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planning report Kabi golf and farm stay STA
Development Application
Planning Report
Other Change to 12637 DA to include Short Term Accommodation
and associated supporting infrastructure
situated at 59 Kabi Road, Cootharaba QLD 4565
(Lot 394 on M371117, Lot 650 on M37380 and Lot 7 on RP216403)
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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 Background ........................................................................................................................ 5
4.0 Pre-lodgement meeting ..................................................................................................... 7
5.0 Proposed development details ........................................................................................ 10
6.0 Planning assessment ........................................................................................................ 12
6.1 Strategic Framework ................................................................................................................ 13
6.2 Biodiversity, Waterway and Wetland Overlay Code ................................................................. 15
6.3 Bushfire Hazard Overlay Code .................................................................................................. 15
6.4 Code - Key parameters ............................................................................................................. 16
7.0 State assessment and other matters ................................................................................ 19
7.1 State interests .......................................................................................................................... 19
7.1.1 Matters established in the Planning Regulation ............................................................................ 19
7.1.2 State Planning Policy ...................................................................................................................... 19
7.1.3 South East Queensland Regional Plan ............................................................................................ 19
8.0 Conclusion ....................................................................................................................... 20
Client Name: Christian Youth Council
Prepared by: Jack Lewis B.Sc Hons UNSW, M.Plan OTAGO MPIA MQELA
Version: 1
Date: 7 September 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.
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Page 3
Summary
1.1 Development application details
Proposed development: Other Change to 12637 DA to include Short Term
Accommodation (maximum 300 beds) and associated
supporting infrastructure
Site address: 59 Kabi Road, Cootharaba
Real property description:
Lot 394 on M371117; Lot 7 on RP216403; and Lot 650 on
M37380
Combined site area: 130.2 hectares
Cultural Heritage and Native
Title: Kabi Kabi First Nation Traditional Owners Native Title Claim
Group - There are no Aboriginal or Torres Strait Islander
cultural heritage sites identified on the DATSIP database
pertaining to this location. However, there are over 2 marked
sites within a 5km radius.
Owner details: Christian Youth Council
Applicant details: CYC 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: Impact assessment
Applicable overlays:
• Agricultural Land Conservation Area Overlay
• Biodiversity, Waterway and Wetland Overlay
• Bushfire Hazard Overlay – Potential Impact Buffer
Applicable codes: Strategic Framework
Biodiversity, Waterway and Wetland Overlay Code
Bushfire Overlay Code
Rural Zone Code
Visitor Accommodation Code
Works Codes
State Referrals: Nil – The original approval included 3 advice agency referrals.
As the proposal is for <300 persons Sch 10. 24bi does not
require referral for a tourist activity in the RL&RP area.
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Page 4
2.0 Site details
2.1 Site description
Table 1: Site description
Site characteristic Description
Existing land use Integrated Permaculture Designed Organic orchard and Golf Course
Complex (18 holes). The golf course has continued to be maintained and
used since its construction more than 20 years ago.
Access The primary access to the site is via the end of Kabi Road. Lot 7 also has
approximately 230 metres to Kabi Road. The combined site has a further
frontage of 492 metres to an unnamed road reserve in the north-eastern
boundary and 264 metres to another unnamed road reserve on its south-
eastern boundary.
Topography The site comprises moderately gentle slopes with an approximate centre of
17 metres AHD (on Lot 394 & Lot 650), with the slopes falling away to about
RL 7.5 metres AHD in the north-eastern, south-eastern, and south-western
corners. Various dams exist on the site, most notably is a large dam located
centrally on Lot 650 and in the north-eastern corner of Lot 394. Lot 7
comprises lower land, generally in the range of RL 5 metres AHD to RL 10
metres AHD.
Easements Nil
Figure 1 - Aerial View and site identification
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2.2 Surrounding land uses
Table 2: Surrounding land uses
Surrounding land uses
• The lots to the west are small rural holdings suitable for typical hobby farm type activities and
rural living. While these lots are zoned Rural, they are of a size akin to that found in rural
residential areas.
