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Town Planning Assessment Report
Mur
Town Planning
Assessment Report
157 Lawnville Road, Black Mountain
Development Permit for Material Change of Use of Premises for
Short-term Accommodation (4 x Cabins)
June 2023
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Full text of the other 22 pages
Page 2
Table of Contents
1. SITE AND APPLICATION SUMMARY .................................................................................. 3
2. PROPOSAL ......................................................................................................................... 4
3. BACKGROUND ................................................................................................................... 6
4. SITE DETAILS ..................................................................................................................... 8
4.1. SITE DESCRIPTION ........................................................................................................... 8
4.2. SURROUNDING USES ....................................................................................................... 9
5. ASSESSMENT REQUIREMENTS ........................................................................................ 10
5.1. FRAMEWORK FOR ASSESSMENT ....................................................................................... 10
5.2. ASSESSMENT BENCHMARKS RELATED TO THE PLANNING REGULATION 2017 ............................ 10
5.3. ASSESSMENT BENCHMARKS RELATING TO THE PLANNING SCHEME .......................................... 11
5.3.1. DEFINITION .............................................................................................................. 11
5.3.2. LEVEL OF ASSESSMENT AND ASSESSMENT REQUIREMENTS ................................................. 11
5.3.3. ASSESSMENT BENCHMARKS......................................................................................... 11
6. CONCLUSION .................................................................................................................. 22
Appendices
Appendix A Proposal Plans
Appendix B Bushfire Hazard Assessment
Report
Appendix C Ecological Assessment Report
Appendix D Riparian Rehabilitation Plan
Appendix E Soil and Effluent Disposal
Report
Appendix F Construction Management Plan
Appendix G Emergency Management Plan
Appendix H Site Photographs
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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1. Site and Application Summary
Applicant
Applicant: Mathew McGee C/- Brennan Planning Pty Ltd
Contact Details: Marcus Brennan
Mob: 0423 952 928
Email: [email protected]
Registered Landowner(s): Mathew McGee
Application
Development Permit for Material Change of Use of
Development Application:
Premises for Short-term Accommodation (4 x Cabins)
Level of Assessment: Code Assessable
Referral Agencies: Nil
Regional Landscape and Rural Production Area
SEQRP:
Subject Site
157 Lawnville Road, Black Mountain
Address:
Lot Description: Lot 83 on MCH3546
Area: 4.1903ha
Nil
Easement(s):
Regional Plan Designation Regional Landscape and Rural Production Area
Planning Scheme Noosa Plan 2020 (25 September 2020)
Local Plan: Not Applicable
Zone: Rural
Overlays: + Agricultural Land Overlay
- Agricultural Land Conservation Area
+ Biodiversity, Waterways and Wetlands Overlay
- Area of Biodiversity Significance
- Riparian Buffer Area
- Waterways
+ Bushfire Hazard Overlay
- Medium Potential
- Potential Impact Buffer
+ Landslide Hazard Overlay
- High and Medium Hazard Area
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2. Proposal
This Development Application seeks an approval for a Development Permit for Material Change of Use
to establish a Short-term Accommodation use within four cabins to be established on the premises.
Each cabin would be a small single storey building that has a gross floor area (GFA) of 50.4m2. The
cabins will consist of an open studio room, kitchenette, ensuite, robe and two small decks at either
end. Designed in an A-frame style, the cabins will be elevated on metal posts and gently positioned on
the land. They will be clad with timber weatherboard and feature a corrugated metal roof.
The design and location of the cabins is detailed in Figures 1 – 3 below:
Figure 1 - Site Plan Extract
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Figure 2 – Floor and elevation plans for each cabin
Figure 3 – Illustration of a similar cabin
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Vehicular Access
Vehicular access to the cabins would be provided via three crossovers to Evans Road along the
northern boundary of the site. Cabins 1 and 2 would each have an individual driveway and crossover,
while cabins 3 and 4 would share a driveway and crossover. The driveways will be provided with an all
weather gravel surface consistent with the external roads surrounding the premises. There are
internal farm tracks that link between the main dwelling and the cabin sites.
