A strategic reclassification of land from a productive agricultural zone to a landscape protection zone. Electricity generating works ie., solar farms, wind turbines and battery storage.
A Fundamental De-prioritisation of Production
Rezoning from Current RU1 to Proposed RU2 represents a “strategic decision to reclassify land away from a primary production focus towards a landscape protection focus.“
Major Implications for Landowners:
– Loss of Development Rights: Activities that were once “as-of-right” (forestry, horticulture, roads) now require consent, adding time, cost, and uncertainty.
– Reduced Economic Potential: The prohibition on certain tourism and retail uses (B&Bs, kiosks, restaurants) may reduce income diversification opportunities.
– Potential Property Devaluation: For a working farm, being rezoned from a “production” zone to a “landscape” zone could negatively impact land value, as the primary permitted use is no longer the priority.
In summary, this is not a minor update—it is a fundamental change in land use philosophy. Moving from RU1 to RU2 tells landowners: “Your land’s primary value is now its landscape character, not its productive capacity.” This will be a highly contentious rezoning likely to face significant opposition from agricultural stakeholders who rely on the production-focused objectives and permissive nature of RU1.
Overall Shift: From Productive Agriculture to Landscape Protection
– Current RU1: A zone focused on sustainable primary industry production as its primary goal. It encourages farming, diversity in agricultural enterprises, and minimises fragmentation of resource lands. Eco-tourism is permitted but must minimise adverse effects on production.
– Proposed RU2: A zone focused on **maintaining the rural landscape character** as its primary goal. It encourages sustainable primary industry and extensive agriculture, but also provides for compatible land uses. Tourism is reframed from “eco-tourism” to “small-scale and complementary rural tourism.”
Key Changes & Their Implications
- Fundamental Shift in Zone Objectives
– RU1 Objectives: Emphasis on **encouraging sustainable primary industry**, maintaining the natural resource base for production, minimising fragmentation of *resource lands*, and minimising land use conflict. Eco-tourism is secondary and must not harm production.
– RU2 Objectives: Emphasis on **maintaining the rural landscape character**, promoting *productive rural landscapes* (note: different phrasing), and providing for compatible uses including extensive agriculture. The tourism objective is removed entirely.
– Implication: The primary purpose changes from **production-first** to **landscape-first**. Agriculture becomes one of several compatible uses, not the overriding priority. This represents a significant de-emphasis of primary production as the zone’s raison d’être.
2. Changes to “Permitted Without Consent”
– RU1: `Environmental protection works; Extensive agriculture; Forestry; Home occupations; Horticulture; Roads; Viticulture`
– RU2: `Environmental protection works; Extensive agriculture; Home businesses; Home occupations`
– Implication of Losses (now require consent or are prohibited):
– `Forestry` – Now requires consent. A major increase in control over timber operations.
– `Horticulture` – Now requires consent. Commercial plant growing is no longer as-of-right.
– `Roads` – Now requires consent. Council gains oversight of new road construction.
– `Viticulture` – Now requires consent. Vineyard establishment is now subject to assessment.
- Gain: `Home businesses` promoted to “without consent,” encouraging home-based enterprise.
3. Dramatic Restructuring of “Permitted with Consent”
The lists are entirely different, reflecting the different philosophies.
| Category | Current RU1 | Proposed RU2 | Implication |
|---|---|---|---|
| Core Agriculture | Agriculture (broad), Intensive livestock agriculture, Intensive plant agriculture` | Intensive livestock agriculture, Intensive plant agriculture (explicitly listed) | Intensive agriculture remains; broad Agriculture is removed. |
| Tourism | Backpackers accommodation, Bed and breakfast, Eco-tourist facilities, Farm stay accommodation | Agritourism (new category), Eco-tourist facilities, Tourist and visitor accommodation` (broad) | Shift from diverse specific types to a single Agritourism` focus. B&Bs and backpackers are prohibited in RU2 |
| Commercial/Retail | Agricultural produce industries, Kiosks, Restaurants or cafes, Roadside stalls, Rural industries | Markets, Roadside stalls, Rural industries, Rural supplies | Kiosks and Restaurants are prohibited in RU2. Only Markets and Roadside stalls remain. |
| Housing | Dual occupancies, Dwelling houses | Dual occupancies, Dwelling houses, Rural workers’ dwellings, Secondary dwellings | Adds more housing flexibility for workers and extended families. |
| Industrial | Extractive industries, Open cut mining | Extractive industries, Open cut mining | Unchanged. |
| Community | Cemeteries, Community facilities, Educational establishments | Cemeteries, Community facilities, Group homes, Places of public worship, Respite day care centres | Expands community uses. |
| Infrastructure | Flood mitigation works, Waste or resource transfer stations | Electricity generating works ie. solar farms, wind turbines and battery storage, Sewerage systems, Telecommunications facilities, Water supply systems | Adds modern utility infrastructure. |
4. Introduction of a Detailed “Prohibited” List
– RU1: Has a catch-all prohibition (`Any development not specified in item 2 or 3`).
– RU2: Introduces a **detailed prohibited list** of specific uses.
– What is Explicitly Prohibited in RU2 (that was allowed in RU1 with consent):
– Tourism: `Backpackers’ accommodation`, `Caravan parks`, `Hotel or motel accommodation`, `Restaurants or cafes`
– Commercial: `Kiosks`, `Neighbourhood shops`, `Shops`
– Transport: `Airports`, `Freight transport facilities`, `Heliports`, `Port facilities`
– Industry: `Heavy industries`, `Industries`, `Warehouse or distribution centres`
– Other: `Brothels`, `Correctional centres`, `Sex services premises`
– Implication: This creates a strong line between RU2 and more intensive uses. RU2 is explicitly not for standalone tourism resorts, retail, heavy industry, or logistics hubs.
Comparison Table: The Strategic Reclassification
| Aspect | Current RU1 | Proposed RU2 | Implication of Rezoning |
|---|---|---|---|
| Primary Purpose | Encourage sustainable primary industry production. | Maintain the rural landscape character. | From **production-first** to **landscape-first**. |
| Tourism Stance | Eco-tourism permitted if it minimises adverse effects on production. | Agritourism and small-scale complementary tourism. | Tourism must be **subordinate to rural character**, not just not harm production. |
| As-of-Right Activities | Broad: forestry, horticulture, viticulture, roads, extensive agriculture. | Narrow: extensive agriculture, home businesses, home occupations, environmental works. | Major reduction in permitted development rights. Most productive activities now require consent. |
| Housing Model | Standard rural dwellings and dual occupancies. | Adds workers’ dwellings and secondary dwellings. | Slightly more housing flexibility for farm labour. |
| Commercial Core | Allows some retail (kiosks, restaurants). | **Prohibits most retail.** Only markets and roadside stalls allowed. | **Prevents commercialisation.** Keeps the zone non-urban. |
| Control Mechanism | Permissive list; many uses allowed with consent. | **Permissive list + long prohibited list.** | Much more prescriptive. Provides certainty but less flexibility. |