ASTP-Resp-To-FA

ITEM 3. ISSUE – SITE COVER
Reduce the total site cover of the development to achieve 40% as prescribed within the Performance
Outcome PO10 of the Medium Density Residential Zone Code. No exceedance to the site cover
provision of 40% is supported.

RESPONSE
Please refer to the updated plans prepared by MRA Design (Attachment 1). Site cover has been calculated in
accordance with the definition in Schedule 1 of the Noosa Plan 2020, which excludes structures in landscaped
or open space areas, eaves, sunshades, and below-ground level basements used for car parking.

The raised garden element and the balcony overhang on the upper-level function as an architectural eave and
shading device. These elements project forward in the same manner as an eave or sunshade. It provides passive
shading to the level below, creates variation in the facade, and introduces landscaping to the frontage. It does
not create usable floor area or enclosed building space and therefore falls within the exclusions listed above.

It is noted the green eave along the frontage has been reduced to 1.2m wide and the balcony overhang has been
reduced to 900mm at the rear.

The approach also aligns with how similar elements have been interpreted in comparable approvals under the
same planning scheme. For example, the approved dual occupancy at 23 Edward Street, Noosaville (Council ref:
MCU22/0174) and 27 Bottlebrush Avenue, Noosa Heads (Council ref: MCU21/0214) included green roof
projections extending around the building envelope, which were not included in the site cover calculation due
to their shading and eave-like function. As such, when the applicable exclusions for eaves and shading elements
are correctly applied, the proposed dual occupancy achieves a compliant site cover of 40%.



ITEM 4. ISSUE – PLOT RATIO
Provide revised plans that achieve a plot ratio of 0.4:1.

RESPONSE
Please refer to the updated plans prepared by MRA Design (Attachment 1), which includes a GFA area plan
clearly identifying the areas included and excluded from the plot ratio calculation.

The GFA has been calculated in accordance with the definition in Schedule 1 of the Noosa Plan 2020 and
Council's confirmed interpretation that areas completely enclosed within a stairwell or lift, and landings at the
top and bottom of stairs (three stair treads wide), are excluded from GFA.

On this basis, the total GFA is 240.82m², which represents a plot ratio of 39.55% against a site area of 608.88m².
This is below the 0.4:1 (40%) requirement and the proposal therefore achieves compliance with Acceptable
Outcome AO11 of the Medium Density Residential Zone Code.




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