How to Determine a buildings floor space ratio (FSR) with a gross floor area survey
WHAT IS THE GROSS FLOOR AREA?
The Gross Floor Area (GFA) is considered to be the total property square meterage, as measured between the exterior walls of a building. It includes all the finished areas inside the building including supporting areas.
WHY DO YOU NEED A GROSS FLOOR AREA SURVEY?
Typically, the Gross Floor Area (GFA) is measured in accordance with each Council’s Local Environmental Plan to determine a buildings Floor Space Ratio (FSR). The FSR must not exceed what has been approved by the local Council through the Development Application (DA) process.
HOW DO YOU CALCULATE THE FSR?
Calculating the FSR is done by dividing the total Gross Floor Area by the total site area. Surveying for the Gross Floor Area and calculating the FSR is primarily used for the development of a new building or redevelopment of an existing building.
Gross Floor Area / Site Area = Floor Space Ratio — 30,000m²/2,550m² = 11.76:1
WHAT IS AN EXAMPLE OF A GROSS FLOOR AREA SURVEY BEING USED?
Our client, a leading property advisory firm, had begun a building development project and needed to have an accurate Gross Floor Area Survey plan conducted to ensure they could not only calculate the FSR but to also ensure smooth application of their Development Approval.
Using the provided CAD files of the building design, we attended the site on in Sydney to confirm they were accurate, provided updates on changes that had been made and used this to measure the Gross Floor Area precisely. This work was carried out by two of our Sydney surveyors who covered over 32,000 sqm in a timely manner to met our client’s expectations.
Once our on-site surveys were completed the team began the process of measuring the Gross Floor Area to help our client calculate their FSR and then proceed to submit their DA to the local Council. If the FSR is not calculated correctly, this could lead to the DA being rejected and you will have to re-submit another development application to ensure you meet the approved FSR.
FREQUENTLY ASKED QUESTIONS
How do you calculate gross floor area?
We survey each floor throughout the building using the latest surveying equipment. Once we have captured all the data we require, we then process this back at the office and begin drafting the floor plans using AutoCAD. After all of the linework for the floor plans are drafted, we begin to measure the GFA using the appropriate LEP definition of the local council.
What is not included in a gross floor area?
Excluded from the gross floor area are the following:
- any area for common vertical circulation, such as lifts and stairs, and
- any basement:
- storage, and
- vehicular access, loading areas, garbage and services, and
- plant rooms, lift towers and other areas used exclusively for mechanical
- services or ducting, and
- car parking to meet any requirements of the consent authority (including
- access to that car parking), and
- any space used for the loading or unloading of goods (including access to it) and terraces and balconies with outer walls less than 1.4 metres high and voids above a floor at the level of a storey or storey above