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Town Planning Assessment Report
Mur
Town Planning
Assessment Report
2/296 Kidd Road, Pomona
Development Permit for Material Change of Use of Premises to
establish Short-term Accommodation (1 Cottage)
April 2022
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Full text of the other 21 pages
Page 2
Table of Contents
1. SITE AND APPLICATION SUMMARY................................................................................................................. 3
2. PROPOSAL ..............................................................................................................................................................................4
3. BACKGROUND ..................................................................................................................................................................6
4. SITE DETAILS ........................................................................................................................................................................ 7
4.1. SITE DESCRIPTION ....................................................................................................................................................... 7
4.2. SURROUNDING USES .................................................................................................................................................. 8
5. ASSESSMENT REQUIREMENTS ............................................................................................................................... 8
5.1. FRAMEWORK FOR ASSESSMENT............................................................................................................................... 8
5.2. ASSESSMENT BENCHMARKS RELATED TO THE PLANNING REGULATION 2017...................................9
5.3. ASSESSMENT BENCHMARKS RELATING TO THE PLANNING SCHEME ....................................................9
5.3.1. DEFINITION ...............................................................................................................................................................9
5.3.2. LEVEL OF ASSESSMENT AND ASSESSMENT REQUIREMENTS ................................................................ 10
5.3.3. ASSESSMENT BENCHMARKS ............................................................................................................................. 10
6. CONCLUSION ............................................................................................................................................................... 22
Appendices
Appendix A Proposal Plan
Appendix B Site Photographs
Appendix C Bushfire Hazard Assessment
and Management Plan
Disclaimer: While every care has been taken in preparing this report, Brennan Planning Pty Ltd accepts no responsibility for
decisions or actions taken as a result of any data, information, statement or advice, expressed or implied, contained within.
To the best of our knowledge, the content was correct at the time of publishing.
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Page 3
Site and Application Summary
Applicant
Applicant: Matthew and Geraldine Devine C/- Brennan Planning Pty
Ltd
Contact Details: Marcus Brennan
Mob: 0423 952 928
Email: [email protected]
Registered Landowner(s): Matthew and Geraldine Devine
Application
Development Permit for Material Change of Use of
Development Application:
Premises to establish Short-term Accommodation (1
Cottage)
Level of Assessment: Code Assessable
Referral Agencies: Nil
Assessment Manager Noosa Shire Council
Subject Site
Address: 2/296 Kidd Road, Pomona
Lot Description: Lot 2 on GTP 100353
Area: 18.242ha
Nil
Easement(s):
Regional Plan Designation Regional Landscape and Rural Production Area
Planning Scheme Noosa Plan 2020 (25 September 2020)
Zone: Rural
Overlays: + Agricultural Land Overlay
- Agricultural Land Conservation Area
+ Bushfire Hazard Overlay
- High Potential
- Potential Impact Buffer
+ Biodiversity, Waterways and Wetlands Overlay
- Area of Biodiversity Significance
- Riparian Buffer Area
- Waterways
+ Landslide Hazard Overlay
- High and Medium Hazard Area
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Page 4
Proposal
This Development Application seeks an approval for a Development Permit for Material Change of Use
to establish a Short-term Accommodation use within an existing cottage located on the premises
known as the ‘Tea House’.
The Tea House is located in the northwest portion of the site, approximately 200m from the northwest
corner. The building is single storey structure that is raised on posts. The building comprises a single
bedroom, a bathroom and open planned kitchen, living, dining area with a large wrapping deck. The
building has a total gross floor area (GFA) of 82.5m2.
The building was constructed in the 1920’s by the Porter family, who were a Pioneering family in the
area. It was originally used for the purpose of a tea house and rest stop along Cobb & Co route
between Pomona to Cooroy. The Porter family, who then owned the property, operated the tea
house as well as farmed and cut timber from the land. The building and land have a strong
connection with areas pioneering heritage and the use of the building for short term
accommodation celebrate its past use and the heritage of the area.
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Page 5
Figure 1 - Site Plan
Figure 1 - Existing Floor Plan of Cottage
Page 5 of 22
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Figure | - Existing Floor Plan of Cottage
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Page 6
Figure 2 - Photograph looking at Western side of Tea House
Access
Access to the site is achieved via an existing gravel driveway that extends along an access handle to
Kidd from the northwest corner of the site. The access handle is a common property lot within a
community title scheme.
