Rpt-Proposed Lots 17 - 19, 28 Eenie Creek Rd, Noosaville_FINAL_

                   (C) where development provides a ratio of at least three small dwellings to every one other
                   dwelling, does not exceed:
                   (I) 0.75:1 for sites up to and including 7,000m²; or
                   (II) 0.7:1 for sites over 7,000m².
The development proposes a plot ratio of 0.74:1, which is a minor exceedance to that prescribed in PO18.
To consider the appropriateness of the plot ratio proposed, the following aspects of the development are
considered important:

     •    Site Cover: The proposal provides a site cover of 40.15%, which is well below the maximum site
          cover prescribed of 45%.

     •    Building Height: The proposal does not exceed the maximum building height intended for the site,
          being 3 storeys and 12m.

     •    Setbacks: The development complies with all required Acceptable Outcome setbacks, other than a
          the third storey to Hofmann Drive where a setback of 7.5m is proposed as a Performance Outcome.

     •    Assumed Dwelling Density and Yield: The proposal seeks to provide a mix of small-dwellings, by
          providing an array of bedroom types varying between one to three bedroom products. It is noted that
          the planning scheme does not prescribe a maximum yield or density on the site (in terms of dwelling
          numbers) and therefore a scenario involving a greater proportion of one-bedroom products could be
          accommodated on the site, with slightly less gross floor area overall, that ultimately reduces the plot
          ratio but still results in the same number of dwellings.
Performance Outcome 17 (‘PO17’) also relates to plot ratio, as well as site cover. PO17 states that the site
cover and plot ratio of buildings and other roofed structures:
     (a) is of a scale that is compatible with surrounding development;
     (b) does not present an appearance of bulk to adjacent properties, roads or other areas in the
     vicinity of the site;
     (c) maximises the retention of existing vegetation and allows for additional soft landscaping
     between buildings;
     (d) where including residential development, allows for adequate area at ground level for outdoor
     recreation and other site facilities; and
     (e) facilitates onsite stormwater management and vehicular access; and
     (f) at the Noosa Business Centre in the High density residential precinct site cover:
     (i) does not exceed 40% of the site area; or
     (ii) for small dwellings or for development which provides a ratio of at least three small dwellings to any
     other one dwelling, site cover does not exceed 45% of the site area.
Having regard to the above, plot ratio within the planning scheme seeks to regulate built form as opposed to
dwelling density and yield. It is noted that the development complies with the provision of PO17, which also
relates to plot ratio, for the reasons provided below. The proposed development:

     •    Is of a scale that is compatible with the form of development contemplated on, and within the vicinity
          of the site;

     •    Does not present a bulky appearance to adjacent properties, roads or other areas in the vicinity of
          the site through the use of varied projections in the façade, maintaining a low rise building height,
          and separating the units into three (3) separate and distinct buildings;

     •    The design maximises the retention of existing vegetation (at the rear of the site to act as a visual
          buffer to the Noosa Civic Shopping Centre) and includes additional landscaping along street
          frontages and between buildings to soften the built form;

     •    Provides substantial communal outdoor recreation space at the rear of the unit complex, comprising
          22.99% of the site area;



URBIS
RPT-PROPOSED LOTS 17 - 19, 28 EENIE CREEK RD, NOOSAVILLE_FINAL                        KEY PLANNING CONSIDERATIONS   43