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

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                   Generally, not applicable to areas zoned for GFA.
 Natural Resource Overlay           Doesn’t constrain GFA calculation on sites
                                    assessed.
 Flood Hazard                       All Noosaville affected by flooding
 Koala Habitat                      Generally, not applicable to areas zoned for GFA.
 Pathways & Parks                   Pathways likely to influence GFA at ground level as
                                    inferred in figure 1 & 2 (have to be assessed on
                                    project basis).
 Environment Maintenance            Doesn’t constrain GFA calculation on sites
                                    assessed.
 Disaster Management (Flood &       Parts of beach front areas subject to Storm Tide
 Bushfire)                          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 – height generally limited to low scale (10m or 2 to 3
       storeys). This includes the Mary Thomas Precinct.

       Visitor Mixed Use Zone – non-residential uses are generally consistent with
       planning scheme requirements in terms of being limited to ground levels (only
       several examples where second level non-residential GFA evident, (3rd levels and
       above tend to be residential/short term accommodation).

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’ in
addition the planning scheme states that additional GFA expansion should be limited
(verbal advice from Noosa Council advises that Noosa Villa could expand. Sites contained
within Mary Thomas precinct had GFA calculated at a rate of 40% site area to reflect
domestic scale of development as preferred by the planning scheme and generally agreed
to by Noosa Council.
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 Noosaville (along the shorefront) mainly
consist of small standalone shops/restaurants. We also found that a number of sites may
be either vacant or have no ground level non-residential use which in our opinion is the
most likely location where non-residential uses may take place as part of a new
development or conversion/adaptation of existing buildings. The initial GFA estimate
seemed inflated (27112sqm) and in our opinion unlikely to materialise during the time
horizon anticipated. The estimated figure 10001sqm to 20000 represents: