AUSTRALIA
The
farm plan is a document relating to the farm lot (Lot
146) of the Aldinga Arts EcoVilllage (AAEV). It
describes the original vision for the farm as held by
the developers of the AAEV and the early vision holders
associated with “The Village for Living Arts Inc.”.
This document
relates to the development and use of the open farmland
located on the western edge of the Ecovillage. This
plan should be read in conjunction with the Farm Plan
Drawings and the Vegetation Guidelines associated with
the AAEV Village Landscape Plan.
Note: The farm lot is zoned as Metropolitan Open Space
Scheme (MOSS) which is a special rural/horticultural
zone hence there are specific planning and development
controls over what can occur on the land.
This document covers the following areas:
The
Vision
Farm Development & Works to Date
Future Management Issues/suggestions
Appendices – Cropping History, Farm Plan Drawings, Bird
survey
1. THE VISION - MARCH 2002
The vision for the farm is to establish:
- a food production system for the village
- an economically viable demonstration site of sustainable land uses based on Permaculture principles
It is proposed that earthworks are the first stage of the farm development.
General Earthworks
The earthworks will involve the preparation for the effluent treatment facility and the building of two dams (preferably both at the same time) with the soil that is removed being used to create mounds around the farm perimeter and effluent treatment plant. Mounds will also be built to define and partially surround the proposed Environmental Education Centre site on the south-east area of the farm.
For planning purposes it is proposed that the farm be divided in to the following areas:
1.1 Green belts
1.2 Effluent Treatment Facility and irrigated woodlot area
1.3 Farm leases / clusters of sheds
1.4 Environmental Education Centre (EEC)
1.5 Renewable Energy Site
Initial development and some revegetation in these areas will be the responsibility of the AAEV Pty. Ltd. (the company) while the other areas will be developed at a later stage and managed by the Body Corporate, NEC (Natural Environment Committee).
1.1 Green Belts
These are wildlife enhancing ecological belts of indigenous vegetation planted around the southwestern boundaries of the farm. This green belt area could also include the north side of the dams.
The species chosen will be suited to a multi-purpose woodlot ie. firewood, timber, bush tucker and shelterbelts.
The areas surrounding the treatment facility and dams could also be planted with indigenous plant species.
Earth mounds surrounding the treatment facility and dam banks will be suitable for revegetation using low spreading indigenous plant species.
1.2 Effluent Treatment Facility and Irrigated Woodlot Area
According with the philosophy of the AAEV the treatment of our sewerage will take place on-site. An Aeroflow Sewerage Treatment System will be built on the farm to process sewerage from the village site.
Treated water will be irrigated between & below the two dams sited in the center of the farm which will allow the establishment of a multi-purpose woodlot.
1.3 Farm Leases & Sheds
Clustering of sheds will provide a hub or central focus for the farm leases and be ideally located at the end of an access track. Each lessee could have access to a lockable storage shed for equipment and/or animal husbandry.
All rainwater runoff from roofs will be captured into tanks for reuse.
Leases - The Farm Management Committee will be the body that assesses applicants for suitable management strategies and techniques of their garden plots or agricultural/horticultural endeavours.
1.4 Environmental Education Centre (EEC)
The idea for the Environmental Education Centre is based on the model of CERES (Centre for Research and Education) in Melbourne.
Opportunities exist for the following Centres:
Permaculture Education
Alternative Technology incl: renewable resource energy supplies
Community Nursery incl: native and edible plants
Environment and Resource
Recycling Demonstration
Waterwise incl: composting toilets/greywater systems
These centres can provide education, information and models of economically viable sustainable livihoods.
The Environmental Education Centre (EEC) can provide a model of an environmentally sound autonomous building, built of materials with low embodied energy and thermal mass to maximize solar gain. All rainwater runoff from roofs can be captured into tanks for reuse.
An area is set aside for the EEC on the southeast corner of the farm with access from the village and Port Road.