• The nearest dwelling is located some 50m from the boundary of the far north-western corner
of the existing golf greens. It is noted that no new use will occur and/or any change to the
existing use is proposed.
• Lands to the northeast, east and south are densely treed in their natural state.
• Land directly to the north and northwest consist of Pinus elliotii (slash pine) plantations.
3.0 Background
• On 21 October 1999, Council approved a development approval 12637DA for an Integrated
Permaculture Designed Organic Orchard and Golf Course (18 holes)
• On 16 March 2000, Council issued a negotiated Decision Notice amending Conditions 2, 9, 10,
12, 13, 26 and 39.
• On 19 January 2006, Council approved the extension of the clubhouse hours of operation to
10pm Monday to Sunday.
Figure 2 – Original Approval Plan
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ww EIVOTAL Figure 3 — Site photos of the existing permaculture golf course/farm Page 6 of 20
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4.0 Pre-lodgement meeting
On the 2 March 2022, a Prelodgement meeting was held with Noosa Council, with a copy of the
notes included as part of the application material. All Councillors have subsequently attended the
site to familiarise themselves with the applicant and the proposal.
Each of the matters raised in the Prelodgement Meeting are addressed below:
Items 2 & 3
Council raises concern with regard to the lapsing of the approved uses with reference to Condition
43 and Condition 54.
These conditions are provided and read as follows:
Condition 43
43. The approval of the Sport and Recreation (golf course) component of the Integrated
Permaculture Designed Organic Orchard and Golf Course Complex, is only valid for as long as the
Agriculture use (Permaculture) is undertaken on the site. The Sport and Recreation (Golf Course)
use, and ancillary uses, lapse if the Permaculture use ceases on the site.
Condition 54
54. This Development Permit for a material change of use of premises lapses if:-
54.1 the use or erection of a building or other structure associated with the use, has not
been commenced within four (4) years of the date of issue of the Development Permit,
unless application is made and approved by Council for an extension; or
54.2 the use of any premises pursuant to the Development Permit ceases.
Response
There is absolutely no question that the permaculture use has NOT ceased as the orchard is not
something that suddenly stops operating, but continually produces fruit/vegetables. In addition, free
range poultry and beef have continually grazed which is part of the permaculture system, to integrate
livestock and crops. The orchard and gardens have continuously been maintained over the years
and the organic produce sold locally or to market. The permaculture use has never ceased.
In terms of the golf course use, the course and greens have been mowed up to 2 times per week
and the bunkers maintained since the use commenced. If the use was not operating, why would this
occur at great cost to the owner. Furthermore, if the use had ceased, the area of the golf course
would either be returned to pasture or be regenerated under the permaculture system . In support of
the continuing operation, Figure 2 below is time lapse imagery clearly showing the operation and
maintenance of the golf course since 2009 to the most recent Nearmap aerial. It also shows that the
orchard is maintained and the northern lot for pasture (poultry and beef).
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ww PIVOTAL 2019 Most recent Nearmap Figure 4 - Imagery time lapse from 2009 Page 8 of 20
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Item 5
Council indicates if the facility is made available to the broader public then the use would be regarded
as Short term accommodation. Although school groups are the main clientele to use the facilities (to
the exclusion of other groups during school terms because of health and safety concerns), the
applicant also seeks to allow for some other groups to be able to use the facilities on weekends and
school holiday periods.
In addition, Council has concerns with the scale of development. This report demonstrates the scale
of the proposal will not negatively affect surrounding properties or the ecological values of the area.
In fact, the scaling up of permaculture on site will improve soil structure and restore balance to the
environment. This has been proven overtime as the permaculture concept started in Australia in the
1970s. Permaculture draws on the sustainable farming, living and knowledge of indigenous cultures.
Noting that it includes living in harmony with the land and growing food. This report demonstrates
the proposed Short term accommodation is integrated with the agricultural use and complies with
the Planning scheme. The proposal will integrate with the surrounding area rather than create
adverse impacts.
