CHANGE - Maple St Change and Response 20.04.2026

Page 2

    3. Minor Change Test
In accordance with section 52 of The Planning Act 2016, the applicant seeks to change the
application to include the following:
    -        Amendment to the applicant details (Updated DAForm1 attached).

    -        Changes to the application to increase the number of units within the original application
             from 11 to 19 and include the reference to affordable rental premises.
Considering the amendments in light of Section 52 (3), as to whether the change is a minor change,
the following assessment is provided.
             i. would not result in a substantially different development*;

             (*In determining whether the proposed change would result in substantially different
             development, the assessment manager or referral agency must consider the individual
             circumstances of the development, in the context of the change proposed.)

Schedule 1 of the Development Assessment Rules set outs provisions for a substantially different
development. A change may be considered to result in a substantially different development if the
proposed change results in any of the following outlined in Table 1 below.

Table 1 - Substantially different development
  Provisions of Schedule 1 of the DA Rules                         Response

        a.     Involves a new use                                  There are no new uses proposed onsite.

        b.     results in the application applying to a new parcel No new parcel of land is introduced.
               of land; or

        c.     dramatically changes the built form in terms of There is minimal built form changes, with the existing
               scale, bulk and appearance; or                  house to be subdivided off and kept for residential
                                                               purposes. The unit density has increased, however the
                                                               built form remains in three building footprints that are in
                                                               the same location as the previous application.

        d.     changes the ability of the proposed development No change to the use as Multiple Dwelling Units,
               to operate as intended; or                      however instead of being used for NDIS
                                                               accommodation, will be for affordable rental premises.

        e.     removes a component that is integral to the No essential component of the development is proposed
               operation of the development; or            to be removed.

        f.     significantly impacts on traffic flow and the The proposal provides for similar traffic movements and
               transport network, such as increasing traffic to does not significantly increase flows to the site.
               the site; or

        g.     introduces new impacts or increase the severity No new impacts or the severity of impacts is likely to
               of known impacts; or                            result from the plan modifications.

        h.     removes an incentive or offset component that Does not remove an offset or incentive components of
               would have balanced a negative impact of the the development.
               development; or

        i.     impacts on infrastructure provisions.               There are no additional impacts on infrastructure.




             ii. if a development application for the development, including the change, were
             made when the change application is made would not cause—


                      A. the inclusion of prohibited development in the application; or

             Response: The change does not include any prohibited development.




                                                                                                          Page 2 of 8

Page 3

               B. referral to a referral agency, other than to the chief executive, if there were no
                  referral agencies for the development application; or

               C. referral to extra referral agencies, other than to the chief executive; or

               D. a referral agency to assess the application against, or have regard to, matters
                  prescribed by regulation under section 55(2), other than matters the referral
                  agency must have assessed the application against, or have had regard to,
                  when the application was made; or

       Response: The application was assessed by Noosa Council and referred to SARA as the
       site adjoins the State Controlled Road of Myall St. The proposal removes the existing
       driveway access to Myall St and there are no impacts to the State Controlled Rd.

               E. public notification if public notification was not required for the development
                  application.

       Response: The original application was publicly notified with no submissions received. The
       amendments are for a similar use that should not require re-advertising.


Given the above, the proposed change to the existing approval is a minor change in accordance
with Schedule 2 of the Planning Act 2016 and Schedule 1 of the Development Assessment Rules.




                                                                                      Page 3 of 8

Page 4

4. Response to Prelodgement Items (PLM25/0031)

   a. Affordable Rental Premises

   This changed application amends DAForm 1 to include 19 small dwelling units, which will
   all be developed exclusively as Affordable Rental Premises. A deed of agreement is
   included, which is executed by Blue CHP (Tier 1 provider under the National Regulatory
   Scheme for Community Housing (NRSCH)) and Myall Rise Pty Ltd.

