Cover Letter - Minor Change Application · 51987.2949.6

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                               Conversion of the two-bedroom unit into two one-
                               bedroom units, 176m2 increase in GFA, and 1m2
                               increase in site cover.

 51987.2949.5                  TPC 1920 – Change of Approval – Convert the two      Undergoing
                               1 bedroom units that were approved as part of        assessment
                               51987.2949.4 back to 1 x 2 bedroom unit

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The proposed minor change application seeks an approval to make additions and alterations associated
with Unit 19. The additions and alterations will include enclosing a small portion of the balcony area located
under the balcony of the unit above. The purpose of the addition is to create a more rectilinear, usable space
within the unit. It would allow sufficient space for a six seater dining table, study nook and larger bedroom.
The changes will increase the gross floor area of the Unit 19 by 19m2.

The proposed changes are illustrated in Figures 1 and 2 below,




Figure 1 – Floor illustrating extent of balcony enclosure

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Figure 2 – 3D renders illustrating existing unit and proposed changes

The proposed alterations and additions will improve the layout of the unit by providing a more open and
spacious floor plan, as well as providing an overall enhancement of the liveability of the unit.

Please refer to Attachment 1 - Proposal Plans for further details.

Changes to Conditions/Plans of Approval

As a result of approving the proposed changes, it is requested that the plans listed in the table below are
reflected in any change to approval decision notice. It is considered that no other change to the approval
would be necessary.

Approved Plans
 Plan No.             Rev.     Plan/Document Name                                       Date
 CD.3                 -        Proposed Floor Plan, prepared by Design to Detail        12/08/2022

 CD.4                 -        Proposed Dimensioned Plan, prepared by Design to         12/08/2022
                               Detail
 CD.5                 -        Proposed Sections, prepared by Design to Detail          12/08/2022


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Change Application - Planning Act 2016

The proposed changes to the development approval, are considered to constitute a ‘minor change’ under
section 78 of the Planning Act 2016 on grounds that:

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    +    The change would not result in a substantially different development because the change relates to
         a minor additions and alterations involving a enclosing an existing balcony associated with Unit 19
         and minor internal changes;
    +    The change would not cause the approval to include prohibited development;
    +    The change would not require the application to be referred to a referral agency; and
    +    The original application was publicly notified.

For the reasons outlined above, it is considered that the proposed changes constitute a ‘minor change’ to
the approved development. On this basis, it is considered that the request should be dealt with pursuant to
provisions outlined within Section 81 of the Planning Act 2016.

Assessment Procedures

In accordance with Section 81 of the Planning Act 2016, in assessing the change application:

(4) The responsible entity must consider the statutory instrument, or other document, as in effect when the
development application for the development approval was properly made.

(5) However, the responsible entity may give the weight the responsible entity considers is appropriate, in
the circumstances, to— (a) the statutory instrument or other document as in effect when the change
application was made;

The original development application for 24 Multiple Dwelling Units, single office and ancillary facilities was
approved in 1987.

The Noosa Plan 2020 (21 September 2020) was in effect at the time that this change application was made.
In this circumstance, it is considered that weight should be afforded to the Noosa Plan 2020 when
assessing the proposed changes, as this document sets out the current planning intent for the Shire over
the next 20 years.

The proposed development would constitute a Multiple Dwelling under the Noosa Plan 2020. The subject
site is located within the High Density Residential Zone and the Noosa Heads Local Plan Area. A Multiple
Dwelling is code assessable, and subject to assessment against the following codes:
      + Noosa Heads Local Plan Code;
      + High Density Residential Zone Code;
      + Dual Occupancy and Multiple Dwelling Code; and
      + Works Codes

Key Issues

Plot Ratio/Gross Floor Area

The proposal will increase gross floor area by approximately 19m2, which relates to the enclosure of
portions of the existing balcony. The gross floor area and plot ratio has not been calculated for the entire
development, however, it is assumed due to the age of the development that it may exceed current
acceptable outcomes and consequently the correlating Performance Outcome PO8 of the High Density
Residential Zone Code .The proposed extensions have therefore been considered against the relevant
overall outcomes of the High Density Residential Zone Code below:

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Overall Outcome                                      Comment

a) High density residential neighbourhoods are       Complies: The multiple dwelling will remain home to
   predominantly home to permanent                   permanent residents.
   residents.

b) The character of high density residential         Complies: The character of the multiple dwelling will
   neighbourhoods varies due to factors such         remain complementary to the beachside character
   as proximity to beaches, the Noosa River,         of the area. The additions will not be perceivable from
   centres, topography, availability of views, the   the external boundaries of the site.
   established vegetated character, the age of
   development and open space provision.

