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

Design requirements affecting GFA -

Broad design requirements are taken from the 2006 Noosa Plan’s Mary Catchment Locality
Plan which currently regulates development in the Cooran Village Mix ‘core area’. The
following aspects were considered in estimating the GFA/Plot Ratio:

Height – Cooran Village Mix zone has height limited to 8m, and two storeys. This in our
opinion puts an upfront limit on extent of GFA/Plot Ratio a development can expect to attain.

Plot Ratio – A plot ratio of 1.0:1 is envisaged in the Cooran Village Mix Zone. A portion of the
lots surveyed have significant area which inflates the GFA to 22,313sqm. In our opinion
22,313sqm infers a capacity well above the strategic planning expectations stated for this
area. Strategic planning intent for the Cooran Village Mix zone ‘Mary River Catchment Locality
Plan’ and overlay requirements comprise the following:

  Small rural village with an intimate rural character (represent historical timber getting in the
   area).
  Low key commercial, retail, & industrial functions maintained to cater for local needs rather
   than full service (Cooran residents to rely on Pomona & Cooroy to fulfil most of their
   business & industry needs).
  Development maximizes retention of existing vegetation hence any design on affected lots
   must have adequate space & separation to ensure long term survival. On this basis Plot
   Ratio would be considerably constricted on larger lots containing extensive vegetation
   cover.
  Some sites are affected by flooding to the extent that works to remediate (i.e. flood
   immunity) are likely to be inconsistent with strategic built form outcomes and of values
   associated with the natural landscape (i.e. maximize vegetation retention).

Based on other similar centre zones (i.e. Peregian), we conclude there is a nexus for
predicting/estimating potential GFA/Plot Ratio in the Cooran Village Mix zone. The nexus
relates a to similar strategic planning intent, and key terms between Cooran & Peregian such
as:

  Small local character giving a village atmosphere.
  Low key commercial retail functions that cater for local needs rather than full service.
  Residents to rely on larger nearby centre zones to fulfil majority of business and industry
   needs.

Constraints – Flooding and heritage/character requirements are considered to significantly
impact/lower plot ratio expectations below 1.0:1.

Other Uses – its likely that the following land uses could be considered and be appropriately
integrated on larger lots in the area (however they would likely be required to provide their
own onsite parking).

  Conventional short-term accommodation (motel).
  Caravan Park.
  Limited Residential Use (housing, caretaker accommodation).