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

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 – Pomona’s Village Mix zone has a height limit of 8m, and two storeys. This in our
opinion limits the extent of GFA/Plot Ratio a development can expect to attain (i.e. Plot ratio
of 1.0:1 may not be possible where considering this requirement on balance of other
planning scheme requirements).

Heritage - Pomona’s Village Mix zone is subject to heritage/character design requirements.
Accordingly, any new built form, is expected to integrate with traditional buildings and
facades where identified by the heritage overlay. In our opinion the heritage overlay is likely
to limit extent of GFA/Plot Ratio a development can expect to attain (i.e. Plot ratio of 1.0:1
may not be possible where considering this requirement on balance of this and other
planning scheme requirements).

Flooding – Parts of the Pomona Village Mix zone are affected by a Major Flood Overlay
(100yr flood level), hence any re-development should consider flood immunity for finished
floor levels, and parking/access. In our opinion sites affected by the flood overlay may
cause GFA/Plot Ratio to be less than 1.0:1

Plot Ratio/GFA – As mentioned, envisaged plot ratio in the Pomona Village Mix Zone is
1.0:1, accordingly the initial estimated plot ratio/GFA is 42,136sqm which seems high given
Pomona’s lower order strategic planning objectives under the Noosa Plan’s ‘Mary River
Catchment Locality Plan’. From a town planning perspective, we believe that 25,000sqm to
30,000sqm may better represent the estimated plot ratio/GFA for Pomona. Our grounds for
this figure relies on the following town planning assumptions:

  The Pomona locality envisages a lower scale of development as generally represented
   by its existing traditional character/heritage buildings.
  Flooding potentially affects how many of the sites fronting Factory St may be developed
   in terms of appropriate immunity, appropriate site coverage, heights, and provision for
   other planning scheme requirements known to affect plot ratio/GFA.
  The Mary River Catchment Locality Plan identifies Pomona as a key destination for
   Cooran residents (to meet their daily needs) hence plot ratio/GFA should attempt to
   represent this requirement.
  The Pomona Locality (as bounded by the Urban Growth Boundary) contains areas
   where additional detached housing, & semi attached housing developments could be
   accommodated. On this basis there could be additional demand for
   commercial/business GFA within the village mix zone.