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Minor Change Report 132004 240022 3 (As Published) · 132004.240022.3
APPLICATION FOR A MINOR CHANGE TO A DEVELOPMENT APPROVAL
Author Development Planner, Matthew Pinese
Development Assessment
APPLICATION DETAILS
Application No. 132004.240022.3
Development Approval 23693 DA - Resort Hotel Complex
Applicant KL Noosa Properties P/L
Request Received On 22 July 2025
Report Reviewed By Patrick Murphy
10.10.2025
PROPERTY DETAILS
Property Address Sofitel Noosa Pacific Resort
14 Hastings Street Noosa Heads
RP Description Lot 7 on RP802632
Land Area 9,937m2
Existing Use of Land Sofitel Hotel
STATUTORY DETAILS
SEQRP Designation Urban Footprint
Zone Tourist Accommodation Zone
Precinct Hastings Street Mixed Use Precinct
Local Area Plan Noosa Heads
Overlays Land Subject to Acid Sulfate Soils Overlay
Flood Hazard Overlay
Landslide Hazard Overlay
Assessment Type Minor Change to Town Planning Consent Permit
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1. PROPOSAL
The applicant seeks approval to change the existing Town Planning Consent (TPC) as follows:
• the provision of bathroom amenities in the north-eastern corner of the basement;
• the removal and relocation of five (5) existing car parking spaces within this area of the
basement, to provide the space for these amenities;
• the relocation of the five (5) car parking spaces to within the existing porte-cochere on Level
1;
• the addition of 4 new car parking spaces within existing basement;
• the removal of the existing louvres from the eleven (11) overhead bay windows;
• the replacement with eleven (11) new fixed windows within the existing opening extent;
• the removal of 1 existing window glazing and replaced with new glazing, solid block work
externally and FC sheet lining internally to increase the sill height of this window that
interfaces with a banquette area within the restaurant;
• the addition of a curtain hung within the extent of an existing window that is being maintained;
• the removal of the existing glass entry door, which is being replaced with new timber finish
doors with framed glazing; and
• the requested amendment to Condition 3.1 of the TPC.
The locality and proposal plan are included below.
Figure 1 – Locality
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Figure 2 – Extract of proposed Basement Plan showing the removal of the five (5) car parking spaces to allow
for the construction of the proposed toilets/amenities and stairs from the lobby to the basement.
Figure 3 – Extract from the Level 1 Floor Plan showing the proposed relocation of the five (5) car parking
spaces within the porte-cochere
Figure 4 – Extract from the Site Plan showing the proposed relocation of the five (5) car parking spaces within
the porte-cochere
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Change 2
Report.pdf
Figure 5 – Elevations/Façade plans showing proposed removal of existing louvers to be removed and replaced
with new fixed windows within existing opening extent
2. BACKGROUND
The Sofitel Noosa Pacific Resort (previously known as the Sheraton Noosa) was not the subject
of an existing town planning approval, as it was developed by Suncorp, as an agency of the State
Government. Those circumstances have changed and the hotel is now subject to the Planning
Scheme and relevant provisions affecting the Tourist Accommodation Zone that apply to the site.
Since the development of the site for a resort a range of approvals have been given for
modifications to the Hotel, with the more recent approvals relevant to this application including:
02382 – Conversion of the Chart House Restaurant to a day spa and changes relating to the first
floor level involving the reception area, shops and lounge bar, which was approved 16 March 2000.
02382 – Further amendments to the Day Spa and coffee lounge, which were approved August
2000.
Further amendments were approved in May 2004 which included some façade changes,
remodelling the meeting and games rooms and restaurant areas.
A further change was approved in November 2016 permitting a cabana located to the northern
side of the pool podium between 2 existing buildings.
In April 2025, a Minor Change to the Town Planning Consent Permit (Ref: 132004.240022.2 -
23693 DA) was approved. The change involved converting an existing terrace—previously used
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for private dining and functions—into additional restaurant dining space. It also included removing
a private dining room and incorporating that area into the main restaurant. Internally, the works
included installing a new staircase connecting Level 1 of the restaurant to the basement car park.
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; and
• Noosa Plan 2020 (25 September 2020).
