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


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[OCR of page images]
Planning Scheme Review

Overlay Constraints potentially affecting Gross Floor Area (GFA) —

 

Overlay

Assessment

 

Biodiversity Overlay

Generally, not applicable to areas zoned for GFA.

 

Natural Hazard Overlay

Core areas are likely to be affected by Acid Sulfate
Soils.

 

Heritage Overlay

Doesn’t constrain GFA calculation on sites
assessed.

 

Natural Resource Overlay

Doesn’t constrain GFA calculation on sites
assessed.

 

Flood Hazard

Parts of the core areas affected by flooding.

 

Koala Habitat

Doesn't constrain GFA calculation on sites
assessed.

 

Pathways & Parks

Pathways likely to influence GFA at ground level as
inferred in figure 1.

 

Environment Maintenance

Doesn’t constrain GFA calculation on sites
assessed.

 

Disaster Management (Flood &
Bushfire)

Parts of Hasting St affected by Bushfire & Storm Tide
Flood.

 

 

 

 

Design requirements affecting GFA -

Broad design requirements are taken from the 2006 Noosa Plan’s ‘Noosa Heads Locality
Plan’ which regulates development the Noosa Heads ‘core area’. The following aspects
were considered in calculating GFA:

Height — Core areas are envisaged to have the following height limits under the Noosa
2006 Plan’s ‘Noosa Heads Locality Plan’:

Business Centre Zone — 3 Storeys
Visitor Mixed Use Zone —

e Northern side of Hasting St - 2 storeys within 7m, (of Hasting St) with
height increases 3 to 4 storeys beyond 7m;

e Southern side of Hasting St — 2 storeys within 10m, (of Hasting St) with
height increasing to 4 storeys across balance of the site.

GFA considerations (Business Centre Zone) - this part of the core envisages a plot ratio
of 0.8:1 on sites up to 2000sqm, and 0.3:1 on sites 2000sqm and above. Based on available
information the Business Centre zone may be close to the maximum ‘expected capacity’
with any additional GFA (over and above current) likely to require either lot amalgamation
or relaxations to the current acceptable GFA limits. We have calculated plot ratio by
amalgamating sites in the most viable way by considering how lots relate to each other,
potential height, and road access point.

GFA considerations (Visitor Mixed Use Zone) — this part of the core area generally
envisages non-residential uses at ground level and residential uses above. Our desk top
survey of non-residential uses indicates that Hastings St has a mix of small standalone
shops/restaurants, and larger complexes (larger complexes appear to be concentrated to
the south side of Hastings St). With exception of several examples on the south side of
Hastings St, non-residential uses are generally located at ground level and include the
following uses: