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Attachment 4 - Officer Report Dated 12 September 2023
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ATTACHMENT 4 - 131998.981211.5 - OFFICER REPORT UPDATED 12 SEPTEMBER 2023
PLANNING & ENVIRONMENT COMMITTEE MEETING 12 SEPTEMBER 2023
5.3 131998.981211.5 - APPLICATION FOR OTHER CHANGE TO DEVELOPMENT
APPROVAL (12637DA) INTEGRATED PERMACULTURE DESIGNED ORGANIC
ORCHARD AND GOLF COURSE COMPLEX (18 HOLES) TO INCLUDE GROUP FARM
STAY ACCOMMODATION & ASSOCIATED SUPPORTING INFRASTRUCTURE AT 59
KABI ROAD, COOTHARABA
Author Acting Co-ordinator Planning, Nadine Gorton
Development & Regulation Department
Index Applications/131998.981211.5
Attachments 1. ATTACHMENT 1 - 131998.981211.5 - ACTING COORDINATOR
PLANNING REPORT
2. ATTACHMENT 2 - 131998.981211.5 -PROPOSAL PLANS
APPLICATION DETAILS
Applicant Christian Youth Council
Proposal Other Change to Development Approval (12637DA) -
Integrated Permaculture Designed Organic Orchard and Golf
Course Complex (18 holes) to include Group Farm Stay
Accommodation (undefined use) and associated supporting
infrastructure (maximum 299 beds)
Properly Made Date 16 February 2023
Information Request Date 17 February 2023
Information Response Date 23 March 2023
Decision Due Date 21 July 2023
Number of Submissions 2
PROPERTY DETAILS
Property Address 59 Kabi Road, Cootharaba
RP Description Lot 394 M 371117
Lot 7 RP 216403
Lot 650 M 37380
Land Area Lot 394 – 68 ha
Lot 7 - 21.76 ha
Lot 650 – 40.44 ha
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Full text of sections 2 to 36 (of 64)
Section 2
PLANNING & ENVIRONMENT COMMITTEE MEETING 12 SEPTEMBER 2023
Existing Use of Land Kabi Road Golf Course and Orchard
STATUTORY DETAILS
SEQRP Designation Regional Landscape and Rural Production Area
Zone Rural
Precinct Not Applicable
Local Plan Area Not applicable
Overlays Land subject to acid sulfate soils
Agricultural land
Biodiversity, Waterways and Wetlands
Bushfire Hazard
Flood Hazard
Assessment Type Other Change to Approval – Impact Assessment
EXECUTIVE SUMMARY
This report provides an assessment of an Other Change application to a current development
approval for the Kabi Road Golf Course to include group farm stays for up to 299 persons. The
proposed facility is to be used for school camps, weekend groups and school holiday use with up to
50 staff engaged on site. The vision is to provide a farm to plate visitor accommodation experience
for groups interested in permaculture and includes 3 villages, each with their own dining area and a
large communal area. A total of 126 car parking spaces are proposed on site, with buses to park on
the villages’ internal loop roads. The applicant proposes to upgrade Kabi Road to a 6.2-metre-wide
seal to accommodate the anticipated increase in traffic.
The site is zoned Rural and comprises 3 lots with a total area of approximately 130ha. The golf
course was originally approved only over 2 of these lots, with 15ha approved as a golf course, 14ha
as a permaculture orchard and the remainder retained as natural vegetation. Lot 650, being the
northern most lot, is not part of the existing development approval and has been mostly cleared for
farming purposes.
The assessment of the application found that while the nature of the use makes it suitable for a rural
property rather than urban, the proposed farm stay activity does not further the SEQ Regional Plan
2017 strategies and far exceeds the scale intended by the Noosa Plan 2020. While both documents
support tourism on rural lands, the SEQ Regional Plan 2017 also seeks that on-farm agricultural
activities are intensified or diversified, with the Noosa Plan 2020 seeking that land mapped as
Agricultural Land Conservation is protected and rural accommodation is complementary, small scale
and fit for the site and locality.
The proposed permaculture and food production is not of a significant scale, largely intended for
farm stay guests and will alienate agricultural land, with large areas of the site identified as
Agriculture Land Conservation. The farm stay activity will also be the primary use rather than a
complementary use, is not small scale having a gross floor area of 8,325m2 and is an entirely
different scale and character to the approved golf course and orchard where a former Queenslander
dwelling was renovated as a clubhouse/restaurant. The proposal is also of a more permanent nature
Section 3
PLANNING & ENVIRONMENT COMMITTEE MEETING 12 SEPTEMBER 2023
than the golf course and will generate significantly more traffic along Kabi Road to the detriment of
nearby residents - currently 58 car trips during the week and 27 on Sundays compared to the
proposed 352 car trips during the week and 116 on Sundays.
The application is therefore recommended for refusal.
RECOMMENDATION
That Council note the report by the Acting Coordinator Planning Assessment to the Planning &
Environment Committee Meeting dated 12 September 2023 regarding Application No.
131998.981211.5 for an Other Change to Development Approval (12637DA) - Integrated
Permaculture Designed Organic Orchard and Golf Course Complex (18 holes) to include Group
Farm Stay Accommodation (undefined use) and associated supporting infrastructure (maximum 299
beds), situated at 59 Kabi Rd Cootharaba and:
A. Refuse the application for the following reasons:
1. The proposal does not further the SEQ Regional Plan 2017 strategy to intensify or
diversify on-farm agricultural activities as the proposed permaculture and food production is
not of a significant scale, largely intended for farm stay guests, will alienate agricultural land
and compromise the rural production of the land.
2. The proposal is contrary to the Strategic Framework of the Noosa Plan 2020 as the
proposed farm stay activity:
a) Will permanently alienate land that is mapped as agricultural land conservation area
and will not result in a direct expansion of the site’s agricultural activities.
b) Will be more than complementary to the agricultural use of the land, as it will be the
proposal’s primary use.
c) Is not small scale or fit for its setting comprising 3 villages and a large common
communal area with access via a small local rural road that currently has little traffic
movement.
3. The proposal is contrary to Overall Outcomes 2(c), (h), (i) & (p), Performance &
Acceptable Outcomes PO2, AO2.2, AO2.3, PO4 and PO5 of the Rural Zone Code of the
Noosa Plan 2020 as:
a) The applicant has failed to demonstrate there is an overwhelming need for the
proposal to be located on land identified for Agricultural Land Conservation and the
proposal will further alienate land from rural production in the future.
b) The scale of the farm stay activity is not small scale, and the traffic anticipated to
be generated would detract from the rural amenity enjoyed by nearby residents.
4. The proposal is contrary to Performance Outcome PO3 of the Visitor Accommodation
Code as it is of a scale that is not compatible with the zoning intent and preferred character
for the local area.
5. The proposal does not meet PO6 of the Bushfire Hazard Overlay Code as it has not been
demonstrated that an efficient and safe evacuation route is available to residents and that
emergency vehicles can access the site.
Section 4
PLANNING & ENVIRONMENT COMMITTEE MEETING 12 SEPTEMBER 2023
6. The proposal is of a significantly different scale and character to the approved golf course
and permaculture orchard and has a more permanent nature.