Services
The Tea House is provided with existing water tanks, however, additional tanks will be provide to
ensure that it has capacity for guests. The building is also an effluent disposal system, electricity and
telecommunications supply.
Background
Council’s online development application system reveals that there is no history of approvals
associated with the site.
Page 6 of 22
Page 7
Site Details
1.1. Site Description
Site Description
Characteristic
Existing land use The site rural parcel of land that contains an existing
teahouse cottage and associated shed and rural buildings.
The structures are generally positioned in the northern
portion of the site.
Frontage and access The site gains access to Kidd Road via an access handle in
the northwest corner of the site. The handle is a common
property lot with a community title scheme that subject
site is a part of.
Topography The topography of the site varies. It is located on gently
sloping land that slopes downhill away from a hight point
situated in the southwest corner of the sit that is
positioned at an AHD of 114m. The land around the
existing teahouse and other structures is at heights
between 106m to 108m AHD. A waterway transects the
southeast corner of the site, which is its lowest point at a
height of 95m AHD.
Vegetation The predominant portion of the site is vegetated except
for a 4.7ha cleared patch with accommodates the existing
buildings and some rural pursuits. The vegetation
throughout the site is identified as being of ecological
importance under the Biodiversity, Waterways and
Wetlands Overlay and can generally be described as being
a tall open eucalypt forest.
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Page 8
Figure 3 – Aerial Photograph of Subject Site
1.2. Surrounding Uses
The site is located in rural environment and is surrounded by rural allotments to the that are used
for rural residential and rural pursuits. The site was created as part of a group title subdivision that
includes the adjoining property to the west and the access handle.
Assessment Requirements
1.3. Framework for Assessment
Categorising Instruments for Statutory Assessment
In accordance with Section 43 of the Planning Act 2016, the following categorising instruments may
contain assessment benchmarks applicable to development applications:
+ the Planning Regulation 2017
+ the Planning Scheme for the local government area
+ any temporary local planning instrument
+ any variation approval
Of these, the planning instruments relevant to this application are discussed below:
Page 8 of 22
Page 9
1.4. Assessment Benchmarks Related to the Planning Regulation 2017
The Planning Regulation 2017 (the Regulation) prescribes assessment benchmarks that the
application must be carried out against, which are additional or alternative to the assessment
benchmarks contained in council’s Planning Scheme. These assessment benchmarks may be contained
within:
• the SEQ Regional Plan;
• Part E of the State Planning Policy, to the extent they are not appropriately integrated into the
Planning Scheme; and
• Schedule 10 of the Regulation.
An assessment against the applicable benchmarks contained within the Planning Regulation is
provided below:
SEQ Regional Plan
The subject site is located within the Regional Landscape and Rural Production Area under the SEQ
Regional Plan (SEQRP). The proposed Short-term accommodation use is consistent with the goals,
elements and strategies for the Regional Landscape and Rural Production area designation.
Part E of the State Planning Policy
The current State Planning Policy (SPP) commenced on 3 July 2017. The applicable State interests
relating to development assessment are set out in Part E of the document and are under five broad
themes. The assessment benchmarks of the SPP Part E that are relevant to the development
proposal are consistent with the current provisions of the planning scheme and would not warrant
further assessment.
Schedule 10 of the Regulation
The proposal does not trigger referral to any agencies or assessment against any of the benchmarks
contained with Schedule 10 of the regulation.
1.5. Assessment Benchmarks Relating to the Planning Scheme
1.5.1. Definition
The Noosa Plan 2020 defines a Short-term Accommodation Use as follows:
Short-term accommodation—
a) means the use of premises for
i. providing accommodation of less than three (3) consecutive months to tourists or travellers;
or
ii. a manager’s residence, office, or recreation facilities for the exclusive use of guests, if the
use is ancillary to the use in subparagraph i.; but
b) does not include a hotel, nature-based tourism, resort complex or tourist park
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Page 10
The proposal meets the definition of a Short-term accommodation as the buildings will be used to
accommodate tourists or travellers for periods less than 3 consecutive months.
1.5.2. Level of Assessment and Assessment Requirements
The site is a located within the Rural Zone under the Noosa Plan 2020. Pursuant to Table 5.5.13 of the
planning scheme, the proposed Short-term accommodation is ‘code assessable’ as:
a) The site has an area greater than 4ha;
b) The use does not incorporate conference or function facilities;
c) It is not located within a dwelling house containing more than 5 bedrooms; and
d) It will not involve the use of more than four free standing cottages, cabins or permanent tents,
accommodating more than eight guests.
