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SUPERSEDED - Minor Change Report - 51983.3225.22 (As Published)
APPLICATION FOR A MINOR CHANGE TO A DEVELOPMENT APPROVAL
Author Development Planner, Matthew Pinese
Development Assessment
APPLICATION DETAILS
Application No. 51983.3225.22
Development Approval Town Planning Consent 1632 – Units, shops and restaurant
Applicant Craig Cleary Constructions
Request Received On 31 January 2025
Report Reviewed By Nadine Gorton 19.05.2025
Decision Due Date 12 March 2025
PROPERTY DETAILS
Property Address The Hastings 2/30 Hastings Street, Noosa Heads Qld 4567
RP Description Lot 2 on GTP1154
Land Area Lot 2 – 87.63m2
Whole site – 4931m2
Existing Use of Land Multiple Dwellings and shops
STATUTORY DETAILS
SEQRP Designation Urban Footprint
Zone Tourist Accommodation
Precinct Hastings Street Mixed Use Precinct
Local Area Plan Noosa Heads
Overlays Acid sulfate soils overlay - 5 metres AHD or Below (Area 1)
Flood hazard overlay – Flooding and Inundation Extent
Assessment Type Minor Change to Development Approval
1. PROPOSAL
The existing dwelling is positioned within Lot 2 GTP1154. The eaves of the roof and the first floor
deck have minor projections into common property however these existing projections align with
the positioning of 2 exclusive use area designations for Unit 2.
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The applicant seeks approval to change the existing development approval by retaining the existing
dwelling on site and slightly raising the floor to ceiling heights on levels 1 and 2. The overall
maximum height of the dwelling will be RL 13.325m, which is a metre lower than the previous
approval and less than maximum height limit of 15m. The applicant also proposes the addition of
a lift to provide universal access to all levels as well as the creation of a loft area for storage and
to contain the lift overrun and the replacement of the roof.
The locality and proposal plan are included below.
Figure 1 – Locality
Figure 2 – Site Plan
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Ground level – The ground level carport is to be maintained, but internally the laundry and stairs
are to be reconfigured to accommodate the new lift, a storage area and a toilet.
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Level 1 – The configuration of the combined kitchen/living/dining area will be generally maintained.
The existing toilet is proposed to be removed to accommodate the new lift. An internal wall is to
be removed and additional windows added along the northern elevation to enhance access to
natural light and breezes.
Level 2 – The existing bedrooms and bathrooms are maintained in the same position but are
proposed to be renovated. Again, an existing toilet will be removed to accommodate the new lift
and the stairway will be replaced.
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Loft and Roof – A loft level is proposed to provide additional storage and to contain the lift overrun.
The roof is proposed to be replaced and new solar panels on the northern side will be added. The
new roof is proposed with a maximum overall height of 13.325m. It is noted that the previously
approved design had a rooftop terrace and an overall height of RL 14.4m.
A new window is proposed to the eastern elevation.
Figure 3 – Floor Plans
Figure 4 – Elevations
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2. BACKGROUND
A planning consent refenced 1632 for 28 Units and 8 shops was approved by Council in October
1983. A restaurant was subsequently approved on the site in December 2000 (18478DA) along
the Hastings Street frontage. The units are used for short term accommodation, rather than for
permanent occupation. Since the original approval, there have been numerous changes made to
this approval, as outlined in the table below.
App No. Details
51983.3225 A change to the development approval to enclose the manager’s residence car
space into an office was approved June 2006.
51983.3225 In June 2011, plans to enclose 8m² of the lower level of unit 7 were considered
’generally in accordance’ with the existing approval.
51983.3225.03 On 11 November 2014, Council approved to enclose an additional 5.75m² of
gross floor area of the ground floor of unit 22.
51983.3225.04 On 12 October 2015, Council approved a change to an existing approval to
enclose the carport of unit 11 (13.3m2 to be enclosed).
51983.3225.05 On 17 March 2016, Council approved a change to an existing approval to
enclose the carports of units 14 and 25 (an additional 14m2 per unit).
51983.3225.06 On 12 May 2016, Council approved a change to an existing approval for the
redevelopment of Unit 15 of that sought to the replace the existing dwelling
unit on site with a new dwelling unit with an increase of gross floor area of
67m2, to include a roof top terrace (4 storeys) and pool.
51983.3225.07 On 29 March 2017, Council approved a change to an existing approval to
enclose part of the car port of unit 20 by 20.5m2. This change did not approve
the area for use as bedroom, with a wall not permitted to ensure the area
remained open.
