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SUPERSEDED - Minor Change Report 51991.475.06 (As Published)
APPLICATION FOR A MINOR CHANGE TO A DEVELOPMENT APPROVAL
Author Planning Advisor, FA
C/- Senior Development Planner, Georgina Schramm
Development Assessment
APPLICATION DETAILS
Application No. 51991.475.06
Development Approval Town Planning consent for TPC2413 for a group housing
development (16 units)
Applicant SRF (NT) PTY LTD C/- Brennan Planning Pty Ltd
Request Received On 22 May 2026
Report Reviewed By Ben Micallef – 13 July 2026
Decision Due Date 19 June 2026
PROPERTY DETAILS
Property Address Banksia Terraces 8/2-10 Banksia Ave Noosa Heads Qld 4567
RP Description Lot 10 GTP 3451
Land Area 2,704m2
Existing Use of Land Group Housing Development
STATUTORY DETAILS
SEQRP Designation Urban Footprint
Zone Medium Density Residential
Precinct Not applicable
Local Area Plan Noosa Heads
Overlays Landslide Hazard Overlay
Assessment Type Minor Change to Town Planning Consent Permit
1. PROPOSAL
The applicant seeks approval to change to an existing development approval.
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This proposed minor change relates to unit 8 in the development, described as Lot 10 on GTP3451.
In particular, the applicant is seeking to extend the existing structure over the front upper-level deck
with the roof extension pitched at the same angle as the existing roof form.
The new roof form will extend an additional 600mm over the location of an existing concrete planter
box, which is proposed to be removed due to ongoing water ingress issues. Notwithstanding the
additional roof projection, the roof extension will remain wholly within the existing footprint of the
balcony.
The locality and proposal plan are included below.
Figure 1 – Locality
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Figure 2 – Roof Plan
Figure 3 – Floor Plans
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Figure 4 – Front Elevation
Figure 5 – Front Render
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1. BACKGROUND
a) On the 27 February 1992, Council approved a Town Planning Consent (TPC2413) for a
group housing development (16 units) at 2-10 Banksia Ave and 74-78 Cooroy-Noosa Rd,
Noosa heads, of which the land formed part of at the time.
b) On 19 July 2004, Council approved a minor change application which related to increasing
the size of an existing deck and providing a roof covering over associated with Unit 16 (Lot
1 GTP 3209) (Council Reference (51991.475.02).
c) On 4 November 2020, Council approved a ‘generally in accordance’ request which related
to increasing the size of an existing and providing a roof covering above associated with Unit
14 (Lot 3 GTP 3209). It was estimated that the development had a total site cover at
approximately 38.4% and the roofed patio extension would result in a site coverage of
38.66%. (Council Reference: 51991.475.03).
d) On 8 August 2022, Council approved a minor change to approval for the purpose enclosing
part of Unit 2’s verandah for an ensuite extension. The extension is 5.06m2 and remains in
the building Footprint (Council Reference: 51991.475.04).
e) On 13 May 2025, Council approved a minor change application which related to increasing
the size of an upper-level deck and providing a roof covering over associated with Unit 11
(Lot 6 GTP 3209). The deck increased by 11.6m2 or 0.28% of the site area. (Council
Reference (51991.475.05).
2. ASSESSMENT
2.1. Instruments for Statutory Assessment
Under the Planning Act 2016 the application must be assessed against each of the following
statutory planning instruments to the extent they are relevant to the development:
• State Planning Policy;
• South East Queensland Regional Plan;
• Planning Regulation 2017; and
• Noosa Plan 2020 (20 March 2026).
2.2. Statutory Process
The applicant has requested to make a minor change to a development approval under s78 of the
Planning Act 2016. An application for a minor change to a development approval can only be made
in circumstances where a change would constitute a ‘minor change’.
The proposed change to the development approval requested by the applicant is determined to
constitute a minor change on the grounds that:
• the development would not result in substantially different development;
• the change does not include prohibited development;
• the change would not require the application to be referred to an additional referral agency or
cause a referral agency to have regard to new matters prescribed by regulation;
• where the original application was code assessable, the change would not cause the
application to become impact assessable.
2.3. Statutory Instruments – Planning Scheme
The original application was lodged and assessed under the now superseded 1985 Noosa Plan.
Pursuant to s81 of the Planning Act 2017, Council must consider the planning scheme in effect
when the original development application was lodged, however Council may give weight to Noosa
Plan 2020 as the planning scheme in effect at the time of the minor change application being
lodged.