B. Note the report is provided in accordance with Section 63(5) of the Planning Act 2016.
Section 5
ATTACHMENT 1 – 131998.981211.5 – ACTING COORDINATOR PLANNING REPORT
REPORT
1. PROPOSAL
This application seeks approval for an Other Change to a current development approval for an
Integrated Permaculture Designed Organic Orchard and Golf Course (18 holes). The site is
currently owned by the Christian Youth Council who is also the applicant for this proposal and runs
the CYC Burleigh which specialises in experimental school camp learning opportunities, outdoor
education and group accommodation.
The proposed other change is sought to expand the development approval to include group farm
stays and associated supporting infrastructure for up to 299 persons (with a gross floor area of
8,325m2) and incorporate a third lot to the north of the golf course – lot 650.
The facility is proposed to be used for:
• School camps – during school term
• Weekend groups (other tourist groups) – hired to various sporting/community groups such as
church groups, special interest groups (i.e. legacy or craft groups)
• School holiday use – use for youth camps over school holidays, typically accommodating week-
long camps.
The facility comprises four distinct areas:
• A communal area (2330m2) including offices, meeting room, reception, kitchen, and dining
hall (543.5m2). A Covered communal sports hall (945m2) and amenities
• Village 1 (1365m2) which includes a central dining area, secondary dining area, kitchen,
three enclosed activity areas and shared accommodation
• Village 2 (1735m2) which includes a central dining area, secondary dining area, kitchen,
three enclosed activity areas and shared accommodation
• Village 3 (915m2) which includes a central dining area, kitchen, three enclosed activity
areas and shared accommodation
To support the accommodation operations, up to 50 staff will be engaged on the site for farm and
building maintenance, teachers, cooks, cleaners and activity coordinators. The applicant advises
that only the site manager will live on the site with all staff to live in the local community.
The applicant advises the facilities will not be open to the general public for day visitors or similar,
with the golf course to be closed to the general public and maintained as one of the activity
offerings. It is not proposed that the facilities will be used for special events or competitions or
functions as it is expected that the facility will be booked for approximately 40 weeks of the year
by schools, with the remaining weeks booked for school holiday camps.
The applicant advises the vision 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 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 for up to 299 persons. 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.
The existing clubhouse is proposed to be demolished with a new reception, office, dining/kitchen
and multipurpose hall proposed adjoining the main car parking 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.
Section 6
For the school camp operation, the mode of arrival will typically be bus, with set-down/pick-up within the roadway directly in front of the building for each village. For school holiday use the applicant expects that 60% of attendees will arrive by bus, with weekend use attendees assumed to mostly arrive by car (in groups of 3) based on operations at CYC Burleigh. A total of 126 formal and informal car parking spaces are proposed within the development, with 88 spaces within the existing car park, 14 gravel parking spaces at village 1, 14 gravel parking spaces at village 2, and 10 gravel parking spaces at village 3. Bus parking is to be accommodated on the loop road for each village. During the school term, the applicant’s traffic engineer advises the anticipated traffic generation will be up to 192 car trips/14 bus trips (7 bus arrivals and 7 departures) during weekdays and 116 car trips on Sundays. During school holiday use anticipated traffic generation will be up to 352 car trips/8 bus trips during weekdays and 116 car trips on Sundays. In comparison, the average traffic volumes on Kabi Road during the applicant’s survey period ranged from 58 car trips on a Monday to 27 car trips on a Sunday. The applicant proposes to widen Kabi Road to 6.2-metre-wide seal (apart from an existing culvert to remain at 5.6m) to accommodate the expected increase in traffic. The applicant aims to produce most of its own food, using a syntropic market garden system on site. The area proposed for consistent food production for 299 plus people is approximately 3,500m2, with the permaculture report suggesting that excess produce could be provided to the local community. An integrated chicken composting area is proposed adjacent the syntropic market garden, with a mobile chicken tractor used in the cow paddocks. Pig tractors will also be run between the existing orchard rows. The existing cattle grazing area on Lot 650 is to be divided into 11 paddocks for regenerative grazing management purposes, with each paddock between 2.2ha and 2.6ha. Initially 25 head of cattle will be kept, but once the paddocks start producing more feed the herd is intended to be increased. No details have been provided on proposed ultimate stocking numbers for chickens, pigs and cattle. An existing waterway on the northern portion of Lot 394 is proposed to be widened by excavation of 7200m2 to create an at grade canoe run that terminates in the existing dam on site. A number of reports have been lodged with the application including: • Architectural Package • Permaculture, Syntropic & Regenerative Agriculture food systems • Bushfire Report • Traffic Impact Report • Noise Impact Assessment • Civil Engineering Plans • Stormwater Management Plans • Waste Management Plan • Electrical Services Plan • Land Suitability (Effluent) Report • Emergency Management Plan • Hydraulic and Wet Fire Services Investigation
Section 7
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Section 8
Figure 1 – Locality & Site
Section 9
Figure 2 - Site Plan - a iit a. \ — \ \ = \ a er a tung ; mene i ee. / aw i : 1a — i i
Section 10
EE | ‘ | : ! i . fl Ul j [ss ol es = —e levation oe i ® a, @--- . € > é
Section 11
Figure 3 – Floor Plan & Elevations of Communal Area Figure 4 Renderings of Reception, Dining Hall and Sport Hall Buildings
Section 12
% a at ie z nee a Free re
Section 13
Figure 5 — Floor Plans & Elevations of Village 1
Section 14
STII nee Figure 6 — Floor Plans & Elevations of Village 2
Section 15
¢ \ No gu nceecceenmenenncemeeee \ » menemrase - ae aes ‘ = / COMPETE EE EPP ee ‘ =“ ‘i an | : Ii Ii ArelalKT || ett Ti rt Figure 7 — Floor Plans & Elevations of Village 3
Section 16
Figure 8 — Proposed Overall Farming Plan & Syntropic Market Garden
Section 17
Figure 9 – Proposed Sewerage Treatment Plant & 1.6ha Land Application Area
2. SITE DETAILS
2.1. Background
On 21 October 1999 Council approved a development application (12637 DA) for an Integrated
Permaculture Designed Organic Orchard and Golf Course (18 holes). On 19 January 2006, Council
approved an application to extend the clubhouse hours of operation to 10pm Monday to Sunday.
Notably condition 43 of the development approval requires:
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.
The applicant advises in this regard that …there is absolutely no question that the permaculture
use has not ceased and 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…
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…
A pre-lodgement meeting to discuss the application was held March 2022. At this meeting Council
staff raised concerns with the proposal including:
• Whether approval had lapsed
• The scale of the use and associated offsite impacts which are incompatible with the intent
of the Rural zone
• Traffic impacts
• Use contrary to the Agricultural Land Conservation Area requirements of the Noosa Plan
• Public use of the site
• Requirements for specialist reports
Section 18
• Requirement for an emergency management plan due to the site’s remoteness.
2.2. Site Description
The site has a total area of approximately 130ha and is in the rural area of Cootharaba about 20km
from Tewantin, 18km from Pomona and 8km from Boreen Point.
The site comprises 3 lots, with the primary access to the site via the end of Kabi Road off
Cootharaba Road. Kabi Road is a 2-way roadway with some 4.7m-5.7m of seal. Broadly, the
northern portion of the site (lot 650) is grazing land, the central lot the golf course and associated
activities, whilst the southern and eastern site extents vegetated. The current development
approval was granted over Lot 394 and Lot 7, with approximately 14ha of the site approved for a
permaculture designed orchard and 15ha for golf course with the remainder retained as natural
vegetation. The golf course has an approved gross floor area of 280m2.
Figure 10 – Approved Plan of Permaculture Golf Complex
Lot 650 is not part of the current development approval and has mostly been cleared of vegetation
for farming purposes apart from an area generally adjacent the north-eastern corner. A large dam
has been built generally central to this lot.
The site has moderate slopes between 1-5 degrees, with various dams built across the 3
properties. Three small watercourses flow west to east through each of the lots. The site supports
Local and State level biodiversity values and is mapped by the Noosa Plan 2020 as containing
large areas of biodiversity significance and MSES Environmental Values and by the State as
supporting koala habitat and remnant vegetation. The onsite vegetation has direct connectivity
with adjacent bushland areas combining to form a north south corridor connecting the Noosa
Everglades and Ringtail Forest Reserve. There are a number of distinct vegetation communities
across the site which are to be retained by the development with clearing along the driveway (3m
either side of the driveway) and a small number of semi-mature native trees for village 1. This
vegetation is proposed to be offset by the applicant with compensatory revegetation elsewhere
within the site.
2.3. Surrounding Land Uses
The surrounding land is mostly used for rural hobby farming, with lands to the east, south and north
densely treed. A large slash pine plantation is present to the north to northwest of the site on the
neighbouring land. Dwellings along Kabi Road are setback from this local road with the closest
dwelling located approximately 300 metres from the proposed communal area.
Section 19
2.4. Instruments for Statutory Assessment
Under the Planning Act 2016 the application must be assessed against each of the following
statutory planning instruments to the extent they are relevant to the development:
• State Planning Policy;
• South East Queensland Regional Plan 2017;
• Planning Regulation 2017;
• Noosa Plan 2020.
2.5. State and Other Statutory Instruments
State Planning Policy
The Noosa Plan 2020 is generally consistent with the State Planning Policy July 2017 (SPP) and
the SPP raises no further issues relevant to the proposed development.
South East Queensland (SEQ) Regional Plan 2017
The site is located within the Regional Landscape and Rural Production Area of the SEQ Regional
Plan. The proposal does not further advance all the goals, elements and strategies of the SEQ
Regional Plan.
Goal 2 Prosper - A globally competitive economic powerhouse
Element 8: Rural Prosperity Strategy 2
Rural areas leverage traditional primary Encourage the intensification or diversification
industry strengths to expand, diversify and of on-farm agricultural activities and
introduce value-adding activities that enhance introduction of new rural value-adding activities
productivity, resilience and competitiveness in such as biotechnology.
domestic and global markets.
While the applicant proposes to incorporate permaculture and food production as part of the
proposal, it is not likely to be of a significant scale.
• An area of 3,500m2 is proposed for use as a syntropic market garden system but produce is
largely intended for the use’s own food source, rather than a viable agricultural activity in its
own right.
• The applicant intends to make improvements to the existing cattle grazing areas, but it is
unclear and there is little detail in the application to suggest this use will substantially intensify
agricultural activities on the land.
• The new development is also clearly more permanent than the golf course, making it harder
for the land to revert to agricultural production in the future, compromising the long-term and
overall rural productivity of the land.
Planning Regulation 2017
The following assessment benchmarks from the Planning Regulation 2017 apply to the application:
• SEQ Regional Plan
• Koala Habitat Area
• Vegetation Management
The South East Queensland Regional Plan includes the site within the Regional Landscape and
Rural Production area. The Planning Regulations 2017 details that any Tourist or Sport and
Recreation is an Assessable Activity and requires referral to the state where is it in a Regional
Landscape and Rural Production area and:
• Results in a gross floor area of more than 5000m2 excluding any part of the premises used
for tourist or employee accommodation
Section 20
• Involves an ancillary commercial or retail activity with a gross floor area of more than
250m2
• Provides accommodation for more than 300 persons.
The application seeks approval for a maximum of 299 people on site and GFA less than 5000m2
excluding accommodation and therefore does not require referral to the State.
The SEQ Koala Conservation strategy Koala Habitat Mapping identifies the site is within a Koala
Priority Area and contains Koala Habitat Area (core). Referral of the application to the State and
assessment is not required as the proposed development is located clear of the mapped Koala
Habitat areas apart from some clearing along the driveway which meets the State exemption
provisions.
The Vegetation Management Supporting Map identifies that remnant vegetation is present within
the site. Clearing of native remnant vegetation other than for a relevant purpose is prohibited by
the Planning Regulations 2017. The proposed development avoids clearing of the regulated
vegetation, with all proposed structures located a distance of 1.5 times the canopy tree height of
existing vegetation (40m tallest tree height adopted).
2.6. Statutory Instruments – Planning Scheme
The subject site is located in Cootharaba and is zoned Rural. The applicant has applied for an
undefined use which is identified as an inconsistent use with the zone and is required to follow an
impact assessable application process.
The application must be assessed against the whole of Noosa Plan 2020 to the extent the
provisions are relevant to the development.
3.3.1 Strategic Framework
The Strategic Framework of the Noosa Plan 2020 includes a number of statements of intent and
outcomes for the hinterland area which acknowledge the importance of agriculture and particularly
supports sustainable and ethical practices which minimise reliance on chemicals, such as
permaculture. It also encourages compatible uses such as cooking schools, agritourism, rural
accommodation and leisure and lifestyle experiences. High quality nature-based and rural
experiences are particularly encouraged. The Strategic Framework identifies that these uses are
to be complementary to working farms, required to be small scale and be fit for the site and locality.
…In the hinterland, significant land is protected for its agricultural potential or for biodiversity
values. Working farms coexist with complementary enterprises and outdoor recreation. Nature
based tourism offers visitors the chance to experience and appreciate natural attractions of the
Shire and its relaxed lifestyle, as well as the many attractions of the rural towns and villages. These
may also be close to the Noosa Trail Network. They are required to be small scale and to be fit for
the setting with minimal effects on the local area having regard to safety and the capacity and
quality of the access road….
…Agriculture is an important industry sector for the local and regional economy and employment.
Agricultural land, identified in the Agricultural Lands Overlay Maps in Schedule 2, is protected from
encroachment from urban and rural residential development and other incompatible activities that
would compromise productivity. A diverse range of sustainable agricultural opportunities is
encouraged and takes advantage of Noosa's clean, green credentials and lifestyle. Sustainable
agricultural production is focused on the adoption of best management practices, including
sensible use of chemicals, ethical treatment of animals and appropriate vegetation management,
sediment and erosion control and water quality protection…
…Agriculture will need to adapt to a changing climate and be flexible and innovative in the face of
changing conditions over time. The evolution of traditional agriculture and the emergence of new
sectors are supported by encouraging opportunities for value adding to occur before agricultural
produce leaves the farm gate or leaves the region. This includes ancillary rural industries to
support production, investment and diversification e.g. on farm processing, farm gate sales,
cooking schools and value adding food production, as well as agritourism, low impact home stays,
rural and nature based accommodation, retreats and lifestyle and leisure experiences….