There is potential for the following facilities:
Productive Permaculture Demonstration Gardens
Community Gardens open to the Public
Office, Library and Meeting Place
Teaching Venues
Maintenance Workshop for Farm and Garden Implements
Kitchen and Cool Room
Garden Allotments
Carpark
It is envisaged that the EEC will be a staged project with the initial establishment of a teaching venue, equipment storage sheds and a nursery area. This would be used for:
Farm and Landscape Equipment Storage
Short courses eg composting & plant propagation
Temporary Landscape Plant Storage
Garden/Orchard System Development Site
1.5 Renewable Energy Site
The village vision included the on-site production of a renewable energy power supply. ie. A wind turbine system with the capacity to produce power to meet the AAEV electrical consumption demands. This could be sited near the effluent treatment system close to the existing overhead powerlines subject to state and local government approvals.
2. FARM DEVELOPMENT & WORKS TO DATE
2.1 Developmental Phases
The AAEV Pty Ltd. will be responsible for Phase 1.
The NEC (Farm Management Group) of the AAEV Body Corporation will be responsible for Phase 2 onwards.
Phase 1 - (AAEV Pty. Ltd.)
Clearing up of Farm Site
Conceptual farm design/area zoning
Cropping
Earthworks – dams and mounds – access track
Effluent Treatment System, its Irrigation System and Woodlot
Fencing – along Port Rd & Bowering Hill Rd
Initial Plantings Green Belt
Slashing and Weed Control
Soil depot
Farm Titles and responsibilities to be handed over from the AAEV PTY LTD to the AAEV BODY CORPORATION NO. 21109 at this point in time.
Phase 2 - (AAEV Body Corp.)
Building Of Sheds etc.
Development of Community Nursery Area, Hot House & Shade House
Further Planting Of Green Belt
Greenwaste Depot Establishment
Landscaping Resource Depot Establishment
On-Going Cropping of Non-Leased Land
Prepare Areas of Lease Land for Individual Lease Holders
Phase 3 - (AAEV Body Corp.)
Building of Environmental Education Centre/Sourcing Funds etc..
Further Green Belt Plantings
Other Projects
Phase 4 - (AAEV Body Corp.)
Farm Management and On-going Maintenance
Further Development of Environmental Education Centre
Green Belt Maintenance
Other Projects
Aldinga Arts EcoVillage
FARM
PLAN
Business Options
Discussion Paper
Colin Endean , Lot 73
1.
Purpose
The purpose of this Discussion paper is to progress the
Development of the AAEV Farm and the actions of the
Farm Committee, following its meeting 1st May 2004. A
strong voice for the development of a Farm Business
Plan was expressed at that meeting and this discussion
considers options, obstacles and issues towards this
end.
2.
Vision
The following Vision is described in the “Aldinga Arts
EcoVillage FARM PLAN, revised and updated June 03” and
accompanies the Farm Plan Drawings accessible on the
AAEV website
THE VISION - MARCH 2002
The vision for the farm is to establish:
a food production system for the village
an economically viable demonstration site of
sustainable land uses based on Permaculture principles
This discussion & options paper derives from these
original documents and considers them to be the Concept
Plan for the AAEV Farm.
3.
Critical Success Factors
To achieve the Vision as described and enable business
options to be considered the following Critical Success
Factors or Key Drivers need to be considered. These
will need to be addressed to move Farm Concept Plan to
Farm Development Plan.
3.1 Essential Infrastructure
3.2 Sustainability and Profitability
3.3 Enterprise Integration
3.4 Governance & Decision Making
3.5 Farm Development Plan
Throughout the following discussion and assessment I’d
like to use the AAE Village as an example of how
success in design and implementation has been achieved,
from the vision of the many pioneers and participants
over the long path to where residents now have begun to
live and create the Village we all aspire to.
Further, before describing greater detail about these
critical success factors, the AAEV Farm needs to be
remembered in it’s relationship with the Village and
what part it plays in achieving the ‘Eco’ part of the
EcoVillage. It is suggested that the following elements
of the Farm are critical ‘Eco’ or permaculture (Pc)
elements and are of significant value to the EcoVillage
residents.
