Minor Change Report 51987.3790.03

APPLICATION FOR A MINOR CHANGE TO A DEVELOPMENT APPROVAL
Author	Development Planner, Georgina Schramm
Development Assessment

APPLICATION DETAILS
Application No.	51987.3790.03
Development Approval	51987.3790
Applicant	Catherine Ann Parry-Moule and Roderick Douglas McLennan
Request Received On	18 February 2022
Report Reviewed By	Nadine Gorton 3.06.2022

PROPERTY DETAILS
Property Address	The Islander Noosa 17/187 Gympie Tce, Noosaville Qld 4566
RP Description	GTP 2026, Lot 17 GTP 2026
Land Area	101.13 square metres (Lot 17) 9,196.41 square metres
Existing Use of Land	Multiple Dwellings and Shops

STATUTORY DETAILS
SEQRP Designation	Urban Footprint
Zone	Tourist Accommodation
Precinct	Not applicable
Local Area Plan	Noosaville Local Plan
Overlays	Acid Sulfate Soil (Area 1) Flood Hazard
Assessment Type	Minor Change to Development Approval
PROPOSAL
The applicant seeks approval to change an existing development approval for the purpose of:
the removal of all flooring, walls, and fixtures from the loft level;
the removal of the pergola and pavers;
the removal of part of the roof; and
the extension of the bedroom and living areas to permit a second bathroom.
The proposed changes will result in an increase of site cover and reconfiguration of gross floor area (GFA) calculations.
The existing ground floor achieves a gross floor area of 66.45m2 with the upper level (the loft) occupying a space of 10.33m2. The proposed removal of the loft and extension to the ground floor will increase the total GFA of the Unit by 0.52m2.
The existing site cover of the unit is 79.19m2, following the proposed works the total site cover will increase to 100.82m2, an increase of 21.63m2. The main area of increase relates to the front pergola area and extension of length to rear awning.
The locality and proposal plan are included below.

Figure 1 – Locality
Figure 2 – Existing Site Plan

Figure 3 – 3D of Existing Site

Figure 4 – Proposed Demolition Floor Plans

Figure 5 – Demolition Elevations

Figure 6 – Proposed Site Plan

Figure 7 – Proposed GF Plan

Figure 8 – Proposed Roof Plan

Figure 9 – Proposed Elevations (North & East)

Figure 10 – Proposed Elevations (South & West)

Figure 11 – Proposed Section

Figure 12 – Proposed Section

Figure 13 – Section
Figure 14 – Section

Figure 15 – Section

Figure 16 – Internal 3D perspective View

Figure 17 - Internal 3D Perspective View

Figure 18 – Original Site Plan (Unit 17 highlighted)

Figure 19 – Original Floor Plans (unit type highlighted)

Figure 20 – Original First Floor Plan
background
A development approval for eighty (80) Dwelling Units and ancillary facilities at Gympie Terrace, Thomas Street and The Cockleshell, Noosaville, was approved on 19 November 1987 (filed as 51987.3790, TPC 1957), and Shops & Multiple Dwelling Units approved on 12 January 1989 (filed as DNA129). The site is now known as The Islander Resort.
In 2007, a development application was lodged to seek approval for additional balconies to several of the apartments fronting Gympie Terrace (above the commercial businesses), which was refused by Council.
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; and
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 changes relate to an existing dwelling unit and are not incorporating a new use;
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.
Statutory Instruments – Planning Scheme
The following codes from the Noosa Plan 2020 are applicable to this development:
Tourism Accommodation Zone Code;
Noosaville Local Plan Code;
Dual Occupancy and Multiple Dwelling Code;
Works Codes;
Acid Sulfate Soils Overlay Code; and
Flood Hazard Overlay Code.

Site Cover & Gross Floor Area
The original development permit issued does not list the approved plans as a condition, although plans provided and issued in conjunction with the development permit.
Applicant’s Request
The proposed redesign of Unit 17 consists of minor change to the existing configuration of the Unit. The proposed plans present a minor increase in the Site Cover, and a reconfiguration of the Gross Floor Area (GFA) and internal layout. Whilst the proposed redesign results in an increase in the Site Cover and GFA, this change is marginal and is well within the total Site Cover and GFA calculations approved for the whole development (The Islander Noosa).
Table 1 below lists the Site Cover and GFA permitted on site under TPC1957 (Figure 1). As demonstrated, the existing Islander Noosa development was approved and built well within the permitted GFA and Site Cover provisions at the time. TPC1957 approved a GFA of 76.87m2 for Unit 17. The proposed renovation and redesign of Unit 17 results in a slightly marginal increase in GFA of 77.32m2, which represents an increase of 0.45m2.