Item 6
Council indicates the proposal is unlikely to be supported at Officer level based on the pre-lodgement
package. With due respect, Council is requested to reconsider this decision and assess the facility
as a whole, as an integrated development, not solely on the scale of the short-term accommodation.
Permaculture seeks to integrate living practices with agriculture with no harm to the environment.
The proposal to upscale a sustainable farming practice and integrate short term accommodation sits
nicely in Noosa’s ‘niche’ sustainable agriculture biosphere concept. Although the accommodation
component is larger than Noosa Shire currently has in the hinterland, this report demonstrates there
are no negative onsite, or offsite impacts envisaged as a result of including Short term
accommodation to the land.
Item 7 & 8
The golf course is currently within land identified as Agricultural Land Conservation Area (ALCA).
Importantly, half the golf course is proposed to be removed and replaced with agriculture. This is
returning ALCA to an agricultural use rather than for a golf course. The new buildings are designed
to be removable if needed in the future. However, part of the permaculture method is to integrate
living and agriculture, so the accommodation and associated buildings do not diminish the
agricultural productivity of the whole lot.
Item 9
While the existing club house is being demolished, the new building will serve as the club house for
golf course patrons as approved to 10pm on weekends (outside of school groups use), as well as
the dining for the accommodated guests.
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5.0 Proposed development details
The vision of the applicant/owners is to provide a ‘farm to plate’ visitor accommodation experience
for groups interested in permaculture. The proposal adds a farm stay to the existing golf course and
expands the existing permaculture farming practices to include a syntropic market garden with
paddock grazing areas. The proposal has been designed in accordance with the detailed
investigation and reporting by local award-winning farm designers PermEco Permaculture
Consultants.
The proposed built form is designed around the existing (and amended) farming activities consisting
of a reception and central hall building, with three accommodation ‘villages’. The villages will
accommodate 84, 112 and 50 people in small cabins/rooms (246 beds) and nearby manager/teacher
rooms (max 300 persons onsite at any one time including staff). Each cabin will have an ensuite and
sleep a maximum of 4 people in various configurations. The village includes activity/relaxation areas
and a dining area suitable for the number of people that can be accommodated in the villages. The
existing clubhouse is proposed to be demolished with a new reception, office, dining/ kitchen and
multipurpose hall proposed adjoining the main carparking and bus parking area.
The villages are to be predominantly used for school and church groups, as well as other tourist
groups seeking to stay in a unique working farm setting, where the accommodation, cropping,
livestock and golfing complement each other and the environment.
.
In support of this application, the following documentation is provided:
• Att1 - Architectural Package prepared by Elevation Architecture;
• Att2 - Permaculture, Syntropic & Regenerative Agriculture food systems Report prepared by
PermEco Inc.
• Att3 - Bushfire Report prepared by North Coast Environmental
• Att4 – Ecological Assessment Report prepared by North Coast Environmental
• Att5 - Traffic Impact Report prepared by BMC Traffic
• Att6 - Noise Impact Assessment prepared by David Moore & Associates
• Att7 - Civil Engineering Plans prepared by Recor Engineering
• Att8 – Stormwater Management Plans prepared by Recor Engineering
• Att9 – Waste Management Plan prepared by Recor Engineering
• Att10 - Electrical Services Plans prepared by RCA Consulting Engineers
• Att11 - Land Suitability (Effluent) Report prepared by Future Plus Environmental
• Att12 – Emergency Management Plan prepared in conjunction with CYC
• Att13 - Hydraulic and Wet Fire Services Investigation prepared by MRP Consultants
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PIVOTAL SERSPECIVE SPEC rd : a | 1 . Figure 5 — Proposed Site Plan and Perspective Views Page 11 of 20
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6.0 Planning assessment
The existing approval is for an ‘Integrated Permaculture Designed Organic Orchard and Golf Course
Complex’. The use has not ceased - with the permaculture designed orchard and golf course to
remain as part of the owners plans to allow for Short Term Accommodation on the site.
