Council archive · source document
Minor Change Report OPW24 0125 01 (As Published) · OPW24/0125.01
APPLICATION FOR A MINOR CHANGE TO A DEVELOPMENT APPROVAL
Author Senior Development Engineer, Daniel Epps
Development Assessment
APPLICATION DETAILS
Application No. OPW24/0125.01
Development Approval Operational Works - Drainage Works, Earthworks, Roadworks,
Stormwater, Clearing Vegetation under planning scheme
Applicant Woolloms Constructions
Request Received On 29 April 2025
Report Reviewed By Mark Lewis – 29 July 2025
Decision Due Date 28 May 2025
PROPERTY DETAILS
Property Address 100 Cooyar St Noosa Heads Qld 4567
RP Description Lot 9 RP 225312
Land Area 25000.000 m²
Existing Use of Land Commercial (Aged Care)
STATUTORY DETAILS
SEQRP Designation Urban Footprint
Zone Community Facilities (3 – Residential Care Facility)
Precinct Not applicable
Local Area Plan Noosa Heads
Overlays Acid Sulfate Soils, Biodiversity, Waterways and Wetlands,
Bushfire Hazard, Landslide Hazard and Koala Habitat Area
Assessment Type Minor Change to Development Approval
1. PROPOSAL
The applicant seeks approval for a change to an existing development approval for Operational
Works - Drainage Works, Earthworks, Roadworks, Stormwater, Clearing Vegetation under
planning scheme.
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The proposed change application is required due to construction constraints encountered during
works. The change could not be accepted as a ‘construction change’ due to the extent and nature
of the change.
The locality and proposal plan are included below.
Figure 1 – Locality
Figure 2 – Site Plan
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2. BACKGROUND
A development approval for Operational Works - Drainage Works, Earthworks, Roadworks,
Stormwater, Clearing Vegetation under planning scheme was approved on 10 January 2025.
3. ASSESSMENT
The purpose of the change is to address a number of design changes brought about by constraints
encountered during construction.
The principal contractor informed Council that the quality of the material in the works area was not
suitable to satisfy the requirements of the higher order approval, particularly the pavement design
and ‘turf finish’. The material was observed as being permanently saturated and inaccessible by
foot and machine. It appears that the works area is located at the top of the natural subsurface
water table which causes the ‘extent of saturation’ and ‘area of inaccessibility’ to fluctuate
during/after inclement weather – critically this area does not ‘reduce’ or ‘improve’ during periods of
dry weather.
Accordingly, to satisfy the requirements of the higher order and to achieve all other design
requirements, the following design changes were proposed:
• a revised pavement design incorporating a cellular geocell rock mattress to improve the
subgrade strength and ensure subsurface flows were not obstructed;
• a reduction of the turfed areas adjacent to the Giraween boundary, substituted with d50
200mm rock armouring with a geofabric wrap;
• the addition of 3 x rock swales to provide drainage relief to the fire access trail;
• a further reduction of the turfed area adjacent to the Giraween boundary, substituted with a
6m wide coir blanket planted with Lomandras;
• a sleeper retaining wall and fall prevention fence on the OzCare side of proposed crossing
1.
The design alterations generally satisfies:
• the bushfire risk requirements as confirmed by the supervising bushfire consultant;
• the requirements imposed by the Infrastructure Agreement and higher order approval; and
• the requirements of the future asset owner – Council’s Natural Areas Coordinator.
Engineering believes the works are necessary to ensure all the interests of all relevant parties are
met (including conditions and the Infrastructure Agreement).
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
• the change does not include prohibited development;
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• 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 Noosa Plan 2020 (25 September
2020) which remains in effect at the time of assessment of this minor change. 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:
• Works Codes – Driveways and Parking, Water Quality and Drainage, Earthworks,
Landscaping,
• Overlay Code – Acid Sulfate Soils, Bushfire Hazard
Existing Condition 1
APPROVED PLANS
1. 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.
