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Minor Change Report 132008 478 02 {As Published}
APPLICATION FOR A MINOR CHANGE TO A DEVELOPMENT APPROVAL
Author Maxwell Potter
Development Assessment
APPLICATION DETAILS
Application No. 132008.478.02
Development Approval 132008.478 Educational Establishment – Secondary School
(Stage 5)
Applicant Greenline Group Pty Ltd
Request Received On 19 February 2021
Decision Due Date 19 March 2021
Reviewed By Patrick Murphy on 18 May 2021
PROPERTY DETAILS
Property Address St Teresa's Catholic College
45 Sea Eagle Drive Noosaville
RP Description Lot 801 SP 153455
Land Area 6,9986m2
Existing Use of Land Education Establishment
STATUTORY DETAILS
SEQRP Designation Urban Footprint
Locality Noosaville
Zone Community Facility
Overlays Acid Sulfate Soils Overlay
Bushfire Hazard Overlay
Assessment Type Minor Change to Development Approval
1. PROPOSAL
The applicant seeks approval to change existing development approval 132008.478 for
Educational Establishment – Secondary School (Stage 5). It is proposed to add a PVC Barrel Vault
Double Basketball Court Cover to existing basketball courts. The courts are not currently lit, new
lighting is proposed on the underside of the roof.
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Page 2
The figures below demonstrate the proposal.
Figure 1 – Site Plan
Figure 2 – Elevations
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Figure 3 – Elevations
Figure 4 – 3D Image
2. BACKGROUND
At the Ordinary meeting of 6 February 2003 Council approved an application for:
A preliminary approval for material change of use and lot reconfiguration for 181 dwelling
houses, group housing development of 66 dwelling units and an educational establishment
(secondary school of 750 students); and
A development permit to reconfigure the subject lots into 2 lots, comprising one for the
residential development and a second lot for the school.
The applicants made representations to the approval conditions with a negotiated decision notice
issued on 22 May 2003. An appeal was subsequently lodged seeking further clarification of
conditions with the consent order made on 5 September 2003.
A Plan of Development forms part of the preliminary approval, which requires lodgement of further
code assessable applications for the secondary school, the group housing developments and an
impact assessable application for the forest cluster development. The Plan of Development also
stipulates development requirements applicable to each of the approved uses, governing their
density and design, with conditions of approval requiring the lodgement of various management
plans for the site’s development.
The first stage of the school for approximately 21 staff and 210 students was approved on 18
December 2003, with a Negotiated Decision Notice issued 26 February 2004, with the second
stage of the school approved on 17 August 2005 bringing the total number of staff on site to 26,
students to 332. The third stage was approved on 7 March 2006 bringing the total number of staff
to 36 and students to 470 and the fourth stage was approved on the 14 March 2007 bringing the
total number of staff to 54 and students to 631. Stage 5 was approved on 8 May 2008 providing a
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maximum number of 740 students and 74 staff. Several minor changes to the original approvals
have occurred, these include:
132005.304.01 – Educational Establishment Stage 2 - Minor Change for a new Chapel and
new Teaching Room.
132005.304.02 – Educational Establishment Stage 2 – Minor Change for a new Bus Shelter
132008.478.01 – Education Establishment Stage 5 – Minor Change for an extension to the
Multipurpose Hall and a new Lecture Theatre.
3. ASSESSMENT
3.1. 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;
The Noosa Plan.
The following codes from the Noosa Plan are applicable to this development:
Communities Activities Code
3.2. 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 as the change does
significantly change the built form;
the change does not increase the hours of which the educational establishment will be
used;
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.
3.3. Statutory Instruments – Planning Scheme
The development at the time of the original approval complied with all the relevant provisions of
the superseded planning scheme. The superseded planning scheme parameters are similar to that
of the Noosa Plan 2020 provisions.
Plan of Development
The Plan of Development identifies the developable area for the secondary school precinct, with
setbacks for the protection of the site’s environmental values located in the open space precincts.
The proposed development is fully located within the secondary school precinct and within the
existing footprint of the school building clusters.
The plan of development also contains development requirements applicable to the secondary
school, establishing the maximum number of students, site cover, gross floor area, landscaped
setbacks, building design, height, parking and on-site water usage. An assessment against these
requirements is included in the Table 1 below.
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It is important to note Table 1 does not include the assessment of grade 7 student numbers or
building parameters related to building work undertaken to include the grade 7 cohort into the
secondary school in 2015. In 2013, the Queensland Government introduced the Flying Start
Program which amended the Sustainable Planning Regulation 2009 to assist schools with the
transition of year 7’s into secondary schooling. The amendment exempted school development for
year 7’s from assessment against a local government planning scheme providing any works
required met certain criteria in the regulations. The building works for the grade 7 cohort complied
with those provisions at the time. The current Year 7 cohort has around 145 students.
