210028 - Further Issues Response · 51994.1222.01

Again, it is noted that the applicant has gone to considerable effort and expense in order to ensure that
the existing as-constructed gross floor area on the site has been accurately calculated in accordance
with the definition of gross floor area as outlined in Schedule 1 of the Noosa Plan 2020.

Attention is again drawn to the fact that the development was not constructed strictly in accordance with
the approved plans of development (development approval TPC 2707) which has resulted in some
discrepancies in calculated gross floor area as compared to the approved plans of development.

Specifically, the calculated as-constructed gross floor area is 560.87m2 as compared to the approved
gross floor area of 681.59m2 as shown on the approved plans of development (TPC 2707). This
discrepancy is due to the fact that some areas of the site that were defined as gross floor area on the
approved plans were never constructed, as well as some areas on the approved plans being calculated
as gross floor area which are not defined as gross floor area under the current Noosa Plan 2020 (for
example, areas for building services, plant or equipment).

With regard to the original figure of 681.59m2 gross floor area as shown on the original plans, the
following is noted.

The entirety of the Ground/Basement level included areas that were never constructed and others that
do not fit within Council’s definition of gross floor area. Therefore, the gross floor area for the
Ground/Basement level of 69.73m2 must come off the original gross floor area calculation leaving a net
figure of 611.86m2.

On Level 1, the non-existent staircase needs to come out as does the area for the water feature
(16.34m2) and the external staircase (12.8m2). This results in an overall gross floor area of 582.72m2.

On Level 2, removal of the areas not defined as gross floor area results in a gross floor area of
246.34m2. This results in an overall gross floor area of 566.87m2.

The Level 3 calculation is largely accurate; however, Level 4 reduces by the area of the main entry stair
(6m2) resulting in a total gross floor area of 560.87m2 based on the definition of gross floor area as
outlined in Schedule 1 of the Noosa Plan 2020.

If necessary, the applicant would welcome a site visit by Council officers as it can be clearly seen that
many areas that have been originally included as gross floor area have either never been constructed,
or are areas that are outside Council’s definition of gross floor area.

It is considered that the proposed development complies with PO12 of the Tourist Accommodation Zone
Code.

Method Used to Calculate As-Constructed Gross Floor Area on Site

To determine gross floor area, access was gained to all units to check measure the main walls to
compare the approved plans to ‘as-constructed’.

As a result, accurate figures for gross floor area as defined by Noosa Plan 2020 were determined.

It is reiterated that the as-constructed gross floor area calculations on site have been determined in
accordance with the definition of gross floor area 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 gross floor area measurements.



210028: Further Issues Response                  Page 3