Council archive · source document
planning report Gympie Kin Kin rd - kin kin · MCU22/0192
Development Application
Planning Report
Development Permit for Short Term Accommodation (3 cabins)
situated at 79 Gympie Kin Kin Rd, KIN KIN QLD 4571
(Lot 199 SP233184)
Page 1 of 12
See the original
The page text is free to read. Viewing or downloading an original file needs an account.
Log in to see the originalFull text of the other 11 pages
Page 2
Contents
Summary ................................................................................................................................... 3
1.1 Development application details ............................................................................................. 3
1.2 Planning instrument details ..................................................................................................... 3
2.0 Site details ....................................................................................................................... 4
2.1 Site description ....................................................................................................................... 4
2.2 Surrounding land uses ............................................................................................................. 5
3.0 Proposed development details ......................................................................................... 6
4.0 Planning assessment ........................................................................................................ 8
4.1 Code - Key parameters ............................................................................................................ 8
5.0 State assessment and other matters .............................................................................. 12
5.1 State interests ....................................................................................................................... 12
5.1.1 Matters established in the Planning Regulation ............................................................................ 12
5.1.2 State Planning Policy ...................................................................................................................... 12
6.0 Conclusion ..................................................................................................................... 12
Client Name: Scott Hill
Prepared by: Jack Lewis B.Sc Hons UNSW, M.Plan OTAGO MPIA MQELA
Version: 1
Date: 10 November 2022
This report is based on the QLD Government’s planning report template (Department of
Infrastructure, Local Government and Planning), which adopts a ‘report-by-exception’ approach. The
planning report only discusses the key issues and matters where a proposed development does not
exactly meet the requirements of, or conflicts with, a planning scheme or other planning instrument.
Disclaimer: While every care has been taken in preparing this report, Pivotal Perspective 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.
Page 2 of 12
Page 3
Summary
1.1 Development application details
Proposed development: Development Permit for Short Term Accommodation (3 cabins)
Site address: 79 Gympie Kin Kin Rd, KIN KIN
Real property Lot 199 on SP233184
description:
Site area: 38 hectares
Owner details: DRAGON HILL PTY LTD (TTE)
Applicant details: DRAGON HILL PTY LTD (TTE) c/ Pivotal Perspective Pty Ltd
1.2 Planning instrument details
State planning policy: State Planning Policy
Regional plan: SEQ Regional Plan 2017
Designation: – Regional Landscape and Rural Production
Planning scheme: The Noosa Plan 2020
Zone: Rural Zone
Level of assessment: Code assessment pursuant to Table of Assessment 5.5.13 Rural
(a) located on a site with an area of at least 4 hectares; and
(b) not incorporating conference or function facilities; and
N/A (c) within a dwelling house no more than five bedrooms; or
(d) within no more than four free standing cottages, cabins or
permanent tents, accommodating no more than eight guests.
Applicable overlays: N/A
Applicable codes: Rural Zone Code
Visitor Accommodation Code
Works Code
Page 3 of 12
Page 4
2.0 Site details
2.1 Site description
Table 1: Site description
Site characteristic Description
Existing land use Dwelling & associated structures and farm sheds
Access Existing access from a small service road accessed from Gympie Kin Kin
Road.
Topography and views The cabins are proposed near the top of a small ridge behind the dwelling
in the existing house paddock. The location has a slight slope to north west.
The cabins are located parallel with the contours.
Easements Nil
Figure 1: Aerial view and site identification
Source: Noosa Council Mapping System
Page 4 of 12
Page 5
Figure 2: The area of proposed cottages in relation to the dwelling house.
2.2 Surrounding land uses
Table 2: Surrounding land uses
Surrounding land uses
North and East 85 Gympie Kin Kin Rd - (76ha rural zone) vacant lot
West 64 Leggots Loop (37.1ha rural zone) – detached house, sheds and dams;
Urban lots of detached houses in Overton Way; and
Kin Kin sportsground,
South west 1 Gympie Kin Kin Rd; and
9 Gympie Kin Kin Rd
South Directly opposite and across Gympie Kin Kin Rd – smaller rural parcels
Page 5 of 12
Page 6
3.0 Proposed development details
The cabins are proposed for short term accommodation for visitor’s seeking to engage with the
appreciation of the rural environment and the surrounding natural beauty of the hinterland.
The Noosa Trail network, trails 1, 2 and 4 run parallel along the front boundary with Gympie Kin Kin
Rd. Trails 2 and 4 end at Kin Kin and trail 1 continue up Main Street. Directly opposite the subject
lot’s access, the trails enter unsealed Road 12 and head towards Sheppersons Lane and Silver Ash
Lane. An overnight stop is provided on the Kin Kin sports ground for those using the trail.