The
MOSS (Metropolitan Open Space Scheme) zoning
The Effluent Treatment Facility
The Environment Education Centre
Low Energy Food Production including Community Gardens
& Farm leases
Renewable Energy Site
Green Belts
MOSS
- Provides open space and a ‘rural’ outlook to the west
for Village residents. It balances the urban &
village feel with a sense of space and connection to
natural systems linking with the common land in the
Village. Connects the rural views of the Willunga Range
and patchwork of horticulture and farming to the
Village proximity. This also contrasts this urban
development from other new subdivisions nearby that
maximise medium density without the connections with
natural environment.
Effluent Treatment Facility
- A functional part of the Village wastewater is
treated and distributed to woodlot within the farm
site. It is currently the dominant element and system
on the farm apart from cropping.
Environment Education Centre
- Affords significant opportunities to influence
broader environmental and Pc education towards
sustainable and low energy, low consumption lifestyles
and activities.
This is potentially an element that could be developed
separately from the Farm management structure, although
a functionally connected and integrated part of the
Farm.
Low Energy Food Production
- The integration of food production within the Village
and as part of the adjacent Farm is a key radical and
innovative element to the AAEV package. Just as the
building design and community layout and infrastructure
optimise energy savings and reduced ecological
footprint within the Village, so too the Farm can
contribute significantly to the ‘Energy Rating’ of the
whole Eco Village concept. Vast amounts of fossil fuel
energy is used in our modern agricultural systems and
further energy is used in the processing, packaging and
transport of food around the globe. This has given rise
to the concept of ‘food miles’ to represent the high
energy food production systems of our modern world. It
is a well recognised elements of Pc systems that local
food production forms the basis for considerable energy
savings and reduction in ecological footprint.
Renewable Energy Site
- The potential to enhance on site electricity
generation by wind turbine or photovoltaic array or
similar is a recognised potential element within the
Farm design.
Green Belts
- These wildlife enhancing ecological belts of
indigenous and other vegetation connect the Farm &
Village with corridors outside of our boundaries, with
significant environmental services and aesthetic
benefits.
3.1 Essential Infrastructure
The Design Team for the AAEV recognised that essential
infrastructure elements and planning were required
before the Village residents could begin the
development of their individual allotments. The ‘whole’
was designed, integrated and implemented before the
‘parts’ of individual houses and sites could be
developed.
This discussion considers that there is a similar
requirement for a development plan including essential
farm infrastructure before farm leaseholds can be
considered and indeed, to move the Farm from concept to
reality. The following infrastructure elements are
described and should be considered as essential.
Infrastructure ‘at hand over’ has been clarified by the
Development Company to include one SA Water tap and
meter (currently being used for watering horse trough),
the existing fencing, roads & tracks, mounds and
earthworks including dams as are currently present, the
effluent treatment facility & associated
structures; fencing, power, pumps & reticulation to
irrigation/woodlot area.
3.1.1 Water
Without irrigation water the farm would have to
function producing dryland crops only. This would not
meet the Vision for the AAEV Farm.
The challenge for the Aldinga Arts EcoVillage in its
water management is to reduce waste & overall use;
to harvest significant rainfall for local household use
& to maximise productive, local, low energy food
production.
Recognition that high value horticulture crops
generally produce the highest productivity and yield
from irrigation water is important for sustainability.
(A sustainability principle that defines the highest
value yield from irrigation water in high value
horticulture crops needs to be recognised.) The
opportunity to use water efficiently, wisely and
productively close to the village to produce food crops
meets with the permaculture principles of catching and
storing energy, obtaining a yield & use and value
renewable resources.
Irrigation water options are from:
Rainfall
Town/Mains supply
Treated Effluent water
Aquifer recharge/drawback
Water harvest from Village Dams/Ponds overflow and
storage in farm dams.
