Attachment F - Carparking Evaluation -Noosa Carparking Study - McGagney report

Design requirements affecting GFA -

Broad design requirements are taken from the 2006 Noosa Plan’s Cooroy & Lake Macdonald
Locality Plan which currently regulates development in the Cooroy Business Zone ‘core area’.
The following aspects were considered in calculating GFA:

Height – Cooroy Centre ‘core area’ is expected to have a low height which site is generally
limited to 8m, hence two stories is a consideration if not already implemented.
Plot Ratio – the Business Centre Zone is envisaged to have a plot ratio of 0.8:1 on sites up
to 2000sqm, and 0.3:1 for the balance of a site over 2000sqm and above. Majority of the lots
surveyed were generally less than 2000sqm hence a plot ratio of 0.8:1 was the dominant
consideration where considering the most appropriate GFA capacity. Based on available
information the Cooroy Business Centre Zone is likely to be at or about 50% of its estimated
GFA capacity.
Overlays – heritage and flood overlays may affect the extent of GFA achievable for certain
sites surveyed.
Undeveloped Lots – Some lots in the Cooroy Business Centre Zone are either vacant or
have structures/uses not applicable to this zone. Accordingly, these sites have been
considered as undeveloped and able to take the prescribed GFA whether vacant or occupied
by a structure.
Community Use Zones – The Cooroy Centre has extensive Community Use Zoning
(amongst the Business Centre Zone) which appears to contain public amenities (i.e. hospital,
library, parkland, utilities etc). Our initial surveys indicate there could be as much as
20,680sqm Zoned for ‘Community Services’ on land used for detached housing (indicated by
available mapping). These areas may require further consideration where calculating GFA
capacity and its relationship to parking within the Cooroy Centre.