2019-12-11 SM Agenda - Item 1 - Attachment 1 DRAFT 20191202-Noosa Plan Consultation Report

12. Rural and Rural Residential Zones
The submissions below relate to specific provisions in Rural and Rural Residential Zone Codes. Individual property requests are dealt with in the Locality sections of this report. No further submissions were received as a
result of the ‘significant changes’ second round of consultation as this round of changes was mainly dealing with property zones and not provisions in codes.
Table 12.1 Submissions First Consultation
 Submitter   Submission and Grounds of Submission                                                                             Planners’ Response                                                                                           Recommendation
 20867638    Submission in opposition to proposed built form provisions within the Rural Residential Zone code                Since the introduction of the Noosa Plan, the total gross floor area of a detached house, ancillary          That no change be made to the New Noosa Plan as a result of this submission.
             specifically Table 6.8.4.3 – Acceptable Outcomes:                                                                dwelling unit and any secondary dwelling has been limited to 500m2 in some parts of the Rural
 20867641                                                                                                                     Settlement Zone.
             AO5.4 - Individual buildings or roofed structures do not cover more than 500m2 of the site.
 20867642                                                                                                                     PO5 of the Rural Residential Zone Code says:
             AO5.5 - The total gross floor area of all buildings on site does not exceed 500m2
 20867643                                                                                                                     Buildings and other structures:
             Delete both these provisions as the restriction to ‘not cover more than 500 square meters of the site’ and
 20867644    ‘gross floor area of all buildings on site does not exceed 500 square meters’ is extremely restrictive and not   a)   are low rise;
 20867645    in line with the typical use and lifestyle of acreage in semi-rural areas. The proposal is extremely short       b)   do not present an appearance of bulk to adjacent properties, roads or other areas in the vicinity of
             sighted as it forces people in arbitrary m2 limits that will force people to ‘sell and move’ thus undermining         the site;
 20867646    social fabric of the communities.                                                                                c)   have a low site impact to maximise the opportunity to retain natural site characteristics, such as
 20867647                                                                                                                          native vegetation and natural landforms;
             Roof space is easily exceeded in a single story development that allows for a number of garages, under           d)   respect the scale of surrounding vegetation;
 20867648    roof space for the boat, trailer and slasher. Patios are also easily adding additional space. As an example,
             a modest 450 square meters house, a 6 car space garage of 100 square meters and a shed 10m by 20m                Buildings are no more than two storeys in height and appear no more than two storeys in height from any
 20867639    with mezzanine floor 280 square meters, granny flat 65 square meters adds quickly to 895 square meters.          elevation.
             This space it typically sought from people living in rural areas and is a compensation for accepting longer
 20867640                                                                                                                     Development proponents and home builders may seek assessment against this qualitative performance
             drives to town. The restrictions are totally unreasonable.
                                                                                                                              outcome if they cannot meet the quantitative acceptable outcomes. However 500m2 is a very large size
             Rural properties are often chosen to run and support of a home business. Space is always key to this for         for any individual roofed building. Further as the total gross floor area of all buildings is exclusive of
             storage of items and basic office needs. The example square meters calculation above is a conservative           vehicle parking, loading or manoeuvring (e.g. garages) it still provides for a very large home with ample
             requirement in many of these cases.                                                                              space for large households.
             Rural properties are often chosen as an affordable way to facilitate intergeneration living. Whilst a granny     It is not considered that removal of the provisions are necessary.
             flat will cater for the basic needs, typically additional spaces are required in the main house to facilitate
             social needs and interaction. Sharing precious resources in this way is typically a good outcome from an
             environmental and socio economic perspective. Forcing people into cramped conditions because of
             arbitrary limits will trigger social conflict and research backed physiological harm.
             Intergenerational living saves resources and land and should be encouraged and not hampered by
             arbitrary square meters limits. Living in generous spaces with the family provides opportunity for ‘assisted
             living’ arrangements which takes pressure of the public system. It is confusing that the Council adopts a
             regressive mindset in regards to such opportunities.
             Properties with agreed building envelopes should be allowed to utilise this space for developments.
             Building envelopes were established at the time of development considering the impact of any
             development. The additional layer of restrictions reneges on previous agreements, devalues the property
             and impacts on the lifestyle of acreage living.
             Arbitrary square meters limits trigger typically bad designs as transitional spaces i.e. roofed patio’s and
             courtyards that separate spaces are avoided resulting in less liveable spaces and an increased
             appearance of ‘bulk’
 20862023    Objects to suggestion nature based accommodation and farm stay should require a development                      One of the overall outcomes for the Rural Zone says “Visitor accommodation complements rural uses            That no change be made to the New Noosa Plan as a result of this submission.
             application for anything less than 4 hectares. A blanket rule of no party houses is included in the new plan,    and promotes the sustainable use of rural land.” There is a performance outcome that specifically
             therefore the impact of a farm stay on a rural property is far less than in a highly populated area. Farm stay   qualifies visitor accommodation is small scale and low density that protects the environmental and rural
             and eco based accommodation, particularly properties that have a riparian and educational value to the           values of the land, is compatible with rural activities and nature conservation; and does not detract from
             public should not have a restriction to hectare size. That is denying property owners the ability to earn a      the rural amenity of adjoining properties.
             living and provide valuable environmental education to visitors.
                                                                                                                              With no planning approval necessary a proponent can:
             Minimum hectare size for Rural & eco based accommodation on rural properties should be changed to 1
             hectare. Good farm stays & eco properties aren't always based on size. Their proximity to other parcels of       •    let out their own home temporarily (up to 4 occurrences 60 nights per calendar year);
             land & Noosa Trails Network is a huge advantage for tourism and the opportunity for such properties to           •    run a traditional BnB within 3 guest bedrooms;
             value add to the community and provide employment, education and product.                                        •    if the site is 4ha in area, run nature based accommodation for up to 8 guests in no more than 2
             A farm stay or nature based accommodation should be more than 2 rooms. The nature of a farm stay or                   guest rooms, cottages, cabins or permanent tents; or
             eco accommodation is its appeal to travel in small groups and families. Two rooms with up to 8 people            •    if in the Rural Zone on 10 ha or more accommodate up to 5 RVs on site.
             allowable is a highly questionable ratio and not an acceptable travel choice for most people. This will          Subject to code assessment the options increase to include:
             therefore make the opportunities for these accommodation types far less appealing. This rule restricts rural
             property owners from economic benefit and providing further economic benefit to the community. Suggest           •    a single self­contained dwelling accommodating up to 12 guests; or
             5 rooms more appropriate.                                                                                        •    (if the site is 4ha in area) nature based accommodation for up to:



Consultation Report - Consideration of Submissions on the New Noosa Plan                                                                                                                                                                                                                                                  Page 86