Services
The cabins will each be provided with a water tank that has a minimum capacity of 10,000L and roof
water will be directed to the water tanks. Each cabin will be connected to reticulated electricity supply
and Telecommunications will be provided via satellite. Regarding effluent disposal, two advance
secondary systems would be installed to service the cabins in accordance with the Soil and Effluent
Disposal Report provided at Appendix E.
Please refer to the Proposal Plans at Appendix A further details in relation to the design and siting of
the buildings.
3. Background
A pre-lodgement meeting was held on 28 February 2023 in relation to the proposed application.
General support was expressed at the meeting provided that the issues raised could be
appropriately addressed. A summary of the issues and response to each is provided below.
Issue Summary Response
Should the proposal exceed the proposed four The proposal would provide for 4 cabins and a
(4) cabins / eight (8) guests, the proposal maximum of 8 guests, which can be a condition
would become impact assessable. It is noted of approval.
that any more than four (4) cabins on site
is very unlikely to be supported.
The current proposed location for carparking is An alternative parking layout has been
not supported. It is recommended provided whereby parking is adjacent to each
carparking be located in proximity to each cabin.
individual cabin, where possible.
Noosa Plan 2020 seeks to avoid any An Ecological Assessment Report and
development within the Riparian Buffer Area Rehabilitation Plan have been provided to
under the Biodiversity, Waterways and accompany the application. The reporting
Wetlands Overlay Code (refer to Ecology demonstrates that the development will
comments below for further details). As protect and enhance ecologically important
discussed at the meeting, it is difficult to areas pertaining to the site in accordance with
confirm the number of cabins that would be the overall outcomes of the Biodiversity,
supported on site without the full details of the Waterways and Wetlands Overlay Code.
existing vegetation on site, proposed
rehabilitation etc, which will be required to be
provided with the
application material. The assessment of the
application will determine the appropriate
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number of cabins allowable on site, if any.
Any application will need to address any animal The application has addressed requirements
industry, intensive horticulture use relating to the mapped Agricultural Land
or rural industry uses being carried out within Conservation Areas under the assessment
250m of the cabins and any existing against the Rural Zone Code.
agricultural uses within 100m on adjoining
premises. If any uses are identified, details
around mitigating potential impacts both on
the ag uses and the proposed STA use must
be provided with the application material.
The existing and proposed access to the The proposed access has been changed so that
site/cabins were discussed. It was advised that the cabins would achieve access via Evans
the existing access to the residence was not Road in accordance with Council’s
recommended and potentially unsafe for recommendations. Cabins 1 and 2 have each
guests and that the existing access near the been provided with their own access to avoid
intersection of Lawnville Road and Evans traversing a waterway and limit the extent of
was too close to the intersection to be driveways needed.
considered safe. It was suggested that the most
applicable arrangement for access to the cabins
would be shared driveways from Evans
Road (driveway for cabins 1 & 2 and a driveway
for cabins 3 & 4). The driveway locations would
need to ensure that safe sight distances are
available, the grades are suitable
and minimise the impacts on vegetation within
the site and within the road reserve.
Services. Any application would need to include Each cabin will be provided with a water tank
sufficient detail to demonstrate how that has a minimum capacity of 10,000L and
stormwater collection and reuse and effluent roof water will be directed to the tanks for re-
disposal will be undertaken. use. Two advanced secondary effluent disposal
systems will be installed to treat effluent from
the use.
It is noted that the subject site is affected by Each cabin will be provided with access via
flooding during rain events. Council has Evans Road which is the highest part of the site
some concerns with the use of the internal and remains flood free during events. The
tracks during these events and how internal access ways will not need to be used
management of the guests will be undertaken during a flood event. A draft emergency
during current and predicted rain events. management plan has been including at
It is recommended that any application include Appendix G, which will inform guest about
a draft emergency management plan for procedures during flood events.
these situations.
