Response to RFI - 25-27 Toolar St · MCU21/0083

Item 4 Information required

    4. Amended plans which do not exceed a plot ratio of 0.4:1

Response to Item 4

Amended architectural plans are provided at Attachment 4. The plot ratio of the site is calculated as
follows:

Total GFA          874.76 divide by
Site Area          2020m2
Plot Ratio         0.43:1
The development now provides 4 x small dwellings of <100m2 GFA.

The plot ratio proposed exceeds the expectations of PO11 of the Medium Density Residential Zone
Code by approximately 8m2 per unit which equates to less than a small bedroom sized area of GFA.
The GFA definition leaves open the opportunity to reduce the GFA by 8m 2 per unit rendering the
upper floor level unworkable, and yet, still complying with the GFA definition and the plot ratio and
having no visible impact on the bulk or scale of the development which is, in reality, not excessive by
any means. The applicant has opted to design sensible, usable space in the proposed units that will
comply with the area, circulation and mobility requirements of Gold Standard Livable Housing Design
and has embarked on assessment of the design for accreditation by Livable Housing Australia. The
proposed design is supported and endorsed by Dr Margaret Ward and David Brant, convenors of the
Australian Network for Universal Housing Design.              Their letter of support is provided for your
information at Attachment 6. Further justification and detail of the principles behind the proposed
development is provided by Riverport Properties Pty Ltd in Attachment 7.

The proposal as presented complies with the overall outcomes of the Medium Density Residential
Zone Code and, despite the conflict with PO11, Council has the capacity under the Planning Act to
approve the development despite the conflict, on the basis that the development is providing much
needed housing options to the community.



Item 5 Information required

    5. Provision of at least 16 covered car parking spaces noting that the additional built form will
           add to site cover.

           As a result of Items 4 & 5 it is considered that the proposal in its current form represents an
           overdevelopment of the site and that significant modification to the footprint of the dwellings,
           and potentially the deletion of at least one of the units, is required to comply with the relevant
           outcomes of the Noosa Plan.




Concept Planning and Development Consultants ABN 99 789 542 467                                             5


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Item 4 Information required

4. Amended plans which do not exceed a plot ratio of 0.4:1

Response to Item 4

Amended architectural plans are provided at Attachment 4. The plot ratio of the site is calculated as
follows:

Total GFA 874.76 divide by

Site Area 2020m?

Plot Ratio 0.4311

The development now provides 4 x small dwellings of <100m? GFA.

The plot ratio proposed exceeds the expectations of PO11 of the Medium Density Residential Zone
Code by approximately 8m? per unit which equates to less than a small bedroom sized area of GFA.
The GFA definition leaves open the opportunity to reduce the GFA by 8m? per unit rendering the
upper floor level unworkable, and yet, still complying with the GFA definition and the plot ratio and
having no visible impact on the bulk or scale of the development which is, in reality, not excessive by
any means. The applicant has opted to design sensible, usable space in the proposed units that will
comply with the area, circulation and mobility requirements of Gold Standard Livable Housing Design
and has embarked on assessment of the design for accreditation by Livable Housing Australia. The
proposed design is supported and endorsed by Dr Margaret Ward and David Brant, convenors of the
Australian Network for Universal Housing Design. Their letter of support is provided for your
information at Attachment 6. Further justification and detail of the principles behind the proposed
development is provided by Riverport Properties Pty Ltd in Attachment 7.

The proposal as presented complies with the overall outcomes of the Medium Density Residential
Zone Code and, despite the conflict with PO11, Council has the capacity under the Planning Act to
approve the development despite the conflict, on the basis that the development is providing much
needed housing options to the community.

Item 5 Information required

5. Provision of at least 16 covered car parking spaces noting that the additional built form will
add to site cover.

As a result of Items 4 & 5 it is considered that the proposal in its current form represents an
overdevelopment of the site and that significant modification to the footprint of the dwellings,
and potentially the deletion of at least one of the units, is required to comply with the relevant
outcomes of the Noosa Plan.

 

Concept Planning and Development Consultants ABN 99 789 542 467 5