The popular rural village of Kin Kin is a 10-minute walk through the subject property to Old Wahpunga
Rd and the Kin Kin sports oval - where the nearby Kin Kin Hotel and other food and retail offerings
exist.
Three cabins are proposed each with the following features:
• A GFA of 48.6m² per cabin;
• Each cabin offers a living area, small kitchen and bed in the same room;
• Separate bathroom;
• Weather board cladding and custom orb roof to complement the rural character;
• Large 16.18m² covered verandah;
• North facing verandah and living areas;
• Generous 0.9m wide eaves to 100% of the perimeter of the buildings; and
• 20-degree skillion roof.
Each cabin provides an appropriate supply of water through provision of water tanks. The Plumbing
and Drainage Act 2003 sets outs requirements for on-site effluent treatment and disposal and can
be conditioned appropriately. A Wastewater Report and Site Investigation Report both prepared by
Unearthed Geotechnical is provided as part of the application documentation. The Wastewater
Report indicates the requirement for an advanced secondary treatment plant with a 300m2 land
application area approximately 50m from the cabins.
Recor has provided a driveway access assessment and sight line report indicating sight distances
at the existing eastern end of the access driveway exceeds the required sight distances for a 80km/h
local speed limit, with a desirable 5 second gap acceptance demonstrating visibility for safe access.
The report also finds that the existing access road appears to be a suitable level of service for a rural
driveway access.
Page 6 of 12
Page 7
Figure 2 shows elevations and floor plan typical of the cabin, however, a full copy of the proposed
plans are included with the application.
Figure 3: Typical proposed elevations and floor plan of the cabins
Page 7 of 12
Page 8
4.0 Planning assessment
An assessment against the relevant provisions is provided below with further assessment regarding
the performance Outcomes provided within the Table 3.
4.1 Code - Key parameters
Table 3: Assessment against key development parameters within The Noosa Plan 2020:
Rural Zone Code
Provision Code Provision Proposal and Comments Compliance
A02.4 – Ag Land AO2.4 The cabin location is not located within 200m of Y
Overlay No sensitive land use is established closer ALCA on an adjacent property.
than 200 metres from land on an adjacent
property included in the Rural zone and Notwithstanding compliance with AO2.4, the
mapped as Agricultural Land Conservation subject property and the surrounding lands are
Area as shown in Agricultural Land Overlap generally used for grazing so there is no impact
Maps in schedule 2. on these agricultural uses by the proposed
short term accommodation cabins.
The proposal is not sited on ALCA and will not
result in the loss or diminished production
capacity of ALCA, consistent with the intent of
the provision.
PO4 – Visitor PO4 The cabins are small scale with a GFA of only Y
accommodation Visitor accommodation: 48.6m² resulting in very small rural looking
1. is at a small scale and low density buildings. They are located within the existing
that protects the environmental and house paddock and offer views over the subject
rural values of the land; property and the surrounding hills. The
2. is compatible with rural activities combined overall site coverage of the cabins is
and nature conservation; and 194.4m² (not GFA) which is less than 0.05% of
3. does not detract from the rural the land area, an insignificant quantity.
amenity of adjoining properties.
The farming activities on the subject lot and
surrounding area is grazing with short term
accommodation compatible with this
agricultural use as there is no impacts such as
overspray, noisy machinery or other farming
activities that would create amenity impacts.
The target visitors are those who are looking for
a unique environmental experience near the
Noosa Trail Network. Noting the cabins will not
be seen from the surrounding area given there
location.
A08 - Setbacks AO8.4 The cabin location is not located within 200m of Y
In addition to the circumstances of AO8.1, to an adjacent property affected by ALCA.
AO8.3 above, buildings and structures meet
the following minimum boundary setbacks: Notwithstanding compliance with AO8, the
subject property and the surrounding lands are
1. 20 metres from a property generally used for grazing so there is no impact
boundary of adjoining land on these agricultural uses by the proposed
in the Environmental short term accommodation cabins.
management and
conservation zone; The proposal is not sited on ALCA and will not
2. a distance greater than the result in the loss or diminished production
width of the riparian buffer capacity of ALCA, consistent with the intent of
area shown on Biodiversity, the provisions.
Waterways
and Wetland Overlay
maps;
3. 10 metres from a
road frontage; and
4. 10 metres from the side and
rear boundaries or 6 metres
where the lot area does not
exceed 1 hectare, with the
exception that if the height
of the building or structure
exceeds 9 metres
Page 8 of 12
Page 9
the setback to the side and
rear boundaries is equal to
twice its height in metres.