The rainfall water harvesting potential from the site
is limited and can be maximised by contour earthworks
(ripping or swales) and long term soil organic matter
development, providing improved water holding capacity.
Mulching and drip irrigation systems will also reduce
irrigation water use, however it would be a severely
limiting factor if irrigation water were not available
for use on the farm.
The use of ‘town’ water on a user pays basis will
encourage cost effective use and the long term
possibilities to utilise treated effluent water are
significant as such water is already finding increased
horticulture applications.
The water saving design and greywater treatment that
are incorporated into the Village design should afford
the ability to use some water for high value uses such
as on site urban food production.
The rainwater runoff harvesting from the Village into
Swales & Ponds, could be utilised via pumping and
storage on the farm or as aquifer recharge/drawback
option. The feasibility and cost effectiveness of these
options should be explored. The volume of runoff from
winter rains would need to be sufficient to afford
temporary pumping and storage for irrigation in spring
and summer on the farm.
3.1.2 Fencing
A single perimeter feral animal (fox/cat/rabbit) proof
fence would facilitate integration of poultry and small
native animals into orchard and tree crop systems (see
the Food Forest, Gawler as example). A single perimeter
fence rather than a proliferation of multiple internal
fences would enhance amenity for Village residents and
the functioning and integration of the farm animal
systems as well as protecting beneficial native birds,
lizards and small marsupials. This large cost item is
an important infrastructure element.
3.1.3 Roads & Tracks
Clear delineation of walking tracks and vehicle roads
to minimise soil compaction and provide suitable access
to all farm areas should be planned and implemented at
a low cost as part of the infrastructure development.
Low, formed & drained gravel tracks would be the
maximum level of road development anticipated.
3.1.4 Soil Mineral Fertility
Balanced soil mineral fertility and humus/organic
matter development form the basis of optimal organic
soil management. The preliminary soil testing and soil
fertility recommendations should be implemented across
the farm to provide baseline improvements prior to
future orchard and horticulture and other crop &
livestock development.
This is an in initial investment for longer term
sustainable yields
3.1.5 Farm Building / Shared Shed
The minimum Farm building infrastructure to facilitate
Farm activities and protection for machinery &
tools needs to be designed and planned as part of the
infrastructure. Rainwater harvesting from farm sheds
& buildings and environmental education centre will
form part of integrated water management.
3.2 Sustainability, Profitability & farming systems
Sustainable systems Conventional systems
Higher initial investment Cheap non renewable inputs,
slower economic returns higher initial economic returns
enhancing nature’s services depleting nature’s services
Considering the competing goals of investment, returns
and sustainability, the investment decisions for the
Farm need to reconcile the long term aspirations with
available financial resources. For example annual crops
and soluble fertilisers may be a more profitable
combination initially rather than perennial crops with
longer term organic soil fertility. The experience at
The Food Forest and my own Pc farm in Burra is that
systems based around tree crops and perennial plants
have a long lead time for production and profitability.
Although some vegetable/herb production can be
integrated it is reasonable to assume that there will
be an expectation of long lead time before
profitability for many of the potential farm
enterprises.
This will be a critical success factor in designing
lease cost structures and annual fees for leaseholders.
It is suggested that a model that incorporates a
minimum annual fee &/or % of profit/sales (similar
to the NASAA organic certification annual fee
structure) would be suitable.
The cost structure for developing & maintaining the
Farm needs to recognise long lead time to
profitability, the significant initial costs to
implement infrastructure requirements and is discussed
further under Farm Development Plan.
3.3 Enterprise Integration
The potential for a variety of Farm leaseholds ranging
from orchards, herb, vegetables & other
horticulture crops to high value timber production
exist, alongside opportunities for other leaseholds
such as beekeeping, poultry and small grazing animals.