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 proposal does
not:
o dramatically change the built form in terms of scale, bulk and appearance; or
o change the ability of the proposed development to operate as intended; or
o remove a component that is integral to the operation of the development; or
o significantly impact on traffic flow and the transport network, such as increasing traffic
to the site; or
o introduce new impacts or increase the severity of known impacts; or
• 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 original application was lodged and assessed under the now superseded 1990 planning
scheme. 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:
• Tourist Accommodation Zone Code;
• Noosa Heads Local Plan Code;
• Business Activities Code;
• Entertainment Activities Code
• Works Codes;
• Land Subject to Acid Sulfate Soils Overlay Code
• Flood Hazard Overlay Code
• Landslide Hazard Overlay Code
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The application has been found to generally comply with all applicable statutory instruments. The
pertinent issues arising out of the assessment are discussed below,
The proposed removal and relocation of five (5) car parking spaces
The applicant’s ‘Further Advice’ submission supports the proposed reconfiguration of the
basement level, which involves the installation of new amenities within the north-eastern corner,
the removal of five (5) existing car parking spaces from this area, the relocation of these five (5)
spaces to the existing porte-cochere, and the delineation of four (4) new car parking spaces within
the basement.
From a planning perspective, the proposed changes result in a net reduction of one (1) car parking
space within the basement. This reduction is offset by the provision of five (5) short-term car
parking spaces within the porte-cochere, which are to be managed under a dedicated
concierge/valet service operated by Sofitel staff. Given the operational nature of the porte-cochere
and the proposed managed parking arrangement, the reallocation of spaces is considered to be
acceptable and consistent with the intended function of the development.
The applicant’s ‘Further Advice’ response includes:
• a Traffic Engineering Response prepared by Ason Group and RPEQ signed by the Ason
Group State Manager, Henry Strachan (RPEQ 10634). This response addresses each matter
raised in Items 1-4 of the Further Advice;
• a Site Plan showing the porte-cochere and a Swept Path Analysis for B85 and B99 vehicles;
and
• a Car Park Management Plan prepared by Sofitel Noosa Pacific Resort to provide the
operational strategy for how the 5 car parking spaces will be managed through a valet
parking service between the porte-cochere and basement carpark.
As detailed in Council’s Development Engineers referral response in Section 4.2 of the report, the
proposed changes are supported from a technical engineering perspective. It is confirmed in the
Traffic Engineering response that the function of the 5 porte-cochere parking bays is for short-term
set down parking only.
A key issue identified in Council’s Further Advice was the need to enhance pedestrian safety within
the porte cochere area. In response, the applicant submitted a Signage and Line Marking Plan to
demonstrate how the proposed modifications will prioritise pedestrian movement and improve
safety outcomes. This plan is proposed to be included as a conditionally approved plan to ensure
the intended pedestrian safety improvements are implemented and maintained.
Proposed changes to the windows on the Hastings Street façade of the building
As shown on the submitted Building Elevations – Hasting Street, the changes to the façade include
the following:
• removal of the existing louvres from the eleven (11) overhead bay windows
• replacement with eleven (11) new fixed windows within the existing opening extent
• removal of 1 existing window glazing and replaced with new glazing, solid block work
externally and FC sheet lining internally to increase the sill height of this window that
interfaces with a banquette area within the restaurant
• Internally there will be a curtain hung within the extent of the adjoining window that is being
maintained
• removal of the existing glass entry door, which is being replaced with new timber finish doors
with framed glazing.
The proposed changes to the building facade fronting Hasting Street are supported by the
applicant’s response to the Further Advice, which included:
• an Architectural Statement completed by CE Architects; and
• an email from Dr Noel Robinson, confirming that his moral rights have been appropriately
considered and that he supports the proposed modifications to his original design.
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The proposed alterations to the front façade windows and front door are consistent with the
established character of Hastings Street, which functions as a vibrant, contemporary, and
pedestrian-oriented centre catering to both locals and visitors. The introduction of new fixed glazing
will enhance natural light penetration into the restaurant and bar, while also contributing to
improved street-level activation and passive surveillance. The modifications do not substantially
change or materially alter the architectural integrity of the existing façade. The proposed design
reflects a high standard of architectural treatment that is compatible with the prevailing streetscape
character, maintaining a well-articulated window rhythm consistent with Figure 7.2.5.6 –
Streetscape character – Hasting Street of the Noosa Plan 2020 and other buildings fronting
Hastings Street.
Figure 4 – Extract of Figure 7.2.5.6 – Streetscape character – Hasting Street of the Noosa Plan 2020
These proposed changes have been referred to and reviewed by the original Architect responsible
for the building’s design, to ensure that their moral rights have been appropriately acknowledged
and respected. The revised window and front door design have been assessed by the Architect as
being sympathetic to their original architectural intent and consistent with the building’s established
design.
Requested change to Condition 3.1 of the TPC
The assessment of the applicant’s request to amend condition 3.1 of the TPC, which is reproduced
below, is as follows:
Existing Condition 3.1
The developer shall provide a minimum of 174 parking bays (with a maximum of 22 bays in
tandem configuration) and 3 loading bays on site. Each car parking space shall not be less than
5. 5 metres in length and not less than 2.6 metres in clear width.
