planning report duplex v2 20.8.19 · 131998.981050.1

As a result of the changes in levels across the site, part of the undercroft areas meets the definition
of a ‘basement’ under the superseded planning scheme. Considering the different heights along the
southern boundary of unit 2, part of the building is considered gross floor area and contributes to
building height in storeys and Gross Floor Area.

Gross Floor Area

The definition for Gross Floor Area within The New Noosa Plan has changed compared with The
Noosa Plan and does not include stairwells on any level. The resulting calculation of GFA under The
New Noosa Plan (and QPP) definition results in the existing approved development having a GFA
of only 315m2, as shown below.




Figure 8: Gross Floor Area calculation plan using The New Noosa Plan and QPP definition. The stairwells
result in an additional 33m2 of GFA.

By calculating the Gross Floor Area in accordance with The New Noosa Plan (and QPP) definition -
the development has the capacity to increase the onsite GFA by 33m2. Considering the undercroft
areas along the southern boundary of Unit 2 are not more than 1.2m into the ground, these areas
must be calculated as Gross Floor Area and conveniently contribute to an additional 33m2 of GFA.

Having regard to the definition for ‘basement’ under the Superseded Planning Scheme and The
definition for ‘Gross Floor Area’ under The New Noosa Plan - the resultant Gross Floor Area for the
existing development can comply with the 0.45:1 requirement (348m2).

The relevant Outcomes of The Noosa Plan relevant to Gross Floor Area seek to limit the appearance
of bulk to adjoining buildings and allow for landscaping to be provided between buildings. The
additional GFA is only viewable to the adjoining owner along the southern boundary.



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