AO8.5
On properties over 2 hectares in area, a
distance of not less than 200 metres is
provided between a sensitive land use and
land on an adjacent rural zone property over
4 hectares in mapped Agricultural Land
Conservation Area
Alternative provision to the QDC
A011 – Scenic AO11.1 No vegetation is required to be removed for the Y
Amenity Development does not result in sediment, development and there are no nominated
soil or other material building envelopes.
including building materials or waste
products being released into the road The cabins have been carefully sited in an area
reserve, stormwater drains, waterways or free from planning scheme constraints.
adjacent properties.
AO11.2
Natural Vegetation is retained wherever
possible.
AO11.3
Where there is a nominated building
envelope on the lot, clearing of
native vegetation and building works do not
extend beyond the building envelope, except
for the purposes of a driveway access.
A015 - AO15.1 The development is appropriately located and Y
Earthworks To protect scenic amenity and other architecturally designed to be sympathetic to
landscape qualities, buildings, structures and the location. None of the cabins are proposed
associated accessways are not constructed on steep land.
on land with a slope greater than 25%.
The cabins are proposed to run parallel with the
AO15.2 contour 86m AHD just below a small ridge.
On sloping sites or on ridgelines at the
uppermost edge of a hill slope: While the roof pitch is proposed at 20 degrees,
the roof is a traditional pitch with 2 gabled ends
1. roof lines are generally with 0.9m eaves to the whole perimeter. It is
parallel with contours of the unknown of the intent of this provision to limit
land; roof pitch to 15 degrees when traditional roof
2. roofs do not exceed a pitch styles historical included a roof pitch of 22 or
of 15 degrees; and 22.5 degrees. Noting that the cabins will not be
3. buildings do not protrude seen from the surrounding road network and
above the height of will be hidden by slope and existing vegetation.
prevailing vegetation.
AO15.3 Cut is considerably less than 1.5m with a
Cut or fill is less than 1.5 metres in depth maximum cut of approximately 1m with the
relative to natural ground surface building on posts.
AO16.1 The site adjoins that portion of Gympie Kin Kin Y
Development includes linkages to or Road which is part of Noosa Trial No.1, No.2
between existing or future components of and No. 4 The vehicle access point to the lot is
the Noosa Trail Network, as indicated on directly opposite where these trails run along
the Strategic Framework Infrastructure Map the unsealed Road 12 towards Sheppersons
Lane and Silver Ash Lane. The cabins will be
AO16.2 walking distance to the trails providing good
Development does not have an adverse linkage to the network. The image below shows
impact on the access functions of the Noosa trails 1,2 and 4 and the subject site.
Trail Network.
Page 9 of 12
Page 10
Visitor Accommodation Code
Provision Code Provision Proposal Compliance
Visitor accommodation is not located within:
AO1 – Location There are no intensive animal industries, Y
1. 150 metres of land within the Low impact horticulture or intensive agricultural operations
industry zone; on adjoining properties.
2. 200 metres of land within the Medium
impact industry zone;
3. the designated separation area of a Key
Resource Area;
4. 250 metres of an intensive animal
industry, intensive horticulture use
or rural industry; or
5. 100 metres of agricultural operations
on adjoining premises.
In the Rural zone or Rural
AO2 – Size Residential zone the site used for Nature- The site is 38.025ha in size Y
based tourism or short-term
accommodation has a minimum area of 4
hectares.
PO3
PO3 – Effects of Development has a scale and density that is The 3 x 48.6m² cabins are small scale buildings. Y
Use compatible with the intent of the zone and The scale and density of cabins is less than that
the preferred character for the local area in of a rural activity such as a packing shed.
which it is located. The intent for the Rural zone is to maintain land
for rural activities and small scale visitor
accommodation. The scale of the proposal
does not diminish the ability for the subject land
or surrounding area from undertaking any rural
activity.
The built form is commensurate with the rural
character.
Importantly the cabins meet the Planning
Scheme Tables of assessment for Code
assessment which seeks to ensure Short term
accommodation is of a scale sought for the
hinterland. This proposal meets the criteria in
the Tables of assessment and is therefore of a
scale intended for the Rural zone.
Accommodation is sited so as not to
A08.3 – Safety overlook the living areas of neighbouring While the cabins are clustered, the covered Y
and Amenity premises verandah’s are located on opposite sides of the
building providing privacy and amenity for the
guests.
Each cabin provides 6.2m of separation where
landscaping will be provided to ensure privacy
and green outlook. The elevations facing each
cabin have only 2 sets of louvres which limits
any overlooking.