c) The distinct look and feel of existing            Complies: The existing multiple dwelling is within an
   residential neighbourhoods is retained, and       architecturally designed building that is low-rise,
   development makes a positive contribution         stepping up a sloping hillside and set amongst well
   to the streetscape by maintaining the             landscaped surrounds. The additions are very minor
   predominant character of the area and             in nature and will not be perceivable from the external
   providing well designed buildings and             boundaries of the site. Consequently, the building will
                                                     continue to make a positive contribution to the
   landscaping
                                                     beachside character of the area.

d) New uses are located, designed and                Not Applicable - The proposal does not involve a
   managed to be compatible with                     new use.
   surrounding uses.

e) The intrusion of incompatible uses, or uses       Not Applicable - The proposal does not involve an
   which are more appropriately                      incompatible use.
   accommodated in other zones is avoided to
   protect land for higher density attached
   housing.

f) Multiple dwellings of various sizes and some      Complies: The development involves minor changes
   communal housing models, to the exclusion         to an existing unit and will improve the layout and
   of dual occupancy and dwelling houses, are        usability of the unit for its occupants.
   provided to meet the needs of different
   households.

g) Development caters for both the current           Not Applicable - The unit will remain accessible for a
   and projected demographic, economic and           range demographics, including persons with
   social profile of the area, including one and     reduced mobility, and the proposed change will
   two-person households, households on low          improve the layout of the unit.
   to moderate incomes and residents with
   reduced mobility.

h) Small multiple dwellings are integrated           Not Applicable - The proposal does not involve a
   within the high density residential built form    small accommodation unit.
   to increase housing choice.

i) Home-based businesses allow residents to          Not Applicable - The proposal does not involve
   operate discreet businesses which are             home-based business uses.
   compatible with high density living and the

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     residential character and amenity of the
     surrounding area.

 j) Short-term visitor accommodation is              Not Applicable - The proposal does not involve
    predominately provided through well-             short-term accommodation units.
    established resorts and holiday units.

 k) Development maintains a high level of            Complies: The proposed changes will maintain a
    residential amenity having regard to traffic,    high level of residential amenity for its occupants and
    noise, dust, odour, lighting and other locally   surrounding properties.
    specific impacts.


 l) Development provides for an efficient
    pattern of land use and infrastructure that      Complies: The proposed changes will maintain an
    creates walkable and legible residential         efficient pattern of land use, involving a multiple
    neighbourhoods that integrate with active        dwelling that is located within a highly walkable and
    transport networks and are well connected        well-connected area.
    to activity centres, employment nodes, open
    space and recreational areas, community
    facilities and educational opportunities.

 m) Development is supported by appropriate          Complies: The multiple dwelling is serviced by all
    infrastructure and essential services and        essential urban infrastructure and services.
    does not adversely impact on the continued
    operation, viability and maintenance of
    existing infrastructure or
    compromise future provision of planned
    infrastructure.

 n) Development responds to land constraints         Complies: The proposed changes are within the
    including topography, bushfire and flood.        plan area of an existing unit and adequately respond
                                                     to land constraints.
 o) Natural features such as creeks, gullies,        Complies: The proposed alterations will have no
    waterways, wetlands, vegetation and              impacts on natural features including creeks, gullies,
    bushland are retained and protected from         waterways, wetlands, vegetation and bushland.
    the impacts of development and any
    unavoidable impacts are minimised through
    location, design, operation and
    management requirements.

 p) Native vegetation between buildings and in       Complies: The development will maintain native
    the public realm enhances the amenity and        vegetation throughout the site.
    supports local wildlife.


The development will otherwise cause no changes to the built parameters including height, setbacks and
landscaped areas. A large balcony will be maintained to support outdoor living opportunities to meet the
needs of the occupants.

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Conclusion

The above report demonstrates that the proposal involves a minor change under the Planning Act 2016
and appropriately responds to the provisions and intent of the Noosa Plan 2020. Overall, it has adequately
been demonstrated that the proposed changes comply with the overall outcomes of the relevant codes
and will maintain a high level of residential amenity and a building that complements the beachside
character of the area. Consequently, the minor change application should be supported.

Proceeding

This office trusts that the information supplied comprehensively addresses all of the issues relating to the
requested minor change to a development approval. Should you have any questions in relation to the
proposal, please do not hesitate to contact the undersigned on 0423 952 928 or via email
[email protected] sincerely,



Marcus Brennan
B. Urb. Reg. Plan.