A well-made application must be accompanied An Ecological Assessment has been prepared
by an ecological assessment that and is provided at Appendix C, which addresses
addresses the Biodiversity, waterways and the Biodiversity, waterways and wetlands
wetlands overlay code. This code seeks to overlay code. Overall, it has been demonstrated
that the proposal will protect and enhance
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ensures that the biodiversity and ecosystem ecologically important areas pertaining to the
values of waterways, wetlands and site.
adjacent riparian zones are protected by
avoiding any new development in a riparian
buffer area or wetland area. The purpose and
overall outcomes of the code, and
definition of an ecologically important area will
need to be carefully considered as part
of any application material. The application
material should include any proposed
rehabilitation and revegetation proposed for
the sites waterways as well as landscape
screening outcomes from Lawnville and Evans
Road.
Any application will need to consider the type The proposal involves the establishment of
of structures, how they are built and the lightweight cabins that are raised on steel posts
potential impacts that could be encountered and will require minimal changes to the natural
during a build phase and include mitigation landform. Advance secondary effluent disposal
measures around potential on site conflicts. systems will also be installed to ensure that any
Effluent disposal must be clearly marked effluent runoff of the highest quality and will
demonstrating compliance with setbacks to not impact on ecologically important areas.
native vegetation and waterways.
Vegetation removal for driveways, and or The driveways of been positioned so as to avoid
development footprints must be quantified as any large trees. Offset plantings will be
part of any application. undertaken with native rainforest species for
any juvenile trees that are removed. Refer to
the site photographs at Appendix H which show
the location of each driveway.
4. Site Details
4.1. Site Description
Site Description
Characteristic
Existing land use The site is a rural parcel of land that contains an existing
dwelling house and associated structures mostly on the
western portion of the site. There are cattle yards and
loading ramp in the northeast corner of the site. An
approval was given on 3 April 2023 for additions and
alterations to the existing dwelling house.
Frontage and access The existing dwelling gains its primary access via Lawnville
Road, in the northwest corner of the site. The existing
crossover is adjacent to a bridge and bend in the road and
has poor visibility. The site is bounded by Lawnville Road
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to the west and north and Evans Road to the east.
Topography A tributary of the Six Mile Creek bends through the site,
running in a northerly direction. A small 1st order stream
also transects through the south east corner of the site
and connects to the Six Mile Creek tributary. The site
slopes downhill at gentle gradients toward to waterways.
The site slopes downhill away from a ridgeline that runs in
a north/south direction through the centre of the site. The
site contains several dams in the lower portions.
Figure 3 – Aerial Photograph of Subject Site
4.2. Surrounding Uses
The site is located in rural environment and is surrounded by rural allotments of a similar size and
nature and are used for rural and rural residential pursuits.
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5. Assessment Requirements
5.1. 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:
5.2. 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.
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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.
5.3. Assessment Benchmarks Relating to the Planning Scheme
5.3.1. Definition
The Noosa Plan 2020 defines Short-term accommodation and Dwelling house 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
The proposal meets the definition of short-term accommodation as it would involve the use of
cabins to accommodate tourists or travellers for periods less than 3 consecutive months.
5.3.2. Level of Assessment and Assessment Requirements
The site is 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; and
c) 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.
5.3.3. Assessment Benchmarks
Pursuant to Table 5.5.13 of the Noosa Plan 2020, the short-term accommodation use is assessable
against the following codes:
+ Rural Zone Code;
+ Visitor Accommodation Code; and
+ Works Codes
An assessment against the applicable outcomes contained within the codes is detailed in Table 5.3.3
below.
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The development also triggers assessment against the following overlay codes:
+ Biodiversity, Waterways and Wetlands Overlay Code;
+ Bushfire Hazard Overlay Code;
An assessment against these codes is provided in Appendix B & C
Table 5.3.3
Rural Zone Code
Performance Outcomes Acceptable Outcomes Compliance
PO1 No acceptable outcome provided. PO1 - Complies
Land uses in the Rural zone are The proposed short-term
limited to those which are accommodation use is a
compatible with agriculture and consistent and appropriate use
the protection of environmental in the rural area. There are no
and landscape values. intensive animal husbandry or
cropping uses occurring on
adjoining premises that the
proposed use would impact
upon. The adjoining property to
the south is used for keeping
horses and the proposal provides
a 32.4m setback from this
boundary which is sufficient to
avoid any conflicts. The use
relates to a low impact visitor
accommodation use that
involves the appreciation of the
natural area and will not impact
on the environmental or
landscape values of the 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 as it inherently involves
adequate separation area between the appreciation of the rural
the development and character natural values of the
the Agricultural Land Conservation area. The adjoining properties
Area is provided. contain less than 2ha of mapped
Agricultural Land Conservation
Areas and are not of a suitable
size dimensions to undertake
viable agricultural activities.