In accordance with Section 45(3) of the Planning Act 2016 a code assessment is an assessment that
must be carried out only—
(a) against the assessment benchmarks in a categorising instrument for the development; and
(b) having regard to any matters prescribed by regulation for this paragraph.
1.5.3. Assessment Benchmarks
Pursuant to Table 5.5.13 of the Noosa Plan 2020, the application is assessable against the following
codes:
+ Rural Zone Code;
+ Visitor Accommodation Code; and
+ Works Codes
The following overlay codes are also applicable to the assessment of the application:
+ Bushfire Hazard Overlay Code
An assessment against the abovementioned applicable codes has revealed that the development is
compliant with, or can be conditioned to comply with, each. The pertinent issues arising out of an
assessment against each of the codes are discussed below.
Rural Zone Code
Performance Outcomes Acceptable Outcomes Compliance
PO1 No acceptable outcome provided. PO1 - Complies
Land uses in the Rural zone are
limited to those which are The proposed short-term
compatible with agriculture and accommodation use is a
the protection of environmental consistent and appropriate use
and landscape values. in the rural area. There are no
intensive animal husbandry or
cropping uses occurring on
adjoining premises that the
proposed use would impact
upon. The use will not impact on
the environmental or landscape
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Page 11
values of the area as it relates to
a low impact visitor
accommodation use within an
existing building and will involve
the appreciation of the natural
area.
PO2 AO2.1 AO2.1 - Complies
Development does not result in Development that is incompatible The proposed short-term
the loss or diminished productive with agricultural activities is not accommodation use is not
capacity of Agricultural Land located on Agricultural Land incompatible with agricultural
Conservation Area. Conservation Area and an activities. Further, it is well
adequate separation area between separated from the closest
the development and boundary by a minimum
the Agricultural Land Conservation distance of 156m and there are
Area is provided. no agricultural activities being
undertaken on the adjoining
AO2.2 properties.
Where there is an overriding need
for incompatible development to AO2.2 - Complies
be located on Agricultural Land The proposed short-term
Conservation Area, the accommodation use is not
development does not have an incompatible with the
irreversible impact on the agricultural activities. The use
productive capacity of Agricultural will be conducted within an
Land Conservation Area. existing building that is raised on
posts and sits lightly on the land.
The use will not cause
irreversible impacts to the
productive capacity of the land.
Further, there is only 2.6ha of
land mapped as agricultural land
on the property and this would
not be viable for farming
purposes.
AO2.3 AO2.3 - Complies
Where located in the Agricultural The proposal will involve the
Land Conservation adaptive re-use of an existing
Area accommodation is of a building located on the premises.
temporary or semi-permanent
nature (such as tents, yurts,
relocatable dwellings or
recreational vehicles) or it
adaptively reuses well-established
rural buildings.
AO2.4 AO2.4 – Complies
No sensitive land use is established There no land within 200m of
closer than 200 metres from land the use that is mapped as
on an adjacent property included in Agricultural Land Conservation
the Rural zone and mapped Area.
as Agricultural Land Conservation
Area as shown in Agricultural Land
Overlap Maps in schedule 2.
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Page 12
PO3 AO3.1 AO3.1 - Complies
With the exception of Only the occupants of a dwelling Guests will not stay longer than 3
one dwelling house, caretaker’s house, compliant caretaker’s months.
accommodation or a community residence or community
residence, any accommodation residence reside on the property
activity is limited to use by short- for any period greater than three
term guests or seasonal workers consecutive months.
employed in a rural activity on
the same site or on adjoining
premises.
Building height and scale AO7.1 AO7.1 - Complies
PO7 Buildings are no more than two The building is single storey in
storeys in height. height.
Buildings and other structures:
AO7.2
are low rise; With the exception of Class 10 AO7.2 - Complies
buildings or structures used The building has a height of less
minimise the appearance of bulk exclusively for a rural than 8m.
to adjacent properties, roads or activity, buildings and structures
other areas in the vicinity of are no more than 8 metres
the site; and in building height providing that
they may be up to 9 metres where
respect the scale of the pitched roof but no other part
surrounding vegetation and of the building or structure exceeds
maximises opportunities to retain 8 metres.
existing vegetation on site.
