Minor Change Report 51989.108.16

APPLICATION FOR A MINOR CHANGE TO A DEVELOPMENT APPROVAL
Author	Internship Planner - Max Potter
Development Planner, Glen Conforti
Development Assessment

APPLICATION DETAILS
Application No.	51989.108.16 51989.108
Development Approval	Material Change Of Use - Change to Development Approval
Applicant	Carma Building Group
Request Received On	23 November 2020

PROPERTY DETAILS
Property Address	25 Nannygai St Noosaville Qld 4566
RP Description	Lot 1 SP 141238
Existing Use of Land	Retirement Village (Laguna Retirement Estate)

STATUTORY DETAILS
SEQRP Designation	Urban Footprint
Local Plan	Noosaville
Assessment Type	Minor Change to Development Approval

PROPOSAL
The applicant seeks approval to change the development approval to renovate 3 of the existing units being units 21, 37 & 38.
All units in the retirement village are proposed to be renovated by the owner when units become available as most of the units are over 30 years old. The subject units have been purchased by the land owner. The owner indicates the market has changed and retirees are looking for a larger premises with quality kitchen and dining facilities and outdoor living areas. The proposal realises the changing market needs while maintaining the retirement village ethos. The alterations and additions are similar for each unit. The changes include bathroom renovations, relocating and extending kitchens, extending living areas and adding outdoor living spaces to each unit. No increase in the number of bedrooms is proposed. The table shows the changes to Site Cover and Gross Floor Area provisions of each villa.

Table 1 - Analysis of GFA and site cover
Villa	Existing GFA (m²)	Proposed GFA (m²)	Increase in GFA per villa (m²)	Existing site cover (m²)	Proposed site cover (m²)	Increase in site cover per villa (m²)
21	81	105	24	105	158	53
37	97	132	35	134	177	43
38	97	130	33	134	177	43
Total increase per villa			91			139

background
A rezoning R139 from Rural to Special Facilities for a retirement village was granted on 21 November 1984.
A Development Notice Approval (DNA 153) for a Retirement Village, Stage 1 was issued on 5 September 1985 and 15 June 1989 for Stage 2. Combined Stage 1 & 2 is referred to as Stage 1 in later stages (Stages 2 & 3) of the development.
A change to an existing approval was granted on 4 August 2014 for an increase in 2 villas gross floor and site cover.
A change to an existing approval was granted on 27 October 2014 for an increase in 4 villas gross floor and site cover.
A change to an existing approval was granted on 9 March 2015 for an increase in 3 villas gross floor and site cover.
A change to an existing approval was granted on 17 August 2015 for an increase in 3 villas gross floor and site cover.
A change to an existing approval was granted on 23 October 2015 for an increase in 2 villas gross floor and site cover.
A change to an existing approval 51989.108.8 was granted on 10 June 2016 for an increase in 4 villas gross floor and site cover.
A change to an existing approval 51989.108.9 was granted on 12 September 2016 for an increase in 2 villas gross floor and site cover.
A change to an existing approval 51989.108.10 was granted on 3 February 2017 for an increase in 3 villas gross floor and site cover.
A change to an existing approval 51989.108.11 was granted on 10 July 2017 for an increase in 3 villas gross floor and site cover.
A change to an existing approval 51989.108.12 was granted on 28 August 2017 for an increase in 3 villas gross floor and site cover.
A generally in accordance request 51989.108.13 was approved on 29 March 2018 for a new covered entry to an apartment.
A change to an existing approval 51989.108.14 was approved on 9 May 2019 for an increase in 3 villas gross floor and site cover
A change to an existing approval 51989.108.15 was approved on 24 June 2020 for an increase in 3 villas gross floor and site cover.

assessment
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 2020.