AO2.2 AO2.2 - Complies
Where there is an overriding need The proposed short-term
for incompatible development to accommodation is not
be located on Agricultural Land incompatible with the
Conservation Area, the agricultural activities. The use
development does not have an will be conducted within small
irreversible impact on the lightweight cabins that are raised
productive capacity of Agricultural on posts and sit lightly on the
Land Conservation Area. land. The use will not cause
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irreversible impacts to the
productive capacity of the land.
AO2.3 AO2.3 - Complies
Where located in the Agricultural The use will be conducted within
Land Conservation small lightweight cabins that are
Area accommodation is of a raised on posts and sit lightly on
temporary or semi-permanent the land.
nature (such as tents, yurts,
relocatable dwellings or
recreational vehicles) or it
adaptively reuses well-established
rural buildings. AO2.4 – Performance Outcome
The proposed short-term
AO2.4 accommodation use is a
No sensitive land use is established consistent and appropriate use
closer than 200 metres from land in the rural area. There are no
on an adjacent property included in intensive animal husbandry or
the Rural zone and mapped cropping uses occurring on
as Agricultural Land Conservation adjoining premises that the
Area as shown in Agricultural Land proposed use would impact
Overlap Maps in schedule 2. upon. The use relates to a low
impact visitor accommodation
use that involves the
appreciation of the rural
character and natural qualities of
the and will not impact on the
environmental or landscape
values of the area. Further, as
detailed above, the adjoining
properties contain less than 2ha
of mapped Agricultural Land
Conservation Areas and are not
of a suitable size dimensions to
undertake viable agricultural
activities.
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 buildings are 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
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buildings or structures used The new dwelling has a pitched
minimise the appearance of bulk exclusively for a rural roof and a maximum height of
to adjacent properties, roads or activity, buildings and structures less than 9m.
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 proposed cabins each have a
buildings or structures used gross floor area of 50.4m2.
exclusively for a rural activity,
individual buildings or roofed
structures do not exceed 500m2
gross floor area.
AO7.4 AO7.4 - Not Applicable
Class 10 buildings used exclusively
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 AO7.5 - Not Applicable
A structure, not constituting
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 AO7.6 - Not Applicable
Where excavation is required, the Excavation is not required.
maximum portion of the exposed
external façade of
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 AO8.3 - Complies
Notwithstanding that intensive In addition to the circumstances of The cabins are setback a
rural activities may need greater AO8.1, to AO8.3 above, buildings minimum of 15m from the
separation distances, buildings and structures meet the following closest boundary, being the road
and other structures are minimum boundary setbacks: boundary.
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
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impacts on amenity values, b) a distance greater than the
over and above what could width of the riparian buffer
reasonably be expected in area shown on Biodiversity,
the rural zone; Waterways
and Wetland Overlay maps;
b) avoid adverse impact c) 10 metres from a
on ecologically important road frontage; and
areas including National d) 10 metres from the side and
Parks, watercourses, and rear boundaries or 6 metres
wetlands; where the lot area does not
exceed 1 hectare, with the
c) mitigate risks associated with exception that if the height of
the use of chemicals or air the building or structure
pollutants; and exceeds 9 metres
the setback to the side and rear
d) avoid conflict with rural uses boundaries is equal to twice its
and activities on adjoining height in metres.
properties.
AO8.5 – Complies
AO8.5
There are no adjoining
On properties over 2 hectares in
properties that contain over 4ha
area, a distance of not less than
in mapped Agricultural Land
200 metres is provided between
Conservation Area.
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 can be
compromise the safety, capacity and from the site without provided to each cabin via
or operation of the road network. adversely impacting on the safety crossovers to Evans Road which
of the road network. contains low traffic levels and is
the safest access point to the
site.
