Guidelines for Bed and Breakfast Establishments
Development Control Plan No. 11

2.0 Design Standards
Council requires that Bed and Breakfast Establishments be well designed and sympathetic to their particular setting. For this reason, the development should have the outward appearance of a traditional single dwelling-house and be in keeping with the existing environment within which it is located.

2.1 General Requirements

2.1.1 Size of Property
No specific minimum allotment size is set for Bed and Breakfast Establishments but applicants need to satisfy Council that the site is of sufficient size to accommodate the requirements of this Plan.

2.1.2 Number and Size of Bedrooms
Council considers that the scale and appearance of Bed and Breakfast Establishments should be generally comparable to that of a traditional dwelling-house, which is a Class 1 classification under the Building Code of Australia (BCA). In order to retain a Class 1 classification, the building cannot exceed 300m² in total floor area and the maximum number of persons resident cannot exceed twelve (12).

Council has therefore adopted a limit of six (6) bedrooms in total for the dwelling house proposed to be used for the Bed and Breakfast Establishment.

The number and location of rooms proposed to be used for guest accommodation is to be identified in the Development Application plans and documentation.

2.1.3 Design and Siting
Bed and Breakfast Establishments should respect and enhance their location. For example, the dwelling may have intrinsic qualities such as a rural setting, scenic views, possess heritage values or be in close proximity to beaches and/or tourist facilities.

The location and use of dwellings for short stay accommodation should not impact adversely on the privacy and amenity of neighbours.

The design and subsequent operation of any Bed and Breakfast needs to be carefully managed such that the quiet and relaxed atmosphere which characterises many residential neighbourhoods is maintained. Attention should be paid to design features which minimise the disturbance to neighbours of late night arrivals and early morning departures of visitors. Such courtesy will maintain good neighbourly relations as well as making good business sense.

2.1.4 Building Requirements
Any relevant requirements of the Building Code of Australia shall be complied with. Where extensions and/or alterations to existing dwelling-houses are proposed, as Construction Certificate Application is required to be submitted to and approved by Council prior to the work being undertaken and the Bed and Breakfast facility commencing operation. In this circumstance, the Construction Certificate application is additional to the necessary Development application.

2.1.5 Noise
The Bed and Breakfast establishment shall be operated in a manner which has regard for the health and residential amenity of the surrounding neighbourhood. It is important in residential areas that noise levels are in keeping with those which are normally experienced in the locality.

Where an existing building is being converted for use as a bed and breakfast establishment, the discretion of Council may be exercised for the soundproof transmission reduction in the wall and ceiling construction by reason of the layout of the building and other significant construction factors.

Where new building work is proposed, to minimise disturbance, walls separating guest bedrooms from other habitable rooms must have a Sound Transmission Class of 45. Walls separating guest bedrooms from either a bathroom, kitchen, laundry or toilet must have a Sound Transmission Class of 50. (Note: This does not apply to a wall separating an ensuite from the guest bedroom concerned). Council approval is necessary for any such work.

2.1.6 Standards for Guest Rooms
To ensure that a quality standard of accommodation is provided to guests, owners/operators of Bed and Breakfast facilities shall provide guest rooms with the following:

•  adequate light and ventilation;
  
  
•  adequate and clean sleeping facilities, including a sufficient number of beds,  mattresses, linen, pillows and blankets;
  
  
•  blinds, curtains, frosted glass or similar devices are to be provided to screen  bedroom windows for privacy of both guests and adjoining residents;
  
  
•  a separate toilet and bathroom (minimum) shall be provided to service the guest  accommodation. Council encourages the provision of individual ensuites for each  bedroom made available for guest accommodation.

•  two (2) car spaces for permanent residents, (at least one (1) shall be under cover);  plus
  
  
• one (1) car space for each guest bedroom.

Parking for vehicles shall be designed and constructed in accordance with Council's Development Control Plan No. 61 - Carparking.

Carparking spaces shall be:

•  located behind the building line (where the frontage is to arterial and sub-arterial  roads);
  
  
•  provided on hard standing pavement, or suitable alternative;
  
  
•  preferably provided with an on-site manoeuvring area, to ensure that vehicles are able  to leave the site in a forward direction;
  
  
•  constructed so as to reduce, as far as possible, the noise of vehicles entering and  leaving the property; and
  
  
•  single-stack carparking may be considered in appropriate circumstances

Parking within the front setback to other roads may be considered, provided that the carparking area does not exceed 50% of the front setback area, the parking surface is treated with decorative finish and the space is screened by landscape treatments such as mounding, planting and fencing so as to reduce the visual impact of excessive hardstand areas as seen from the street.

2.1.13 Vehicular Access
All Bed and Breakfast facilities are required to have legal and practical vehicular access from a public road to the development site. The provision of access shall be unobtrusive and sympathetic to the existing landform and neighbouring development. Where a rural access road is proposed to be constructed:

•  current soil, water and vegetation management principles shall be applied;
  
  
•  all grades in excess of 12% will have a concrete, bitumen or paving finish.;
  
  
•  where possible, it should not traverse areas with a gradient in excess of 20%;
  
  
•  the intersection between the proposed access road and the public road may be  required to be upgraded to provide a safe and satisfactory entrance to the site; and
  
  
•  the minimum standard of construction for an access road from a public road to a  Bed and Breakfast facility, will be all-weather gravel, 3.5 metres minimum with 0.5  metre shoulder.