Section 21
(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.
(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 sections are encouraged. These may include primary production,
agribusiness, value adding, farm gate sales, cottage industries, artisans workshops and rural
tourism.
The applicant submits that the proposed farm stay complements the expanding and existing
agricultural pursuits, and is part of a permaculture experience, providing benefits to the land and
educating guests on sustainable farming and living practices. The applicant further advises that
while some buildings are proposed on good agricultural land, approximately half the golf course
will be removed and used for agricultural purposes. The applicant also suggests the farm stay is
also a sustainable low impact rural tourism component of an agricultural use.
The proposal offers an opportunity to enable some value adding to an agricultural use on the site
and draw both upon the economic benefits of agricultural and rural tourism. It also has the potential
to offer educational and land benefits from the proposed permaculture practices. However, the
farm stay activity is more than complementary to the agricultural use of the land or a component
of this use, as it will clearly be the primary use of the land, with the agricultural use being secondary.
The proposal is not considered to be small scale or fit for its setting.
The extent of the proposed buildings and associated driveway and car parking areas whilst not
being visible externally and provided in 4 areas on lot 394, would be the largest in the Shire’s
hinterland. The site is also accessed via a narrow roadway, which currently supports only 5 other
rural properties and will generate significantly more traffic than the existing golf course to the
detriment of the adjoining resident’s amenity. Currently, Kabi Road experiences 58 car trips during
the week and 27 on Sundays compared to the proposed 352 car trips during the week and 116 on
Sundays.
Although parts of the golf course are to be removed, the new villages, new roadways and new
activity fields remove areas currently used for agriculture on lot 394 and reduce the area of the site
to be used for agriculture. The applicant’s plans indicate that the area used for productive
permaculture currently is 4.8ha on lot 394, with the proposed permaculture gardens comprising
3.74ha. The plans note that there is the potential to expand the gardens by another 2.3ha however
the plans do not detail these areas.
Section 22
Existing Land Utilised for Productive Permaculture Orchards surrounding Golf course EXISTING TOTAL (percentage of site utilised) 48,100 m? 48,100 m? 3.6%
Section 23
Figure 11 – Productive Areas The proposed farm stay facilities will also permanently alienate land that is mapped as agricultural land conservation area – the proposed facilities being clearly more permanent than the golf course. While the applicant suggests that the buildings have been designed to be removable, this is impracticable and unlikely, given the buildings’ areas, with several of the buildings also being slab on ground.
Section 24
Figure 12 – Agriculture Land Conservation Area 3.3.2 Overlays The proposed development is subject to the following Noosa Plan 2020 Overlays: • Land subject to acid sulfate soils • Agricultural Land • Biodiversity, Waterways and Wetlands • Bushfire Hazard • Flood Hazard An assessment of the proposed development is undertaken against each of these overlay codes below where applicable. Biodiversity, Waterways and Wetlands Overlay Code The applicants Ecological Assessment Reports details that the site and surrounds consist of 9 vegetation communities which are displayed in figure 13 below.
Section 25
Figure 13 – Vegetation Communities – Source: Ecological Assessment Report
The observed habitat within the site includes open Eucalypt forest, rainforest, large dams and open
grassy areas, all of which exhibit potential to provide suitable habitat for numerous fauna species.
The Ecological Assessment Report lodged with the application noted the following:
• Adelotus brevis (tusked frog) listed as ‘vulnerable’ under the NC Act, was heard calling from
the onsite waterway and dam in the north-eastern site extent. The large dam in the northeast
of site extent and surrounding low-lying swampy areas also represent low potential to host
both Crinia tinnula (wallum froglet) and Litoria freycineti (wallum rocketfrog), which are listed
as ‘vulnerable’ under the NC Act.
• No other conservation significant fauna species were incidentally observed.
• Xanthostemon oppositifolius (southern penda) which is listed as ‘vulnerable’ under the NC
and EPBC Act, was identified Unit VC1a in the centre of the site. No clearing is proposed
within its vicinity.
• Minor vegetation removal of a small number of semi-mature native trees is required within
VC1b that maybe impacted by Village 1. No further direct clearing impacts are expected.
• The mapped watercourse in the central site extent was observed to exhibit a highly modified
waterway used for golf course drainage. It features numerous modifications such as golf
buggy crossings and rock falls. The waterway exhibits no riparian vegetation or no woody
vegetation. The watercourse is currently vegetated with long grass and herbaceous weeds.
Nonetheless mapped watercourses are considered representative of an Ecologically
Important Area under the Noosa Plan 2020.
• The design of the waterway widening / canoe run is to maintain inflows into the VC1a
rainforest unit in order to sustain the current assemblage of flora species and habitat
conditions that have evolved under the current waterway conditions.
The original approval for the golf course provided for some works in this waterway including
extensions to the existing ponds and the construction of a nutrient stripping pond. This old approval
Section 26
also detailed that some consideration should be given to rehabilitation of the waterway however it
appears whilst the nutrient stripping pond was constructed minimal rehabilitation works occurred.
The proposed buildings are located outside of the mapped Areas of Biodiversity Significance with
the excavation and revegetation works in the mapped waterway for the canoe run considered
acceptable as they improve an highly modified area.
Bushfire Hazard Overlay Code
The site is mapped under the State Planning Policy (SPP) (refer figure 14) as containing the
following Potential Bushfire Intensity areas:
• High Potential Bushfire Intensity
• Medium Potential Bushfire Intensity
• Potential Impact Buffer
Figure 14 – Bushfire Mapping
The applicant as part of the assessment of the application is required to confirm the level of bushfire
hazard shown on the Noosa Council Bushfire Hazard Overlay through the preparation of a site-
specific bushfire hazard assessment, prepared in accordance with the planning scheme policy for
Natural Hazards and SPP State Interest Guidance Material - natural hazards, risk and resilience –
bushfire.
Councils Senior Environment Officer has reviewed the report and provided the following
comments:
The bushfire hazard assessment has provided a detailed assessment generally in accordance with
the methodologies detailed in the State interest guidance material and supporting QFES Bushfire
Resilient Communities (October 2019) technical reference guide. The Management Plan includes:
• Map locations of the visually assessed vegetation hazard class
• Potential fuel load assessment based on each vegetation hazard class
• Patch filtering (removal / downgrading) of small patches and narrow corridors of hazardous
vegetation unlikely to reach the fire-line intensity as predicted for large contiguous patches of
vegetation.
• Creation of a site-specific hazard map that takes into account patch filtering process.
Section 27
• Demonstration of a development footprint capable of achieving 10kW/m².
• Recommendations for reliable water supply for firefighting purposes provided.