Plan No. Rev. Plan/Document Name Date
C101 D Project Notes – Sheet 1 15 August 2024
Prepared by STP Consultants
C102 D Project Notes – Sheet 2 15 August 2024
Prepared by STP Consultants
C103 E Demolition Plan & Tree Removal Plan 15 August 2024
Prepared by STP Consultants
C104 G General Arrangement Plan 5 November 2024
Prepared by STP Consultants
C105 B Site Sections – Sheet 1 15 August 2024
Prepared by STP Consultants
C106 C Site Sections – Sheet 2 5 August 2024
Prepared by STP Consultants
C201 E Earthworks Stripping Plan 15 August 2024
Prepared by STP Consultants
C202 F Earthworks Management Plan 5 November 2024
Prepared by STP Consultants
C301 F Finished Levels Plan – Sheet 1 5 November 2024
Prepared by STP Consultants
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C302 C Concrete Jointing Plan 22 July 2024
Prepared by STP Consultants
C303 B Access Track Setout Plan 4 July 2024
Prepared by STP Consultants
C304 B Access Track Longitudinal Section 4 July 2024
Prepared by STP Consultants
C305 B Access Track Cross Sections – Sheet 1 4 July 2024
Prepared by STP Consultants
C306 B Access Track Cross Sections – Sheet 2 4 July 2024
Prepared by STP Consultants
C308 B Proposed Passing Lane & End of Fire Track 22 July 2024
Layout Plan
Prepared by STP Consultants
C309 B Finished Levels Plan – Sheet 2 15 August 2024
Prepared by STP Consultants
C310 B Finished Levels Plan – Sheet 3 15 August 2024
Prepared by STP Consultants
C311 B Finished Levels Plan – Sheet 4 15 August 2024
Prepared by STP Consultants
C312 B Finished Levels Plan – Sheet 5 15 August 2024
Prepared by STP Consultants
C313 B Finished Levels Plan – Sheet 6 15 August 2024
Prepared by STP Consultants
C315 C Finished Levels Plan – Sheet 8 5 November 2024
Prepared by STP Consultants
C401 C Stormwater Management Plan 29 October 2024
Prepared by STP Consultants
C403 A Absorption Trenches Layout & Details Plan 29 October 2024
Prepared by STP Consultants
The following plans require amendment.
Plan No. Rev. Plan/Document Name Date
C307 B Proposed Crossings Layout & Details Plan 4 July 2024
Prepared by STP Consultants
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Amendments The minimum depth of the proposed rock armor scour protection is
not satisfactory.
Provide an amended Proposed Crossings Layout & Details Plan
prior to the prestart meeting that includes:
a. 200mm d50 rock armor scour protection to a minimum
depth of 300mm.
C314 B Finished Levels Plan – Sheet 7 15 August
2024
Prepared by STP Consultants
C402 B Stormwater Longitudinal Sections 15 August
2024
Prepared by STP Consultants
Amendments During the 1% AEP event, stormwater overflow from Catchment 2/A
will be controlled, collected and discharged within the subject site
towards the fire access trail via Outlet 1/A.
The design proposes to concentrate flow without returning flow back
to the natural flow regime, creating the potential risk of scour about
the outlet and to downstream properties (fire access trail, Giraween).
Provide an amended Finished Levels Plan – Sheet 7 and Stormwater
Longitudinal Sections prior to the prestart meeting that includes:
a. an amended outlet (1/A) that returns the concentrated
flow back to the natural flow regime (i.e., sheet flow).
Council considers an acceptable solution to include a
rock energy dissipator.
Applicant’s Request
The applicant has requested the list of Approved Plans be amended to reflect the latest drawing
revision.
Assessment of Request
The request is considered necessary to ensure that the Approved Plans reflect the works on site.
Although not specifically requested by the applicant, the plans requiring amendment should be
deleted to avoid confusion.
Recommendation
It is recommended existing Condition 1 be amended to read as follows:
APPROVED PLANS
1. 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.