51983.3225.08 On 10 May 2017, Council approved a change to an existing approval to
enclose part of the car port of unit 20 by 8.554m2 of gross floor area and
reconfigure (change to internal layout) level 1 and 2.
51983.3225.09 On 1 August 2017, Council approved a change to an existing approval to
enclose part of the car port to create a room capable of being a bedroom of
Unit 20. Change application 51983.3225.07 was the exact proposal but the
wall creating a room capable of being a bedroom was not approved.
51983.3225.10 On 1 August 2017, Council approved a change to an existing approval to
partially enclose under the existing unit and to reconfigure the second floor
relating to unit 5.
51983.3225.11 On 17 April 2018, Council approved a change to an existing approval to
partially enclose the subfloor area of Unit 21 to provide a covered entry and
storeroom area, an expanded bathroom/laundry and to enclose underneath
the existing upper level deck, resulting in an additional 18m2 of gross floor area.
51983.3225.12 On 22 June 2020, Council approved a change to the existing approval to
renovate and extend existing unit 17, including an additional storey adding an
additional 90.69m2.
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51983.3225.13 On 30 June 2020, Council approved a change to the existing approval for an
extension to Unit 19. The approval consisted of an additional increase in floor
area by 68.4m² to a total GFA for the unit of 151m². The approval also
permitted the development to change from a 3 storey to a 4 storey building.
51983.3225.14 On 21 October 2021, Council approved an Other change to the existing
approval for the redevelopment of Lots 9 & 10 that had previously been
amalgamated. The redevelopment consisted of existing villas to be removed
and replaced with one building. This resulted in additional site cover of 33.6m2
and GFA of 44m2. The approval was subsequently appealed by submitters,
with minor changes to the proposal plans later agreed to by submitters.
51983.3225.15 On 22 April 2022 Council approved a change to an existing approval to include
a lift in renovated unit 17 increasing site cover by an additional 3m2.
51983.3225.16 On 16 November 2023, Council approved a minor change to the existing
approval for a redevelopment of Unit 3. The approval consisted of an additional
increase in floor area by 68.4m² to a total GFA for the unit of 151m². The
approval also permitted the development to change from a 3 storey to a 4
storey building, plus a roof terrace.
51983.3225.17 On 29 November 2023 Council approved a change to an existing approval to
demolish and rebuild unit 2. The approval included additional gross floor area
of 53m2.
51983.3225.18 Minor change to Lot 16 - The approved changes included demolition and
rebuilding Unit 16, to add an additional storey, a rooftop terrace with timber
pergola, with an increase in gross floor area of 141m2.
51983.3225.19 Minor change to Lot 22 – The approved changes included adding an additional
storey, deck to level 3 and roof terrace and increasing the gross floor area of
the unit by 110m2.
51983.3225.20 The application for Minor Change was withdrawn as the application was
required to be decided by the Court.
51983.3225.21 Minor Change to DA was approved on 28 March 2025 - Addition of Storage
Room to Unit 18
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:
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• the development would not result in substantially different development as the proposal does
not:
o involve a new use; or
o result in the application applying to a new parcel of land; or
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
o remove an incentive or offset component that would have balanced a negative impact
of the development; or
o impact on infrastructure provisions.
• 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;
• the original application was impact assessable and the proposed changes would not likely
cause a person to make a properly made submission because the proposal is minor.
3.3. Statutory Instruments – Planning Scheme
The original application was lodged and assessed under the now superseded 1973 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;
• Dual Occupancy and Multiple Dwelling Code;
• Works Codes;
• Flood Overlay Code.
The overall height above ground remain unchanged in accordance with what is existing. The
proposed changes include the slight raising of the floor to ceiling heights on levels 1 and 2.
Setbacks
Generally, the setbacks throughout the existing Hastings Street development are non-compliant
with the QDC acceptable solutions, with setbacks varied throughout, dependant on the lot size,
shape and lot location, and whether adjacent to Bay Village or the site’s easement along its eastern
boundary. Existing units are also not all built fully within the group title lot boundaries, with several
decks hanging over the lot boundaries, which are allowable under exclusive use provisions in the
developments Community Management Statement.
In terms of the proposal’s setbacks, there is no variation made other than the altering the existing
structural framing to suit the adjusted stair configuration. The lower storage room remains the same
size, but has alterations to include the lift, a storage area and a toilet. These alterations remain
compliant with the side boundary setback requirements under the Noosa Plan 2020 and the QDC.