Similarly, the proposed redesign results in a marginal increase in site cover of 21.63m2. The proposed changes in Site Cover and GFA represent a very marginal increase with reference to the total site development (The Islander Noosa), and importantly the proposed change is well within the allowed provisions for the whole site under TPC1957.
…the minor increase in Site Cover and GFA will have no impact upon on the amenity of the adjoining units, and The Islander Noosa’s existing services. The internal reconfiguration of the unit enhances the utility of the unit as well as blending indoor and outdoor living spaces
The proposed renovation to Unit 17 portrays a consistent and complementary built form more suitable for the locality’s vernacular and intent. The height of the Unit is not changing and the addition of the pergola and roof over the patio areas does not add any appearance of bulk greater than the existing unit.’
In addition to the modernisation of the Unit, the proposed renovation to Unit 17 serves to rectify the existing termite and water damage as illustrated in Photographs 1 and 2 below. To ensure that the unit is more appropriate and manages the elements of the coastal environment, robust materials have been proposed.
Assessment of Request
At the time of the original development permit, the total site cover was approved at 32% and gross floor area of 5,500m2, both calculations less than the permitted rates under the 1985 Planning Scheme. Since the time of approval, the zoning and respective site cover and plot ratio provisions have changed.
The Tourist Accommodation Zone Code now specifically identifies the subject site in the respective Performance outcomes for site cover and plot ratio. The subject site accommodates residential and non-residential uses, fronting both Gympie Terrace and Thomas Street, and therefore the maximum site cover is not to exceed 45%.
The proposed increase of 21.63m2 of the total site cover of the premises remains compliant with site cover provisions.
The proposed GFA increase of 0.52m2 remains compliant with the plot ratio provisions of the Noosa Plan 2020, as indicated by Figure 20 (amended by Council).

Figure 20 - Ground Floor GFA extension approx. by Council

cONSULTATION
Referral Agencies
Not applicable
Internal Council Referrals
Coordinator Engineering, Mark Lewis
No conditions, satisfied with onsite stormwater and existing drainage lines will not be impacted following Further Advice Response.
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 63(5) of the Planning Act 2016.
RECOMMENDATION
With regard to Application No. 51987.3790.03, to make a minor change to an existing approval for the purpose of eighty (80) dwelling units and ancillary facilities, situated at The Islander Noosa 17/187 Gympie Tce Noosaville Qld 4566, described as Lot 0 GTP 2026 & Lot 17 GTP 2026, Council on 3 June 2022 decided to:
A.	Approve the change.
B.	Include additional conditions 29, 30.
Include additional conditions 3 June 2022
Approved Plans
29. 	Development is to be undertaken in accordance with this change to existing approvals 51987.3790.03 must generally comply with the approved plans of development. The approved plans relating to the development and Unit 17 are listed in the following table unless otherwise amended by these conditions.
Plan No.	Rev.	Plan/Document Name	Date
11	-	Proposed Site Plan prepared by JMF Design	17 May 2022
12	-	Proposed Ground Floor Plan prepared by JMF Design	17 May 2022
13	-	Proposed Roof Plan prepared by JMF Design	17 May 2022
14	-	Proposed Elevations prepared by JMF Design	17 May 2022
15	-	Proposed Elevations prepared by JMF Design	17 May 2022
16	-	Proposed Section prepared by JMF Design	17 May 2022
17	-	Proposed Section prepared by JMF Design	17 May 2022
18	-	Proposed Section prepared by JMF Design	17 May 2022
19	-	Proposed Section prepared by JMF Design	17 May 2022
20	-	Proposed Section prepared by JMF Design	17 May 2022
30.  	The approved changes to Unit 17 include:
Extension to the ground floor bedroom and living areas;
Extension to the outdoor western and eastern patios.
All building works is to be carried out within the confines of Lot 17 GTP 2026.

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