Table 1 - Development parameters
Plan of Development Proposed Development Complies
Requirements
The School shall have a maximum The school currently has 740 students Yes
student population of 750 students;
Maximum site cover of all buildings The proposed site cover for all stages Yes
shall not exceed 15%; is approximately 11.8% (includes a
total 657m² of additional site cover for
this current proposal)
Maximum gross floor area shall not The gross floor area for all stages is Yes
exceed 9000m2; 8,213m2. (includes a total 586m² of
additional GFA for this current
proposal)
Minimum landscaped setback to 10m wide landscaped setbacks are Yes
residential properties shall be not less provided. No change to the setbacks
than 10 metres; are proposed as the development is
within the school sports courts
footprint
All building design shall incorporate The proposed development is for a Yes
pitched roofs, eave overhangs and a shade sail and not a building.
mix of materials, including zincalumn /
colourbond roofing.
A 1 lane access way shall be No change to the existing conditions. Yes
permitted across the head of the
school site’s gully along the site’s
southern boundary;
The secondary school shall be fitted No change to the existing conditions. Yes
with a rainwater collection and reuse
system with a minimum capacity of
100,000L. This system will be
appropriately designed such that
runoff from major roof areas is
collected and delivered to a rain water
tank(s) for use for non-potable (non
drinking water) to supply toilet flushing
at a minimum;
A maximum building height of 8.0 The proposal complies with this Yes
metres or 2 storeys, save for any provision. Whilst the shade sail
multi-purpose building where the comprises a height of 10.5m it is not
height can extend to 10.0 metres considered a building.
above natural ground line;
Parking is to be provided in Yes
Parking is not altered by the proposed
accordance with The Noosa Plan that
shade structure.
being 1 space per employer, plus 1
space per 10 students, plus a sealed
area making provision for buses;
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The development shall comply with an The most recent EMP was prepared Yes
approved EMP for the site with by Callaghan and Toth for the
specific attention being given to water Corporation of the Trustees of the
quality control. Roman Catholic Archdiocese of
Brisbane, February 2020 (Ref 1923
IWMP.doc).
The proposed shade sails will
increase the amount of water on the
drainage systems and in turn the
storm water basins.
The development approval will be
conditioned in order to ensure the
increased volume of water will not
adversely impact the drainage
system.
The development shall make No change to existing conditions. Yes
provision for a minimum 6.0 metre
landscaped buffer to the road reserve.
Subject to Council consent, this
setback may be varied where it is
demonstrated that a lesser buffer will
not impact on the amenity of the
streetscape.
The table above demonstrates the proposal complies with the Plan of Development’s requirements
applicable to the school’s development.
Height
Acceptable Outcome AO17.1 of the Community Facilities Zone Code requires that within urban
boundaries buildings and other structurers are no more than 8 metres in building height. The
proposed shade sail structure exhibits a maximum height of 10.5 metres (refer to Figure 5) and
therefore does not comply with AO17.1
The corresponding Performance Outcome PO17 seeks buildings and structures:
(a) Are low rise and have a visual bulk and architectural scale consistent with the character of
the area;
The proposed shade sail structure will cover the existing basketball courts and is supported by 8 x
5.1m pillars. The predominant bulk of the structure is located above the basketball courts, while
the support pillars run adjacent to the longest section of the courts. Further, the basketball courts
are located 2 metres from the newly renovated sports hall, which is of a similar scale to the
proposed shade sail structure.
(b) Do not visually dominate the street and surrounding spaces;
The proposed shade sail structure is within the educational establishment site and setback
approximately 40 metres from the closest street, Alyxia Court. Further, the shade sail is of a
consistent height with the nearby sports hall and a mature vegetation buffer is situated between
the closest dwelling houses and the proposed structure.
(c) Preserve the amenity of surrounding development including privacy, views and access to
sunlight to residential dwellings;
The proposed shade sail structure is to simply provide protection to the basketball court from the
weather and allow for prolonged usage of the courts for periods beyond what are currently possible.
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The proposed shade sail structure will not act as a viewing platform and will therefore not raise
privacy concerns. In addition, the shade sail is located to the south of the closest dwelling houses
and will not intrude on the properties access to sunlight.
(d) Respect the scale of the surrounding vegetation, maintaining a vegetated skyline;
The proposed shade sail is not of an overall greater height than the vegetation to the north, of
which consists of mature trees and shrubs. As such, the vegetation maintains a vegetated skyline.