AO9.2
AO9.3 - A landscaped area is provided and While the code seeks a 3m landscaped area for Y
landscaping maintained within the site for a minimum 3m along frontages, this is unreasonable in a
width of: rural setting and in this instance the street
(a) for a mixed use building with non- boundary is not seen from Gympie Kin Kin Rd
residential uses fronting Gympie Terrace or as the street boundary is along a small service
Thomas Street, Noosaville: road and an odd narrow private lot. The
1. 1 metre adjacent to a frontage is also approximately 2m higher than
road frontage; and Gympie Kin Kin Road and the cabins will not be
2. 2 metres adjacent to the seen from the private lot adjoining the subject
rear property boundary; site near the Gympie Kin Kin Road boundary.
or
(b) for a mixed use building with non-
residential uses fronting Duke St, Sunshine
Beach:
1. 2 metres to the rear
property boundary; or
(c) unless otherwise specified above:
1. 3 metres adjacent to a
road frontage; and
Page 10 of 12
Page 11
2. 2 metres adjacent to
side and rear property
boundaries.
PO11
PO11.1 - Traffic Safe vehicular access is provided to and The applicant has provided an access and sight Y
from the site without adversely impacting on line report prepared by RECOR Pty Ltd.
the safety of the road network. Sight lines to the south west are 125m and to
the north east are 380m. RECOR indicate that
the sight lines meet AS2870.1:Off-Street Car
Parking section 3.2.4 for an 80km/hr road with
a desirable 5s gap to enter traffic which requires
line of sight of 111m and an absolute of 105m.
The proposal is fully compliant in this regard.
RECOR recommend that slashing of the
southwest bank be maintained to ensure clear
line of sight.
Short term parking is provided near
AO12.2 the office to allow for check-in and check-out. Guest parking is provided a short walk from the Y
cabins. The owners also live onsite and either
the owner or an employee will meet the guests
for check-in or check out. This is an operational
matter and will be undertaken to the guest
needs.
where reticulated water supply is not
AO13.2 available, visitor accommodation is provided Rainwater tanks are to be provided with each of Y
with an alternative drinking water supply the cabins in accordance with the relevant
source (e.g. rainwater) that complies with guidelines considered as part of the building
the Australian Drinking Water Guidelines and plumbing approvals.
(NHMRC,2011) This is an essential element of any residential
use and ample water supply will be provided.
Except where in the form of a serviced
PO22 apartment or hotel room the short term Each cabin provides sufficient facilities to Y
accommodation use is provided with accommodate the needs of visitors.
sufficient kitchen, dining, laundry and
common room facilities to accommodate the
needs of visitors and resident staff.
Page 11 of 12
Page 12
5.0 State assessment and other matters
5.1 State interests
5.1.1 Matters established in the Planning Regulation
Nil
5.1.2 State Planning Policy
The SPP includes assessment benchmarks that may be applicable where a local government
planning scheme does not adequately reflect the SPP. The Noosa Plan 2020 appropriately
integrates all SPP provisions, except for Natural Hazards, risk and resilience – coastal hazards – in
part. The site is not located within the erosion prone area, as shown on the SPP interactive mapping
system.
6.0 Conclusion
This application seeks a Development Permit for Material Change of Use for Short Term
Accommodation (3 units) situated at 79 Gympie Kin KIn Road, Kin Kin. The proposed development
is subject to code assessment and meets the relevant Acceptable and Performance Outcomes.
The Planning Act 2016 prescribes that a code assessment must be carried out only—
(a) against the assessment benchmarks in a categorising instrument for the development (The Noosa Plan 2020); and
(b) having regard to any matters prescribed by regulation.
Council, after carrying out the assessment—
(a) must decide to approve the application to the extent the development complies with all of the assessment benchmarks for
the development; and
(b) may decide to approve the application even if the development does not comply with some of the assessment benchmarks;
and
Examples—
1 An assessment manager may approve an application for development that does not comply with some of
the benchmarks if the decision resolves a conflict between the benchmarks.
2 An assessment manager may approve an application for development that does not comply with some of
the benchmarks if the decision resolves a conflict between the benchmarks and a referral agency’s
response.
(c) may impose development conditions on an approval; and
(d) may, to the extent the development does not comply with some or all the assessment benchmarks, decide to refuse the
application only if compliance cannot be achieved by imposing development conditions.
Example of a development condition—
a development condition that affects the way the development is carried out, or the management of uses
or works that are the natural and ordinary consequence of the development, but does not have the effect
of changing the type of development applied for
The assessment finds the development generally complies with all Acceptable and Performance
Outcomes of the applicable codes. The Assessment Manager’s favourable consideration of the
above development application is therefore recommended.
Page 12 of 12
Used in these records
planning report Gympie Kin Kin rd - kin kin.pdfRelated documentApplication case desk ↗
About this file
- File size
- 1.3 MB (small file)
- File type
No other editions are linked here.