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 is minor in nature and the number of units or bedrooms is not changing;
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;
Statutory Instruments – Planning Scheme
The Table below identifies population density; gross floor area and site cover provisions for the site.
Criteria	Planning Scheme	Existing Development	With Proposed	Complies
Site Area	35,230.25 m²			
Population density	352.30 persons max	238.8 persons	No change	
Gross floor area	15,853.61 m² max	Approx. 8,872.6m²	8,963.6m²	
Site cover	40% max (14,092.1m²)	30.66% (10,805.8m²)	31.06% (10,944.8)	

The more spacious units meet the changing market design for retirement units while the Planning Scheme parameters for the retirement village is complied with. The proposal increases the total Gross Floor Area by 91m2 and site cover by 0.40% (139m2), well within the allowable development parameters the Planning Scheme allows for the site. There is no change to the population density.
Flooding
The site is affected by the Flood Hazards Overlay being in a flooding and inundation area and subject to a minimum floor level.
The most recent flood modelling predicts the 1% AEP level is 2.4m AHD for the subject site. This modelling includes climate change conditions to the year 2100. The minimum floor height required is 2.7m AHD (300mm freeboard above model).
The previous modelling has lesser flood levels (2.0 AHD – 2000 modelling and 1.9m AHD – 2013 Flood Hazard Mapping). It is to be expected the existing development was constructed to the minimum floor levels (floor height and freeboard) required at the time of construction.
The owner of the retirement village is acquiring villas when they become available and are renovating those villas after purchase. The applicant offers the following in response to raising the existing floors to meet the minimum floor level:
Obviously being predominantly renovation work then we are limited to what can be changed in relation to floor level. In most instances we keep the existing slab and the existing roof structure of the villa, and then add our extra area to the front and rea of the existing villa. The existing ceiling height in all the villas is 2400mm which is of course the absolute minimum under the Building Code, therefore it is not possible to raise the floor level. So if it come back that the floor level now required for the site is higher than the current villa floor levels I will be pointing out
The site is not being redeveloped en masse, we renovate the villas one at a time and they are attached to other villas
They are mostly renovations so the existing roof usually remains in place as it runs through adjoining villas, so floor level cannot be increased as we are already at the minimum ceiling height permissible;
The existing internal roadway/driveway remain in place at current levels, any increase in villa floor levels would have a severely negative impact on the aged residents access to their villa. The villas are already a considerable height above the existing circulation driveway and some pathways leading into villas are already very steep so an increase in floor level makes this situation even worse
A reasonably substantial amount of the increase in are that we provide in the renovated villas is non-habitable area ie alfresco and patio areas
The code seeks that development does not increase the number of people at risk from flooding or increase the number of people likely to need evacuation in flood events. The proposal does not increase the population density on site and therefore is not increasing the number of people at risk.
Furthermore, the applicant has indicated that the existing floor of these villas is slightly above 2.4m AHD (2.42m) and as such is at or above the current modelled flood level. The applicant has also indicated that suitable areas are available within the greater development to provide evacuation and refuge areas above the flood level. Notwithstanding the above, an additional condition is recommended for the applicant to provide and have available for the residents a flood emergency management plan to ensure all residents are safe and familiar with actions required during a flood event.
cONSULTATION
Referral Agencies
Not applicable
Other Referrals
Not applicable
conclusion & reasons for decision
The proposal complies with the gross floor area, site cover, density and flooding provisions of the planning scheme and is recommended to be supported.
RECOMMENDATION
With regard to Application No. 51989.108.16, to make a minor change to an existing approval for a retirement village situated at 25 Nannygai St Noosaville Qld 4566 described as Lot 1 SP 141238, Council on decided to:
A.	Approve the change.
B.	Change condition 1 to read as follows:
1.	Development undertaken in accordance with this approval must generally comply with the approved plans of development. The approved plans are numbered A444-WD 01A to A444-WD 04A, A368-WD, W368-2 and Proposed Floor Plan, 04122 SD-03 (dated August 2007) and additional approved plans listed in the following table unless otherwise amended by these conditions.

Plan No.	Rev.	Plan/Document Name	Date
August 2014 – Villas 36 & 47
LRV036 WD-02	A	Site Plan, prepared by Carma Building Group	17/03/14
LRV036 WD-03	B	Floor Plan, prepared by Carma Building Group	17/03/14
LRV036 WD-06	C	Elevations Sheet 1 of 2, prepared by Carma Building Group	22/05/14
LRV036 WD-07	C	Elevations Sheet 2 of 2, prepared by Carma Building Group	17/03/14
LRV047 WD-02	A	Site Plan, prepared by Carma Building Group	17/03/14
LRV047 WD-03	E	Floor Plan, prepared by Carma Building Group	09/06/14
LRV047 WD-06	B	Elevations Sheet 1 of 2, prepared by Carma Building Group	22/05/14
LRV047 WD-07	A	Elevations Sheet 2 of 2, prepared by Carma Building Group	17/03/14
October 2014 – Villas 44, 45, 66 & 67
LRV044 WD-02	A	Site Plan, prepared by Carma Building Group	Sept. 2014
LRV044 WD-03	B	Floor Plan, prepared by Carma Building Group	Sept. 2014
LRV044 WD-06	B	Elevations Sheet 1 of 2, prepared by Carma Building Group	Sept. 2014
LRV044 WD-07	A	Elevations Sheet 2 of 2, prepared by Carma Building Group	Sept. 2014

