Foor Space Ratio --- FSR
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If your Council is operating under the Standard Instrument Template LEP then Clause 4.5.2 applies:
(2) Definition of “floor space ratio”
The floor space ratio of buildings on a site is the ratio of the gross floor area of all buildings within the site to the site area.
The Gross Floor Area is defined as:
Gross floor area means the sum of the floor area of each floor of a building measured from the internal face of external walls, or from the internal face of walls separating the building from any other building, measured at a height of 1.4 metres above the floor, and includes:
(a) the area of a mezzanine, and
(b) habitable rooms in a basement or an attic, and
(c) any shop, auditorium, cinema, and the like, in a basement or attic,
but excludes:
(d) any area for common vertical circulation, such as lifts and stairs, and
(e) any basement:
(i) storage, and
(ii) vehicular access, loading areas, garbage and services, and
(f) plant rooms, lift towers and other areas used exclusively for mechanical services or ducting, and
(g) car parking to meet any requirements of the consent authority (including access to that car parking), and
(h) any space used for the loading or unloading of goods (including access to it), and
(i) terraces and balconies with outer walls less than 1.4 metres high, and
(j) voids above a floor at the level of a storey or storey above.
FSR is shown on the FSR Maps that accompany the Local Environmental Plan.
To calculate, you divide the site area by the FSR ratio. Say you have a 0.5:1 FSR and a 1000sqm site, your maximum FSR is 500sqm.
The higher your FSR, the more gross floor area you can have.
(2) Definition of “floor space ratio”
The floor space ratio of buildings on a site is the ratio of the gross floor area of all buildings within the site to the site area.
The Gross Floor Area is defined as:
Gross floor area means the sum of the floor area of each floor of a building measured from the internal face of external walls, or from the internal face of walls separating the building from any other building, measured at a height of 1.4 metres above the floor, and includes:
(a) the area of a mezzanine, and
(b) habitable rooms in a basement or an attic, and
(c) any shop, auditorium, cinema, and the like, in a basement or attic,
but excludes:
(d) any area for common vertical circulation, such as lifts and stairs, and
(e) any basement:
(i) storage, and
(ii) vehicular access, loading areas, garbage and services, and
(f) plant rooms, lift towers and other areas used exclusively for mechanical services or ducting, and
(g) car parking to meet any requirements of the consent authority (including access to that car parking), and
(h) any space used for the loading or unloading of goods (including access to it), and
(i) terraces and balconies with outer walls less than 1.4 metres high, and
(j) voids above a floor at the level of a storey or storey above.
FSR is shown on the FSR Maps that accompany the Local Environmental Plan.
To calculate, you divide the site area by the FSR ratio. Say you have a 0.5:1 FSR and a 1000sqm site, your maximum FSR is 500sqm.
The higher your FSR, the more gross floor area you can have.
It is simply the total floor area (all floor areas e.g. ground floor + first floor), excluding garages, balconies...) the equation is total floor area/total site area.
for example if you have a ground floor area of 200 sq.m & upper level of 150 sq.m on a site area of say 600sq.m. Then the FSR would be calculated as such. 350/600 = 0.58:1 which means that if the allowable FSR is 0.5:1, then the above example will not comply. Hope this helps
for example if you have a ground floor area of 200 sq.m & upper level of 150 sq.m on a site area of say 600sq.m. Then the FSR would be calculated as such. 350/600 = 0.58:1 which means that if the allowable FSR is 0.5:1, then the above example will not comply. Hope this helps
It depends on what code/policy you're relying on.
STATE LEGISLATION:
ALL structures are included in the mathematics. This means garages, carports, pergolas, patios and the second storey are all included as calculable 'floor space'.
COUNCIL DCP/LEP
This varies depending on the Council and the type of development you're proposing. Some LEP's don't include garages etc. and some do!
Another two important calculations are:
1. LANDSCAPED AREA (post development) and often requires a percentage be in the rear yard.
2. SITE COVERAGE which is the 'roof areas' of habitable structures only.
Your question relates to NSW but unlike Brisbane Council, where it has one prescription for the entire city, Sydney (for example) has around 50 Councils; all with different FSR and other minimum calculations. The ratios also vary depending on site area.
See the SEPP for example:
http://www.legislation.nsw.gov.au/maintop/view/inforce/epi+572+2008+cd+0+N
Maximum floor area for dwelling houses
The floor area of a dwelling house on a lot must not be more than the following:
(a) 90 per cent of the area of the lot, if the lot has an area of at least 200m2 but less than 250m2,
(b) 85 per cent of the area of the lot, if the lot has an area of at least 250m2 but less than 300m2,
(c) 270m2, if the lot has an area of at least 300m2 but less than 450m2,
(d) 330m2, if the lot has an area of at least 450m2 but less than 600m2,
(e) 380m2, if the lot has an area of at least 600m2 but less than 900m2,
(f) 430m2, if the lot has an area of at least 900m2.
Brazen.
STATE LEGISLATION:
ALL structures are included in the mathematics. This means garages, carports, pergolas, patios and the second storey are all included as calculable 'floor space'.
COUNCIL DCP/LEP
This varies depending on the Council and the type of development you're proposing. Some LEP's don't include garages etc. and some do!
Another two important calculations are:
1. LANDSCAPED AREA (post development) and often requires a percentage be in the rear yard.
2. SITE COVERAGE which is the 'roof areas' of habitable structures only.
Your question relates to NSW but unlike Brisbane Council, where it has one prescription for the entire city, Sydney (for example) has around 50 Councils; all with different FSR and other minimum calculations. The ratios also vary depending on site area.
See the SEPP for example:
http://www.legislation.nsw.gov.au/maintop/view/inforce/epi+572+2008+cd+0+N
Maximum floor area for dwelling houses
The floor area of a dwelling house on a lot must not be more than the following:
(a) 90 per cent of the area of the lot, if the lot has an area of at least 200m2 but less than 250m2,
(b) 85 per cent of the area of the lot, if the lot has an area of at least 250m2 but less than 300m2,
(c) 270m2, if the lot has an area of at least 300m2 but less than 450m2,
(d) 330m2, if the lot has an area of at least 450m2 but less than 600m2,
(e) 380m2, if the lot has an area of at least 600m2 but less than 900m2,
(f) 430m2, if the lot has an area of at least 900m2.
Brazen.
What about granny flat?
Based on Ideo's post - I understand GF is generally included in FSR when going through council (depending on the council)?
thanks
Granny flats are included in the overall FSR (post-development).
e.g. if the Maximum FSR is 50% and the inclusion of a granny flat won't exceed this numerical control, you're good to go.
Brazen
