Response to Info Request - Planning Response MCU18-0015 & RAL18-0001 · MCU18/0015

   development outcome is proposed that achieves a desirable balance between built form and open
   spaces which are the primary intent of the built form regulations in the planning scheme.


   Assessment of specific built form limitations

   Whilst from a first principles town planning perspective, the proposed development is considered
   to be a responsive site outcome based on a constraints analysis and an assessment of the
   surrounding land use context, an assessment is provided below against the specific outcomes of
   the Noosa Locality Code which indicate preferred maximum population densities and GFA.


   Density

   The scheme indicates a preference for density to be regulated by using a population density
   calculation. This calculation uses the site area (in hectares) multiplied by a certain number of
   persons (in this instance 160 persons).


   It is noted at the outset that the areas designated for Detached and Attached Housing purposes
   shown on Council’s planning scheme map have been determined by detailed constraints analysis
   to not reflect the optimum location for these land uses and therefore are not an accurate measure
   for determining population density. Notwithstanding this statement, an assessment has been
   undertaken below using the zoned site areas as ‘baseline’ reference point.


   Based on the area of the site that is included in the Detached Housing Zone (2481m2), this zone
   could potentially accommodate 3 allotments and associated dwelling houses, however only 2
   dwelling houses are proposed with total allotment areas equating to 2000m2. If the surplus land
   area from the Detached Housing Zone is added to the Attached Housing part of the site this
   equates to an Attached Housing site area of 2,549m2 equating to an allowable population density
   on this part of the site of 40.78 persons per hectare.


   Using the planning scheme definition of population density, a unit containing 3 or more bedrooms
   gives a rate of occupancy of 3.3 persons. 12 x 3 bedroom multiple dwellings are proposed equating
   to a population density of 39.6 persons which is less than that permitted based on our calculation
   above. Therefore the proposed development is considered to be an appropriate density outcome
   that complies with the specific outcomes of the Noosa Heads Locality Code.


   It is further noted that if the whole site area was used for this calculation, it would result in a
   population density for the site of 288 persons equating to 87 x 3 bedroom dwelling units. Obviously

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