Planning Response letter to Council Information Request · MCU18/0015

   the density of the proposed development is substantially less than this figure and a responsive
   development outcome in this context.


   Gross Floor Area

   In terms of assessing the suitability of gross floor area on the land, it is not reasonably calculated
   based upon just the part of the site that is zoned for Attached Housing purposes. This is because
   the site has been specifically clustered to locate development on parts of the site and proposes
   the dedication of substantial areas of land for environmental purposes. Therefore this land should
   form part of any GFA calculation. The site has an area of 1.8054 hectares, this equates to a
   population density across the whole site of 288 persons, where this is multiplied by 40m2 this
   equates to an allowable GFA across the site of 11,520m2. The GFA of the proposed units is
   substantially less than this figure at 3304m2 (noting that GFA excludes the garage areas shown on
   the proposal plans).


   In summary, when the proposed development is viewed holistically in the context of other parts
   of the site, the proposed density and gross floor area remain consistent with the overall outcomes
   and specific outcomes of the code which seek to ensure:


   a) Buildings are compatible with their surrounds
   b) Buildings do not appear excessively bulky from public spaces
   c) Retention of vegetation is maximised
   d) Sufficient area exists for day to day activities and outdoor recreation
   e) Development is serviced by necessary support infrastructure


   The development concept aligns with these principles and is therefore considered to be consistent
   with the specific outcomes and overall outcomes of the Noosa Heads Locality Code.


   Benefits of proposed development

   Notwithstanding the assessment of the population density and gross floor parameters outlined
   above, in the event that Council officers have a differing opinion regarding compliance with the
   planning scheme code provisions, the proposed development will deliver community benefits that
   would not otherwise be achieved on the land including:


   a) Securing a substantial part of the land in public ownership for environmental purposes
   b) Prior to dedication, rehabilitation and enhancement of this reserve area will occur

                                                                                  P: 07 5452 5207
                                                                                  E: [email protected]
                                                                                  45 First Ave, Mooloolaba Qld 4557
                                                                                  PO Box 1043 Maroochydore Q 4558
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