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Floor Space Ratio

By Alarkhas Post a Comment

Floor space ratio (FSR) is the relationship of the total gross floor area (GFA) of a building relative to the total site area it is built on. It indicates the intended density. FSR is a widely used method for estimating the development potential of a site.

However, it is important to note that FSR controls set the theoretical maximum capacity. It may not always be possible to reach the maximum allowable floor space due to other development controls or constraints specific to the site such as lot size or shape, existing landscape features, neighbouring properties or heritage considerations.

FSR is not a measure of the maximum capacity of the building envelope. The envelope provides an overall parameter for the design of the development. The allowable gross floor area should only ‘fill’ approximately 70% of the building envelope (see section 2B Building envelopes). In new urban areas or where an existing neighbourhood is undergoing change, building envelopes should be tested prior to setting FSR controls.



Indicative built form massing for residential flat buildings with different floor space ratios 

Aims

• ensure that development aligns with the optimum capacity of the site and the desired density of the local area
• provide opportunities for building articulation and creativity within a building envelope by carefully setting the allowable floor space.

Considerations in setting FSR controls

Test the desired built form outcome against the proposed FSR to ensure its is coordinated with the building envelope, height, depth, setbacks and open space requirements.
The GFA should fit comfortably within the building envelope as the envelope needs to also account for building elements and service areas that are not included in the GFA definition and to allow for building articulation.
When determining floor space ratio controls, maximum building envelopes can be used to test the FSR, including any potential incentives and bonuses

On sites with subdivision and public domain dedication (e.g. a new street), the overall gross FSR is lower than the net FSR for each individual development parcel 

Consider how floor space is implemented across larger sites. A single floor space ratio may result in under or over development. For example, in an area with a consistent height control:

•  corner, mid-block or wide shallow sites tend to have different floor space capacities
•  small sites with a single building may have greater floor space capacity than larger sites with multiple buildings
•  large sites with multiple buildings require greater space between buildings and may have less floor space capacity

On precinct plan sites with new streets and/or open spaces, both the gross FSR for the whole site and the net FSR for individual development parcels need to be defined. The net FSR may be significantly higher than the gross FSR.

Where both residential and non-residential uses such as retail or commercial offices are permitted, develop FSR controls for each use. Commercial and retail generally fill 80-85% of their envelope. Allow for services, circulation, car park and loading requirements. Note that residential FSR tends to be lower compared with commercial or retail ratios. This is because residential buildings are typically less deep than commercial buildings to provide higher levels of internal amenity and to incorporate more non-GFA elements such as balconies.

Consider opportunities to achieve public benefits such as community facilities and public domain improvements, such as new streets, through-site links and open spaces.

In noisy or hostile environments, the impacts of external noise and pollution may require enclosing of balconies (e.g. wintergardens). When setting FSR controls in these situations, consider providing additional area to compensate for the enclosing of balconies.

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