The definition of Short Term Accommodation is considered to be the most appropriate fit for the
proposal as it allows for short term accommodation for visitors and ancillary manager’s residence,
office and recreation facilities for the exclusive use of guests. The accommodation is to only be used
by groups, does not include function facilities and is not considered to fit within the definitions of
nature based tourism, resort complex, tourist park or educational establishment as separately
defined.
Use Use Definition
Short-term accommodation (a) means the use of premises for
1. providing accommodation of less than three (3) consecutive months to
tourists or travellers; or
2. 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
Outdoor Education means the use of premises for—
1. training and instruction to impart knowledge and develop skills; or
2. student accommodation, before or after school care, or vacation care, if
the use is ancillary to the use in paragraph (a).
Tourist park means the use of premises for—
1. holiday, accommodation in caravans, self-contained cabins, tents or other
similar structures; or
2. amenity facilities, a food and drink outlet, a manager’s residence, offices,
recreation facilities for the use of occupants and their visitors, or staff
accommodation, if the use is ancillary to the use in paragraph (a).
Nature-based tourism means the use of premises for a tourism activity, including accommodation for tourists, for
the appreciation, conservation or interpretation of—
1. an area of environmental, cultural or heritage value; or
2. a local ecosystem; or
3. the natural environment
The Table of Assessment for the Rural zone identifies the use as Consistent, subject to Impact
assessment. The most relevant sections of The Noosa Plan 2020 for assessment are:
• Strategic Framework;
• Overlay Codes;
• Rural zone Code; and
• Visitor Accommodation Code.
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6.1 Strategic Framework
The following are the most relevant Strategic Outcomes.
3.3.1 Settlement
(e) Outside urban and rural residential areas, lands are maintained for their rural, landscape and
biodiversity values. The hinterland accommodates vibrant villages, rural living, agricultural
and complementary enterprises, and natural bushland tracts against a backdrop of
mountains, ranges and waterways.
(r) A significant proportion of Noosa Council's energy needs are obtained from renewable
sources and Council has set a target of zero net emissions by 2026.
(s) Council works with the community to encourage energy efficiency, and take up and
investment in renewable energy opportunities.
(t) Development is designed to suit the subtropical climate; to incorporating materials that are
recycled or have low levels of embodied energy; and to be energy, water and waste efficient.
Assessment
Outcome 3.31 seeks that rural land is kept for agricultural pursuits and complementary enterprises
and seeks to encourage efficient and sustainable building practices. The proposed farm stay
complements the expanding and existing agricultural pursuits in accordance with 3.3.1(e) as
permaculture is not solely a rural enterprise. Rather the proposal integrates residential living with
food production without the need for toxic chemicals and harm to the environment. The farm stay is
part of permaculture experience and will provide benefits not only to the land, but also educates
guests on sustainable farming and living practices that can be undertaken without harm to the
surrounding environment.
The accommodation and new clubhouse will utilise photovoltaic power, collect stormwater and use
a range of natural building materials. The Short term accommodation is complementary to the
agricultural use onsite and will benefit the economy by employing local people and goods.
3.3.4 Biodiversity and Environment
(h) The quality and quantity of groundwater, surface water and wastewater discharge is
optimised to minimise impacts to receiving waters, maximise opportunities for reuse,
recovery and groundwater recharge, protect drinking water supply through provision of
appropriate buffers and setbacks for new development to waterways and drinking water
storages to maintain the quality of urban water supplies and future catchment viability. The
high quality of waters also enhance opportunities for agriculture, fisheries, tourism and
recreation.
(v) Sustainable land management practices and effective erosion and sediment controls are
utilised to protect water quality and catchment health. Land condition and soil health is
maintained and improved.
(i) Ecological buffers to wetlands and waterways are provided to protect and improve ecosystem
health, water quality and habitat for flora and fauna and to support fisheries, recreation,
tourism and flood regulation functions.
(j) The Aboriginal cultural heritage values of Noosa Shire are recognised and respected in
planning and natural resource management-related processes.