LRV045 WD-02	A	Site Plan, prepared by Carma Building Group	Sept. 2014
LRV045 WD-03	A	Floor Plan, prepared by Carma Building Group	Sept. 2014
LRV045 WD-06	A	Elevations Sheet 1 of 2, prepared by Carma Building Group	Sept. 2014
LRV045 WD-07	A	Elevations Sheet 2 of 2, prepared by Carma Building Group	Sept. 2014

LRV066 WD-02	A	Site Plan, prepared by Carma Building Group	Sept. 2014
LRV066 WD-03	A	Floor Plan Type 2B, prepared by Carma Building Group	Sept. 2014
LRV066 WD-06	A	Elevations Sheet 1 of 2, prepared by Carma Building Group	Sept. 2014
LRV066 WD-07	A	Elevations Sheet 2 of 2, prepared by Carma Building Group	Sept. 2014

LRV067 WD-02	A	Site Plan, prepared by Carma Building Group	20/10/14
LRV067 WD-03	A	Floor Plan, prepared by Carma Building Group	20/10/14
LRV067 WD-06	A	Elevations Sheet 1 of 2, prepared by Carma Building Group	20/10/14
LRV067 WD-07	A	Elevations Sheet 2 of 2, prepared by Carma Building Group	20/10/14
March 2015 – Villas 8, 23 & 114
LRV008 WD-02	A	Site Plan, prepared by Carma Building Group	28/01/15
LRV008 WD-03	A	Floor Plan, prepared by Carma Building Group	28/01/15
LRV008 WD-06	A	Elevations Sheet 1 of 2, prepared by Carma Building Group	28/01/15
LRV008 WD-07	A	Elevations Sheet 2 of 2, prepared by Carma Building Group	22/01/15

LRV023 WD-02	A	Site Plan, prepared by Carma Building Group	13/02/15
LRV023 WD-03	A	Floor Plan, prepared by Carma Building Group	13/02/15
LRV023 WD-06	A	Elevations Sheet 1 of 2, prepared by Carma Building Group	13/02/15
LRV023 WD-07	A	Elevations Sheet 2 of 2, prepared by Carma Building Group	13/02/15

LRV114 WD-02	A	Site Plan, prepared by Carma Building Group	22/01/15
LRV114 WD-03	A	Floor Plan, prepared by Carma Building Group	22/01/15
LRV114 WD-06	A	Elevations Sheet 1 of 2, prepared by Carma Building Group	22/01/15
LRV114 WD-07	A	Elevations Sheet 2 of 2, prepared by Carma Building Group	22/01/15
August 2015 – Villas 46, 52 & 53
LRV046 WD-02	A	Site Plan, prepared by Carma Building Group	09/06/15
LRV046 WD-03	A	Floor Plan, prepared by Carma Building Group	09/06/15
LRV046 WD-06	A	Elevations Sheet 1 of 2, prepared by Carma Building Group	09/06/15
LRV046 WD-07	A	Elevations Sheet 2 of 2, prepared by Carma Building Group	09/06/15

LRV 052 WD-02	A	Site Plan (villas 52 & 53), prepared by Carma Building Group	09/06/15
LRV 052 WD-03	A	Floor Plan (villas 52 & 53), prepared by Carma Building Group	09/06/15
LRV 052 WD-06	A	Elevations Sheet 1 of 2 (villas 52 & 53), prepared by Carma Building Group	09/06/15
LRV 052 WD-07	A	Elevations Sheet 2 of 2 (villas 52 & 53), prepared by Carma Building Group	09/06/15
October 2015 – Villas 34 & 59
LRV 034 WD-02	A	Site Plan, prepared by Carma Building Group	28/09/15
LRV 034 WD-03	A	Floor Plan, prepared by Carma Building Group	28/09/15
LRV 034 WD-06	A	Elevations Sheet 1 of 2, prepared by Carma Building Group	28/09/15
LRV 034 WD-07	A	Elevations Sheet 2 of 2, prepared by Carma Building Group	28/09/15

