planning report Duplex · 131998.981050.1

5.2       Site Cover

Both the Noosa Plan and New Noosa Plan both seek for a maximum site cover of 40%. However,
the definitions and Specific/Performance Outcomes for site cover have slightly changed from The
Noosa Plan to The New Noosa Plan as described below.

 The Noosa Plan                                            The New Noosa Plan
 site cover means the proportion of a site covered by      site cover of development, means the portion of the site,
 all buildings and structures shown as a percentage. For   expressed as a percentage, that will be covered by a building
 enclosed spaces this includes the area within the         or structure, measured to its outermost projection, after the
 outside wall and for unenclosed spaces this includes      development is carried out, other than a building or structure,
 the area measured along a line 600mm in from the          or part of a building or structure, that is—
 perimeter of the roof. Site cover includes garages and
 other roofed outbuildings but does not include            a) in a landscaped or open space area, including, for
 landscape structures such as in-ground pools and             example a gazebo or shade structure or;
 decks.                                                    b) a basement that is completely below ground level and
                                                              used for car parking; or
 *deck means an external constructed floor which is not    c) the eaves of a building; or
 higher than 1m above the natural ground surface.          d) a sun shade.
 Eastern Beaches Locality Code                             Medium Density Residential Zone Code
 O6 The site cover, gross floor area and plot ratio of     PO7
 buildings and other roofed structures—                    Development:
 a) results in a building scale that is compatible with    a) is of a scale compatible with surrounding development
      surrounding development;                                 and the particular circumstances of the site; and
 b) does not present an appearance of excessive            b) does not present an appearance of bulk to adjacent
      bulk to adjacent properties, roads or other areas       properties, roads or other areas in the vicinity of the site.
      in the vicinity of the site;
 c) maximises the retention of existing vegetation
      and allows soft landscaping between buildings;
 d) allows for adequate area at ground level for
      outdoor recreation, entertainment, clothes drying
      and other site facilities; and
 e) facilitates onsite stormwater management and
      vehicular access.

The changes to the definition are attributed to the standardising of the Queensland Planning
Provisions (QPP), and allow for large standalone gazebos, shade structures and eaves in excess of
600mm to be constructed without being counted as site cover.

Under The New Noosa Plan provisions, a large gazebo could be constructed within the outdoor
landscaped areas and all eaves extended without contributing to site cover, which could present as
a more bulkier presentation and less overall permeable site area. The existing deck area is
uncovered and 1.9m above a permeable landscaped area. Existing vegetation up to 4m in height
surrounds the deck along its eastern and southern sides which helps to screen any appearance of
excessive bulk to adjacent properties.


Although slightly exceeding the 40% requirement, it is acknowledged that a house may also be
constructed on the site with a site cover of 50%. The existing deck is of a scale compatible with
surrounding development and the circumstances of the site, consistent with the Outcomes of both
The Noosa Plan and The New Noosa Plan.




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