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Assessment
Strategic outcome 3.34 seeks to ensure the biodiversity values in the shire are protected and
enhanced while placing importance on sustainable land management that help to protect the
ecological values. Permaculture is a well-known sustainable land management practice that
incorporates residential living, and is exactly the type of rural enterprise this outcome seeks.
Permaculture improves soil structure, does not result in toxic water runoff to the waterways and the
farm stay component integrates with this farm practice. The farming practices are not limited to
fenced paddocks but surround the accommodation buildings being an inclusive suitable land
management technique.
3.3.5 Economy and Employment
(v) Important agricultural areas, shown on the Agricultural Land Map in Schedule 2, are
recognised for their contribution to a diverse economy, food security and good stewardship
of the land for future generations. Agricultural lands are protected from encroachment and
fragmentation from incompatible land uses.
(w) Rural enterprises provide a variety of services and employment opportunities and growth in
traditional and emerging sectors are encouraged. These may include primary production,
agribusiness, value adding, farm gate sales, cottage industries, artisans workshops and rural
tourism.
(x) Tourism continues to be recognised as an important sector for the economy. Sustainable,
low impact, nature-based tourism and rural tourism are supported.
Assessment
Strategic outcome 3.3.5 outlines the importance of agribusiness, primary production by protecting
ALCA, and rural tourism and employment. While some buildings are proposed on ALCA,
approximately half the golf course will be removed and used for agricultural purposes, which
contributes to food security, noting permaculture is excellent stewardship of the land, and the farm
stay contributes to diversifying the hinterland economy. Furthermore, the farm stay proposal is
directly supported by this outcome as it is a sustainable low impact rural tourism component of an
agricultural use. Importantly, the farm stay is not an isolated component, rather it is part of an
agribusiness. The business as a whole, the golf course, farm stay and rural enterprise will employ
significant numbers of local people significantly contributing to the local economy.
As demonstrated the farm stay and the expansion of the rural enterprise are fully supported by the
relevant Strategic Outcomes of the Noosa Plan 2020.
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6.2 Biodiversity, Waterway and Wetland Overlay Code
The Code seeks to protect and enhance the biodiversity values of the site. A detailed assessment
against each of the applicable Codes is provided in the Ecological Assessment Report prepared by
North Coast Environmental. The report describes how the proposal avoids impacts to the identified
Ecologically Important Areas (except for slight modification of a denuded watercourse and some
semi-mature trees away from the large vegetation clusters).
Recommendations of the reporting include appropriate erosion and sediment controls; fauna
management plans and relandscaping using local native species in accordance with the bushfire
management plan.
6.3 Bushfire Hazard Overlay Code
The site is affected by the Bushfire Overlay and accordingly is subject to the Bushfire Overlay Code
provisions. No new buildings or structures will be in the area affected by the Overlay. North Coast
Environmental have provided a detailed Bushfire Hazard Assessment & Management Plan
concluding that the proposed development is deemed suitable with respect to providing a reasonable
level of protection for people and property within the site. In addition, the owners have developed an
Emergency Management Plan (EMP), which notes 2 large dams exist on site and a gathering area
for guests will be nominated and guests briefed on arrival. The farm stay is setback sufficiently from
the hazardous vegetation and complies with the Overlay Code as no people or property will be at
risk of bushfire.
Figure 6 – Bushfire Setback Requirements
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6.4 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
PO2 – Ag Land PO2 Y
Overlay Development does not result in the loss or As part of the original assessment the preferred
diminished productive capacity of Agricultural dominant land use designation was for rural
Land Conservation Area purposes being included in a Rural
Conservation designation and Agricultural Land
Conservation Area. Council supported the
application on the basis that the permaculture
and golf course does not alienate it from future
agriculture use.
The proposal is returning approximately half of
the golf course to agricultural production. In
effect this is increasing agriculture productivity
of land which has not been contributing to
agricultural production as a golf course.
