07/1259 - Material for further consideration - Proposed Visitor Accommodation [As Published] · 132007.1259

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includes the area measured along a line 600mm in from the perimeter of the roof. Site cover includes
garages and other roofed outbuildings, but does not include landscape structures such as in-ground
pools and decks.

We have received figures from Council regarding its calculation on site cover for the proposal. We have
again reviewed the definition under Noosa Plan and disagree that the calculation can only relate to the
development footprint. It is submitted that the definition of site under Noosa Plan is not restricted to the
developable area. Moreover, the ‘non developable’ component of this application forms part of the
development given that amongst other things, rehabilitation works are proposed for weed management in this
area.

Council have indicated that development of the site should be commensurate with the semi-attached housing
zone to achieve Specific Outcome O6. Reference to the semi-attached housing zone for Lot 76 on MCH2969
is contained within Specific Outcome O3.

The Easter Beaches Locality Code is silent on the site cover for the Open Space Recreation zone. Adopting
the 40% site cover for the Visitor Accommodation Type 4 as supported by Council, results in site cover of
8,476m’. The current design has site cover of 5,758m? for Visitor Accommodation Type 4, being 2,718m*
less than Specific Outcome O7 under the Noosa Plan.

Calculation of GFA
In calculating the GFA under the Easter Beaches Locality Code, it is necessary to calculate the population
density of the proposal.

Given that the short term accommodation component of the application comprises two (2) distinct uses,
visitor hostel and dwelling units (cabins), the population density needs to be cognisant of the respective
proportions of each of these uses as designed. We calculate the proportions to be 68.75% for the visitor
hostel and 31.25% for the dwelling units (cabins).

The proportion of the site (2.119ha} for each type of accommodation based on these percentages is as
follows:

« — Visitor Hostel = 1.457 ha

= Cabins = 0.662 ha

The population density for the visitor hostel based on Specific Outcome O3 of the Eastern Beaches Locality
Code for Lot 76 on MCH2969 is calculated as follows:
= 320 persons x 1.457 ha = 466 persons

The population density for the dwelling units (cabins) for Lot 76 on MCH2969 is calculated as follows:
= 100 persons x 0.662 ha = 66 persons

The total population density for Lot 76 on MCH2969 is 532 persons.

Using Council's formula under Noosa Plan for calculating the population density, the proposed Visitor
Accommodation Type 4 currently has a population density of 365 persons. This is 167 persons less than the
maximum allowed density for the site under the Eastem Beaches Locality Code.

Calculation of Maximum Allowed GFA

Specific Outcome O9 of the Eastem Beaches Locality Code provides that for Visitor Accommodation Type 4
(which includes visitor hostel) the GFA is calculated by multiplying the maximum allowable population density
in persons by 40m?.