Information Request 131998.981211.5

Officer: 	Nadine Gorton
Direct Telephone: 	07 53296215
Our Reference:	131998.981211.5
Your Reference:	n/a
17 February 2023
Christian Youth Council
C/- Pivotal Perspective Pty Ltd
95/3 Hilton Tce
NOOSAVILLE  QLD  4566
[email protected]
Dear Sir/Madam
Information Request
Planning Act 2016
I refer to your application and advise that Council requires further information to satisfactorily assess the proposal.
application details
Application No.	131998.981211.5
Street Address:	59 Kabi Rd Cootharaba Qld 4565
Real Property Description:	Lot 394 M 371117, Lot 7 RP 216403, Lot 650 M 37380
Planning Scheme:	Noosa Plan 2020 (25 September 2020)
INFORMATION REQUIRED
The information requested is set out below:
Issue - Scale
The Purpose of the Rural zone as detailed in the Rural Zone Code as follows:
The purpose of the Rural zone is to:
provide for rural uses and activities; and
provide for other uses and activities that are compatible with:
existing and future rural uses and activities; and
the character and environmental features of the zone; and
maintain the capacity of land for rural uses and activities by protecting and managing significant natural resources and processes.
The overall outcomes include:
(h) The establishment of outdoor recreation and small-scale tourism facilities in suitable locations is facilitated in a manner that does not significantly compromise the rural productivity or ecological values of the land.
(i) Visitor accommodation complements rural uses and promotes the sustainable use of rural land.
(j) Houses or outbuildings may be available for short term guests where there is no resultant changes to the rural amenity or rural production of the area.
(k) Nature based tourism adopts exemplary standards of ecologically sustainable design and facilitates appreciation of the natural environment.
(p) Development maintains and enhances the significant scenic and landscape values of the area. The built form of development integrates with and complements the rural character intended for the zone and sensitively responds to the landscape.
PO4 of the Code details that Visitor Accommodation is to be small scale and of a low density that protects the environmental and rural values of the land. PO5 further details that accommodation and recreation type activities amongst other matters demonstrates an overriding community benefit.
The proposal seeks approval for 246 beds on the site with a maximum of 299 persons on site. Concerns are raised as to the overall scale and operation of the development due to the three villages as well as the size and use of the communal dining hall and communal sports hall.
Information Required
Clarify the operational aspects of the development in terms of use of the communal dining and communal sport halls when each of the villages have their own dining facilities. Concerns are raised as to the need and size of the communal facilities as they are not considered small scale or consistent with existing rural character.
Provide further information as to the how the golf course operations are to be function in conjunction with the new uses (Group Farm Stay Accommodation). Please note that the expansion of Golf Course clubhouse facilities and use of the communal buildings for golfing purposes is not supported.
Provide further information as to whether the site will be used for special events or competitions.
Provide further information as to the use of the cooking area shown on Plan A-DA-ca-03.02 – 03. The use of this area as a cooking school/ experience tourist activity is not supported.
Provide further information as to the use of the communal dining hall and whether this will be available to school groups only or open to the general public and other groups.
Provide further information as to the proposed staging of the proposal demonstrating how each stage is intrinsically linked to the agricultural use/operations of the site.
Reduce the size and scale of the Communal Area/buildings to a scale that is representative of character of the area.

Issue
The proposal details that school groups are to be the main clientele to use the site however the applicant also seeks approval to allow other tourist groups to utilise the site. Concerns are raised as to the general term ‘other tourist groups’ used in the report and what this actually entails and how they are connected to rural and ecological values of the site.
Information Required
Provide further information as to the scope of the ‘other tourist groups’ visiting the site. Information is to include:
The number and frequency of the ‘other tourist groups’ using the site;
The composition of the ‘other tourist groups’;
Clarify as to whether the site will be open to the general public in terms of day visitors using facilities of the site. If the site is to be open to the general public please provide further information demonstrating that the use is consistent with the existing approval, maintains the rural production of the area and provides overriding community benefit.
Provide further information (tenure) as to how the three lots will operate to maintain the rural and ecological values of the site. In this regard are the lots to be amalgamated?
How the these ‘other tourist groups’ will utilise the site in terms of the connection to the rural production values of the site;
Confirmation that the site will not be used for functions such as weddings, special events, concerts or competitions.