While the accommodation component is
located within the ALCA, this does not mean
this area is of diminished agriculture use. As
discussed throughout this report, permaculture
incorporates living with food production and
therefore food production will be in the curtilage
of the buildings. In addition, the farm stay
welcomes farm activity around buildings. Noting
that permaculture is a type of intensive farming
that integrates with farming activities without
the need of harmful products that damage the
environment.
Furthermore, the cabins are proposed above
ground constructed on posts and if required,
able to be removed and relocated in the future.
This is an integrated agribusiness where the
accommodation is part thereof.
In reality the proposal will improve the sites
agricultural productivity.
PO4 – Visitor PO4
accommodation Visitor accommodation: While the accommodation component is of Y
(a) is at a small scale and low density greater scale than other hinterland visitor
that protects the environmental and accommodation, there is no negative
rural values of the land; environmental impacts as a result. The farm
(b) is compatible with rural activities stay is different to a regular 300 bed resort
and nature conservation; and accommodation facility in that it serves as part
(c) does not detract from the rural of a sustainable agricultural system,
amenity of adjoining properties. permaculture, which improves the
environmental and rural values of the land.
The buildings will not be seen from the
surrounding area and are of a design that
complements the rural area.
The farming activities on the subject lot and
surrounding area are compatible with this
agricultural use as there is no impacts such as
overspray or other farming activities that would
create amenity impacts.
PO5 Uses such as nature-based tourism, outdoor While the proposal is for Short term Y
education, environment facilities and outdoor accommodation PO5 has some relevancy. The
sport and recreation may be appropriate proposal fully complies with the PO for the
where: following reasons:
- a farm stay cannot be located in an urban
(a) they cannot be more appropriately area
located in urban areas; - the farm stay is intrinsically connected to
(b) they have an indelible connection the rural production of the site as
to rural or ecological values of permaculture includes living in harmony
the site; with the land and is an integrated land
management system which improves the
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(c) there is an overriding community soil structure and does not harm the
benefit of the development; environment.
(d) they are not located on Agricultural - Improving the environmental value of the
Land Conservation Area as shown land while using it for food production is a
on the Agricultural Land Overlap community benefit as it is not contributing
Maps in schedule 2 or are harmful runoff into the waterways or soil.
temporary in nature so as not to - The proposal will employ local people
compromise agricultural uses in contributing positivity to the hinterland and
the future; and rural economy and a great benefit to the
(e) they do not interfere with rural community.
remnant vegetation or ecologically - The farm stay will not compromise the food
important areas. production capacity of the land
- No interference with native vegetation is
proposed
A08 - Setbacks AO8.5 The site is more than 2ha and the buildings are Y
On properties over 2 hectares in area, a far greater than 200m from the nearest
distance of not less than 200 metres is adjoining agricultural use.
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, soil development and there are no nominated
or other material including building materials building envelopes.
or waste products being released into
the road reserve, stormwater drains, The guests of the farm stay will separate
waterways or adjacent properties. recyclables and compost organic waste to use
for fertiliser.
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 or require any new cut or fill
on land with a slope greater than 25%. >1.5m.
AO15.2
On sloping sites or on ridgelines at the Existing farm tracks will be widened and sealed
uppermost edge of a hill slope: to provide all weather access to the cabins.
(a) roof lines are generally parallel with
contours of the land;
(b) roofs do not exceed a pitch of 15
degrees; and
(c) buildings do not protrude above the
height of prevailing vegetation.
AO15.3
Cut or fill is less than 1.5 metres in depth
relative to natural ground surface
Visitor Accommodation Code
Provision Code Provision Proposal Compliance
Visitor accommodation is not located within: There are no intensive animal industries,
AO1 – Location horticulture or intensive agricultural operations Y
(a) 150 metres of land within the Low impact on adjoining properties.
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.
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AO2 The site is 130.2ha in size
AO2 – Size In the Rural zone or Rural Y
residential zone the site used for Nature-
based tourism or short-term
accommodation has a minimum area of 4
hectares.