Aisle widths are desirable 6.5m width but shall not be less than 6.0 metres as detailed, on
Council’ s Standard Drawing No. 9515. For blind aisles an aisle extension of 2m is to be provided
to permit vehicle manoeuvre out of the end bays. Extra width is required on the end bay adjoining
a blind aisle. Aisle widths are to be in accordance with the above.
Areas on which vehicles will be driven and/or parked are to be provided with a flexible or other
pavement surfaced with bitumen seal coat, asphaltic or other concrete properly constructed and
maintained to good engineering standards to the satisfaction of the Council’s Engineer. Plans
and specifications for such areas including footpath crossings are to be submitted for approval
prior to issue of a Building Permit. Vehicular access to and from the site is to be designed so as
to ensure that sufficient area is available for manoeuvring and turning to permit forward
movement to and from the road.
The entrance to the car park shall have a minimum clearance of 2.1m as defined in Australian
Standard A.S. 2890.1-1986 Car Parking Facilities. Allowance shall be made for required height
of service vehicles, where applicable.
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The car park shall be available for use by members of the public. Signposting shall be provided
in accordance with the requirements of the Shire Engineer at the access point. Parking spaces
available for public use inside the building shall be clearly marked. Car Park entry may be subject
to payment of a fee.
Applicant’s Request
The applicant has requested existing condition 3.1 be amended to include additional details
specifying that alternative car parking bay dimensions and aisle widths must be in accordance with
the above, unless supported in writing by an RPEQ.
The developer shall provide a minimum of 174 parking bays (with a maximum of 22 bays in
tandem configuration) and 3 loading bays on site. Each car parking space shall not be less than
5. 5 metres in length and not less than 2.6 metres in clear width. Parking bay dimensions are
to be in accordance with the above, unless otherwise supported in writing by an RPEQ.
Aisle widths are desirable 6.5m width but shall not be less than 6.0 metres as detailed, on
Council’ s Standard Drawing No. 9515. For blind aisles an aisle extension of 2m is to be provided
to permit vehicle manoeuvre out of the end bays. Extra width is required on the end bay adjoining
a blind aisle. Aisle widths are to be in accordance with the above, unless otherwise supported
in writing by an RPEQ.
Areas on which vehicles will be driven and/or parked are to be provided with a flexible or other
pavement surfaced with bitumen seal coat, asphaltic or other concrete properly constructed and
maintained to good engineering standards to the satisfaction of the Council’s Engineer. Plans
and specifications for such areas including footpath crossings are to be submitted for approval
prior to issue of a Building Permit. Vehicular access to and from the site is to be designed so as
to ensure that sufficient area is available for manoeuvring and turning to permit forward
movement to and from the road.
The entrance to the car park shall have a minimum clearance of 2.1m as defined in Australian
Standard A.S. 2890.1-1986 Car Parking Facilities. Allowance shall be made for required height
of service vehicles, where applicable.
The car park shall be available for use by members of the public. Signposting shall be provided
in accordance with the requirements of the Shire Engineer at the access point. Parking spaces
available for public use inside the building shall be clearly marked. Car Park entry may be subject
to payment of a fee.
Assessment of Request
The requested amendments to the condition wording are supported, as they are underpinned by a
Traffic Engineering Response certified by a Registered Professional Engineer of Queensland
(RPEQ). This response has been reviewed and endorsed by Council’s Development Engineering
team. The revised condition wording facilitates the adoption of alternative car parking dimensions,
which have been formally certified by an RPEQ and are considered to comply with relevant
engineering standards and performance outcomes.
Recommendation
It is recommended existing condition 3.1 be amended to read as follows:
The developer shall provide a minimum of 174 parking bays (with a maximum of 22 bays in
tandem configuration) and 3 loading bays on site. Each car parking space shall not be less than
5. 5 metres in length and not less than 2.6 metres in clear width. Parking bay dimensions are
to be in accordance with the above, unless otherwise supported in writing by an RPEQ.
Aisle widths are desirable 6.5m width but shall not be less than 6.0 metres as detailed, on
Council’ s Standard Drawing No. 9515. For blind aisles an aisle extension of 2m is to be provided
to permit vehicle manoeuvre out of the end bays. Extra width is required on the end bay adjoining
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a blind aisle. Aisle widths are to be in accordance with the above., unless otherwise supported
in writing by an RPEQ.
Areas on which vehicles will be driven and/or parked are to be provided with a flexible or other
pavement surfaced with bitumen seal coat, asphaltic or other concrete properly constructed and
maintained to good engineering standards to the satisfaction of the Council’s Engineer. Plans
and specifications for such areas including footpath crossings are to be submitted for approval
prior to issue of a Building Permit. Vehicular access to and from the site is to be designed so as
to ensure that sufficient area is available for manoeuvring and turning to permit forward
movement to and from the road.