The Pc principles suggest integration of elements
rather than segregation and it will be an important
function of the Farm Development Plan to integrate the
leasehold enterprises in such a way as they enhance
value through integrating co-operative beneficial
functions and nutrient cycling. This suggests that a
critical success factor will be to design in greater
detail the relationship and ways of integrating various
enterprise elements. For example, an enterprise of
managing free range poultry should be integrated to
provide nutrient cycling and pest control for the
orchard enterprises.
3.4 Governance & Decision Making
The Farm Plan needs to include By-Laws and governance
structure for the day to day management of the Farm as
well as overseeing the implementation of the Farm
Development Plan. The role of the Farm Committee in
this process including reporting, now and in the future
needs definition. The timing of hand over of farm and
infrastructure for successful development are crucial
considerations. It is recommended that an initial 5 yr
plan for the Farm development be considered, with a
management plan and implementation schedule. This will
require management, presumably by the Farm Committee.
3.5 Farm Development Plan
Similar to the Village development, undertaken by the
Development Company, the Farm still requires further
design and business development and a means of
establishing the essential infrastructure. This will be
a critical success factor and requires a small team
approach (rather than design by a large committee)
before the Farm is transferred to the Village Body
Corporate for management. The Farm Development Plan
will require the elements above to be incorporated and
a schedule that can implement the essential
infrastructure requirements and manage the enterprise
leasing & integration with a governance to maintain
assets and eventually return potential profitability
back to the Village residents. A comprehensive design
& implementation plan needs to be in place as the
template, in conjunction with considering applications
for enterprise leaseholds.
The Farm Committee is proposing a 5 year strategy to
get the Farm established.
4.
Financial Costing & Strategy for Development
The Farm will be owned by the AAEV residents and the
vision of creating an aesthetically appealing ‘forest
garden’ or ‘food forest’ environment adjacent to
residential areas, including community gardens and the
other elements previously described is desirable. This
can be achieved by providing opportunities for mixed
enterprises via lease holding on the farm. The previous
discussion focussed on the essential infrastructure to
get the farm established.
4.1 Farm Financing Options
Various models of financing the farm infrastructure
establishment were considered by the Farm Committee,
including:
Community
levy Accumulating fund to finance the essential
infrastructure
User Pays Leasehold structured with ‘Capital &
Recurrent’ components
Annual Lease fees to cover all annual/recurrent costs
(water, rates, etc)
Profit sharing or ‘tithing’ to Village
Grants & Funding Opportunities Setting up not for
profit structure
Loan or financing
Development Company input or Loan
Mixture of all above
The
Farm Committee recommends a mixture of community levies
& user pays leasing fees as a model for financing
the establishment of the farm. The profit sharing or
‘tithing’ will provide for a future income from the
Farm to the Village, with the intention is to establish
annual lease payments to cover annual recurrent costs
of rates & water etc.
The ownership, along with the aesthetic and functional
value of the Farm to Village residents suggests that
this shared model of establishment financing should be
acceptable to the AAEV.
4.2 Indicative Budget
An indicative budget is proposed for the 5 year
strategy for the farm establishment as follows:
Irrigation Development (Mains extension and
reticulation) $15 K
Initial Shed Building and water tanks (including
electrical) $70 K
Feral proof fencing (3km @ $20K/km) $60 K
Soil Fertility (mineral balance) $10 K
Access roadworks & gravel $10 K
Initial Recurrent Costs (weed & landscape
management, $2K/yr x 5) $10 K
Other water (transfer village ponds to farm or aquifer
recharge) $30 K
Consultancy (Farm Plan & leasing development,
legal) $5 K
Contingency $20 K
sub total $230 K
Lease (capital component) revenue $30 K
Total $200,000
This could be funded by a levy contribution of $40 K
per year for 5 years.
4.3 Priority setting
The priorities for moving forward are initially to
develop the Farm Development Plan and implementation
strategy, and Council development approval for change
of land use.
The timing of the infrastructure development will
follow this Farm Development Plan and be subject to
funds availability and priority setting from the
implementation schedule, and potential leasehold
interest.