PO3 The intent for the Rural zone is to maintain land
PO3 – Effects of Development has a scale and density that is for rural activities and small scale visitor Y
Use compatible with the intent of the zone and the accommodation.
preferred character for the local area in which The scale of the proposal is greater than that
it is located. which exists in the hinterland but as discussed
in detail in the body of this report, the
accommodation does not diminish the ability for
the subject land or surrounding area from
undertaking any rural activity. IN fact the farm
stay contributes significantly to informing the
greater community about the sustainable
farming and living practices possible.
The built form is commensurate with the rural
character as the base of the nature materials
complement the rural character.
Accommodation is sited so as not to overlook The distance between the proposed cabins and
A08.3 – Safety the living areas of neighbouring premises the neighbouring dwelling house is too great for Y
and Amenity any overlooking to occur.
PO11 BMC Traffic include a detailed Traffic
PO11.1 - Traffic Safe vehicular access is provided to and from Engineering Assessment Report and provide Y
the site without adversely impacting on the the following conclusions demonstrating the
safety of the road network. development will have no adverse impacts on
the safety of the road network:
- An empirical assessment of the site’s car
parking demand, based on a similar operation,
is that 38 cars are required.
- The proposed 126 car parks (88 formal, 38
informal) on the site is readily capable of
accommodating the anticipated demand.
- The site is anticipated to generate some 14
vehicle movements in the road network PM
peak hour, which is less than that likely to have
been generated by the former golf course use
(19 trips).
- The key likely traffic impact of the
development is associated by the increase in
heavy vehicle (bus) movements. Assuming
there are two camps per Village per week at full
capacity, there could be 56 bus movements per
week (maximum 28 bus movements per day).
- The car parking is either existing, or informal,
with the informal (new) parking designed in
consideration of the Australian Standards.
- Appropriate on‐site accessibility by 12.5m and
14.5m rigid vehicles has been demonstrated by
swept path assessments.
Short term parking is provided near Guest parking is provided a short walk from the
AO12.2 the office to allow for check-in and check-out. cabins and near the office. Worker Y
accommodation will be provided onsite and
therefore 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 Rainwater tanks are to be provided with each of
AO13.2 available, visitor accommodation is provided the villages in accordance with the relevant Y
with an alternative drinking water supply guidelines considered as part of the building
source (e.g. rainwater) that complies with and plumbing approvals.
the Australian Drinking Water Guidelines This is an essential element of any residential
(NHMRC,2011) use and ample water supply will be provided.
Except where in the form of a serviced Each village includes kitchen and dining
PO22 apartment or hotel room the short term facilities to accommodate the needs of visitors Y
accommodation use is provided with to that village.
sufficient kitchen, dining, laundry and
common room facilities to accommodate the
needs of visitors and resident staff.
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Engineering Works Codes
Water and Effluent Disposal
Each village provides an appropriate supply of water through provision of water tanks. Future Plus Environmental provide reporting
setting out the requirements for on-site effluent treatment and disposal. The proposed development will trigger the need to obtain an
Environmentally Relevant Activity (ERA 63) approval from Department of Environment and Science due to the sites daily wastewater
loading exceeding 21 equivariant persons. The ERA 63 application will be undertaken during the Building Approval (BA) phase of the
development. The location of the system has been located away from campers, sensitive land uses and waterways in accordance
with State and Local requirements.
Earthworks and Civil Engineering
Recor provide detail engineering plans for the proposed earthworks, stormwater and road layout plans compliant with the relevant
codes and Australian Standards. The proposal treats stormwater discharge via the existing flow paths from the site. Assessment of
the impacts arising from the development have found the relative increase in flows as a result of buildings is insignificant and therefore
is not likely to impact or cause nuisance to the downstream properties.
The extension of an existing dam will be used to create an at-grade canoe run. The extension works are to be managed to minimise
impacts on the local ecosystem and downstream waters at all times during construction. Once operational, the existing dam levels and
overflows will be unchanged, and no impacts to downstream properties are expected as a result of the works.
Waste Management
The permaculture method does not use any harmful fertilisers/pesticides and improves the soil structure. No harmful runoff results
from the proposal and all waste is utilised in the farming practice.