AO7.3 AO7.3 - Complies
With the exception of Class 10 The building has a GFA of 82.5m2
buildings or structures used
exclusively for a rural activity,
individual buildings or roofed
structures do not exceed 500m2
gross floor area.
AO7.4
Class 10 buildings used exclusively AO7.4 - Not Applicable
for the purpose of animal
husbandry, aquaculture, cropping, i
ntensive animal industry, intensive
horticulture or rural industry do
not exceed 12 metres in height.
AO7.5
A structure, not constituting AO7.5 - Not Applicable
a building, used exclusively for the
purpose of animal
husbandry, aquaculture, cropping, i
ntensive animal industry, intensive
horticulture or rural industry does
not exceed 15 metres in height.
AO7.6
Where excavation is required, the AO7.6 - Not Applicable
maximum portion of the exposed The proposed buildings will not
external façade of require excavation.
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Page 13
the building cannot exceed the
respective building heights in
AO1.1 , AO.2, AO7.3, AO7.4 and
AO7.5 above
Setbacks
PO8 AO8.4 AO8.4 - Complies
Notwithstanding that intensive In addition to the circumstances of The building is setback a
rural activities may need greater AO8.1, to AO8.3 above, buildings minimum of 156m from the
separation distances, buildings and structures meet the following closest boundary.
and other structures are minimum boundary setbacks:
appropriately sited and designed a) 20 metres from a property
to: boundary of adjoining land in
the Environmental
a) avoid environmental harm or management and conservation
nuisance to sensitive land zone;
uses, including adverse b) a distance greater than the
impacts on amenity values, width of the riparian buffer
over and above what could area shown on Biodiversity,
reasonably be expected in Waterways
the rural zone; and Wetland Overlay maps;
c) 10 metres from a
b) avoid adverse impact road frontage; and
on ecologically important d) 10 metres from the side and
areas including National rear boundaries or 6 metres
Parks, watercourses, and where the lot area does not
wetlands; exceed 1 hectare, with the
exception that if the height of
c) mitigate risks associated with the building or structure
the use of chemicals or air exceeds 9 metres
pollutants; and the setback to the side and rear
boundaries is equal to twice its
d) avoid conflict with rural uses height in metres.
and activities on adjoining
properties.
AO8.5 – Complies
AO8.5
There is no mapped Agricultural
On properties over 2 hectares in
Land Conservation Area on an
area, a distance of not less than
adjoining property within 200m
200 metres is provided between
of the use.
a sensitive land use and land on an
adjacent rural zone property over 4
hectares in mapped Agricultural
Land Conservation Area.
PO10 AO10 AO10 - Complies
Development does not Safe vehicular access is provided to Safe vehicular access to the
compromise the safety, capacity and from the site without building is provided via an
or operation of the road network. adversely impacting on the safety existing gravel driveway to Kidd
of the road network. Road.
PO11 AO11.1 AO11.1 - Complies
Development does not have a Development does not result in The proposal will not result in
significant adverse impact on the sediment, soil or other material any sediment, soil or other
natural values of including building materials or material being released into the
waste products being released into waterway.
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the site including through: the road reserve, stormwater
drains, waterways or adjacent
loss of biodiversity values, fauna properties.
habitat and fish passage;
AO11.2 AO11.2 - Complies
changes to natural drainage; Natural Vegetation is retained The proposal does not involve
wherever possible. removing native vegetation.
disturbance to
any wetland systems;
erosion and the transport of
sediments off site (including AO11.3 AO11.3 - Not Applicable
pollutants and other Where there is a The lot does not contain a
contaminants which would affect nominated building envelope on nominated building envelope.
the capacity of agricultural lands); the lot, clearing of
native vegetation and building
works do not extend beyond
worsening of landslide or fire risk;
the building envelope, except for
the purposes of a driveway access.
on-site effluent disposal;
creation of dust and air
pollutants;
disturbance of buildings and
features, including natural
features, of cultural heritage
significance.
PO12 AO12 AO12 - Complies
Development and Development and The proposal would not
associated site works do not associated site works, including exacerbate flooding or overland
directly, indirectly or filling and excavation are designed flow impacts.
cumulatively cause adverse and constructed to ensure
impacts external to the overland flow and/or flooding is
development site by: not worsened, impeded, or
otherwise diverted to adversely
causing ponding of water; affect other properties.
increasing flooding, which
adversely affects the safety or
use of any land upstream and
downstream;
adversely affecting the flow of
water in any overland flow path.
