Planning Report

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Town Planning Assessment Report
Ancillary Dwelling Unit

16 Rene St Noosaville

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Basis of Report
This report has been provided by Luke Neller, manager of Project BA. I have a Bachelor in Civil
Engineering and a Graduate Diploma in Building Surveying, and over 6 years experience as an
assessment manager, assessing applications against various planning schemes and preparing both
code assessable development applications and concurrence agency referrals.

This report provides an outline of the proposed development of 16 Rene St Noosaville for an
Ancillary Dwelling Unit, to be read in conjunction with the other fast track application documents.

This analysis has been prepared to demonstrate compliance with the Noosa Council local planning
instrument ‘Noosa Plan 2016’.




Contents

        Basis of Report                                                                  3
        Proposal                                                                         4
        Address
        Real Property Description
        Site Area


        Planning Scheme                                                                  4-7
        Summary
        Zone
        Overlays
        Proposed Uses
        Level of Assessment and applicable codes

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Proposal
It is proposed to develop the subject site (16 Rene St Noosaville) for the development of a ‘Ancillary
Dwelling Unit’ addition to an existing building.

The site is a 1297.75m2 irregular rectangle shaped allotment, within the Industrial Zone. The site has
a single road frontage to the east and adjoins several other industrial properties. The site has a
moderate gradient from the rear sloping towards the road, with buildings terraced down the slope.

The site is constrained by easement along the southern boundary. Local government mapping
designates this easement for stormwater and the title search shows the easement is granted to
Noosa Council. Existing building works is already located within this easement. The proposed
building work will be constructed above the existing building encroaching within the easement.
Consent from the easement holder has not yet been provided, as this entity is also the assessment
manager and consent to construct building works within the easement can be considered as part of
this application.

The site has an existing industrial use occurring, and the existing buildings are generally single storey.

The proposed development seeks to establish an ancillary dwelling unit. The proposal includes the
construction of a second storey on top of the existing building.

The proposed ancillary dwelling unit will be made of:
    - Approximately 110.8m2 of upper level internal area, including two bedrooms.
    - Approximately 25.8m2 of terrace area enclosed in glazing,

The proposal is to seek a Development Permit for the Material Change of Use and the associated
Operational Works.

Details of Property
Address:                         16 Rene St Noosaville
Property Description:            13/RP150347
Site Area:                       1299m2


Noosa Plan 2016
Summary
Local Government Area:           Noosa Council
Local Planning Instrument:       Noosa Plan 2016
Zone:                            Industrial
Application Type:                Development Application – Code Assessable MCU
Planning Scheme Use:             Ancillary Dwelling Unit
Type of Development:             Material Change of Use
Level of Assessment:             Assessable Development (Code)


Assessable Codes:                Dwelling House Code

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Use, Level of Assessment and applicable codes




 Defined Use               Level of assessment       Applicable codes

 Consistent Use -          Code-Assessable if        If Code assessment –
 Ancillary Dwelling Unit   ancillary dwelling unit
                                                     Detached House Code




Detached House Code
The proposed development generally complies with the acceptable solutions with the following
points:

    -   There is no other dwelling unit on the premises.
    -   The floor area of the dwelling unit does not exceed 150m2
    -   The dwelling unit is subordinate to the non-residential use already occurring on the site.
    -   The dwelling unit is attached to the non-residential use. It is being constructed over the
        existing use.
    -   Schedule 1 setbacks can be achieved including
            o 6m front setback
            o 0m side and rear setbacks (site adjoins other industrial zoned land)
    -   Building height does not exceed 8m or 2 storeys
    -   Roof pitch is not less than 5 degrees
    -   No roof top terrace are proposed

Stormwater Management
The ancillary dwelling roof will catch the rainwater that previously fell on the industrial shed roof
and drained to the same points.

Therefore, the proposed development will not substantially change the status quo for stormwater
management.

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Transport and Parking Code
The proposal does not reduce the existing carparking onsite and the applicable development codes
do not prescribe additional carparks.

Works, Services and Infrastructure
The proposed ancillary dwelling will have access to reticulated water for drinking and bathing,
sewerage systems with Noosa Council already approving the additional plumbing works, and access
to other existing infrastructure.

Conclusion
The proposed development can meet all the acceptable solutions of the prescribed planning scheme
codes and Noosa Council should approve the development application.