Figure 15 – Bushfire Setback Requirements
Assessment benchmark 3 of the State Planning Policy Guidelines requires that development
mitigates the risk to people and property to an acceptable or tolerable level. Assessment
Benchmark 3 also requires that Vulnerable uses are not established or intensified within the
bushfire prone area unless:
• There is an overriding need in the public interest for the new or expanded service the
development provides
• There are no other suitable alternative locations within the required service catchment, and
• Site planning can appropriately mitigate risk
The definition of acceptable and tolerable risk as defined in the ‘Bushfire resilient communities
document published as a technical reference document guide for the State planning Policy State
Interest ‘natural hazards, risk and resilience –Bushfire’ are as follows:
• Managing bushfire risk should be based on achieving an acceptable or tolerable level of risk
for both existing and new development in bushfire prone areas.
• An acceptable risk is a level that is sufficiently low to require no new treatments or actions to
allow communities to live with the risk without further action.
• A tolerable risk is low enough to allow the exposure to a natural hazard to continue but high
enough to require new treatments or actions to reduce that risk. Communities can live with
this level of risk, but as much as is reasonably practical should be done to reduce the risk.
This may include planning responses for:
o reducing the likelihood of the risk (avoidance)
o reducing the consequences of the risk (mitigation and hazard management over
time).
Section 28
An intolerable risk is a risk that, following an understanding of the likelihood and consequences, is
so high that it requires actions to avoid or reduce risk. Individuals and society will not accept this
risk and measures are to be put in place to reduce risks to at least a tolerable level.
In an emergency the current proposal depends on a single entry and exit point via Karbi Road to
Cootharaba Road before being able to evacuate either north or south. In an emergency bushfire
situation where evacuation is not an option due to being un-trafficable, the development guests
would be required to shelter in place within the area identified as <10kW/m2.
Given that the proposed use may potentially put large numbers of children in a situation where
they can't be evacuated in an emergency, these guests would have to take refuge on the property
in case of a wildfire emergency and may be exposed to flame attack, ember attack, radiant heat
exposure, wind and smoke attack, convective and conductive heat exposure. Council would view
this as an intolerable risk and don’t believe the development would meet assessment benchmark
3 of the State Planning Policy Guidelines as a result.
The development has also not demonstrated compliance with PO6 (Access and Evacuation
Routes) of the Bushfire Hazard Overlay Code. The development layout does not provide safe
access and egress at all times to all of the development for emergency vehicles and personnel, as
the site is serviced by a single dead-end road with no secondary emergency access available.
3.3.3 Rural Zone Code
The Noosa Plan 2020 states that the purpose of the Rural zone is to provide for rural uses and
activities and provide for other uses and activities that are compatible with existing and future rural
uses, and the character and environmental features of the zone. The Noosa Plan 2020 also states
that the Rural zone is intended to maintain the capacity of land for rural uses and activities by
protecting and managing significant natural resources and processes.
The following code provisions are most applicable to the application:-
Overall Outcomes
(a) The establishment of a wide range of rural activities is facilitated, including animal,
husbandry, aquaculture, cropping, horticulture, roadside stalls, rural industries, forest
practices, wholesale nurseries and other primary production and compatible uses.
(b) The viability of existing and future rural activities is protected from the intrusion of
incompatible uses.
(c) Areas for primary production are conserved and lot fragmentation is avoided.
(e) Rural activities embrace sustainable land management practices and contribute to the
amenity and landscape of the area. Livestock enterprises are predominantly pasture fed, free
range operations.
(h) The establishment of outdoor recreation and small-scale tourism facilities in suitable
locations is facilitated in a manner that does not significantly compromise the rural
productivity or ecological values of the land.
(i) Visitor accommodation complements rural uses and promotes the sustainable use of rural
land.
(p) Development maintains and enhances the significant scenic and landscape values of the
area. The built form of development integrates with and complements the rural character
intended for the zone and sensitively responds to the landscape.
Acceptable Outcomes and Performance Outcomes
AO2.2
Where there is an overriding need for incompatible development to be located on Agricultural Land
Conservation Area, the development does not have an irreversible impact on the productive
capacity of Agricultural Land Conservation Area.
AO2.3
Where located in the Agricultural Land Conservation Area accommodation is of a temporary or
Section 29
semi-permanent nature (such as tents, yurts, relocatable dwellings or recreational vehicles) or it
adaptively reuses well-established rural buildings.
PO2
Development does not result in the loss or diminished productive capacity of Agricultural Land
Conservation Area.
PO4
Visitor accommodation:
a) is at a small scale and low density that protects the environmental and rural values of
the land;
b) is compatible with rural activities and nature conservation; and
c) does not detract from the rural amenity of adjoining properties.
PO5
Uses such as nature-based tourism, outdoor education, environment facilities and outdoor sport
and recreation may be appropriate where:
a) they cannot be more appropriately located in urban areas;
b) they have an indelible connection to rural or ecological values of the site;
c) there is an overriding community benefit of the development;
d) they are not located on Agricultural Land Conservation Area as shown on the
Agricultural Land Overlay Maps in schedule 2 or are temporary in nature so as not to
compromise agricultural uses in the future; and
e) they do not interfere with remnant vegetation or ecologically important areas.
The applicant submits that the proposal complies with the key parameter of this Code – PO4 and
PO5 as follows:
While the accommodation component is of greater scale than other hinterland visitor
accommodation, there is no negative environmental impacts as a result. The farm stay is different
to a regular 300 bed resort accommodation facility in that it serves as part of a sustainable
agricultural system, 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.
While the proposal is for short term accommodation PO5 has some relevancy. The proposal fully
complies with the PO for the following reasons: - a farm stay cannot be located in an urban area -
the farm stay is intrinsically connected to the rural production of the site as permaculture includes
living in harmony with the land and is an integrated land management system which improves the
soil structure and does not harm the environment. - Improving the environmental value of the land
while using it for food production is a community benefit as it is not contributing harmful runoff into
the waterways or soil. - The proposal will employ local people contributing positivity to the
hinterland and rural economy and a great benefit to the rural community. - The farm stay will not
compromise the food production capacity of the land - No interference with native vegetation is
proposed.
The applicant has not provided any information to demonstrate that there is an overwhelming
community benefit for the proposal other than stating that the use will improve the environmental
values of the site and will provide employment. While it is generally agreed that the proposal would
result in some community benefit in terms of local employment, it should also be recognised that
some agricultural uses, such as cropping, may similarly employ up to 50 persons or more though
typically on a seasonal basis.
While it is agreed the nature of the use relies on the rural setting, the scale of the accommodation
and associated buildings significantly exceeds that intended by the Noosa Plan 2020. The Noosa
Plan supports small scale accommodation that is subordinate to the site with buildings not
exceeding a GFA of 250m2 for a lodge and 90m2 for individual buildings. The proposed size of
this development would result in the largest accommodation facility in the Shire’s hinterland and is
not small scale, comprising three villages each with their own dining facilities and a large common
Section 30
communal area. The proposed accommodation buildings also are not of semi-permanent nature
and will become the predominant use of the site rather than agricultural uses envisaged for the
area.