(e) Have a maximum building height of two storeys.
The proposed structure is of a building height of one storey.
The proposed shade sail complies with Performance Outcome PO17 of the Community Facilities
Zone Code.
10.5m
Figure 5 – Structure height
Amenity
Hours of Operation
Acceptable Outcome AO8.5 of the Community Activities Code states, with the exception of
emergency services, where the site directly adjoins land in a residential zone, the use or activity is
to operate between the hours of 7:00am to 9:00pm seven days a week.
The proposed PVC Barrel Vault Double Basketball Court Cover is located approximately 10 meters
south of a Low Density Residential Zone (Figure 5). The proposal is to protect the existing
basketball courts from the weather and allow for prolonged usage of the courts for periods beyond
what are currently possible.
In regards to Acceptable Outcome AO.8.5, the business manager for St Teresa’s Catholic School
provided the following statement.
The Courts will be used daily as part of teaching and learning curriculum for our students. The
courts are for school use only. There will be no additional use of the courts it will remain the same
as. School hours are 7:30AM – 3:00PM Monday – Friday.
The statement provided by the business manager confirms the proposal will not increase the hours
of use for the basketball courts and therefore complies with Acceptable Outcome AO8.5 of the
Communities Activities Code.
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Figure 6 – Proximity to Low Density Residential
Light Pollution
Acceptable Outcome AO27.2 of the Community Activities Code states:
For a lit sports court,
a) the court is located at least 60 metres form the external wall of an existing or approved
residential dwelling on adjoining or nearby premises (as measured form the centre
line of the court);
b) and the vertical illumination resulting from the direct, reflected or other incidental light
emanating from the site does not exceed 9 lux when measured at any point 1.5
metres outside the boundary and at any level from ground level upward; and any
flood lighting is restricted to the types that give no upward component of light where
mounted horizontally (i.e. a full cut off luminaire).
Performance Outcome PO27 of the Community Activities Code seeks ancillary outdoor recreation
uses do not have an adverse impact on the amenity enjoyed by users of adjacent or nearby
residential uses.
A site visit undertaken by Council allowed for a further analysis of the proximity of the courts to the
neighbouring dwelling house. Figure 6 demonstrates the centre of the basketball court is
approximately 35 metres from the nearest wall of the nearest dwelling. Upon visiting the site, it was
considered that there is adequate vegetation between the neighbouring houses and the basketball
courts. The vegetation was of a mature nature and provided a physical buffer between the courts
and dwelling houses and will mitigate any light pollution that will affect the amenity of the Low
Density Residential Zone.
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Figure 7 – Proximity to nearest resident
The proposed roof includes 13 x 200W LED lights at various mounting heights. The direction of
the proposed lights face towards the court, thus soften light pollution towards the adjacent dwelling
houses. Further, the proposed use of the basketball court is between 7:30am and 3pm and
therefore it is unlikely the lights will be used on a regular basis. The mature vegetation and direction
of the proposed lights facing away from the nearby dwelling houses will not result in the proposal
adversely affecting the amenity enjoyed by nearby residential uses and complies with
Performance Outcome PO27 of the Community Activities Code.
Stormwater Runoff
The application proposes to change the current drainage arrangements for runoff from the
basketball courts towards the bioretention basin.
The application proposes to direct an additional 550m2 of catchment area towards the outlet pipe
into the drainage swale. This area already shows evidence of scour alongside the edges of the
outlet of the drain, suggesting that the velocity of flows in that area are resulting in the scour.
Additional catchment will increase this existing scour.
Further, the application proposes to direct an additional 265m2 to the concrete spoon drain to the
west. No information has been provided regarding whether the additional flows are within the
capacity of the drain, or whether they will overflow and cause scour.
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Figure 7 – Existing catchments over the basketball court and direction of stormwater runoff
Figure 8 – Proposed new catchment drainage arrangement and stormwater runoff direction
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Legend
Eastern Pipe to Drain
Exposed Drain
Spoon Drain
Figure 9 – Approximate Drain Locations
Table 1, shows the current, proposed and change of the area over the basketball courts, of which
drain to concrete spon drain, via eastern drain pipe to the exposed drain and overland flow to
exposed drain the drain.
Area over basketball courts draining: Current Proposed Change
To concrete spon drain 435m2 700m2 +265m2
Via eastern pipe to drain 320m2 700m2 +380m2
Overland flow to the exposed drain 550m2 0m2 -550m2
Table 1 – Area over basketball courts draining changes
The applicant was issued a further advice letter on 22 March 2021, regarding the hours of operation
for the basketball court, whether the shade sail will alter the existing drainage catchments such
that will result in scour within each receiving drain, and if the eastern drain was constructed and
maintained as per the approved design. The applicant failed to provide an adequate response to
the stormwater questions in the further advice letter. Council requested the applicant engage
advice form the stormwater engineer that designed the existing system that the proposed shade
sail structure will drain to. In turn, the applicant provided insufficient information to Council for what
is considered to be a minor and resolvable issue.