AO13
Development on land adjoining AO13 - Not Applicable
the major road network, Lake The land does not adjoin the
Macdonald or the Noosa River major road network.
system minimises visual impacts on
the scenic amenity of the roadway
or waterway by:
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Page 15
sensitive siting and design of
buildings, structures, driveways
and works;
retaining existing vegetation;
incorporating landscape
treatments to visually screen and
soften development; and
incorporating building materials
and external finishes that are
compatible with the site’s visual
character and landscape setting.
Sloping sites and ridgelines
PO15 AO15.1 AO15.1 - Complies
The landscape character and To protect scenic amenity and The building and access
visual amenity quality of hill other landscape qualities, driveways are existing and
slopes and ridgelines are retained buildings, structures and associated located on gently sloping land
and buildings and structures: accessways are not constructed on not exceeding 25%.
land with a slope greater than 25%.
a) are visually responsive to the
natural topography of AO15.2
the site, sitting within the On sloping sites or on ridgelines at AO15.2 - Not Applicable
landscape rather than the uppermost edge of a hill slope: The building and access
dominating it; driveways are existing and not
a) roof lines are generally parallel located on a sloping site or
b) step down slopes or use with contours of the land; ridgeline.
suspended floor construction,
minimising cut and fill and b) roofs do not exceed a pitch of
avoiding benching of the site; 15 degrees; and
c) allow for retention of c) buildings do not protrude
natural vegetation that above the height of
assists in screening or visually prevailing vegetation.
softening development; and
AO15.3 AO15.3 - Complies
d) incorporate materials, Cut or fill is less than 1.5 metres in The proposal will not involve cut
finishes and colours that depth relative to natural ground or fill exceeding 1.5m in height.
complement the natural surface.
setting and integrate with the
landscape and skyline.
PO16 AO16.1 AO16.1 - Not Applicable
A comprehensive network of Development includes linkages to The site does not include
bridle trails and pedestrian and or between existing or future linkages to or between the
bicycle linkages is established, components of the Noosa Trail Noosa Trail Network.
enhanced and protected Network, as indicated on
incorporating road reserves, the Strategic
State forests, Council owned land Framework Infrastructure Map
and private lands consistent with
the lifestyle and outdoor
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recreation needs of Noosa Shire’s AO16.2 AO16.2 – Complies
residents and visitors. Development does not have an The development is conveniently
adverse impact on located in close proximity to the
the access functions of the Noosa Noosa Trail Network which runs
Trail Network. along Porters Road to the west
of the site.
Visitor Accommodation Code
Performance Outcomes Acceptable Outcomes Compliance
PO1 AO1.1 PO1 – Complies
Visitor accommodation is located Visitor accommodation is not
The use is not located within the
such that it avoids conflicts with located within:
nominated distances of any of
nearby land uses. a) 150 metres of land within
the specified land or activities.
the Low impact industry zone;
b) 200 metres of land within
the Medium impact industry
zone;
c) the designated separation area
of a Key Resource Area;
d) 250 metres of an intensive
animal industry, intensive
horticulture use or rural
industry; or
e) 100 metres of agricultural
operations on adjoining
premises.
AO1.2 AO1.2 – Complies
Visitor accommodation is not Visitor accommodation is not
within 100 metres of within 100 metres of
an educational an educational
establishment or childcare centre. establishment or childcare
centre.
PO2 AO2.1 AO2.1 - Not Applicable
Development is located on Within the urban boundaries,
The site is not within an urban
a site with an area sufficient to the site of a tourist park has a
boundary and the use does not
accommodate the use without minimum area of 8,000m².
relate to a tourist park
detracting from the character
and amenity of the local area. AO2.2
In the Rural zone the site used for AO2.2 - Not Applicable
a tourist park has a minimum area The use does not relate to a
of 10 hectares. tourist park.
AO2.3
In the Rural zone or Rural AO2.3 - Complies
Residential zone the site used The site has an area in excess of
for Nature-based tourism or short- 18ha.
term accommodation has a
minimum area of 4 hectares.
PO3 PO3 - Complies
Development has a scale and No acceptable outcome provided
The proposal utilises existing
density that is compatible with
building within the site and is of
the intent of the zone and the
a scale and character that is
preferred character for the local
compatible with the intent for
area in which it is located.
