PO Box 105
Lilydale Vic 3140
DX 34051
Telephone: 1300 368 333
Facsimile (03) 9735 4249
E-mail: mail@yarraranges.vic.gov.au
YARRA RANGES COUNCIL
APPLICATION FOR CLASSIFICATION OF RATEABLE PROPERTY AS“FARM LAND”
In determining whether a property is suitable for farming rating classification, the primary
use or activity on the property must be identified. The farming use must be intensive
enough and of sufficient scale to outweigh any residential use of the property.
The use of the term “primary use” does not refer to area only. All the evidence relating to
the use to which the land is put will be assessed, including the nature and intensity of the
residential and agricultural use, the physical areas over which they extend and the time,
labour and expenses involved in conducting the agricultural use.
Essentially, the primary use of the land must be agricultural purposes. It should be noted
that a business must be conducted on the land and that business must be the sole and
primary use of the land.
Under Section 2(1) of the Valuation of Land Act 1960 defines “farm land” as:
(a)
that is not less than 2 hectares in area; and
(b)
that is use primarily for grazing (including agistment), dairying, pig-farming, poultry
farming, tree-farming, bee keeping, viticulture, horticulture, fruit-growing or the
growing of crops of any kind or for any combination of those activities; and
(c)
that is used by a business;
(i)
and
that has a significant and substantial commercial purposed or character;
(ii)
that seeks to make a profit on a continuous or repetitive basis from its
activities on the land;
and
(iii)
that is making a profit from its activities on the land, or that has a
reasonable prospect of making a profit from its activities on the land if it
continues to operate in the way that it is operating.
There are a number of “rural” uses that, over time, have been identified by the Victorian
Civil and Administrative Tribunal as not “being eligible” for farm land rating.
Hobby farms and rural retreats are not considered to be true farming business. This also
includes the grazing and agistment of recreational horses as the horses in this context
are not being used as farm animals.
Council will determine each application on the basis of the details provided in the
application and the Valuer’s recommendation. Applications can take up to 3 months to
assess due to the nature of the investigation required.
Our assessment of your application can be greatly assisted by you providing as much
detail regarding current operations, income and expenditure on your agricultural
business. Details of future plans to further develop or diversify your business is also
helpful as a demonstration of your commitment to the ongoing viability of your business
and use of the land for agricultural purposes.
When your application is received, it will be forwarded to our Valuer for assessment.
They will contact you shortly to arrange an inspection of your property and it is helpful if
you could also be available at this time to answer any questions we may have.
Once the application has been assessed, we will notify you in writing of Council’s
decision regarding your application.
If the application is successful in obtaining a Farm Land Classification, for rating
purposes it will be backdated to the date of the application and a revised rate notice will
be forwarded to you reflecting the farm land classification. Please note, if you have
received your rate notice, payment of rates should be made in accordance with the Rate
Notice issued until you receive the revised notice.
If your application is unsuccessful in obtaining a Farm land rate and circumstances in
respect to your property change, you may reapply to Council for your property to be
considered for classification as Farm Land at any time.
If you are unhappy with the evaluation you may apply to VCAT for a review of the
decision. An application for review must be made within 30 days of receiving your letter
of refusal from Council. For more information about lodging an appeal visit the VCAT
website at www.vcat.vic.gov.au.
The following list outlines the rules and application process for Farm Land rating in
accordance with section 2.2.3 of Council’s Declaration of Rates and Charges:
 It is the responsibility of the owner to make a Farm Land rating application to
Council.
 It is the owner’s responsibility to ensure this application is received by Council.
 If the application is successful, the Farm Land rating will only be applied from the
date the application is received.
 When a property receiving a Farm Land rate changes ownership, this Farm Land
rate is cancelled and an application for this rate must be made by the new owners.
 Council reserves the right to review Farm Land rated properties at any time.
I hope the information is of assistance in the processing of a Farm Land Classification,
please do not hesitate to contact Property Rating Services on 1300 368 333 to ascertain
the progress of the application.
REQUEST FOR CONSIDERATION
I, ……………………………………………………………………………………………………..
(Full Name – Block Letters)
of……………………………………………………………………………………………………..
……………………………………………………………………………………………………….
(Full Address – Block Letters)
Telephone:…………………………..(Home)………………………………(Work)
advise that the rateable property detailed in this application is being used primarily
for………………………………………………………………………………………………..and
request that it be considered for classification as Farm Land as from the date of this
application.