Issue
PO5 of the Rural Zone Code details that uses such as nature based tourist, outdoor education, environmental facilities and outdoor sport and recreation may be appropriate where there is an overriding community benefit of the development. Limited information has been provided demonstrating that there is an overriding community benefit for group accommodation for the general public to be established on the site.
Information Required
Provide further information demonstrating an overriding community benefit of the  proposed farm stay especially with reference to general tourist groups accessing the site.
Provide clarification as to staff numbers proposed for the site. Does the 54 staff include teachers/managers from the relevant groups? Provide a breakdown of staff work descriptions for the site including staff for agricultural, maintenance and service activities.

Issue
Council has concerns that the existing formation in Kabi Road and at the intersection with Cootharaba Road will not be sufficient to cater for the heavy vehicles that are associated with the proposed use. Council has concerns with the potential conflicts with other road users (residents and the other passenger vehicles in Kabi Road and the general public at the intersection).
Swept Paths. The paths have been overlaid over aerial photos and Council has concerns that the paths are not sufficiently accurate:
Cootharaba Rd / Kabi Rd intersection. The paths appear to be tight to safely turn, and widening works may be required to ensure 14.5m coach can be safely accommodated while also ensuring that the road edge is suitably set-back and protected from edge deterioration caused by coaches.
Kabi Road appears to have a 5.0-5.5m wide sealed formation with no shoulder.  Noting that this width cannot have a white dividing line installed.  Passing oncoming traffic would require vehicles to drive with one side of the vehicle on the sealed road surface and one side off the sealed road on the grass.  This is not recommended as vehicles may lose control due to different traction levels, especially in inclement weather.
Pavement. The existing road pavement and wearing surface is unlikely to have been constructed to cater for the proposed vehicle traffic, specifically the heavy vehicles.
The increase in traffic movements, and more specifically heavy vehicles has the potential to deteriorate the road pavement and wearing surface.
Consideration should also be given to the impacts of construction traffic associated with the construction of the earthworks, internal roads and drainage and buildings
Particular attention must be given to the intersection and other turning paths due to the potential impacts of the heavy vehicles screwing and turning their wheels
Information Required
Provide a survey plan which indicates the dimensions of:
the existing formation in Kabi Road between the intersection with Cootharaba Road and the site entrance,
the existing formation of the intersection of Kabi Road and Cootharaba Road, and
roadside and overhanging vegetation.
Provide additional comment and swept paths from the Traffic Consultant which:
includes swept paths based on the survey
assesses the current formation extents as determined by the survey and includes recommendations on any necessary improvements to ensure that the concerns have been suitably addressed
includes a risk assessment/road safety audit based on the proposed development, existing road conditions and proposed improvements
Provide an assessment of the existing formation of Kabi Road and the intersection of Kabi Road with Cootharaba Road. The assessment must be based on pavement testing of the existing formation and include recommendations on any improvement works necessary to cater for the proposed vehicle movements

Issue
The submitted traffic report suggests that the camps will not be in school holidays and will be “seasonal”. This is contrary to previous discussions which suggested that “holiday camps” and other similar activities will occur.
The submitted traffic report has been based on a number of assumptions rather than on site specific traffic counts. It is well known locally that Kabi Golf Course historically had very low usage and as a result generated low traffic movements. Similarly the assumptions regarding traffic movements on the wider network may not be correct.
Information Required
Provide an amended report that is based on current site specific traffic counts. The counts must be undertaken in 2 locations, on Kabi Road and on Cootharaba Road in the vicinity of Kabi Road (to the south of Kabi Road). The traffic data must include but not be limited to:
data obtained over a 2 week period at each location
vehicle date/time stamped, vehicle classes recorded, and direction of travel recorded
Provide risk assessment and comment based on the traffic count data in regard to the need for improvements to the Kabi Road/Cootharaba Road intersection to cater for the turning traffic (eg Basic Right Turn treatment and associated shoulder widening on Cootharaba Rd)
Provide additional comment in the report in regard to the proposed use periods

due date for response to information request
The due date for providing the requested information is 25 May 2023. Email your response to [email protected]. Please advise Council of your response to this information request in accordance with section 13 of the Development Assessment Rules.
If you do not provide a response before the due date, it will be taken as if you have decided not to respond to the information request and Council will continue with the assessment of your application.
other details
You can follow the progress of this application online at www.noosa.qld.gov.au. The “Online Services” page can be accessed via "Quick Links" on the left hand side of the screen.
Should you have any further queries in relation to the above, please do not hesitate to contact me on the number above.
Yours faithfully,

Nadine Gorton
Acting Coordinator Planning

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PO Box 141		P. (07) 5329 6500	[email protected]	
	TEWANTIN  QLD  4565	F. (07) 5329 6501	www.noosa.qld.gov.au
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