The traffic generated by the proposal would also detract from the rural amenity of adjoining and
nearby properties.
3.3.3 Visitor Accommodation Code
The applicant has applied for an undefined use, however, the use appears to have some
similarities to a number of defined uses listed in the Noosa Plan 2020 including an educational
establishment, tourist park, short term accommodation, nature-based tourism, animal husbandry
and cropping. None of these uses individually are identified as inconsistent in the Rural Zone by
the Noosa Plan 2020, but the planning scheme includes specific provisions for these uses,
including the following outcomes of the Visitor Accommodation Code:
Acceptable Outcomes and Performance Outcomes
PO3
Development has a scale and density that is compatible with the intent of the zone and the
preferred character for the local area in which it is located.
Nature-based tourism (where including accommodation)
AO20.2
Buildings and structures do not occupy more than 5% of the site area, providing that no site has
more than 2,000m² of gross floor area.
AO20.5
Buildings take the form of small, separate buildings:
a) the gross floor area of any one building, such as a lodge, does not exceed 250m²;
b) the average area of all buildings does not exceed 90m²; and
c) no individual cabin or cottage has a gross floor area exceeding 65m²
PO20
Nature-based tourism:
a) has an indelible connection with the environmental, cultural heritage or scenic amenity
values of the site and these values are protected through the use;
b) adopts construction methods that have minimal environmental impact;
c) is designed and operated in a manner that promotes the conservation of resources such
as energy and water;
d) adopts best practice waste and recycling systems;
e) remains subordinate to rather than dominating the natural features of the site with
a site layout and design that blends into the landscape; and
f) contributes to the wellbeing of the natural areas and community in which it is located.
Whilst the proposed number of beds (299) appears to meet the site density provisions for Nature
Based Tourism under the Code, the proposed form and gross floor area far exceed the codes
Acceptable Outcomes relating to scale which state a maximum of 2000m2 of gross floor area for a
site, with single buildings not exceeding an area of 250m2. The proposed communal building
proposes a GFA of 2330m2.The proposals total gross floor area of 8325m2 and building form is not
of a scale envisaged by the Noosa Plan for these areas.
The proposal also dominates the natural features within the site, with its large buildings and is of
entirely different scale and character to the original golf course development where a
Queenslander was renovated as the clubhouse/restaurant.
Overall, the proposal is contrary to the Code as it is of a scale that is not compatible with the zoning
intent and preferred character for the local area.
Section 31
3. CONSULTATION
3.1. Referral Agencies
Not applicable
3.2. Internal Council Referrals
The application was forwarded to the following internal Council officers:
• Coordinator Operational Works
• Senior Environment Officer
• Waste Collection Officer
• Technical Officer
3.3. Public Notification
The application was publicly notified for 15 business days in accordance with the Planning Act
2016. Two properly made submissions were received. The following table provides a summary
and assessment of the issues raised by submitters.
Matters Raised Comments
The existing approval the applicant seeks While Kabi Road golf course has not operated for
to change has lapsed when the previous some time, the use is not considered to be
owner closed the business. The closure abandoned (and thus the approval has not lapsed)
of the golf course was widely given the golf course and orchards remain on site,
acknowledged in 2011. the property has been for sale during this time and
skeletal staff have continued to maintain the
property.
The scale of the proposal conflicts with the Agreed – as detailed above the size of the
acceptable outcomes for development in buildings and total gross floor area are
the Rural Zone as described in the Noosa inconsistent with the intent of Rural zoning and
Plan 2020. The proposal exceeds a scale character of the area.
and intensity that could be reasonably
considered compatible with the intent of
the zone and preferred character of the
local area in which it is located. It also
significantly alters the site’s character and
impacts compared to the original Kabi Golf
Course and Orchard approval.
The applicant has failed to prove an Agreed – whilst the site has a connection to the
overriding need in the public interest for rural setting there is limited community benefit for
the development, which would overcome the proposals use of agricultural land.
its conflicts with the Noosa Plan 2020.
There has been considerable backlash
against short term accommodation
proposals across the shire and more
tourism is not needed in Noosa, with the
industry already finding it difficult to secure
and accommodate staff.
The inclusion of Lot 650 increases the The submitters concerns are noted but the
potential development area by 40ha and inclusion of Lot 650 as part of another change
seemingly assists the applicant to application is permitted under the Planning Act
increase the gross floor area and visitor 2016.
numbers. It is unclear what is planned for
Section 32
this large parcel of land and constitutes a It is agreed limited details have been provided for
significant and seemingly unnecessary the use of lot 650, but the applicant does indicate
expansion of the original approval area it will be used for animal grazing and onsite
and opening the door for future effluent treatment and disposal.
applications.
4. CONCLUSION & REASONS FOR DECISION
It is concluded that the proposal does not further the SEQ Regional Plan’s strategy to diversify and
intensify agricultural activities on rural land and similarly conflicts with the Noosa Plan’s Strategic
Framework and Rural Zone Code which seeks to conserve agricultural land and ensure that any
complementary rural accommodation uses are small scale and fit for the locality. The applicant has
not provided any information to demonstrate an overwhelming need for the use to be located on
Agricultural Conservation Land and the proposed farm stay activity will be the dominant use, with
the agricultural use largely serving farm guests. The proposal is of scale that exceeds the zoning
intent and is an entirely different scale and character to the approved golf course and orchard and
will be more permanent in nature. It will also generate significantly more traffic along Kabi Road
to the detriment of nearby residents. For these reasons, the application is recommended for
refusal.
Departments consulted:
Office of the CEO, Mayor & Community Services Corporate Services
Councillors
Mayor & Councillors Director Director
Chief Executive Officer Community Development Financial Services
Executive Officers Sport & Active Lifestyles Fleet
Community Engagement Arts & Culture Revenue Services
People & Culture Community Connection ICT
Governance Customer Experience Commercial Property
Strategy & Environment & Development & Regulation Infrastructure Services
Sustainable Development
x Director x Director Director
x Strategic Land Use Planning x Development Assessment x Infrastructure Planning, Design
and Delivery
Economic Development & Local Laws Civil and Asset operations
Destination Management
Environmental Services Environmental Health Asset Management
Innovation & Digital Hub Building & Plumbing Building & Facilities
Property / Permits Disaster Management
Waste
Section 33
ATTACHMENT 2 - 131998.981211.5 -PROPOSAL PLANS
CYC Noosa Campsite Development
ARCHITECTURAL PACKAGE
Site Overall Perspective - Generalised Communal Area Perspective Typical Village Entry and Setdown Zone
- - -
DRAWING LIST - SITE DRAWING LIST - VILLAGE 1
Current Current
SITE INFORMATION PERMACULTURE UTILISATION Drawing No.
00.01
Sheet Name
Titlepage & Development Information
Revision
ID
02 V1
Drawing No.