LAND DETAILS.
A.
Particulars of land within this municipality for which classification is requested.
Property
Address:
No.
B.
Total
Locality /
Township
Title Description
Lot No.-Plan No.-Crown
Allot. No.
Land Area
Acres
/
Hectares
Give details of any land outside this municipality used in conjunction with the
subject property for the conduct of the activity.
Property
Address:
No.
C.
Address
Address
Locality /
Township
Title Description
Lot No.-Plan No.Crown Allot. No.
Summary of all lands used for the business
………………………..
Acres / Hectares Freehold
………………………..
_________________
Acres / Hectares Leasehold
_________________
Acres / Hectares
Land Area
Acres/Hect
ares
D.
IMPROVEMENTS
Fencing (Describe types, condition and number of paddocks and yards)
………………………………………………………………………………………………………
Are the boundaries securely fenced?
Yes / No
Description of water supply (eg. bores, dams, drinking troughs, mains, waterholes).
………………………………………………………………………………………………………
………………………………………………………………………………………………………
Water Rights / Licenses
Yes / No
If Yes, what area is leased and at what Licence fee.
………………………………………………………………………………………………………
………………………………………………………………………………………………………
Pastures (Describe types, areas)
………………………………………………………………………………………………………
………………………………………………………………………………………………………
Soil Types & Break up
………………………………………………………………………………………………………
………………………………………………………………………………………………………
Structural improvements (Describe types eg. stockyards & crush, etc.)
………………………………………………………………………………………………………
………………………………………………………………………………………………………
………………………………………………………………………………………………………
Details of dwelling(s) and/or other buildings / structures on the property, and who
occupies / uses them.
Types
Eg.Dwelling,
Workshop
Size
Construction,
and Condition
Age Occupant(s)
Area of land devoted to residential use ………….(percentage.)
Area of land devoted to uses other than the defined business or residential use. Specify
use
………………………………………………………………………………………………………
………………………………………………………………………………………………………
………………………………and area …………………………………………………………...
Is all the land covered by this application suitable for farming purposes?Yes / No
If No please specify.
Area of Bush
Area of Swamp
Area of Water Course
Other Non – Useable Areas
E.
Hectares
PRODUCTION AND TRADING FIGURES
ACTIVITY
PRODUCTION
(eg. No. of Head, Volume, Weight)
Previous Financial
Year
- Grazing
- Dairying
- Pig – Farming
- Poultry – Farming
- Fish – Farming
- Tree – Farming
- Bee Keeping
- Viticulture
- Horticulture
- Fruit Growing
- Crops
- Other (Give Details)
GROSS BUSINESS RETURN
- Sale of Stock or Produce
- Agistment Fees / Rental
- Fees for Breeding / Hiring etc.
- Other (Give Details)
TOTAL GROSS RETURN
OPERATING COSTS OF FARM BUSINESS:
- Feed
- Fertiliser
- Repairs and Maintenance
- Wages
- Rates / Taxes
- Rental
- Power
- Stock Purchases
- Advertising
- Insurances
- Other (Give Details)
TOTAL COSTS
NETT INCOME
Last Year Financial
This Financial
Year Estimate
F.
OTHER INFORMATION
Is there any other information that you would wish to provide in support of your
application?(eg. Any planning permit applications lodged with the Council). If so, please
set out details below and attach such additional documents as you think may assist the
Manager of the Property Department in determining your application.
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G.
EMPLOYEES
Do you employ any other person (s) to work the property?
Yes / No
If yes, please provide details of the number of persons employed and a general
description of their duties.
………………………………………………………………………………………………………
………………………………………………………………………………………………………
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………………………………………………………………………………………………………
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H.
STATUTORY RECOGNITION
Details are required of recognition of the business for farming / primary production
purposes by the State Revenue Office, Australian Taxation Office, etc.
Business Name……………………………………………………………………………………
Registration Number………………………………………………………………………………
Licence(s), Registrations?
Yes / No
Primary Producer averaging provisions allowed?
Yes / No
I.
DECLARATION
I believe that all the information contained in this application meet the criteria
required to enable the subject property to be classified as Farm Land. I declare that
it is true and correct to the best of my knowledge and belief, and if required can be
supported by documented evidence on demand.
…………………………………………………
Signature of Applicant
…………………………
Date
…………………………………………………….. ………………………….
Witness
Date
Address of Witness:
……………………………………………….
……………………………………………….
……………………………………………….