Town Planning Report_FINAL

                                            Figure 15 – Existing site cover of 42%

The problematic nature of the existing site cover provisions in the Tourist accommodation zone was
raised in previous submissions on the then draft Noosa Plan. Below is the summary of matters raised in
the submissions, extracted from Council’s Consultation Report which reviewed the submissions:

         Site cover -Where sites are identified as having active street frontage requirements, they need to be afforded
         additional site cover. A future development would lose approximately 12% of its allowable site cover to awnings and
         active frontage requirements. This is considered to be an unreasonable expectation and would not encourage viable
         development opportunities. Developments in active frontage areas need to be afforded a minimum site cover of 60%
         at the ground level, with 40% only applying to above ground level, in order to encourage vibrant active frontages while
         still providing development opportunities for a multi-storey building. (p69 Submitter)

To further highlight this, Blackburne Jackson architects have prepared a section of the proposed
development demonstrating a compliant site cover outcome in comparison to the proposal (refer to
Figure 16 below).




                                             Figure 16 – Site Cover comparison

Figure 16 illustrates that the requirement to activate the streetscape with zero front setbacks, but with
staggered setbacks for upper levels, makes it very difficult to achieve a viable developable footprint that
provides comfortable or viable accommodation units.

Further to the above, a site analysis was undertaken to illustrate how the proposed development
compares with adjoining development (refer to Table 4 below).

                  Noosa Plan 36-38 Duke 28-34 Duke St 40 Duke St                              36-38     Duke            St
                  2020       St (existing)                                                    (proposed)
 Site area                   485m2         1,066m2    491m2                                   485.33m2

PLANNING REPORT – Revision A                       May 2023                                                        P a g e | 23