2.1.14 Effluent Disposal
Ideally, the dwelling-house should be connected to sewer. However, the method of effluent disposal, where sewer is not available, shall be determined having regard to site specific criteria such as the size of the allotment, volume of waste produced, number of people occupying the Bed and Breakfast Establishment, slope, rainfall, risk of flooding and soil classification.

In unsewered areas, effluent disposal systems require approval by Council prior to installation of the effluent disposal system and for the ongoing maintenance and monitoring of the system.

In these areas, the Bed and Breakfast proposal may be considered unacceptable if on-site effluent treatment and disposal is not possible or unsatisfactory.

In this regard, applicants are encouraged to discuss this issue with Council staff prior to lodgement of their application.

2.1.15 Bushfire Risk
Development applications for Bed and Breakfast facilities in rural areas are required to demonstrate that the development and it's design will not be subject to an unacceptable bushfire risk. Consultation should be carried out with Council's Fire Control Officer to determine bush fire risk and any measures necessary to reduce perceived risk.

2.1.16 Threatened Species
In some locations Council may require that a detailed assessment of any likely impact on threatened species be carried out. In such a case, the cost of an ecological consultancy must be borne by the applicant.

2.1.17 Heritage
Development of a Bed and Breakfast Establishment should not impact on or detract from an item or area of cultural heritage significance. Where a building or area has been identified as having cultural significance, care should be taken to conserve the value of significant features and qualities in any upgrading works.

Council's Development Adviser can advise on whether a building or site has been identified as having cultural heritage significance. Applicants should ensure the proposed works do not prejudice the heritage value of the property.

2.1.18 Landscaping & Vegetation
Existing trees where possible should be retained. Written justification should be provided with the development application should tree removal be proposed.

Where a new dwelling or dwelling additions are proposed as part of the Bed and Breakfast facility, supplementary and/or replacement landscaping should be provided to enhance the amenity of the area.

In order to help screen and soften hardstand areas, landscaping may be provided adjacent to car parking areas and access driveways. All garden beds should have a minimum width of 1.0 metre. Landscaping should be also provided to ensure privacy to adjoining property owners in residential areas.

2.1.19 Signs
The prior approval of Council is required before the erection of any sign and it is recommended that you include details of the sign proposed in the Development Application submitted for the Bed and Breakfast Establishment.

Council shall permit one sign on the property to indicate the house is a Bed and Breakfast Establishment. The sign shall be affixed to the wall of the dwelling or on the front fence and shall not exceed dimensions of 0.8 metres by 0.4 metres. The sign shall only indicate the name of the Bed and Breakfast facility, the name of the proprietor and telephone number of the proprietor.

The sign must be in a style in keeping with the architectural features of the house and visual character of the area. Illuminated signs are not appropriate.

2.2 Health and Safety

2.2.1 Kitchen and Food Handling
To ensure that a high standard of hygiene is maintained in the kitchen/pantry used for the preparation and/or storage of guest food the owners/operators of Bed and Breakfast facilities shall have regard to the following principles. These principles comprise generally acceptable solutions, as formulated by the Local Government and Shires Association in its "Guidelines for Bed and Breakfast Operations" (from Section (i) -Kitchen and Food Handling):

•  those preparing meals should have demonstrated skills and competencies in food  hygiene - for new operations this may require the completion of an accredited short  course of study in food hygiene.

In this regard, Council recommends that operators undertake the "Foodsafe: Food Handler Training Program" operated by the Australian Institute of Environmental Health;

•  benches used for food preparation should be finished in a material that is smooth  and durable, impervious to moisture and easily cleaned;
  
  
•  provision for hygienic cleaning of utensils - double bowl sink with dishwasher  preferred;
  
  
•  hand washing facility - a designated hand wash basin either as a third bowl or sink,  or separate facility in or near the kitchen;
  
  
•  handy soap dispenser, nail brush and hand towels to encourage hand washing and  drying by food handlers;
  
  
•  refrigerators to maintain food at below 5 degrees Celsius and hot food storage  equipment to maintain hot food above 60 degrees Celsius;
  
  
•  thermometers in easily apparent positions to allow for systematic checking of  temperatures; and
  
  
•  clearly documented and displayed management arrangements outlining particulars  on daily cleaning and hygiene standards, equipment maintenance, check systems  for food storage and a program for approved pest control treatment.

2.2.2 Fire Safety

Kitchen
In accordance with Australian Standard AS 2444 the building shall be provided with fire-fighting equipment to safeguard against a fire spreading, by allowing occupants to undertake an initial attack on a fire.

In this regard a 1.2 m x 1.2m fire blanket and 3.5 Kg carbon-dioxide portable fire extinguisher are to be suitably located and wall mounted within the kitchen with clear instructions for use.

Smoke Detectors
Approved single-station smoke detector alarms complying with Australian Standard AS 3786, (connected to a permanent 240 volt mains supply with a battery operated backup power source) are to be installed in all bedrooms, corridors, passageways and hallways. Installation must be in accordance with Part E1.7 of the Building Code of Australia 1996.

Evacuation/Locks
The building is to be provided with a planned means of evacuation in the event of an emergency situation. Clear instructions and a simple diagram for evacuation in the event of a fire must be placed in each guest room and shall be explained to guests on arrival.

Locks provided to guest rooms and external doors or on any door in any path of travel to exit the building must be able to be opened from the inside by a single handed action without the need for a key. Deadlocks requiring a key to open a door are inappropriate and must not be placed on the internal side of guest rooms or external doors. There must also be no bars or restrictions to egress from windows.

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Page last updated: 04/03/2002