Plan No. Rev. Plan/Document Name Date
C101 1 Project Notes – Sheet 1 22 January 2025
Prepared by STP Consultants
C102 1 Project Notes – Sheet 2 22 January 2025
Prepared by STP Consultants
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C103 1 Demolition Plan & Tree Removal Plan 22 January 2025
Prepared by STP Consultants
C104 1 General Arrangement Plan 22 January 2025
Prepared by STP Consultants
C105 1 Site Sections – Sheet 1 22 January 2025
Prepared by STP Consultants
C106 1 Site Sections – Sheet 2 22 January 2025
Prepared by STP Consultants
C201 1 Earthworks Stripping Plan 22 January 2025
Prepared by STP Consultants
C202 1 Earthworks Management Plan 22 January 2025
Prepared by STP Consultants
C301 1 Finished Levels Plan – Sheet 1 22 January 2025
Prepared by STP Consultants
C302 1 Concrete Jointing Plan 22 January 2025
Prepared by STP Consultants
C303 5 Access Track Setout Plan 16 July 2025
Prepared by STP Consultants
C304 1 Access Track Longitudinal Section 22 January 2025
Prepared by STP Consultants
C305 1 Access Track Cross Sections – Sheet 1 22 January 2025
Prepared by STP Consultants
C306 1 Access Track Cross Sections – Sheet 2 22 January 2025
Prepared by STP Consultants
C307 5 Proposed Crossings Layout and Details Plan 16 July 2025
Prepared by STP Consultants
C308 5 Proposed Passing Lane & End of Fire Track 16 July 2025
Layout Plan
Prepared by STP Consultants
C309 1 Finished Levels Plan – Sheet 2 22 January 2025
Prepared by STP Consultants
C310 1 Finished Levels Plan – Sheet 3 22 January 2025
Prepared by STP Consultants
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C311 1 Finished Levels Plan – Sheet 4 22 January 2025
Prepared by STP Consultants
C312 1 Finished Levels Plan – Sheet 5 22 January 2025
Prepared by STP Consultants
C313 1 Finished Levels Plan – Sheet 6 22 January 2025
Prepared by STP Consultants
C314 1 Finished Levels Plan – Sheet 7 22 January 2025
Prepared by STP Consultants
C315 1 Finished Levels Plan – Sheet 8 22 January 2025
Prepared by STP Consultants
C401 1 Stormwater Management Plan 22 January 2025
Prepared by STP Consultants
C402 1 Stormwater Longitudinal Sections 22 January 2025
Prepared by STP Consultants
C403 1 Absorption Trenches Layout & Details Plan 22 January 2025
Prepared by STP Consultants
C702 2 Miscellaneous Details Sheet 2 11 July 2025
Prepared by STP Consultants
C703 2 Miscellaneous Details Sheet 3 11 July 2025
Prepared by STP Consultants
The following plans require amendment.
Plan No. Rev. Plan/Document Name Date
C307 B Proposed Crossings Layout & Details Plan 4 July 2024
Prepared by STP Consultants
Amendments The minimum depth of the proposed rock armor scour protection is
not satisfactory.
Provide an amended Proposed Crossings Layout & Details Plan
prior to the prestart meeting that includes:
b. 200mm d50 rock armor scour protection to a minimum
depth of 300mm.
C314 B Finished Levels Plan – Sheet 7 15 August
2024
Prepared by STP Consultants
C402 B Stormwater Longitudinal Sections 15 August
2024
Prepared by STP Consultants
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Amendments During the 1% AEP event, stormwater overflow from Catchment 2/A
will be controlled, collected and discharged within the subject site
towards the fire access trail via Outlet 1/A.
The design proposes to concentrate flow without returning flow back
to the natural flow regime, creating the potential risk of scour about
the outlet and to downstream properties (fire access trail, Giraween).
Provide an amended Finished Levels Plan – Sheet 7 and Stormwater
Longitudinal Sections prior to the prestart meeting that includes:
c. an amended outlet (1/A) that returns the concentrated
flow back to the natural flow regime (i.e., sheet flow).