Site Cover
The corresponding PO11 contains performance criteria that applies for development in the Hasting
Street Mixed Use Precinct, which states that a maximum site cover of 45% applies. The site cover
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of the ground level is being increased from 32.6% to 44%. This increase remains compliant with
this provision of the Noosa Plan 2020.
Privacy and Overlooking
The proposal includes additions to the existing building that include new windows within the
northern and eastern elevations. The new windows along the northern elevation replace existing
windows that are in similar location. The dimensions of the new windows are like what is existing
and should not create an increased opportunity for overlooking or further affect privacy. A new
window is proposed in the loft area, facing east, to provide natural light within this loft/storage area.
As this area is used for storage purposes only, there will be no risk of creating opportunities for
overlooking across to the existing buildings to the east
Flood Overlay Code
AO6.3 of the Flood Overlay Code, is applicable to the proposed development:
AO6.3 Residential buildings minimise risk from flooding by providing parking and other low
intensive, non-habitable uses at ground level, rather than habitable uses.
The proposed changes to the ground floor layout meet AO6.3 of the Flood Overlay Code, by
minimising risk from flooding by locating only non-habitable aspects of the development at ground
level.
The development and scope of the minor change remain compliant with current requirements of
the Noosa Plan 2020.
Existing Condition 2
2. 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.
Applicant’s Request
The applicant has requested existing condition 2 be amended to add the details of the submitted
proposal plans to the approved plans table:
Approved Plans – 19 May 2025 (Lot 2 on GTP1154) (51983.3225.22)
Plan No. Rev. Plan/Document Name Date
22048 C Site Plan prepared by GT Group Building Design 28.01.2025
A001
22048 C Demolition Floor Plan – Ground prepared by GT 28.01.2025
A051 Group Building Design
22048 D Demolition Floor Plan – Level 1 prepared by GT 28.01.2025
Group Building Design
A052
22048 D Demolition Floor Plan – Level 2 prepared by GT 28.01.2025
Group Building Design
A053
22048 C Demolition Ceiling Plan – Ground prepared by GT 28.01.2025
Group Building Design
A054
22048 D Demolition Ceiling Plan – Level 1 prepared by GT 28.01.2025
Group Building Design
A055
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Document Set ID: 23742992
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Page 10
22048 D Demolition Ceiling Plan – Level 2 prepared by GT 28.01.2025
Group Building Design
A056
22048 D Demolition Roof Cavity Plan prepared by GT Group 19.03.2025
Building Design
A057
22048 D Proposed Floor Plan – Ground prepared by GT 15.01.2025
Group Building Design
A100
22048 C Proposed Floor Plan – Level 1 prepared by GT 15.01.2025
Group Building Design
A101
22048 C Proposed Floor Plan – Level 2 prepared by GT 15.01.2025
Group Building Design
A102
22048 C Proposed Floor Plan – Loft prepared by GT Group 19.03.2025
Building Design
A103
22048 B Proposed Floor Plan – Roof prepared by GT Group 14.01.2025
Building Design
A104
22048 D Proposed Demolition Eastern and Northern 28.01.2025
Elevations prepared by GT Group Building Design
A200
22048 C Proposed Demolition Western and Southern 28.01.2025
Elevations prepared by GT Group Building Design
A201
22048 C Proposed Eastern and Northern Elevations 15.01.2025
prepared by GT Group Building Design
A202
22048 C Proposed Western and Southern Elevations 15.01.2025
prepared by GT Group Building Design
A203
22048 E Detailed Sections A and B prepared by GT Group 19.03.2025
Building Design
A300
Assessment of Request
The assessment above considers provisions from the Noosa Plan 2020 in terms of setbacks, site
cover and flood risk. The proposal meets or addresses these provisions and is therefore supported.
