(1) Application of clause This clause does not apply to development for the purpose of a building that does not result in the creation of floor space.
(2) Objectives The objectives of this clause are as follows—
(a) to ensure that development is in keeping with the characteristics of the site and the local area,
(b) to provide a degree of consistency in the bulk and scale of new buildings that relates to the context and environmental qualities of the locality,
(c) to minimise the impact of buildings on the amenity of adjoining residential properties,
(d) to ensure, where possible, that non-residential buildings in residential zones are compatible with the scale and character of residential buildings on land in those zones.
(3) Definition of “floor space ratio” For the purposes of this plan—
floor space ratio means the ratio of the gross floor area of all buildings on a site to the area of the site.
(4) Site The following is taken to be excluded from the site of proposed development for the purposes of this clause and (in relation to land at 97 Soldiers Road, Jannali) clause 14 (1)—
(a) land on which the proposed development is prohibited under this plan (other than land on which the proposed development is prohibited solely because of the application of clause 17),
(b) in the case of an internal lot—
(i) any access corridor to or from the lot (if the lot is a hatchet-shaped lot), and
(ii) any right of way that traverses another lot.
Note—
Among other things, clause 17 imposes certain restrictions on the erection of buildings on land traversed by a foreshore building line.
(5) Maximum gross floor area in Zone 1 or 2 The maximum gross floor area of all buildings on a site in Zone 1—Environmental Housing (Environmentally Sensitive Land) and Zone 2—Environmental Housing (Scenic Quality) is to be as indicated in the following table—
| Area of site (m2) | Maximum gross floor area (m2) |
| Less than 850 | |
| 850–less than 1,200 | |
| 1,200–less than 1,800 | |
| 1,800 or more | |
where AS is the area of the site in square metres.
(5A) The maximum gross floor area of all buildings at 97 Soldiers Road, Jannali may exceed the area provided for in subclause (5), but only if the proposed development is for the purpose of villa houses or townhouses.
Note—
See clause 14 (1) for the maximum floor space ratio applying in relation to that development.
(6) Maximum floor space ratios The maximum floor space ratio applying to development for the purpose of a building on a site in Zone 3—Environmental Housing (Bushland) is 0.45:1.
(7) The maximum floor space ratio applying to development for the purpose of a building on a site in Zone 4—Local Housing is as follows—
(a) in the case of a hostel—0.75:1,
(b) in any other case—0.45:1.
(8) The maximum floor space ratio applying to development for the purpose of a building on a site in Zone 5—Multiple Dwelling A is as follows—
(a) in the case of a dual occupancy or dwelling house—0.45:1,
(b) in the case of a hostel—0.75:1,
(c) in any other case—0.7:1.
(9) The maximum floor space ratio applying to development for the purpose of a building on a site in Zone 6—Multiple Dwelling B is as follows—
(a) in the case of a dwelling house—0.45:1,
(b) in the case of a residential flat building—
(i) if the area of the site is 1,200 square metres or less—0.7:1, or
(ii) if the area of the site is more than 1,200 square metres and less than 1,800 square metres—the ratio calculated as follows—
or
(iii) if a floor space ratio is specified on the Height and Density Controls Map in relation to the site concerned—the floor space ratio specified on that map,
(c) in the case of a townhouse or a villa house—0.7:1,
(d) in any other case—
(i) if a floor space ratio is specified on the Height and Density Controls Map in relation to the site concerned—the floor space ratio specified on that map, or
(ii) if a floor space ratio is not specified on that map in relation to the site concerned—1:1.
(10) The maximum floor space ratio applying to development for the purpose of a building on a site in Zone 7—Mixed Use—Kirrawee is as specified on the Height and Density Controls Map in relation to the site concerned.
(11) The maximum floor space ratio applying to development for the purpose of a building on a site in Zone 8—Urban Centre or Zone 9—Local Centre is—
(a) if a floor space ratio is specified on the Height and Density Controls Map in relation to the site concerned—the floor space ratio specified on that map, or
(b) if a floor space ratio is not specified on that map in relation to the site concerned—2:1.
(12) The maximum floor space ratio applying to development for the purpose of a building on a site in Zone 10—Neighbourhood Centre is—
(a) if a floor space ratio is specified on the Height and Density Controls Map in relation to the site concerned—the floor space ratio specified on that map, or
(b) if a floor space ratio is not specified on that map in relation to the site concerned—1:1.
(13) The maximum floor space ratio applying to development for the purpose of a building on a site in Zone 11—Employment is 1:1.
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