Furthermore, a Waste Management Plan prepared by Recor also recommends the farm stay will separate recyclables, use food scraps
for composting, and waste will be treated in the relevant onsite STP. The farm stay is part of a closed cycle/loop and will not negatively
impact on the site’s biodiversity values.
Sustainable Design Code
All buildings are designed to allow for passive air flow and reuse of water onsite. All roof forms are designed to allow for photovoltaic
arrays and battery storage to reduce reliance on external electricity sources.
7.0 State assessment and other matters
7.1 State interests
7.1.1 Matters established in the Planning Regulation
Planning Regulation 2017, Schedule 10 Part 10 Section16A - Koala
While some of the site is mapped as Koala Habitat Area and the whole site mapped as a Koala
Priority Area, there is no interference with any native vegetation mapped as Koala Habitat Area. In
fact, large tracts of existing vegetation will not be harmed as the Short term accommodation will be
part of a closed loop sustainable practice, so no harm will come to these areas.
7.1.2 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.
7.1.3 South East Queensland Regional Plan
The South East Queensland Regional Plan 2017 (SEQRP), is a regional plan for the South East
Queensland region which includes the Noosa Council Local Government Area. The SEQRP
regulatory provisions ensure that land use planning and development throughout the region support
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desired regional growth pattern, goals, elements and strategies. The SEQRP includes the site within
a “Regional Landscape and Rural Production Area” (RLRPA) designation. Development in this
designation needs to demonstrate that it advances the strategies SEQRP for good land
management, and the long-term preservation of natural assets and regional landscape values.
Examples of development that is acceptable in the RLRPA includes a tourist activity, sport and
recreation activity, community activity, indoor recreation activity, and types of urban activity.
Part 16, Div 2, Sub 1, 24 (iii) of the Planning Regulations 2017 describes that any Tourist or Sport
and Recreation Activity is an Assessable Activity requiring assessment from the State if providing
accommodation for more than 300 people. The proposal has specifically been designed to not
require State referral (no more than 300 people).
8.0 Conclusion
This application seeks an ‘Other Change’ to include Short term accommodation (farm stay) to the
existing approval 12637 DA, situated at 59 Kabi Road, Cootharaba. The proposed development is
subject to impact assessment and can be approved as it meets the Noosa Plan 2020. The following
are grounds for approval.
• The permaculture use is expanding onsite. Permaculture is not only an agricultural pursuit but the
integration of a residential use and food production without harm to the natural environment. The
Strategic Outcomes recognises the importance of agriculture and tourism in the rural areas where
it is not negatively impacting on rural values, such as that proposed.
• The proposed farm stay complements the expanding permaculture use and is considered an
integrated agribusiness (rural enterprise), that does not harm the biodiversity values of the site or
the surrounding area complying with Strategic Outcome 3.3.1.
• Complies with Strategic Outcome 3.3.4 as natural buffers and the sites biodiversity values are
protected as no vegetation is being removed and the Short term accommodation is integrated
with permaculture is a closed loop which avoids any harmful effects to the environment.
• Permaculture is a well-known sustainable land management practice that incorporates residential
living, fully complying with Strategic Outcome 3.3.4.
• While Short term accommodation is a defined land use, the proposed farm stay is not isolated
from, but forms part of the permaculture system and considered an integrated agribusiness
complying with Strategic Outcome 3.3.5.
• The proposal does not dimmish the agricultural productivity of the land but integrates and
complements the agricultural land management practice onsite.
• The proposal complies with the Biodiversity Overlay Code with only isolated trees being removed
and the ecological values of the land are protected as permaculture is a known sustainable land
use practice. Furthermore, the farm stay is a closed loop with the reuse of waste and rainwater.
• The proposal complies with the Bushfire Overlay Code as there is no risk to people or property
from bushfire as the buildings are significantly setback from any hazardous vegetation.
The Assessment Manager’s favourable consideration of the above development application is
therefore recommended.
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