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Page 17
the zone and preferred character
of the area.
PO4 AO4.1 AO4.1 - Not Applicable
Visitor accommodation is located Accommodation adjacent to or
such that it preserves the safety within 50 metres of an existing
of guests and does not impact on electricity substation incorporates
the function of infrastructure noise attenuation measures to
including: mitigate noise impacts.
a) the major road network;
AO4.2 - Not Applicable
b) the North Coast railway AO4.2
line; Buildings and structures (including
c) existing and future swimming pools, sheds, tennis
electricity supply courts and outbuildings) are not
infrastructure; and constructed under overhead
d) water supply and waste electricity transmission lines, or
water treatment. within electricity easements.
AO4.3 AO4.3 - Not Applicable
Accommodation
a) within a designated transport
noise corridor; or
b) within 100 metres of an
existing electricity substation—
i. incorporates noise
attenuation measures to
mitigate noise impacts and;
ii. guests are not
accommodated in
lightweight shelters (such as
tents, yurts, recreational
vehicles, or relocatable
dwellings).
AO4.4 AO4.4 - Not Applicable
Accommodation within a water
catchment area relies on
minimal clearing of
natural vegetation, earthworks,
and movement of sediments or
nutrients from the site and any on-
site disposal of effluent is to a
secondary treatment standard.
PO5 - PO10 - Not Applicable to Rural Based Visitor Accommodation
PO11 AO11.1 AO11.1 – Complies
Safe vehicular access is provided Visitor Accommodation is directly The site is directly accessible
to and from the site without accessible from a sealed road or a from Kidd Road, which is a good
adversely impacting on the safety good standard gravelled road. standard gravel road.
of the road network.
AO11.2
Visitor accommodation does not AO11.2 – Complies
gain direct access from part of The development does not gain
the major road network which has access from the major road
a legal speed limit of 90 kilometres network.
per hour or above.
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Page 18
AO11.3 AO11.3 – Not Applicable
Where: The site does not gain access
a) the site gains access from part from a major road network or
of the major road network; or provide accommodation for
b) more than 10 guests are more than 10 guests.
accommodated— Notwithstanding, vehicles can
leave the site is a forward gear.
vehicle manoeuvring areas are
provided on site such that vehicles
enter and leave the site in a
forward gear.
AO12.1 AO12.1 – Complies
Visitor car parking spaces are: A minimum of 1 visitor space will
a) accessible at all times; be made available to each
b) not located behind locked cottage.
gates; and
c) not located in tandem with a
garage or other car parking
space
AO12.2
Short term parking is provided near AO12.2 – Not Applicable
the office to allow for check-in and The proposal relates to a rural
check-out. accommodation use.
PO13 AO13.1 AO13.1 – Complies
Visitor accommodation is Visitor accommodation is: The cottage is connected to an
provided with a level of a) connected to the reticulated onsite effluent treatment and
infrastructure and services that: sewer infrastructure network; disposal system
a) is appropriate to its location or
and setting; b) where not located in a sewered
b) maintains environmental and area, the premises are
public health; and connected to an onsite effluent
c) is commensurate with the treatment and disposal system.
needs of users.
PO22 No acceptable outcome provided PO22 – Complies
Except where in the form of a The cottage is provided with a
serviced apartment or hotel room kitchen, dining and laundry
the short term accommodation facilities for guests.
use is provided with
sufficient kitchen, dining, laundry
and common room facilities to
accommodate the needs
of visitors and resident staff.
PO23 AO23.1 AO23.1 – Not Applicable
In mixed use developments, Mixed use building formats ensure:
The proposed accommodation
buildings are designed and uses a) separate identifiable, well-lit
does not involve a mixed-use
operated to ensure resident and safe
format.
guests: pedestrian access to building e
a) are not unduly impacted by ntries and units;
business or entertainment b) private accommodation
activities; residential spaces are clearly
Page 18 of 22
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b) are afforded a high level of defined by using features such
privacy and security; and as low walls, changes in surface
c) have access to a reasonable texture or other landscape
level of private outdoor living treatments; and
space. c) business or entertainment
customers and patrons do not
have access to areas that are
intended for the exclusive use
of resident guests.
AO23.2 AO23.2 – Not Applicable
Accommodation units are provided The proposal does not involve an
with private open space or accommodation unit.
a balcony directly accessible from a
habitable room that:
a) is a minimum area of 6m²;
b) has a minimum dimension of 2
metres; and
c) does not accommodate air
conditioning units.