Recommendation
It is recommended existing condition 2 be amended to add the details of the submitted proposal
plans to the approved plans table:
Approved Plans – 19 May 2025 (Lot 2 on GTP1154) (51983.3225.22)
Plan No. Rev. Plan/Document Name Date
22048 C Site Plan prepared by GT Group Building Design 28.01.2025
A001
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Document Set ID: 23742992
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Page 11
22048 C Demolition Floor Plan – Ground prepared by GT 28.01.2025
A051 Group Building Design
22048 D Demolition Floor Plan – Level 1 prepared by GT 28.01.2025
Group Building Design
A052
22048 D Demolition Floor Plan – Level 2 prepared by GT 28.01.2025
Group Building Design
A053
22048 C Demolition Ceiling Plan – Ground prepared by GT 28.01.2025
Group Building Design
A054
22048 D Demolition Ceiling Plan – Level 1 prepared by GT 28.01.2025
Group Building Design
A055
22048 D Demolition Ceiling Plan – Level 2 prepared by GT 28.01.2025
Group Building Design
A056
22048 D Demolition Roof Cavity Plan prepared by GT Group 19.03.2025
Building Design
A057
22048 D Proposed Floor Plan – Ground prepared by GT 15.01.2025
Group Building Design
A100
22048 C Proposed Floor Plan – Level 1 prepared by GT 15.01.2025
Group Building Design
A101
22048 C Proposed Floor Plan – Level 2 prepared by GT 15.01.2025
Group Building Design
A102
22048 C Proposed Floor Plan – Loft prepared by GT Group 19.03.2025
Building Design
A103
As Annotated by Council
22048 B Proposed Floor Plan – Roof prepared by GT Group 14.01.2025
Building Design
A104
22048 D Proposed Demolition Eastern and Northern 28.01.2025
Elevations prepared by GT Group Building Design
A200
22048 C Proposed Demolition Western and Southern 28.01.2025
Elevations prepared by GT Group Building Design
A201
22048 C Proposed Eastern and Northern Elevations 15.01.2025
prepared by GT Group Building Design
A202
22048 C Proposed Western and Southern Elevations 15.01.2025
prepared by GT Group Building Design
A203
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Page 12
22048 E Detailed Sections A and B prepared by GT Group 19.03.2025
Building Design
A300
4. CONSULTATION
4.1. Referral Agencies
Not applicable
4.2. Internal Council Referrals
Not applicable
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. 51983.3225.22 to make a minor change to an existing approval for
Town Planning Consent 1632 – Multiple dwelling 25 Units, 8 shops and restaurant situated at The
Hastings 2/30 Hastings St Noosa Heads Qld 4567 and described as Lot 2 GTP 1154, Council on
19/05/2025 decided to:
A. Approve the change.
B. Amend conditions 2 to read as follows:
2. 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.
Add the details of the submitted proposal plans to the approved plans table
Approved Plans – 16 May 2025 (Lot 2 on GTP1154) (51983.3225.22)
Plan No. Rev. Plan/Document Name Date
22048 C Site Plan prepared by GT Group Building Design 28.01.2025
A001
22048 C Demolition Floor Plan – Ground prepared by GT 28.01.2025
A051 Group Building Design
22048 D Demolition Floor Plan – Level 1 prepared by GT 28.01.2025
Group Building Design
A052
22048 D Demolition Floor Plan – Level 2 prepared by GT 28.01.2025
Group Building Design
A053
22048 C Demolition Ceiling Plan – Ground prepared by GT 28.01.2025
Group Building Design
A054
22048 D Demolition Ceiling Plan – Level 1 prepared by GT 28.01.2025
Group Building Design
A055
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Document Set ID: 23742992
Version: 8, Version Date: 23/05/2025
Page 13
22048 D Demolition Ceiling Plan – Level 2 prepared by GT 28.01.2025
Group Building Design
A056
22048 D Demolition Roof Cavity Plan prepared by GT Group 19.03.2025
Building Design
A057
22048 D Proposed Floor Plan – Ground prepared by GT 15.01.2025
Group Building Design
A100
22048 C Proposed Floor Plan – Level 1 prepared by GT 15.01.2025
Group Building Design
A101
22048 C Proposed Floor Plan – Level 2 prepared by GT 15.01.2025
Group Building Design
A102
22048 C Proposed Floor Plan – Loft prepared by GT Group 19.03.2025
Building Design
A103
22048 B Proposed Floor Plan – Roof prepared by GT Group 14.01.2025
Building Design
A104
22048 D Proposed Demolition Eastern and Northern 28.01.2025
Elevations prepared by GT Group Building Design
A200
22048 C Proposed Demolition Western and Southern 28.01.2025
Elevations prepared by GT Group Building Design
A201
22048 C Proposed Eastern and Northern Elevations 15.01.2025
prepared by GT Group Building Design
A202
22048 C Proposed Western and Southern Elevations 15.01.2025
prepared by GT Group Building Design
A203
22048 E Detailed Sections A and B prepared by GT Group 19.03.2025
Building Design
A300
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Document Set ID: 23742992
Version: 8, Version Date: 23/05/2025
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