planning report hayward · OPW26/0149

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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 ................................................................................................................ 4
3.0       Proposed development details .......................................................................................... 5
4.0       Planning assessment .......................................................................................................... 6
   4.1       Agricultural Land Conservation Area .......................................................................................... 6
   4.2       Biodiversity Overlay & Works Codes .......................................................................................... 7
   4.3       Bushfire Hazard .......................................................................................................................... 8
5.0       State assessment and other matters .................................................................................. 8
   5.1    State interests ............................................................................................................................ 8
     5.1.1 Matters established in the Planning Regulation .............................................................................. 8
     5.1.2 State Planning Policy ........................................................................................................................ 8
6.0       Conclusion ......................................................................................................................... 9




Client Name: Buchanan
Prepared by: Jack Lewis B.Sc Hons UNSW, M.Plan OTAGO RPIA MQELA
Version:              1
Date:                 19 October 2026




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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Summary

1.1 Development application details
 Proposed development:        Development Permit for Material Change Of Use for Short Term
                              Accommodation (3 cabins); and
                              Development Permit for Operational Works
 Site address:                87 Hayward Rd, Lake Macdonald
 Real property description:   Lot 5 on RP209009
 Site area:                   8.09 hectares
 Owner details:               Buchanan
 Applicant details:           Buchanan 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 (v.3 – 20 March 2026)
 Zone:                          Rural Zone
 Level of assessment:           Code
 Applicable overlays:           Agricultural Land Conservation Area
                                Bushfire Hazard Overlay
 Applicable codes:              Rural Zone Code
                                Visitor Accommodation Code
                                Works Code
                                Biodiversity, Waterways and Wetlands Overlay
                                Bushfire Hazard Overlay
                                Regional Infrastructure Overlay – Water Supply Buffer
 State Referrals:               Nil




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2.0 Site details
2.1 Site description
Table 1: Site description
 Site characteristic                                                         Description

 Existing land use               Dwelling House – 2013
                                 Swimming Pool – 2017
                                 Secondary Dwelling – 2018
                                 Home Hosted Accommodation – 2022
                                 Open Paddocks

 Access                          Existing access from Hayward Rd.


 Topography and views            The proposed site for the cabins looks east towards Mt Tinbeerwah.


 Easements                       Nil




                             Figure 1: Site Aerial Identification Plan Source: Nearmap


2.2 Surrounding land uses
Table 2: Surrounding land uses
 Surrounding land uses

          North         68, 80 & 98 Hayward Rd – Rural residential dwellings fronting Lake Macdonald


          West          Lake Macdonald


          South         57 Hayward Rd – Rural Residential dwelling and associated sheds


          East          15 & 53 Hayward Rd – Rural residential dwellings fronting Lake Macdonald




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3.0 Proposed development details
The application proposes 3 x 1-bedroom cabins located ~280m away from the existing house and
operational works, with the following details:

Short Term Accommodation Cabins:
 • 3 cabins with a GFA of 37m2 each located on an existing hill overlooking Mt Tinbeerwah;
 • Each cabin includes separate kitchen/dinging and a bedroom/ensuite connected by a veranda;
 • A separate carport adjoining the entry with material finishes of zincalume and timber, including
     a pitched roof of 30 degrees with eaves;
 • The cabins are accessed via a separate internal driveway from the entrance to Hayward Rd;
     and
 • Individual 15kL water tanks and effluent disposal system.

Operational Works
 • A 300m2 dam with a maximum depth of 2m using a cut/fill balance located in the Riparian Buffer
    Area; and
 • Associated operational works including earthworks, driveway and stormwater disposal.




                      Figure 3: Proposed STA cabin location and site plans




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4.0 Planning assessment
The proposed three Short Term Accommodation units are proposed on the same 8ha site as the
owner’s existing dwelling house. Each unit is 37m2 in GFA and allows for two people to stay within
each cabin (6 maximum). As a result, the proposal is Code Assessable, with an assessment against
the relevant provisions provided as Appendix A and further assessment regarding the Performance
Outcomes provided thereafter.


   •   Rural Zone Code
   •   Visitor Accommodation Code
   •   Biodiversity, Waterways and Wetlands Overlay
   •   Regional Infrastructure Overlay - Water Supply Buffer

4.1 Agricultural Land Conservation Area

The site and adjoining property is affected by the ALCA overlay. AO2.4 of the Rural zone code seeks
for sensitive land uses (short term accommodation cabins) be located more than 200m from the
adjacent property. The proposed cabin 3 is located 16m from the adjoining property to the south.
AO2.3 also seeks for the buildings in the ALCA to be of a semi-permanent nature.




