58Calculation of floor space ratio and maximum floor space area

58 Calculation of floor space ratio and maximum floor space area

58 Calculation of floor space ratio and maximum floor space area

Note.

This clause explains how to calculate the floor space area and floor space ratio of buildings on a site to ensure that the total of the floor space area in buildings does not exceed the maximum that is allowed by this plan.

The clause is intended to define site areas, and to make other provisions, so as to allow reasonable and equitable sharing of floor space in buildings and, in particular, to prevent an artificial increase in the maximum floor space area allowed in a building through the manipulative addition to its site area of land—

(a) that has no, or no substantial, connection to the development proposed, or

(b) that has already been included as part of a site area to obtain floor space in another building.

(1) Floor space ratio The floor space ratio of buildings on a site is the ratio of the total floor space area of all buildings within the site to the site area.

(2) Site area In applying a floor space ratio for the purpose of determining a development application, the site area is taken to be—

(a) if the application proposes development on only one lot, the area of that lot after excluding any land that is a street, a public place, a public reserve or community land, or

(b) if the application proposed development on two or more lots, the largest area of contiguous land on which the development is proposed, excluding any land that is a street, a public place, a public reserve or community land, or

(c) despite paragraphs (a) and (b), if the proposed development is only on land comprised of a street, a public place, a public reserve or community land (or any combination of them), so much of that land as will be occupied by a building that will be erected or physically affected by the proposed development.

(3) Excluded land The following land must be excluded from the site area—

(a) land on which the proposed development is not allowed, whether by this plan or a covenant or for any other reason,

(b) any land that is the site of a building that is a heritage item, if—

(i) heritage floor space has been awarded under this plan in relation to the building, or