LRV 059 WD-02	A	Site Plan, prepared by Carma Building Group	28/09/15
LRV 059 WD-03	A	Floor Plan, prepared by Carma Building Group	28/09/15
LRV 059 WD-06	A	Elevations Sheet 1 of 2, prepared by Carma Building Group	28/09/15
LRV 059 WD-07	A	Elevations Sheet 2 of 2, prepared by Carma Building Group	28/09/15
June 2016 – Villas 17, 25, 26 & 55
LRV 017 WD-02	A	Site Plan, prepared by Carma Building Group	24/05/16
LRV 017 WD-03	A	Floor Plan, prepared by Carma Building Group	24/05/16
LRV 017 WD-06	A	Elevations Sheet 1 of 2, prepared by Carma Building Group	24/05/16
LRV 017 WD-07	A	Elevations Sheet 2 of 2, prepared by Carma Building Group 24/05/16

LRV025 WD-02	A	Site Plan, prepared by Carma Building Group	24/05/16
LRV025 WD-03	A	Floor Plan, prepared by Carma Building Group	24/05/16
LRV025 WD-06	A	Elevations Sheet 1 of 2, prepared by Carma Building Group	24/05/16
LRV025 WD-07	A	Elevations Sheet 2 of 2, prepared by Carma Building Group	24/05/16

LRV055 WD-02	A	Site Plan, prepared by Carma Building Group and as annotated by Council	24/05/16
LRV055 WD-03	A	Floor Plan, prepared by Carma Building Group	24/05/16
LRV055 WD-06	A	Elevations Sheet 1 of 2, prepared by Carma Building Group	24/05/16
LRV055 WD-07	A	Elevations Sheet 2 of 2, prepared by Carma Building Group	24/05/16
September 2016 – Villas 16 & 56
LRV016 WD-02	A	Site Plan, prepared by Carma Building Group	15/08/2016
LRV016 WD-03	A	Floor Plan, prepared by Carma Building Group	15/08/2016
LRV016 WD-06	A	Elevations Sheet 1 of 2, prepared by Carma Building Group	15/08/2016
LRV016 WD-07	A	Elevations Sheet 2 of 2, prepared by Carma Building Group	15/08/2016

LRV056 WD-02	A	Site Plan, prepared by Carma Building Group	15/08/2016
LRV056 WD-03	A	Floor Plan, prepared by Carma Building Group	15/08/2016
LRV056 WD-06	A	Elevations Sheet 1 of 2, prepared by Carma Building Group	15/08/2016
LRV056 WD-07	A	Elevations Sheet 2 of 2, prepared by Carma Building Group	15/08/2016
February 2017 – Villas 32, 42 & 61
LRV032 WD-02	A	Site Plan, prepared by Carma Building Group	12/12/2016
LRV032 WD-03	A	Floor Plan, prepared by Carma Building Group	12/12/2016
LRV032 WD-06	A	Elevations Sheet 1 of 2, prepared by Carma Building Group	12/12/2016
LRV032 WD-07	A	Elevations Sheet 2 of 2, prepared by Carma Building Group	12/12/2016

LRV042 WD-02	A	Site Plan, prepared by Carma Building Group	12/12/2016
LRV042 WD-03	A	Floor Plan, prepared by Carma Building Group	12/12/2016
LRV042 WD-06	A	Elevations Sheet 1 of 2, prepared by Carma Building Group	12/12/2016
LRV042 WD-07	A	Elevations Sheet 2 of 2, prepared by Carma Building Group	12/12/2016

