2020-01-13 General Committee Agenda

GENERAL COMMITTEE MEETING AGENDA                                                           13 JANUARY 2020


that the subject site was historically located within the Commercial A zone under the 1985 Noosa
Plan, which did not have a provision for site cover. As a result, historical developments within the
surrounding area, within the Visitor Mixed Use zone, largely do not comply with site cover
requirements of the current Noosa Plan, including adjoining lots to the north and south of the
subject site:

             Address                         Site Cover (approx.)                     Building Approval

 8 Thomas Street                                         71%                                1979

 10 Thomas Street                                        73%                                1989

 203 Gympie Terrace                                      53%                          No file on record*
*aerial images indicate building pre-dates 1985 scheme

Whilst the proposal exceeds the site cover provision of Specific Outcome 11, the proposed
development meets Specific Outcome 10, as the development results in a building scale that is
compatible with surrounding development and does not present an appearance of bulk to
adjacent properties, roads or other areas in the vicinity of the site. As the existing unapproved
structure will be removed and rebuilt as part of this proposal, the renovated building will present a
superior built form outcome to what is currently existing, providing a greater variety in the built
form and architectural style along the Thomas Street road frontage. The renovation of the north
western corner of the building will result in greater street activation and visual interest for
pedestrians due to the proposed restaurant use being located along the street frontage.
Therefore, the proposed site cover is acceptable and compatible in the context of the subject site
and historical development within the surrounding locality.
Gross Floor Area and Non-Residential Component
The Noosaville Locality Code Specific Outcome O14, states for the Visitor Mixed Use Zone,
the maximum gross floor area equals the allowable population in persons multiplied by
40m2. Therefore, the maximum GFA for the site is 417.9m2. The current (approved) GFA is
382.2m2, with the additional 56m2 proposed resulting in a total GFA of 438.2m2, which does not
comply with the requirements of the current planning scheme. It is noted however, that the
subject site was historically located within the Commercial A zone under the 1985 Noosa Plan,
which included a provision for GFA of 2:1 to site area, allowing the subject site to have previously
developed with a maximum of 1,306m2 of GFA. As a result of the historical zoning of the area,
the surrounding locality has a variety of existing built form, with a number of sites containing
gross floor areas that would not comply with the current planning scheme requirements.

        Address                  GFA (approx.)                 Plot ratio (approx.)      Building Approval

 8 Thomas Street                      404m2                          0.67:1                      1979

 10 Thomas Street                     603m2                          1.05:1                      1989

 203 Gympie Terrace                  1765m2                          0.79:1               No file on record*
*aerial images indicate building pre-dates 1985 scheme

Whilst the proposal exceeds the GFA provision of Specific Outcome 14, the proposed
development meets Specific Outcome 10, as the development results in a building scale that is
compatible with surrounding development and does not present an appearance of bulk to
adjacent properties, roads or other areas in the vicinity of the site, whilst maintaining the visual
continuity of development along the north eastern portion of Thomas Street. Therefore, the
proposed GFA is considered acceptable and compatible within the context of the subject site and
surrounding locality.


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