PO11 AO11.1 AO11.1 - Complies
Development does not have a Development does not result in The proposal involves the
significant adverse impact on the sediment, soil or other material construction of lightweight
natural values of including building materials or cabins that are raised on posts
the site including through: waste products being released into and require minimal earthworks
the road reserve, stormwater to be established. A construction
loss of biodiversity values, fauna drains, waterways or adjacent management plan has been
habitat and fish passage; properties. provided at Appendix F which
details the low intensity
changes to natural drainage; construction methodology of the
build. Overall, the construction
disturbance to can be managed in a manner
any wetland systems; that will not result in any
sediment, soil or other material
erosion and the transport of being released into the
sediments off site (including waterway or adjacent properties.
pollutants and other
contaminants which would affect AO11.2 AO11.2 - Complies
the capacity of agricultural lands); Natural Vegetation is retained The proposal does not involve
wherever possible. removing native vegetation
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onsite. Some juvenile trees in the
worsening of landslide or fire risk; road reserve would require
removal. Clearing these would
on-site effluent disposal; be consistent with the nature of
the road reserve and these can
creation of dust and air be offset with replanting of local
pollutants; native species within the site.
disturbance of buildings and
AO11.3 AO11.3 - Not Applicable
features, including natural
Where there is a The lot does not contain a
features, of cultural heritage
nominated building envelope on nominated building envelope.
significance.
the lot, clearing of
native vegetation and building
works do not extend beyond
the building envelope, except for
the purposes of a driveway access.
PO12 AO12 AO12 - Complies
Development and Development and Runoff from the roof area will be
associated site works do not associated site works, including directed into rainwater tanks.
directly, indirectly or filling and excavation are designed The proposal would not
cumulatively cause adverse and constructed to ensure exacerbate flooding or overland
impacts external to the overland flow and/or flooding is flow impacts.
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 – Complies
the major road network, Lake The land has a frontage to
Macdonald or the Noosa River Lawnville Road to the north and
system minimises visual impacts on west, which is part of the major
the scenic amenity of the roadway road network. The eastern side
or waterway by: of the site, fronting Evans Road,
will not be visible from the major
sensitive siting and design of road network.
buildings, structures, driveways
and works;
retaining existing vegetation;
incorporating landscape
treatments to visually screen and
soften development; and
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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 cabins and proposed
visual amenity quality of hill other landscape qualities, accessways are located on gently
slopes and ridgelines are retained buildings, structures and sloping land.
and buildings and structures: associated accessways are not
constructed on land with
a) are visually responsive to the a slope greater than 25%.
natural topography of
the site, sitting within the AO15.2 AO15.2 - Not Applicable
landscape rather than On sloping sites or on ridgelines at The site is not a sloping site or on
dominating it; the uppermost edge of a hill slope: a ridgeline.
b) step down slopes or use a) roof lines are generally parallel
suspended floor construction, with contours of the land;
minimising cut and fill and
avoiding benching of the site; b) roofs do not exceed a pitch of
15 degrees; and
c) allow for retention of
natural vegetation that c) buildings do not protrude
assists in screening or visually above the height of
softening development; and prevailing vegetation.
AO15.3 - Complies
d) incorporate materials, AO15.3 Any cut and filling would be
finishes and colours that Cut or fill is less than 1.5 metres in minimal and not exceed 1.5m.
complement the natural depth relative to natural ground
setting and integrate with the surface.
landscape and skyline.
PO16 AO16.1 AO16.1 -A016.2 - Not Applicable
A comprehensive network of Development includes linkages to The site is not in the vicinity of
bridle trails and pedestrian and or between existing or future the Noosa Trail Network.
bicycle linkages is established, components of the Noosa Trail
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
recreation needs of Noosa Shire’s AO16.2
residents and visitors. Development does not have an
adverse impact on
the access functions of the Noosa
Trail Network.