01.03
Sheet Name
Site Plan - Village 1
Revision
ID
04
00.02 Context & Locality Plan 01 V1 03.00 Context Plan - Village 1 01
01.01 Survey Plan (by others) 01 V1 03.01 Floor Plan - Village 1a 01
Real Property Description: Lot 650 M37380, 394 Existing Land Utilised for Productive
01.02 Existing/Demo Site Plan 01 V1 03.02 Floor Plan - Village 1b 01
01.03 Proposed Whole Site Plan 03 V1 04.00 Context Roof Plan - Village 1 02
M371117, and 7 RP216403 Permaculture
01.04 Proposed Development Site Plan 06 V1 04.01 Roof Plan - Village 1a 02
01.05 Permaculture Utilisation 01 V1 04.02 Roof Plan - Village 1b 02
Orchards surrounding Golf course 48,100 m2 01.06 Materials and Finishes Scheme 01 V1
V1
09.01
09.02
Context Elevations - Village 1
Elevations - Village 1a
01
01
Local Authority: Noosa Shire Council DRAWING LIST - COMMUNAL AREA V1 09.03 Elevations - Village 1b 01
2
Site Classification: Rural EXISTING TOTAL 48,100 m Drawing No. Sheet Name
Current
Revision
V1
V1
09.04
10.01
Elevations - Village 1b Activity & Dining
Context Sections - Village 1
01
01
(percentage of site utilised)
ID
3.6% CA 01.03 Site Plan - Communal Area 03
V1
V1
10.02
22.01
Sections - Village 1
Renders - Village 1
01
01
CA 03.00 Context Plan - Communal Area 01
Site Area: 1,302,111 m² CA
CA
03.01
03.02
Floor Plan - Communal Dining Level
Floor Plan - Communal Sports Hall Level
03
03
DRAWING LIST - VILLAGE
COMMUNAL2 AREA
Proposed Land Utilised for Productive CA 04.00 Context Roof Plan - Communal Area 01 Drawing No. Sheet Name
Current
Revision
CA 04.01 Roof Plan - Communal Dining Hall 03
Permaculture CA 04.02 Roof Plan - Communal Sports Hall 02 V2 01.03 Site Plan - Village 2
ID
02
DEVELOPMENT INFO Agricultural Grazing 258,200 m2 CA
CA
09.01
09.02
Elevations 1 - Communal Area
Elevations 2 - Communal Area
01
01
V2
V2
03.00
03.01
Context Plan - Village 2 Entry Level
Context Plan - Village 2 Lower Level
01
01
Syntropic Market Garden 4,230 m2 CA
CA
10.01
10.02
Sections 1 - Communal Area
Sections 2 - Communal Area
02
02
V2
V2
03.02
03.03
Floor Plan - Vilage 2b Entry Level
Floor Plan - Village 2b Activity & Dining
01
01
potential expansion to market garden 23,800 m2 CA 22.01 Renders - Communal Area 01 V2 03.04 Floor Plan - Village 2b Lower Level 01
Existing GFA Diversified Orchards & Staples 33,200 m2
V2
V2
03.05
04.00
Floor Plan - Village 2a
Context Roof Plan - Village 2
01
02
Maintenance Sheds 920 m² V2
V2
04.01
04.02
Roof Plan - Village 2b Entry Level
Roof Plan - Village 2b Activity & Dining
02
02
Existing GFA to be Demolished PROPOSED TOTAL 319,430 m2 V2 04.03 Roof Plan - Village 2a 02
Clubhouse and Shed 720 m² (percentage of site utilised) 24.5%
V2
V2
04.04
09.01
Roof Plan - Village 2b Lower Level
Context Elevations - Village 2
02
01
V2 09.02 Elevations - Village 2b 01
V2 09.03 Elevations - Village 2b Activity & Dining 01
Proposed GFA V2
V2
09.04
10.01
Elevations - Village 2a
Context Sections - Village 2
01
01
V2 10.02 Sections - Village 2 01
Communal Area 2,330 m2 V2 22.01 Renders - Village 2 01
Village 1 1,365 m2 DRAWING LIST - VILLAGE 3
Current
Village 2 1,735 m2 Drawing No. Sheet Name Revision
ID
Village 3 915 m2 V3
V3
01.03
03.00
Site Plan - Village 3
Context Plan - Village 3
02
01
Abulutions/Amenities 140 m2 V3
V3
03.01
03.02
Floor Plan - Village 3b
Floor Plan - Village 3a
01
01
V3 04.00 Context Roof Plan - Village 3 02
V3 04.01 Roof Plan - Village 3a 02
V3 04.02 Roof Plan - Village 3b 02
TOTAL GFA 7,405 m2 V3 09.01 Context Elevations - Village 3 01
V3 09.02 Elevations - Village 3b 01
V3 09.03 Elevations - Village 3a 01
PLOT RATIO 0.0057 V3 10.01 Sections - Village 3 01
V3 22.01 Renders - Village 3 01
SITE COVER 0.57%
Revision Project Architect Stage Project No.
01 Development Approval 25/08/2022 CYC Noosa Campsite CG DEVELOPMENT APPROVAL 1302-01 Titlepage & Development Section 34
Information
02 Revised Development Approval Issue 2/09/2022 48 Kabi Road Cootharaba QLD
Client
Christian Youth Council
Drawn
CG/MB
Status
PRE-CONSTRUCTION (NOT FOR CONSTRUCTION)
Scale
at A1 A-DA-00.01 02
Revision
(07) 3251 6900 [email protected] Elevation Architecture Pty Ltd ACN 606 170 807 © Copyright reserved this document is and shall remain the property of Elevation Architecture. Unauthorised use of this document in any form whatsoever is prohibited. All information to be printed in colour. Figured dimensions take precedence over scale dimensions. Contractors must verify all dimensions on site before commencing any work or making shop drawings. P:\Data 1\1302-01 CYC Noosa Campsite\5.2 Development Application\5.2.1 ArchiCAD\1302-01_Master DA 24.pln
Section 35
SITE LEGEND
BUSHFIRE HAZARD OVERLAY
Bushfire Hazard Zone
Impact Buffer Zone
ENVIRONMENTAL VALUES
site boundary
Existing Vegetation
Setback from Significant Trees
AGRICULTURAL AREA
Existing Productive Permaculture
Proposed Productive Permaculture
and agricultural pasture land
site boundary
WATERWAYS
Existing Dams
Existing Creek
Extended Waterway
EARTHWORKS
site boundary Proposed level playing fields
existing dam
MISCELLANOUS
Retained Golf Course
Sealed Roadway
Gravel Roadway
Effluent Disposal Area
CAMPSITE
Dining/Cooking
Sleeping
Lot 650 M 37380 Indoor Activity
Staff
agricultural pasture set out to
mazimise regenerative
management processess - refer
Permaculture Report cattle
yards
SITE INFORMATION
zone for effluent Real Property Description: Lot 650 M37380, 394
treatment plant M371117, and 7 RP216403
site boundary
effluent treatment Local Authority: Noosa Shire Council
disposal area Site Classification: Rural
composting
system
Site Area: 1,302,111 m²
DEVELOPMENT INFO
Existing GFA
Maintenance Sheds 920 m²
Existing GFA to be Demolished
Clubhouse and Shed 720 m²
Proposed GFA
Communal Area 2,330 m2
Village 1 1,365 m2
Village 2 1,735 m2
Village 3 915 m2
Abulutions/Amenities 140 m2
VILLAGE 1
site boundary
TOTAL GFA 7,405 m2
PLOT RATIO 0.0057
SITE COVER 0.57%
9 Hole Golf
Course retained
Communal PERMACULTURE UTILISATION
Area VILLAGE 2
neighbouring
property Existing Land Utilised for Productive
Permaculture
Lot 394 M 371117
Orchards surrounding Golf course 48,100 m2
EXISTING TOTAL 48,100 m2
(percentage of site utilised) 3.6%
productive Proposed Land Utilised for Productive
permaculture - Permaculture
market garden Agricultural Grazing 258,200 m2
KABI ROAD Syntropic Market Garden 4,230 m2
potential expansion to market garden 23,800 m2
Diversified Orchards & Staples 33,200 m2
site boundary Existing
PROPOSED TOTAL 319,430 m2
tennis court
(percentage of site utilised) 24.5%
Existing VILLAGE 3
Maintenance
Sheds
productive
permaculture -
orchards & staples
site boundary
Lot 7 RP 216403
site boundary
site boundary
site boundary
Revision Project Architect Stage Project No.