A new condition is therefore proposed to facilitate the installation of the proposed shade sails and
as such will not overload the existing drainage system, thus generating scour, water ponding and
mosquito breeding.
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4. CONSULTATION
4.1. Referral Agencies
Not Applicable.
4.2. Other Referrals
The application was forwarded to the following internal Council specialists:
Environmental Officer
5. CONCLUSION & REASONS FOR DECISION
The proposed development generally complies with the requirements of the planning scheme.
Amenity issues have been discussed and comply with the planning scheme, whilst the stormwater
issues will be addressed by a condition. The application is therefore recommended for approval.
The report is provided in accordance with Section 63(5) of the Planning Act 2016.
RECOMMENDATION
With regard to Application No. 132008.478.02, to make a minor change to an existing approval for
an Education Establishment – Secondary School (Stage 5), situated at St Teresa's Catholic
College 45 Sea Eagle Dr Noosaville Qld 4566 described as Lot 801 SP 153455, Council on 18
May 2021 decided to:
A. Approve the change.
B. Amend condition 1 to read:
Approved Plans
1. Development undertaken in accordance with this approval must 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
DG-500-001.1 C PVC Barrel Vault Double Basketball Courts, 10.03.2021
prepared by Greenline
DG-500-001.2 C PVC Barrel Vault Double Basketball Courts 10.03.2021
Site Plan, prepared by Greenline
DG-500-001.3 C PVC Barrel Vault Double Basketball Courts 10.03.2021
Design Considerations, prepared by Greenline
DG-500-001.4 C PVC Barrel Vault Double Basketball Courts 10.03.2021
Setout Plan, prepared by Greenline
DG-500-001.5 C PVC Barrel Vault Double Basketball Courts 10.03.2021
Structure Plan, prepared by Greenline
DG-500-001.6 C PVC Barrel Vault Double Basketball Courts 10.03.2021
Elevations, prepared by Greenline
DG-500-001.7 C PVC Barrel Vault Double Basketball Courts 10.03.2021
Existing Conditions, prepared by Greenline
DG-500-001.8 C PVC Barrel Vault Double Basketball Courts 10.03.2021
Site Access and Security, prepared by
Greenline
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DG-500-001.9 C PVC Barrel Vault Double Basketball Courts 10.03.2021
Roof Plumbing Plan, prepared by Greenline
DG-500-001.10 C PVC Barrel Vault Double Basketball Courts 10.03.2021
Stormwater Drainage Plan, prepared by
Greenline
DG-500-001.11 C PVC Barrel Vault Double Basketball Courts 10.03.2021
Illuminance Plan, prepared by Greenline
DG-500-001.12 C PVC Barrel Vault Double Basketball Courts 10.03.2021
Electrical Plan, prepared by Greenline
C. Include the following additional condition:
Stormwater Management
61. Runoff from outlets of the downpipes of the shade sails must not exceed the available
capacity of the drainage systems the downpipes are directed towards. To achieve this, a
100% pervious roof must be installed or alternatively prior to the issue of a Development
Permit for Building Works provide to the satisfaction of Council:
a) Certification from a suitably qualified and experienced RPEQ engineer who is familiar
with the existing drainage system and approved Integrated Water Management Plan for
the site prepared by Callaghan and Toth for the Corporation of the Trustees of the Roman
Catholic Archdiocese of Brisbane, February 2020 (Ref 1923 IWMP.doc), that the
additional 265m2 of catchment directed to the western concrete lined spoon drain and
additional 380m2 directed to the outlet into the drain that receives flows from the eastern
catchment will not exceed the capacity of those respective existing drainage systems;
and
b) Design and certification by a suitably qualified and experienced RPEQ engineer (i.e.
including who is familiar with the existing drainage system and approved Integrated
Water Management Plan for the site prepared by Callaghan and Toth for the Corporation
of the Trustees of the Roman Catholic Archdiocese of Brisbane, February 2020 - Ref
1923 IWMP.doc) of any works necessary to increase the capacity of the drains that
receive discharges from downpipes, to facilitate their free drainage towards the bio
retention basin, and incorporation of appropriate scour protection in line with QUDM and
Noosa Plan PSP6 Engineering Design Standards where necessary to prevent scour.
C. Note the report is provided in accordance with Section 83(9) of the Planning Act 2016
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