The following codes from Noosa Plan 2020 are applicable to this development:
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• Medium Density Residential Zone Code;
• Noosa Heads Local Plan Code;
• Dual Occupancy and Multiple Dwelling Code
• Works Codes;
Roof form
The proposed roof extension as proposed in this application, does not change any significant
parameters related to the development including site cover, plot ratio, building height, nor will it
have any implications to negatively impact neighbours due to overshadowing, views, and
overlooking. Therefore, the proposed roof extension over the deck is considered acceptable.
Site Cover/Plot Ratio
While not raised in this application, there have been come constructed changes to the dwelling
since the original approval, in particular:
a) The front upper deck has been widened to the full width of the unit, built over the entry area
at ground level. This extension would have increased the site cover by approximately 11.6m2.
The planning report for the original development approval does not indicate the total site
cover of the proposal. Desktop analysis of the aerial of the site for the previous minor change
approval (51991.475.05) indicates the approved site cover (including all change approvals)
at approximately 39.1%
The total site area is 2704.73m2 therefore an increase in site cover of 11.6m2 equates to
0.43%. This makes the total site cover to be 39.53%.
This site cover accords with Performance Outcome 12 of the Medium Density Residential
Zone Code which prescribes a maximum 40% site cover.
b) Approximately 8m2 of the area below the extended verandah has been enclosed as an
extension of the garage area. As this additional area is garage area, it has no impact on
GFA and plot ratio calculations.
Both of the above constructed unapproved changes are unlikely to have had any negative impacts
on neighbour amenity.
Landslide Hazard Overlay
As the proposed minor change is limited to internal changes to an existing Multiple Dwelling, it is
considered to comply with the provisions of the Landslide Hazard Overlay Code
Existing Condition 1
1. Submission to and approval by Council of building plans in accordance with the Building Act,
council’s By-laws and Policies, the conditions of this approval and substantially in accordance with
plans 91036-DD01/06 dated December 1991 and the Shire of Noosa Planning Scheme apart from
where amendments are required, or dispensations have been granted in conjunction with this
approval.
Applicant’s Request
The applicant is requesting a new condition be added to reflect the updated plans.
Assessment of Request
The proposed works are solely within Lot 6 GTP 3209, the additional works are supported.
Accordingly, a new condition will be included which will detail the above table as the set of plans
associated with the change sought to unit 11 via this application, the condition will include reference
to the annotation detailed above. In this regard condition 1 will remain unchanged.
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Recommendation
It is recommended existing condition 1 remain unchanged and an additional condition is to be
included to reflect the proposed amendment. The condition is to read as follows:
24. Development undertaken within Lot 10 (unit 8) are to generally comply with the approved
plans of development. The approved plans are listed in the following table unless otherwise
amended by these conditions
Plan No. Rev. Plan/Document Name Date
DA01 A.2 Roof Plan prepared by Matthew Noffke 21.04.2026
Architects
DA02 A.2 Floor Plans prepared by Matthew Noffke 21.04.2026
Architects
DA03 A.2 Front Elevation prepared by Matthew 21.04.2026
Noffke Architects
DA04 A.2 3D Concept View prepared by Matthew 21.04.2026
Noffke Architects
25. CONSULTATION
25.1. Referral Agencies
Not applicable
25.2. Internal Council Referrals
Not applicable
26. CONCLUSION & REASONS FOR DECISION
The proposed development generally complies with the requirements of the planning scheme and
does not raise any significant issues that cannot be addressed by reasonable and relevant
conditions. The application is therefore recommended for approval.
The report is provided in accordance with Section 83(9) of the Planning Act 2016.
RECOMMENDATION
With regard to Application No. 51991.475.6 to make a minor change to an existing approval for
Group Housing Development (16 Units) situated at Banksia Terraces 11/2-10 Banksia Ave Noosa
Heads Qld 4567 Banksia Terraces 2-10 Banksia Ave Noosa Heads Qld 4567 and described as
GTP 3209, Lot 10 GTP 3209, Council on 8 July 2026 decided to
A. Approve the change.
B. Include the following additional condition:
Additional Condition – 8 July 2026 – 51991.475.06
24. Development undertaken within Lot 10 (Unit 8) are to generally comply with the approved
plans of development. The approved plans are listed in the following table unless otherwise
amended by these conditions
Plan No. Rev. Plan/Document Name Date
DA01 A.2 Roof Plan prepared by Matthew Noffke 21.04.2026
Architects
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DA02 A.2 Floor Plans prepared by Matthew Noffke 21.04.2026
Architects
DA03 A.2 Front Elevation prepared by Matthew 21.04.2026
Noffke Architects
DA04 A.2 3D Concept View prepared by Matthew 21.04.2026
Noffke Architects
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Document Set ID: 24858104
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