The proposed changes are extremely significant and represent a fundamental expansion and redefinition of this zone’s role.
From Niche to Hub
The Proposed RU4 zone undergoes the most radical transformation of all the rural zones. It is redesigned from the ground up to be a key zone for rural economic and community development on smaller land holdings.
Strategic Intent Appears to Be:
1. Create Rural Activity Nodes: Allow the development of small, contained rural communities/hubs with a mix of housing, local tourism, artisan production, and essential services, preventing the need for residents to travel to urban areas.
2. Maximise Economic Use of Small Lots: By allowing a wide array of compatible uses, it increases the economic viability and resilience of smaller rural properties.
3. Manage Growth Pressures: The detailed prohibited list ensures these hubs do not spontaneously urbanise into towns or industrial estates. The “rural landscape character” objective is the ultimate check on development intensity.
Stakeholder Impact:
* Landowners gain a huge array of new potential development options, significantly increasing land value and flexibility.
* Local Communities may see the emergence of new local services, tourist attractions, and employment opportunities within the rural area.
* Planners & Councils are given a powerful but complex tool. They will have great discretion (via the consent process) to shape these emerging rural hubs, ensuring they meet the zone’s multiple new objectives and do not create conflict.
In summary, the proposed RU4 shifts from a restrictive, production-only zone to a highly enabling, multi-functional zone designed to foster semi-self-contained rural communities. It represents a bold policy shift towards decentralised rural development.
Overall Shift in Philosophy
* Current: A narrowly focused zone for small-lot, potentially intensive primary production (like horticulture, plant nurseries) with minimal tourism (B&Bs, farm stays) and very limited other uses.
* Proposed: Transforms into a broad rural enterprise and community zone that actively encourages diversified agriculture, agritourism, and a wide range of supporting rural services, while still prohibiting large-scale urban or industrial uses.
Key Changes & Their Implications
1. Major Expansion of Zone Objectives
The proposal adds three new objectives, dramatically broadening the zone’s purpose:
* *Added: “To provide for rural tourism in association with the primary industry production capability of the land…” – This **explicitly introduces tourism** as a core goal.
* Added: “To promote productive rural landscapes by minimising the fragmentation of rural land.” – Aligns with the state-wide rural land protection theme.
* Added: “To maintain the rural landscape character of the land.”– Introduces a key character protection objective.
* Implication: RU4 is no longer just about “small lot primary production.” It is now envisioned as a **multifunctional rural zone** where production, tourism, landscape, and community services intersect.
2. Changes to “Permitted Without Consent”
* Current: `Extensive agriculture; Forestry; Home occupations; Intensive plant agriculture`.
* Proposed: `Environmental protection works; Extensive agriculture; Home businesses; Home occupations`.
* Implication: `Forestry` and `Intensive plant agriculture` now require consent, giving planners more control over these potentially impactful activities on smaller lots. Promoting `Home businesses` to “without consent” encourages rural entrepreneurship.
3. Explosive Expansion of “Permitted with Consent“
The proposed list is vastly longer, turning RU4 into one of the most permissive rural zones for a wide array of uses:
* New Tourism & Agritourism Focus: `Agritourism; Tourist and visitor accommodation; Charter of tourism boating facilities; Camping grounds; Function centres`.
* Expanded Rural Enterprise: `Artisan food and drink industries; Markets; Rural supplies; Timber yards; Vehicle repair stations`.
* New Community & Social Infrastructure: `Places of public worship; Public administration buildings; Correctional centres; Health service facilities; Educational establishments; Cemeteries; Crematoria`.
* Expanded Industrial & Service Uses: `Extractive industries; Open cut mining; Depots; Transport depots; Waste or resource management facilities`.
* Recreation & Utilities: `Recreation facilities (major); Electricity generating works ie. solar farms, wind turbines and battery storage; Telecommunications facilities`.
* Housing Flexibility: `Dual occupancies` (no longer specified as “attached”), `Secondary dwellings`, `Rural workers’ dwellings` are all included.
Implication: This transforms RU4 from a niche production zone into a comprehensive rural activity zone. It can now accommodate a small rural village centre with a church, admin building, and tourist facilities, surrounded by small farms and supporting industries.
4. Introduction of a Formal “Prohibited” List
* Current: Has a standard catch-all prohibition.
* Proposed: Introduces a detailed list of **49 prohibited uses**, mirroring the approach in proposed RU1/RU2.
* Implication: This creates a “bright line” against full urbanisation. While the zone is now very permissive, it still prohibits:
* Urban Retail/Commercial: `Shops, Neighbourhood shops, Kiosks, Restaurants or cafes, Commercial premises`.
* Major Tourism: `Backpackers’ accommodation, Hotel or motel accommodation, Caravan parks`.
* Heavy Industry & Logistics: `Heavy Industries, Warehouse or distribution centres, Freight transport facilities`.
* Specific Bans: `Airports, Brothels, Sex services premises`.
Comparison Table: The Transformation of RU4
| Aspect | Current RU4 | Proposed RU4 | Implication |
|---|---|---|---|
| Core Purpose | Small-lot intensive plant agriculture. | Diversified small-lot agriculture + agritourism + rural community node. | Complete redefinition of the zone’s function. |
| Tourism | Limited to B&Bs and farm stays. | Actively encouraged as a core objective. `Agritourism`, `Tourist accommodation`, `Camping grounds` allowed. | Small-lot farms can now formally become tourist destinations. |
| Economic Base | Farming, roadside stalls, plant nurseries | Greatly diversified: Artisan production, markets, rural supplies, vehicle repair, resource management. | Becomes a zone for a complete rural economy. |
| Community Role | Almost none | Significant: Can include churches, schools, health services, crematoria, even correctional centres. | Can evolve into a service centre for surrounding rural areas. |
| Industrial Activity | Not contemplated. | Allows `Extractive industries`, `Open cut mining`, `Depots`. | Accepts that small-lot areas may have extractive resources or need service depots. |
| Housing | Dwelling houses and attached dual occupancies. | More flexible: `Dual occupancies`, `Secondary dwellings`, `Rural workers’ dwellings`. | Supports a slightly higher density of rural living. |
| Control Mechanism | Simple permissive list. | Complex, two-tiered system: A very long “Permitted with Consent” list balanced by a detailed “Prohibited” list. | Gives planners great flexibility to assess proposals against the new multi-faceted objectives. |