LRV061 WD-02	A	Site Plan, prepared by Carma Building Group	16/01/17
LRV061 WD-03	B	Floor Plan, prepared by Carma Building Group	03/0217
LRV061 WD-06	A	Elevations Sheet 1 of 2, prepared by Carma Building Group	16/01/17
LRV061WD-07	A	Elevations Sheet 2 of 2, prepared by Carma Building Group	16/01/17
July 2017 – Villas 43, 48,& 72
LRV043 WD-02	A	Site Plan, prepared by Carma Building Group	12/06/2017
LRV043 WD-03	A	Floor Plan, prepared by Carma Building Group	12/06/2017
LRV043 WD-06	A	Elevations Sheet 1 of 2, prepared by Carma Building Group	12/06/2017
LRV043 WD-07	A	Elevations Sheet 2 of 2, prepared by Carma Building Group	12/06/2017

LRV048 WD-02	A	Site Plan, prepared by Carma Building Group	12/06/2017
LRV048 WD-03	A	Floor Plan, prepared by Carma Building Group	02/05/2016
LRV048 WD-06	A	Elevations Sheet 1 of 2, prepared by Carma Building Group	12/06/2017
LRV048 WD-07	A	Elevations Sheet 2 of 2, prepared by Carma Building Group	12/06/2017

LRV072 WD-02	B	Site Plan, prepared by Carma Building Group	05/09/17
LRV072 WD-03	B	Floor Plan, prepared by Carma Building Group	05/09/17
LRV072 WD-06	B	Elevations Sheet 1 of 2, prepared by Carma Building Group	05/09/17
LRV072WD-07	B	Elevations Sheet 2 of 2, prepared by Carma Building Group	05/09/17
September 2017 – Villas 49 & 73
LRV049 WD-02	A	Site Plan, prepared by Carma Building Group	21/08/17
LRV049 WD-03	A	Floor Plan, prepared by Carma Building Group	21/08/17
LRV049 WD-06	A	Elevations Sheet 1 of 2, prepared by Carma Building Group	21/08/17
LRV049WD-07	A	Elevations Sheet 2 of 2, prepared by Carma Building Group	21/08/17

LRV073 WD-02	B	Site Plan, prepared by Carma Building Group	05/09/17
LRV073 WD-03	B	Floor Plan, prepared by Carma Building Group	05/09/17
LRV073 WD-06	B	Elevations Sheet 1 of 2, prepared by Carma Building Group	05/09/17
LRV073WD-07	B	Elevations Sheet 2 of 2, prepared by Carma Building Group	05/09/17
May 2019 – Villas 29, 30, & 31
LRV029 WD-03	A	Floor Plan, prepared by Carma Building Group	01/04/2019
LRV029 WD-06	A	Elevations, Sheet 1 or 2 prepared by Carma Building Group	01/04/2019
LRV029 WD-07	A	Elevations, Sheet 2 or 2, prepared by Carma Building Group	01/04/2019
June 2020 – Villas 42, 43 & 60
LRV042 WD-02	A	Site Plan, prepared by Carma Building Group	01/05/20
LRV042 WD-03	B	Floor Plan, prepared by Carma Building Group	17/06/20
LRV042 WD-06	B	Elevations Sheet 1 of 2, prepared by Carma Building Group	17/06/20
LRV042 WD-07	B	Elevations Sheet 2 of 2, prepared by Carma Building Group	17/06/20

LRV060 WD-02	A	Site Plan, prepared by Carma Building Group	01/05/20
LRV060 WD-03	A	Floor Plan, prepared by Carma Building Group	01/05/20
LRV060 WD-06	A	Elevations Sheet 1 of 2, prepared by Carma Building Group	01/05/20
LRV060 WD-07	A	Elevations Sheet 2 of 2, prepared by Carma Building Group	05/09/17
January 2021 – Villas 21,37 & 38
LRV021 WD-02	A	Site Plan, prepared by Carma Building Group	09/11/20
LRV021 SD-03	A	Floor Plan, prepared by Carma Building Group	09/11/20
LRV021 WD-06	A	Elevations Sheet 1 of 2, prepared by Carma Building Group	09/11/20
LRV021 WD-07	A	Elevations Sheet 2 of 2, prepared by Carma Building Group	09/11/20
LRV037 WD-02	A	Site Plan, prepared by Carma Building Group	09/11/20
LRV037 SD-03	A	Floor Plan, prepared by Carma Building Group	09/11/20
LRV037 WD-06	A	Elevations Sheet 1 of 2, prepared by Carma Building Group	09/11/20
LRV037 WD-07	A	Elevations Sheet 2 of 2, prepared by Carma Building Group	09/11/20

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