01 Consultant Co-ordination Issue 23/06/2022 CYC Noosa Campsite CG DEVELOPMENT APPROVAL 1302-01 Proposed Whole Site Plan
02 Revised Site Plans 21/07/2022 48 Kabi Road Cootharaba QLD
03 Development Approval 25/08/2022
Client
Christian Youth Council
Drawn
CG/MB
Status
PRE-CONSTRUCTION (NOT FOR CONSTRUCTION)
Scale
1:2500, 1:100 at A1 A-DA-01.03 03
Revision
(07) 3251 6900 [email protected] Elevation Architecture Pty Ltd ACN 606 170 807 © Copyright reserved this document is and shall remain the property of Elevation Architecture. Unauthorised use of this document in any form whatsoever is prohibited. All information to be printed in colour. Figured dimensions take precedence over scale dimensions. Contractors must verify all dimensions on site before commencing any work or making shop drawings. P:\Data 1\1302-01 CYC Noosa Campsite\5.2 Development Application\5.2.1 ArchiCAD\1302-01_Master DA 24.pln
Section 36
DEVELOPMENT INFO
Existing GFA vegetation
Maintenance Sheds 920 m²
Existing GFA to be Demolished
Clubhouse and Shed 720 m²
Proposed GFA
Communal Area 2,330 m2
Village 1 1,365 m2
ack
Village 2 1,735 m2 8 ree setb
t
Village 3 915 m2 zone vegetation
Abulutions/Amenities 140 m2
7 9
TOTAL GFA 7,405 m2
PLOT RATIO 0.0057
8
SITE COVER 0.57%
t
6 ifican
sign es
tre
PERMACULTURE UTILISATION existing dam
10
pr
ot
Existing Land Utilised for Productive ec
te
d
Permaculture ve
ge
Orchards surrounding Golf course 48,100 m2 ta
tio expansion of productive
n permaculture area as +12.610
EXISTING TOTAL 48,100 m2 required
(percentage of site utilised) 3.6%
Proposed Land Utilised for Productive
Permaculture vegetation 11 vegetation existing dam
Agricultural Grazing 258,200 m2
Syntropic Market Garden 4,230 m2
potential expansion to market garden 23,800 m2 VILLAGE 1
Diversified Orchards & Staples 33,200 m2
PROPOSED TOTAL 319,430 m2 12 vegetation
8
(percentage of site utilised) 24.5% 3
zone ck
9 +14.500
etba
g.o.p
trees nt
tree s
14 spaces
fica
+12.780
5
signi
13
pr
op
+14.800 os
ed
9 Hole Golf +16.000 ex
Course retained t
se 10 ru end
tba m n ed
r
ck ip ca
19 fro aria no
e
m n
+14.000 wa bu
ter ffer
co
ur
se
+19.200 8
Padmount
14
Transformer
15
Communal
16
19 Area seale
d roa
VILLAGE 2 9
dway +15.280
4 +16.700 - full exten 10
t follo
17
ws ex
16
15
isting
grade 11
ed
dirt/gr
18
17
avel p
g
ain
athwa
rk ting
din
y con 12
nectin
ret
g villa
loa
14
car exis
ges e
g.o.p 13 pe xisti
14 spaces div rmac ng pr
pa
"st
14 apl ersifie ulture oduct proposed
Lot 394 M 371117 es" d iv
- re by a orcha e activity field at
fer ddin rds
15 Re Per g s ~RL 9.000
por ma ite
t cul
tur
roo
e fed
nursery (relocate exp
an kitc ame
existing chicken perm sion of hen nitie
coop structure) 16 acu p
ltu roduc ette s/
proposed requ re area tive
activity field expansion of productive ired as
1 at ~RL 15.500 permaculture area as
required 17
chicken
system vege
2
Fire Storage
ame sting
s
Tanks compost
ntitie
system
o
comp
productive
permaculture -
market garden
- refer Permaculture vegetation
vegetation Report for details
vegetation
ne
d zo
g.o.p significant
10 spaces tree
azar
fire h
one
bush
ffer z
Existing vegetation tree setback
existing raised island +16.000 16 proposed
existing shrub in centre of tennis court activity field zone
to be flattened so
d bu
roadway to be removed and at ~RL 16.000
buses can drive over existing internal area to be asphalted to
azar
roadways retained match surrounding roadway
and allow bus maneuvering
fire h
VILLAGE 3 15
bush
Existing
Maintenance
Sheds 14
13
existing maintenace
sheds retained productive
permaculture -
orchards & staples
existing orchards diversified by
adding site "staples" - refer
Permaculture Report
vegetation
bu
sh
fir
e
ha
za
rd
bu
ffe
rz
on
e
Revision Project Architect Stage Project No.
02 Consultant Co-ordination Issue 11/07/2022 CYC Noosa Campsite CG DEVELOPMENT APPROVAL 1302-01 Proposed Development Site Plan
03 Revised Site Plans 21/07/2022 48 Kabi Road Cootharaba QLD
04 Revised Site Plan 4/08/2022
05
06
Development Approval
Revised Development Approval Issue
25/08/2022
2/09/2022
Client
Christian Youth Council
Drawn
CG/MB
Status
PRE-CONSTRUCTION (NOT FOR CONSTRUCTION)
Scale
1:1000 at A1 A-DA-01.04 06
Revision
(07) 3251 6900 [email protected] Elevation Architecture Pty Ltd ACN 606 170 807 © Copyright reserved this document is and shall remain the property of Elevation Architecture. Unauthorised use of this document in any form whatsoever is prohibited. All information to be printed in colour. Figured dimensions take precedence over scale dimensions. Contractors must verify all dimensions on site before commencing any work or making shop drawings. P:\Data 1\1302-01 CYC Noosa Campsite\5.2 Development Application\5.2.1 ArchiCAD\1302-01_Master DA 24.pln
The text continues on section 37.