20230926_36-38 Duke St_Information_Request_Response (MCU23-0070)

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         n)       Development is designed to respond to the sub-tropical climate of Noosa Shire and maximise energy efficiency and water
                  conservation and be resilient to future impacts of climate change.


Despite exceeding Council’s 45% site cover requirements, it is considered that the proposal which includes 72.1% site
cover complies with the above overall outcomes of the code because:
     It results in a mix of medium to high density visitor accommodation in the form of a boutique self-contained
        visitor accommodation
     It is supported by business activities in the form of food and drink outlets, which facilitate the creation of a
        vibrant atmosphere and aims improve the attractiveness of the area as a tourist destination
     It limits business activities to food and drink premises and ensures that the premises maintain a scale compatible
        with the existing precinct.
     It contributes to the economy through supporting the tourism and hospitality industries and integrates well with
        adjoining and nearby public realm and open space areas.
     It incorporates a high standard of urban and landscape design, which provides a positive enhancement to the
        existing streetscape and built form in the area
     Car parking does not visually dominate the streetscape
     It is supported by infrastructure and essential services
     It suitably responds to the site’s constraints and
     It is designed to embrace sub-tropical climate, and maximises energy efficiency and water conservation.

ISSUE 6 – PLOT RATIO
Performance Outcome PO11 of the Tourist Accommodation Zone Code requires a plot ratio of 0.8:1 for this site, which
equates to a total gross floor area (GFA) of 388.25m2.

The plot ratio calculations provided with the application material do not accurately calculate plot ratio in accordance with
the Noosa Plan 2020 definition. Council does not agree with the statement in the application material that the ground
floor bathroom is not included in the GFA calculation as the ‘space within a building between 2 floor levels’ is considered to
include the whole of the Ground Floor as a ‘storey’ and as such the shared public bathroom is not exempt as per the storey
definition which states ‘a space containing only a bathroom, shower room, laundry, toilet or other sanitary compartment’
as the storey is considered as the whole of the Ground Floor. In addition, Council does not agree that the ‘ground floor
public lobby’ is excluded from GFA calculations. This area is not considered ‘public’ as it is only accessible to guests utilising
the accommodation on site. In addition, the lobby’s on the upper levels have also incorrectly been excluded from the GFA
calculations.

Any plot ratio in excess of the requirement under Performance Outcome PO11 of the Medium Density Residential Zone
Code is not supported.

Information Required
    6. Provide amended plans reducing plot ratio to 0.8:1 (as calculated in accordance with the gross floor area and plot
       ratio Noosa Plan 2020 definitions).




JFP Ref: M3024P                                                                                                                     Page 8