Town Planning Report_FINAL

 Site cover 45%                      41%                  74.6%                92.4%               70.7%
 Plot ratio 0.8/1.0                  0.79/1.0             0.86/1.0             0.802/1.0           0.8/1.0
 Commercial                          174m2                268m2                224.2m2             107m2
 GFA
 Total GFA                           384m2                923m2                393.9m2             387.5m2
Table 4 – Comparison table of adjoining premises

Clearly, the proposal incorporates a site cover which is considerably less than the adjoining premises or
other development within Duke Street, albeit that these developments were approved under a separate
planning scheme.

The architectural plans include an analysis of the overall site cover as well as site cover calculation for
each storey. The plans show that the residential levels above the food and drink tenancies generally
comply with the allowable site cover when excluding any raised planters, swimming pools and
sunshades. In this regard we refer you to Appendix A, which includes a site analysis of site cover (Refer
to Dwg no. 7252-DA09).

Since the proposal does not comply with the PO in relation to site cover, the application seeks a
performance-based solution as the proposal is unable to comply with the ‘quantitative’ performance
outcome in PO11. It is considered that the proposed development does demonstrates compliance with
the higher order purpose and overall outcomes of the Tourist accommodation zone code by
incorporating the following key aspects of the code:

      ▪   provides medium to high density visitor accommodation in the form of self-contained holiday
          units
      ▪   provides food and drink outlets which are of nature and scale compatible with the mixed-use
          character of the area and coastal amenity
      ▪   seeks to create a vibrant atmosphere and complement and enhance the function and
          attractiveness of the area as a tourist destination
      ▪   contributes the local economy through tourism and hospitality sectors
      ▪   incorporates a high standard of urban design and landscape design
      ▪   incorporates a high level of residential amenity and ensures there is no unreasonable loss of
          amenity to surrounding premises
      ▪   designed to respond to the subtropical climate of Noosa Shire



4.5       PLOT RATIO
The Tourist Accommodation Zone code requires that the development has a maximum plot ratio of
0.8:1. As demonstrated in the proposal plans (refer to Appendix B), the development is considered to
comply with the required plot ratio, which for ease of reference is defined below:

          Plot ratio
          Plot ratio means the ratio of the gross floor area of a building on a site to the area of the site.
          (Emphasis added)

Whilst the proposal is considered to comply with the plot ratio, Council officers raised concerns at the
prelodgement that some of the areas on the ground floor appeared to constitute additional GFA and
hence should be included in the plot ratio calculations. These areas of concern related to the shared
public bathrooms and public lobby which also provides access to stairwell/ lift and up stair units.

It is argued that the public bathroom is not considered GFA, which is defined as follows:


PLANNING REPORT – Revision A                         May 2023                                                   P a g e | 24