The entrance to the car park shall have a minimum clearance of 2.1m as defined in Australian
Standard A.S. 2890.1-1986 Car Parking Facilities. Allowance shall be made for required height
of service vehicles, where applicable.
The car park shall be available for use by members of the public. Signposting shall be provided
in accordance with the requirements of the Shire Engineer at the access point. Parking spaces
available for public use inside the building shall be clearly marked. Car Park entry may be subject
to payment of a fee.
Add Condition 7 to include the plans showing the works approved by this change
application
7. Works approved by change application 132004.240022.3 are to be in accordance with the
following plans.
Plan No. Rev. Plan/Document Name Date
53.025.B01 A Level 1 prepared by DesignInc Brisbane Pty 04.03.2004
Ltd
WD.03.01
250137 A Site Plan prepared by Richmond and Ross 08.09.2025
CO10
P3275 01 Signage and Linemarking Plan prepared by 09.09.2025
ASON Group
AG01
241424 24 Building Elevations – Hasting Street 03.09.2025
prepared by CE Architects
WD.04.06
Annotated by Council
4. CONSULTATION
4.1. Referral Agencies
Not applicable
4.2. Internal Council Referrals
The application was forwarded to the following internal Council officers for review and/or comment:
• Development Engineer, Development Assessment
The proposal includes the removal of five existing basement carparks and modification and
formalisation of the existing porte-cochere to include additional temporary parks / drop off bays. A
standard operating procedure will ensure that concierge staff will manage traffic flow.
A reduction in long term parking has been justified by the typical transport demands of guests,
approximately 75% of guests arriving without a private vehicle. Due to the guest parking behaviour,
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it is not expected a reduction in long term parking will increase the demand of street parking.
Service vehicles access will remain as existing, utilising the service / loading area adjacent to the
porte-cochere.
Swept path analysis of a B85 and B99 vehicle demonstrate the porte-cochere has sufficient
circulation area including the proposed parking arrangements. Signs and line markings have been
included for increased pedestrian safety.
5. 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. 132004.240022.3 to make a minor change to an existing approval
situated at Sofitel Noosa Pacific Resort 14 Hastings Street Noosa Heads and described as Lot 7
RP 802632, Council on 2 October 2025 decided to:
A. Approve the change.
B. Agree to add additional Condition 27 & 28 to read as follows:
27 Works approved by change application 132004.240022.3 are to be in accordance with the
following plans.
Plan No. Rev. Plan/Document Name Date
53.025.B01 A Level 1 prepared by DesignInc Brisbane Pty 04.03.2004
Ltd
WD.03.01
250137 A Site Plan prepared by Richmond and Ross 08.09.2025
CO10
P3275 01 Signage and Linemarking Plan prepared by 09.09.2025
ASON Group
AG01
241424 24 Building Elevations – Hasting Street 03.09.2025
prepared by CE Architects
WD.04.06
Annotated by Council
28. The developer shall provide a minimum of 174 parking bays (with a maximum of 22 bays in
tandem configuration) and 3 loading bays on site. Each car parking space shall not be less than 5.
5 metres in length and not less than 2.6 metres in clear width. Parking bay dimensions are to be
in accordance with the above, unless otherwise supported in writing by an RPEQ.
Aisle widths are desirable 6.5m width but shall not be less than 6.0 metres as detailed, on Council’
s Standard Drawing No. 9515. For blind aisles an aisle extension of 2m is to be provided to permit
vehicle manoeuvre out of the end bays. Extra width is required on the end bay adjoining a blind
aisle. Aisle widths are to be in accordance with the above., unless otherwise supported in writing
by an RPEQ.
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Areas on which vehicles will be driven and/or parked are to be provided with a flexible or other
pavement surfaced with bitumen seal coat, asphaltic or other concrete properly constructed and
maintained to good engineering standards to the satisfaction of the Council’s Engineer. Plans and
specifications for such areas including footpath crossings are to be submitted for approval prior to
issue of a Building Permit. Vehicular access to and from the site is to be designed so as to ensure
that sufficient area is available for manoeuvring and turning to permit forward movement to and
from the road.
The entrance to the car park shall have a minimum clearance of 2.1m as defined in Australian
Standard A.S. 2890.1-1986 Car Parking Facilities. Allowance shall be made for required height of
service vehicles, where applicable.
The car park shall be available for use by members of the public. Signposting shall be provided in
accordance with the requirements of the Shire Engineer at the access point. Parking spaces
available for public use inside the building shall be clearly marked. Car Park entry may be subject
to payment of a fee.
C. Correct the numbering of the conditions to ensure clarity and consistency.
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