PO24 AO24.1 AO24.1 - AO24.4– Not
Development facilitates the Walkways, car parks and publicly Applicable
security of people and property accessible facilities, including The proposal involves a rural
having regard to: toilets, and bicycle racks are visitor accommodation use
located and designed to allow within a self-contained cottage.
a) opportunities for casual casual surveillance by other
surveillance and sight lines; persons.
b) exterior building design that
promotes safety; AO24.2
Pathways allow clear sightlines in
c) adequate lighting;
all directions.
d) appropriate signage and
wayfinding; and AO24.3
e) building entrances, loading Adequate lighting is provided
and storage areas that are to building entrances, car parks and
well lit and lockable after pedestrian routes.
hours.
AO24.4
The property, including service
areas can be secured at night time.
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PO25 – Complies
PO25 No acceptable outcome provided The proposed Short term
Short term accommodation in a accommodation use is
single dwelling is limited to compatible with its rural setting
formats compatible with the and will not cause and will not
character and use of the area so result in unreasonable loss of
as not to cause unreasonable loss amenity for neighbouring
of residential amenity, having properties.
regard to:
a) the privacy of residents on
the subject property or
adjoining properties;
b) any likely increase in noise to
adjoining properties;
c) the scale of the use and its
compatibility with the
character and uses within the
property or surrounding area;
d) retention of the primary
residential function of an
area;
e) the impact on the safety and
efficiency of the local road
network;
f) the impact of waste storage
areas on the visual amenity of
the area or sensitive land
uses; and
g) any impact on shared
vehicular access or parking.
PO21 AO21.1 AO21.1 - Complies
Nature based tourism provides Guests have the opportunity to
Guests will have opportunities to
experiences that increase visitor participate in low impact non-
participate in activities including
appreciation and understanding motorised nature
bushwalking, bicycle riding,
of natural and cultural values. based recreational pursuits (such
horse riding and observing
as bushwalking, kayaking, bicycle
wildlife utilising the natural
riding or observing wildlife).
values of the site and the
surrounding area which includes
AO21.2
linkage to the Noosa Trail
The use provides for environmental
Network.
or cultural heritage interpretation
and education.
AO21.2
The use will provide for nature
based experiences including
appreciation of native wildlife
and, use of walking/riding trails
and the cultural heritage of the
site.
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Works Codes
Comment
The proposed Short-term accommodation use will be provided with appropriate access, parking, disposal of
stormwater, and connections to all necessary infrastructure having regard to its setting in accordance with
the requirement of the relevant works codes.
The following overlays are also applicable to the proposed development and a comment is provides
against each:
Bushfire Hazard Overlay Code Overlay
The site is mapped as containing Medium Potential Bushfire Intensity and Potential Impact Buffer under the
Bushfire Hazard Overlay Mapping.
Please refer to the attached Bushfire Hazard Assessment Report prepared by Equilibrium Ecology at Appendix C
which addresses the Bushfire constraints applying to the land.
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Conclusion
This report has identified that the proposed development complies with the relevant benchmarks
contained within the Noosa Plan 2020 and does not raise any significant issues that cannot be
addressed by reasonable and relevant conditions on the following basis:
+ the proposal provides a low-key visitor accommodation use operated out of existing timber
cottage that is located on the premises;
+ the built form appearance of the development is in keeping with the rural character and
amenity of the area;
+ the cottage is lightweight, raised on posts, and sensitively respond to the site;
+ the development would provide for visitor accommodation opportunities in the hinterland
area that would complement rural uses and promote the sustainable use of rural land and the
natural environment;
+ the use would support tourism within the local area without compromising the land for rural
activities;
+ the use would not result in any unreasonable offsite impacts including by way of noise, light,
glare, dust or odour emissions or stormwater runoff or traffic impacts; and
+ the use can be designed constructed in a manner that will ensure present acceptable risk to
people and property in the event of a bushfire.
This office trusts that the information supplied comprehensively addresses all of the issues that are to
be considered by the Noosa Plan 2020. Should you have any questions in relation to the proposal, or
any aspect of the development, please do not hesitate to contact the undersigned on 0423 952 928
or via email [email protected]
Yours sincerely,
Marcus Brennan
B. Urb. Reg. Plan.
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