210028 - Further Issues Response · 51994.1222.01

Notwithstanding, it is noted that the as-constructed site cover calculation generally accords with the
previously approved site cover.

Specifically, the calculated as-constructed site cover is 35.3% as compared to the approved site cover
of 34.98% as shown on the approved plans of development (TPC 2707). As such, even if there were
any doubt as to the accuracy of the calculated as-constructed site cover, the approved site cover of
34.98% would still clearly indicate that the proposed development will not exceed an overall site cover
of 40%.

The proposed development complies with PO11 of the Tourist Accommodation Zone Code.

Method Used to Calculate As-Constructed Site Cover on Site

To calculate and confirm the ‘as-constructed’ measurements on site, the following was undertaken:

       Copies of the original Gabriel Poole architectural drawings and the Tod engineering drawings
        were obtained;
       The draftsman was engaged to scan the plans onto the system and, subsequently, a physical
        check measure was conducted on site;
       The physical check measure on site was conducted with electronic metering that recorded the
        distances from boundaries and the external walls of the individual units (noting that electronic
        measurement was chosen in order to obtain more accurate measurements);
       The on-site measurements were compared with the dimensions on the original plans to ensure
        that there were no great anomalies; and
       It was discovered that a large section of unit 1 was never constructed, and that the layout,
        position and access to the rear lift well in Unit 3 was changed completely and was built below
        ground, accessed via the side courtyard of unit 3.

It is reiterated that the as-constructed site cover calculations on site have been determined in
accordance with the definition of site cover as outlined in Schedule 1 of the Noosa Plan 2020.

The applicant welcomes the opportunity to meet with Council officers on site if deemed necessary in
order to substantiate the as-constructed site cover measurements.

Issue

Performance Outcome PO12 of the Tourist Accommodation Zone code requires the maximum plot ratio
does not exceed 0.65:1. The proposed plans do not clearly indicate if the proposed garden room will
increase the plot ratio of the building beyond what is allowable under the Noosa Plan 2020.

Advice Required

2. Please provide plans detailing the proposed gross floor area in accordance with the Performance
   Outcome AO12 of Tourist Accommodation Zone code.

Please refer to the Amended Proposal Plans provided as Attachment 1 which detail the existing as-
constructed gross floor area on the site. It is noted that the proposed gross floor area will be 574.72m2
(560.87m2 existing plus 13.75m2 proposed) and, therefore, results in a plot ratio of 0.61:1. As such, the
proposed development complies with PO12 of the Tourist Accommodation Zone Code.




210028: Further Issues Response                  Page 2