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WHERE CAN I OPERATE HOLIDAY CABINS IN DUNGOG SHIRE?

In Dungog Shire, Holiday Cabins are permitted in areas zoned Rural 1(a), Village 2(v), Business 3(a) and Transition 9(a). Holiday Cabins can only be used to provide short stay accommodation for visitors to the area. They cannot be permanently occupied. Cabins in Rural and Transition Areas can only be developed on land that is 20 hectares or more in area and cannot be on a separate title to the remainder of the property. You will need to provide a minimum of 4 cabins and a maximum of 20. Cabins cannot exceed more than 60 square metres in gross floorspace area (excluding verandahs).

   
WHAT ABOUT FARM STAY?

Farm Stay accommodation is only permitted in areas zoned Rural 1(a) and Transition 9(a). It can only be developed as an ancillary activity to a working farm and must be provided within the farmhouse or in existing farm buildings.
   
DO I NEED COUNCIL APPROVAL?

Yes… The operation of cabins and farm stay accommodation requires Development Consent and registration.

  • For Development Consent - You need to lodge a Development Application with Council. You cannot commence operating your business until Council has granted Development Consent.
  • For Registration - once you have Development Consent, you need to write to Council to register your business.

You must provide the following details:
- Registered Name of Business and the full name of the Business Owner
- Details of the business - including the number of cabins / guest rooms and the number of people who can be accommodated.
- Location of where you will be conducting the business.

A registration fee is payable. Council is also required by law to undertake an annual inspection of your business to ensure that you meet Public Health requirements. The registration fee and the annual inspection fee are listed in Council's Schedule of Fees & Charges - Section 42 Public Health & Licensing, which is available from Council's website: www.dungog.nsw.gov.au.

If you are proposing to undertake building works you will need to apply for a Construction Certificate before you can commence any work. (see Construction Certificate Information Sheet available from Council)


   
WHERE DO I START?

Before you start preparing plans, it is recommended that you have a Pre-lodgement meeting with Council's Economic Development Officer. At this meeting Council will ask you about your proposal and the amount of construction and site works likely to be involved. Council may provide advice on:
  • The factors that you need to consider in designing your buildings and operating you business.
  • The issues that you must address in your Development Application.
  • Whether your proposal is 'Integrated Development', and requires approval from a State Government
    Authority.

Council will also advise you about when to apply for a Construction Certificate and how to go about this.
Please bring details of your property and your proposal to this meeting. Preliminary concept plans and some photos of the property and surrounding properties would also help.

   
WHAT OTHER REGULATIONS DO I NEED TO CONSIDER?

In designing your accommodation you must comply with:

  • Dungog Shire Development Control Plan (DCP) 1 – Tourist Accommodation
  • Building Code of Australia
  • Rural Fire Service - Planning for Bushfire Protection - if located in a bushfire prone area as shown on Council's bushfire map. (www.rfs.nsw.gov.au)

If your proposal is located in a heritage building or within a designated Heritage Precinct, you will also need to comply with Council's Heritage requirements (DCP 1 - Heritage - see Heritage Information Sheet). In addition you may need specific approvals such as connecting to the sewer or establishing a waste management system (septic), or to clear native vegetation.

   
HOW DO I GET DEVELOPMENT CONSENT?

Start by having pre-lodgement meetings with Council's Economic Development and Tourism (EDT) Officer. The Council officer will provide you with background information on tourism in Dungog Shire and advice about undertaking a feasibility study and establishing and operating a tourism business.

At this meeting Council will ask you about your proposal and the amount of construction and site works likely to be involved. You may receive advice on:

  • The factors that you need to consider in designing your buildings and operating you business.
  • The issues that you must address in your Development Application, including the preparation of a Statement of Environmental Effects and a Business Plan.
  • Registration and Annual Inspection process and the fees involved.
  • If building works are involved - how and when to apply for a Construction Certificate.

Please bring details of the property you have selected and your proposal to this meeting. Preliminary concept plans and some photos of the property and surrounding properties could also be brought to the meeting.
You will then need to lodge a Development Application and supporting information with Council. Information on the Development Application process is available from Council or from Council's website: www.dungog.nsw.gov.au. A Development Application form can be down-loaded from Council's website.


   
WHAT DO I NEED TO CONSIDER IN PREPARING MY DEVELOPMENT APPLICATION?

In preparing your Development Application and accompanying Statement of Environmental Effects, you need to answer all relevant questions on the Development Application form. The requirements for a Development Application are set-out in Part A - Section 2 of Dungog DCP1 and in DCP 1 - Tourist Accommodation. The information required in this Plan is detailed in DCP 1 - Tourist Accommodation. The specific information that you need to include with your Development Application is summarised below.

 
What your business is and how it will operate

DCP 1 requires that you include a Business Plan with your Development Application (DA). Information to be incorporated in your DA and this Plan includes:

  • Location and description of the property and premises.
  • The type of operation (cabins, farm stay etc) and the activities you will be offering on-site.
  • The size and capacity of the accommodation.
  • Whether you propose to serve meals or whether the accommodation will be self contained.
  • Hours of operation including any proposed weekend and night-time activities.
  • The number of staff that may be employed and the maximum number of staff that will generally be on site at any one time.
  • The maximum number of guests that will be on site at any one time.
  • Your target markets - the type of people you want to attract.
 

Information about the proposed site, premises to be used and any building works proposed..

Your proposal must demonstrate that it complies with the requirements of DCP 1 - Tourist Accommodation and the Building Code of Australia.

  • Site plan showing the layout of the buildings and structures, setback from the boundaries and the location of your neighbour's buildings.
  • Building plans showing the internal layout of the accommodation.
  • The appearance of the buildings and how they relate to the site and the surrounding area.
  • Plans showing native vegetation on your property and details of any proposed clearing.
  • Details of any earth works, including cut and fill.
  • Location of power / telephone lines.
  • Landscaping plan.
  • Details of any recreation facilities (eg pool, tennis courts).
  • Details of proposed fitout - must be in accordance with relevant regulations.
  • Traffic, access and parking - how cars and delivery trucks will enter and leave the site, how much traffic will be generated and where will guests and staff park.
  • Details of proposed connection to the sewer / septic disposal system.
  • Any proposed signage.

The environmental features and possible impacts of your proposal on the surrounding area.

You must demonstrate that your proposal will not impact negatively on the environment, and that your development meets the design requirements for bushfire, flooding etc. Issues you must address include:

  • Impact on flora and fauna and any proposed clearing of native vegetation.
  • Possible impact on rivers and watercourses.
  • Assessment of natural hazards - eg bushfires, flooding, land instability
  • Visual impact assessment of your proposal on the landscape.
  • Soil suitability assessment for waste management systems.

How you will prevent your operation from impacting on neighbouring properties

You must demonstrate that your business will not impact negatively on your neighbours or detract from the amenity of the area. Specific issues that you must address include:

  • Waste disposal - How and where waste is to be stored and disposed of.
  • Traffic, Access and Parking - the potential impact on traffic and parking on the surrounding area.
  • Noise levels - how any noise generated will be contained on the site.
  • Privacy - how you propose to minimise any loss of privacy to neighbouring dwellings and protect the privacy of your guests.
   
   
Further Information:
Dungog Shire Council | 198 Dowling St Dungog
Ph: (02) 4995 7777 Fax: (02) 49957750
Email: shirecouncil@dungog.nsw.gov.au
Web: www.dungog.nsw.gov.au
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