                                   Figure 6: ACLA overlay map


The relevant Performance Outcome PO2 seeks for development not to result in the loss or
diminished productive capacity of Agricultural Land Conservation Area. The adjoining 57 Hayward
Rd is 7.5ha and used as a rural residential property. There is no visible evidence of cropping or
pastoral activities and/or spray drift impacts that would result in any reverse amenity impacts
(diminished productivity capacity) by locating the cabins with a lesser setback of 16m from this
neighbour.



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4.2 Biodiversity Overlay & Works Codes

The application includes a dam in the bottom eastern corner of the site, which is ~150m from the
banks of Lake Macdonald. The location of the dam does not require any removal of vegetation and
is within an existing unformed drainage line. The design allows for the relandscaping of the dam
banks and overflow stream using tube stock vegetation consisting of lomandra and other larger tree
species before leaving the site under a culvert with Hayward Rd towards Lake Macdonald.
Appropriate landscaping conditions are sought in this regard for rehabilitation of existing grass areas.


The construction of the dam on the site is usually accepted development against the Earthworks &
Water Quality and Drainage Codes. The proposed dam includes a cut and fill balance that follows
the natural landforms, with a maximum 2m cut on a slope of 10% and setback more than 50m from
downstream neighbours. The dam has been designed by SCG consulting engineers, and the works
are to be supervised and certified in accordance with PSP6.


Stormwater flows will be consistent with predevelopment characteristics and wastewater is to be
appropriately treated in front of the STA units. An associated 240m2 effluent disposal plan is included
for combined treatment into the clay soils, with appropriate setbacks from neighbours and
waterways.




                  Figure 7: Proposed Effluent Disposal and land application area




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4.3 Bushfire Hazard

North Coast Environmental includes a site specific bushfire hazard assessment. The report
concludes the site is located entirely within the Low Potential Bushfire Intensity Area, with no further
assessment or design compliance required.




                                 Figure 8: Bushfire Hazard Mapping


5.0 State assessment and other matters

5.1 State interests
5.1.1 Matters established in the Planning Regulation

Nil

5.1.2 State Planning Policy

The SPP includes assessment benchmarks that may be applicable where a local government
planning scheme does not adequately reflect the SPP. The Noosa Plan 2020 appropriately
integrates all SPP provisions, except for Natural Hazards, risk and resilience – coastal hazards – in
part. The site is not located within the erosion prone area, as shown on the SPP interactive mapping
system.



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6.0 Conclusion
This application seeks a Development Permit for Material Change of Use for Short Term
Accommodation (3 units) and a dam within the riparian buffer area situated at 987 Hayward Rd, Lake
Macdonald. The proposed development is code assessable and meets the relevant Acceptable and
Performance Outcomes.

The Planning Act 2016 prescribes that a code assessment must be carried out only—

         (a)   against the assessment benchmarks in a categorising instrument for the development (The Noosa Plan 2020); and

         (b) having regard to any matters prescribed by regulation.

Council, after carrying out the assessment—

         (a) must decide to approve the application to the extent the development complies with all of the assessment benchmarks for
         the development; and

         (b) may decide to approve the application even if the development does not comply with some of the assessment benchmarks;
         and

         Examples—
                 1           An assessment manager may approve an application for development that does not comply with some of
                             the benchmarks if the decision resolves a conflict between the benchmarks.

                   2         An assessment manager may approve an application for development that does not comply with some of
                             the benchmarks if the decision resolves a conflict between the benchmarks and a referral agency’s
                             response.

         (c) may impose development conditions on an approval; and

         (d) may, to the extent the development does not comply with some or all the assessment benchmarks, decide to refuse the
         application only if compliance cannot be achieved by imposing development conditions.

         Example of a development condition—
                            a development condition that affects the way the development is carried out, or the management of uses
                            or works that are the natural and ordinary consequence of the development, but does not have the effect
                            of changing the type of development applied for


The assessment finds the development generally complies with all Acceptable and Performance
Outcomes of the applicable codes. The Assessment Manager’s favourable consideration of the
above development application is therefore recommended.




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