Visitor Accommodation Code
Performance Outcomes Acceptable Outcomes Compliance
PO1 AO1.1 PO1.1 – Performance Outcome
Visitor accommodation is located Visitor accommodation is not
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such that it avoids conflicts with located within: The proposed short-term
nearby land uses. accommodation is located
a) 150 metres of land within 32.4m from the closest rural
the Low impact industry zone; zoned property. Despite not
b) 200 metres of land within achieving the acceptable
the Medium impact industry outcome, it is considered to
zone; comply with PO1 of the code as
c) the designated separation area it would avoid any conflicts with
of a Key Resource Area; nearby land uses.
d) 250 metres of an intensive
animal industry, intensive The adjoining properties are
horticulture use or rural relatively small in area and
industry; or contain less than 2ha of mapped
e) 100 metres of agricultural Agricultural Land Conservation
operations on adjoining Areas. They are used for low
premises. intensity grazing purposes and
are not of a suitable size or
dimensions to undertake viable
agricultural activities. The
proposed use relates to a low
impact visitor accommodation
use that involve the
appreciation of the rural
character and natural qualities
of the area and will not conflict
with the use of adjoining land.
AO1.2 AO1.2 – Complies
Visitor accommodation is not
within 100 metres of
an educational
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 of 4.19ha.
for Nature-based tourism or short-
term accommodation has a
minimum area of 4 hectares.
PO3 PO3 - Complies
Development has a scale and No acceptable outcome provided
The proposal involves the use of
density that is compatible with
4 small lightweight cabins the
the intent of the zone and the
are constructed with timber
preferred character for the local
weatherboard cladding and
area in which it is located.
corrugated metal roofs and will
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be compatible with the rural
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;
b) the North Coast railway AO4.2
line; Buildings and structures (including AO4.2 - Not Applicable
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
Accommodation
AO4.3 - Not Applicable
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
Accommodation within a water AO4.4 - Not Applicable
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 Evans road is a good quality
to and from the site without accessible from a sealed road or a gravel road.
adversely impacting on the safety good standard gravelled road.
of the road network.
AO11.2 AO11.2 – AO11.3 – Not
Visitor accommodation does not Applicable
gain direct access from part of Evans road is not part of the
the major road network which has major road network.
a legal speed limit of 90 kilometres
per hour or above.
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AO11.3
Where:
a) the site gains access from part
of the major road network; or
b) more than 10 guests are
accommodated—
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: Parking is made available
a) accessible at all times; adjacent to each cabin.
b) not located behind locked
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 cabins will be connected to
provided with a level of a) connected to the reticulated an 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 contains a
serviced apartment or hotel room kitchenette and dining area to
the short term accommodation meet the needs of guests. It is
use is provided with anticipated that guests would
sufficient kitchen, dining, laundry not be staying to long enough to
and common room facilities to need laundry facilities.
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
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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 – Complies
Accommodation units are provided The cabins are provided with a
with private open space or 10m2 deck that is directly
a balcony directly accessible from a accessible from the living area.
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
c) adequate lighting; Pathways allow clear sightlines in
d) appropriate signage and all directions.
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.
PO25 – Complies
PO25 No acceptable outcome provided The proposed short term
Short term accommodation in a accommodation use will be
single dwelling is limited to conducted in small lightweight
formats compatible with the timber cabins that are consistent
character and use of the area so with the rural character of the
as not to cause unreasonable loss area. The cottages are well
of residential amenity, having separated from the closest
regard to: residents and would not result in
a) the privacy of residents on privacy or amenity impacts for
the subject property or nearby residents.
adjoining properties;
b) any likely increase in noise to
adjoining properties;
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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 and
of natural and cultural values. based recreational pursuits (such
observing wildlife.
as bushwalking, kayaking, bicycle
riding or observing wildlife).
AO21.2 AO21.2
The use provides for environmental The use will provide for
or cultural heritage interpretation environmental interpretation
and education. and education through educating
people about the native wildlife
in the area and walking/riding
trails.
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.
6. 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 small, lightweight
timber cabins;
+ the built form appearance of the dwelling is in keeping with the rural character and amenity
of the area;
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+ the cabins are lightweight, raised on posts, and sensitively respond to the site;
+ The use would ensure that the ecologically important areas pertaining to the site are
protected and enhanced;
+ 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.
+ the use can be designed and constructed in a manner that will ensure 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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