GIA Cover letter-Bounce Hostel

Room Configurations


The revised plans remove 2 lounge rooms from the upper level east and west pods and relocate them to the
ground floor of the northern building, leaving 1 lounge area on the upper level of the northern pod facing the
reception building. It is intended that 1 of the ground floor lounges will be used as a quite space (reading,
reflection), and the second to be used as a games rooms (Xbox, PlayStation, etc). The applicant is an
experience visitor accommodation provider, and the new locations are better located to monitor the use of
these areas, given the rooms are easily viewed from the reception pod.

The size of the guest rooms has changed to provide flexibility given the changing nature of the travel industry
forced by the devastating impact of the global pandemic. The smaller rooms also limit guest numbers to
manage noise and use within the rooms. The accommodation also now needs to provide for families/couples
more than ever before and the size and shape allow this to occur. It is important to note that the proposed
plans retain the maximum of 122 beds set out by Condition 4. Furthermore, the fire requirements for a
development of this nature are extremely stringent and no more guests than that approved would be
permitted without significant consequences to the business. This also provides additional certainty to Council
that the maximum number of beds will not exceed that approved.



Gross Floor Area


The GIA plans seeks a GFA of 1,106m² a 22m² increase to that outlined in Condition 4. This slight increase in
GFA was brought about by the strict fire standards required for this type of accommodation building. Rather
than using a 90mm (as approved) steel frame, a 150mm tilt panel has been used. GFA is measured to the
outside wall and most of the increase in GFA is the result of the additional wall thickness. A minor change to
the internal facing wall of the east and west pods contribute slightly to the increase. It is important to note:

• Pods are less than 300m² each

• Individual pods are retained complying with the intent of residential sized built form

• No increase to site cover

• No additional building bulk

• Setbacks are as approved

• The proposal is still less than the maximum permitted GFA of 1200m² the planning scheme sets out for this
   site.

Overall, it is considered the increase to GFA is minor and generally in accordance with the development
approval.




                                                                     PO Box 1818         07 5474 3873
                                                                     Noosa Heads         [email protected]
                                                                     QLD 4567            rgstrategic.com.au