Commercial Change of Use – Farm Stay

Required Documents for Development Application Lodgement: Commercial Change of Use – Farm Stay

When applying for a Development Application (DA) to operate a farm stay, councils require specific documentation to assess the impact of short-term rural accommodation on farm operations, surrounding land uses, and local amenity. Farm stays involve guest interaction with agricultural activities, potential noise, and increased traffic, so councils need assurance that the use will operate safely and with minimal disruption. Below is an outline of the key documents usually required for lodging a DA for a farm stay, along with the purpose of each one.

The Statement of Environmental Effects (SEE) is the primary document required for a farm stay application. It explains how the proposed use complies with planning controls, zoning requirements, and council policies. The SEE should address matters such as guest behaviour, interaction with livestock, noise, waste generation, parking demand, and potential impact on farm productivity. It must also outline management strategies to ensure that short-term accommodation is compatible with ongoing agricultural activities.

Site, Floor, and Architectural Plans are essential for illustrating the internal layout and external configuration of the property. These plans must clearly show guest bedrooms, common areas, outdoor activity spaces, farm operational zones, access points, car parking areas, and any alterations proposed to support farm stay use. Councils rely on these plans to confirm that the property layout is suitable for guests, maintains safe separation from farm operations, and meets structural and safety requirements.

A Plan of Management (POM) is critical for demonstrating the operational controls that will govern the farm stay. This document outlines maximum guest numbers, check-in and check-out procedures, rules for interacting with livestock, noise expectations, vehicle movements, waste disposal, security measures, complaint management, and procedures for addressing anti-social behaviour. Councils use the POM to ensure effective systems are in place to protect both guests and farm operations.

A Noise Impact Assessment may be required to evaluate potential noise generated by guests, particularly from outdoor activities, farm machinery, or late-night gatherings. The report should assess impacts on neighbouring properties and recommend mitigation strategies, such as limiting outdoor hours, using natural sound buffers, or locating high-activity areas away from neighbours. Councils rely on this assessment to ensure that noise will not compromise rural amenity.

A Traffic and Parking Impact Assessment may also be necessary. This report evaluates how guest arrivals and departures will be managed, whether there is adequate on-site parking, and how vehicle access may affect farm operations and rural roads. Councils generally seek assurance that guest traffic will not cause congestion or unsafe conditions for residents, farm workers, or other road users.

A Waste and Septic Management Plan is required because farm stays may generate additional waste or place extra demand on rural wastewater systems. This plan outlines how waste, recycling, and sewage will be managed and ensures that storage and disposal methods do not harm the environment or disrupt farm operations.

Fire Safety and Building Compliance documentation may be requested to confirm that guest areas are safe. Depending on the property, councils may request evidence of smoke alarms, fire extinguishers, evacuation routes, and overall Building Code of Australia compliance. Where upgrades are necessary, these must be identified in the application materials.

A Health and Safety Report may be requested to confirm that guest areas, walkways, and farm interaction zones are secure and comply with safety standards. This may include assessments of pool fencing, balconies, animal interaction areas, and general structural integrity.

If the farm stay is located in a bushfire-prone area, a Bushfire Assessment or BAL (Bushfire Attack Level) report is required. This assessment determines the fire risk associated with the site and outlines measures to ensure safe operation during bushfire conditions, including construction requirements, asset protection zones, and evacuation procedures.

Anticipated Additional Requirements

For farm stay proposals, councils may request additional documents depending on the location, surrounding land uses, and the type of agricultural activities on site.

1. Agricultural Land Impact Assessment
   An Agricultural Land Impact Assessment may be required to evaluate how the accommodation interacts with existing farm operations. This report should outline potential impacts on productive land and propose measures to separate guest and operational areas. Councils use this assessment to ensure the farm stay complements ongoing agriculture.
2. Biosecurity Management Plan
   A Biosecurity Management Plan may be requested to manage risks to livestock, crops, and farm hygiene. Measures could include designated guest pathways, hygiene stations, signage, and restrictions on access to sensitive areas. Councils rely on this plan to ensure farm and visitor safety.
3. Bushfire Management and Evacuation Plan
   For farms in bushfire prone areas, a Bushfire Management and Evacuation Plan is essential. It should detail asset protection zones, vegetation management, water supply for firefighting, and evacuation procedures for guests. Councils assess this plan to ensure safety under bushfire conditions.
4. Traffic and Access Assessment
   If the farm stay expects regular visitors, a Traffic and Access Assessment may be required to evaluate driveway safety, vehicle circulation, and on site parking. Councils use this assessment to ensure guest traffic does not conflict with farm operations or local road safety.
5. Noise and Activity Management Plan
   A Noise and Activity Management Plan may be requested to manage noise from guest activities and communal areas. Strategies may include limiting outdoor activity hours, siting high activity areas away from neighbours, and using natural sound buffers. Councils rely on this document to protect rural amenity.
6. Farm Safety and Visitor Interaction Plan
   Councils may request a Farm Safety and Visitor Interaction Plan to outline safe zones, supervised activity areas, rules for livestock interaction, and protocols to reduce risk during farm demonstrations or tours. This ensures that both guests and farm operations are protected.
7. Waste and Septic Management Plan
   Additional waste management measures may be required if guest turnover is high. Councils assess the plan to confirm safe and sustainable management of waste, recycling, and septic systems without impacting surrounding land or farm productivity.