cover letter

       2.3 Key Assessment Benchmarks

       Gross Floor Area, Plot Ratio, Site Cover and Population Density

                   Site cover is 29% and is significantly less than the allowable 40%.
                   The proposed changes do not exceed a plot ratio of 0.4:1.
                   The change results in a population density of 115.1 persons and does not exceed the allowable population
                    density of 117.99 persons. The current approved population density is 113.4 persons plus 1.7 persons for 1
                    bedroom unit.
                   The gross floor area complies with the maximum allowable GFA based upon site area. The maximum
                    allowable GFA for the site is 4,719.60m² (based upon Council’s and Planning Regulation 2017 definition of
                    Gross Floor Area).

       The original GFA calculations were based upon the Noosa Plan 2006 definition of Gross Floor Area. Council’s current
       definition of GFA under the Noosa Plan 2020 excludes particular components that were previously included is as
       GFA.

       The Noosa Plan 2020 definition is reproposed below:

                gross floor area for a building, means the total floor area of all storeys of the building, measured from the outside of the
                external walls and the centre of any common walls of the building, other than areas used for ‐

                (a) building services, plant or equipment; or
                (b) access between levels; or
                (c) a ground floor public lobby; or
                (d) a mall; or
                (e) parking, loading or manoeuvring vehicles; or
                (f) unenclosed private balconies, whether roofed or not.

       The Noosa Plan 2006 definition is extracted below

                gross floor area (or GFA) means the total floor area of a building measured from the outside of the external walls, plus
                for roofed unenclosed areas, any portion of floor area beyond a distance of 3 metres from the external wall. It does not
                include:
                a) the area of spaces used for the parking or manoeuvring of motor vehicles;
                b) the area of lift shafts;
                c) the area of stairwells on any level other than the ground floor; or
                d) floor areas located in a basement.




JFP Ref: M2652/E2                                                                                                             Page 3