Council considers an acceptable solution to include a
rock energy dissipator.
Existing Condition 7
7. Submit amended plans to Council as described in the List of plans requiring amendments.
The plans must be submitted and approved prior to the pre-start meeting and be issued “FOR
CONSTRUCTION”.
Applicant’s Request
The applicant has not requested the removal of Condition 7.
Assessment of Request
Engineering suggests Condition 7 is removed as no plan amendments are required as part of this
change approval.
Recommendation
It is recommended existing Condition 7 be deleted.
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:
• Senior Environment Officer – Development Assessment
• Environmental Operations Coordinator – Environment & Sustainable Development
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. OPW24/0125.01 to make a minor change to an existing approval
for Operational Works - Drainage Works, Earthworks, Roadworks, Stormwater, Clearing
Vegetation under planning scheme situated at 100 Cooyar St Noosa Heads Qld 4567 and
described as Lot 9 RP 225312, Council on 29 July 2025 decided to:
A. Approve the change.
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B. Amend conditions 1 and 7 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 listed in the following table unless
otherwise amended by these conditions.
Plan No. Rev. Plan/Document Name Date
C101 1 Project Notes – Sheet 1 22 January 2025
Prepared by STP Consultants
C102 1 Project Notes – Sheet 2 22 January 2025
Prepared by STP Consultants
C103 1 Demolition Plan & Tree Removal Plan 22 January 2025
Prepared by STP Consultants
C104 1 General Arrangement Plan 22 January 2025
Prepared by STP Consultants
C105 1 Site Sections – Sheet 1 22 January 2025
Prepared by STP Consultants
C106 1 Site Sections – Sheet 2 22 January 2025
Prepared by STP Consultants
C201 1 Earthworks Stripping Plan 22 January 2025
Prepared by STP Consultants
C202 1 Earthworks Management Plan 22 January 2025
Prepared by STP Consultants
C301 1 Finished Levels Plan – Sheet 1 22 January 2025
Prepared by STP Consultants
C302 1 Concrete Jointing Plan 22 January 2025
Prepared by STP Consultants
C303 5 Access Track Setout Plan 16 July 2025
Prepared by STP Consultants
C304 1 Access Track Longitudinal Section 22 January 2025
Prepared by STP Consultants
C305 1 Access Track Cross Sections – Sheet 1 22 January 2025
Prepared by STP Consultants
C306 1 Access Track Cross Sections – Sheet 2 22 January 2025
Prepared by STP Consultants
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C307 5 Proposed Crossings Layout and Details Plan 16 July 2025
Prepared by STP Consultants
C308 5 Proposed Passing Lane & End of Fire Track 16 July 2025
Layout Plan
Prepared by STP Consultants
C309 1 Finished Levels Plan – Sheet 2 22 January 2025
Prepared by STP Consultants
C310 1 Finished Levels Plan – Sheet 3 22 January 2025
Prepared by STP Consultants
C311 1 Finished Levels Plan – Sheet 4 22 January 2025
Prepared by STP Consultants
C312 1 Finished Levels Plan – Sheet 5 22 January 2025
Prepared by STP Consultants
C313 1 Finished Levels Plan – Sheet 6 22 January 2025
Prepared by STP Consultants
C314 1 Finished Levels Plan – Sheet 7 22 January 2025
Prepared by STP Consultants
C315 1 Finished Levels Plan – Sheet 8 22 January 2025
Prepared by STP Consultants
C401 1 Stormwater Management Plan 22 January 2025
Prepared by STP Consultants
C402 1 Stormwater Longitudinal Sections 22 January 2025
Prepared by STP Consultants
C403 1 Absorption Trenches Layout & Details Plan 22 January 2025
Prepared by STP Consultants
C702 2 Miscellaneous Details Sheet 2 11 July 2025
Prepared by STP Consultants
C703 2 Miscellaneous Details Sheet 3 11 July 2025
Prepared by STP Consultants
7. Deleted.
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