   Blue CHP has received correspondence from the QLD State Government for funding
   through the housing provider for the project. The existing Queenslander dwelling house is
   not subject to the exclusive sale terms of the housing provider, and is to be separated off
   onto a separate title. Key milestones of the deed of agreement include planning approval
   being sought within 3 months of the agreement, and construction within 18 months.

   b. Car Parking

   The design changes include a carparking ratio of 1 space per small dwelling unit. This is
   consistent with carparking ratios in Centre Zones. Considering the location of the site is
   across the road from the Cooroy District Centre zone and the location of the units being a
   key factor in the consideration of the units by the housing provider – the proposed parking
   is appropriate for the scale and type of development.

   Further information from Blue CHP advises that State Housing developments on the
   Sunshine Coast provide parking at a rate of 1 space per unit, and this development is
   consistent with this provision.

   c. Frontage Works and Vehicle Access

   The design maintains the crossover and access arrangements exclusively from Maple St,
   as per the previously endorsed design. Eight (8) ‘nose in’ 60-degree parking spaces are
   provided in front of the site, consistent with the parking within this part of Maple St.

   A separate driveway to the dwelling house is to be reinstated to the existing garage/shed
   along the southern boundary of the dwelling house site. In 2008, there were 6 parallel
   parking spaces along Maple St and an access to the dwelling house, as shown below.




   Figure. 1 – Proposed parking arrangement

                                                                                Page 4 of 8

Page 5

Figure. 2 – 2008 parking arrangement with access driveway.


d. Subdivision Timing

The application seeks for any approval conditions to allow for the subdivision sealing of the
two lots, prior to the construction of the development being finalised. The frontage works
associated with the driveway access will be undertaken as part of the initial Operational
Works for frontage works, with all services and stormwater discharge to be obtained via
the street, or an easement to be created to ensure the standalone lots may function
independently.


e. Engineering, Landscaping and Waste Management

Recor have provided a detailed stormwater management and engineering plans, including
earthworks, frontage works and drainage layouts. The layouts are largely the same as the
previously supported driveway and benching layouts, except that bioretention basins have
been replaced with detention tanks and treatment systems.

The changes have allowed for more deep landscaping areas to be provided along the
southern boundary of the site, to ensure the built form follows the natural contours of the
site. Detailed sections are provided along the southern boundary to demonstrate how buffer
landscaping will screen the third storey encroachment for a section of the building within
the middle of the site. Coordination between the architecture, landscaping and engineering
design has ensured the protection of amenity to adjoining residential premises.




Figure. 3 – Engineering and Landscape Plan




                                                                               Page 5 of 8

Page 6

Figure. 4 – Southern elevation finishing levels and buffer vegetation



A detailed Waste Management Plan is also included that reflects the previously endorsed
waste strategy of allowing for primary collection on the site using bulk bins from Maple St,
and secondary wheelie bin collection along Myall St.




                                                                              Page 6 of 8

Page 7

f.   Building Design, Setbacks and Height

The building design has been amended to reflect a more contemporary ‘timber and tin’
vernacular, which will complement the existing heritage streetscape. The architect provides
the following additional features to the design:

     o   Private balconies with permeable batten screening;
     o   Varied roof eaves to distinguish individual units;
     o   Linearboard cladding and skirts providing awning to lower levels;
     o   Open metal balustrades;
     o   Batten screens to unit entries and stairs for privacy;
     o   FC Soffits and Battened FC Walls; and
     o   New feature Hoop Pines to Myall Street, reflective of the streetscape character;




Figure. 5 – Architectural finishes to complement the existing Cooroy Heritage Character


The pitched roofs of the separate buildings result in slight encroachments of the roof form
between 200mm and 650mm, as shown below. These encroachments are a result of the
steep roof pitch and are internal to the site – making them not readily visible from
neighbours and/or surrounding streetscape. The steep pitches of the roofs are an integral
part of the Cooroy character, and the slight encroachments are considered appropriate
considering the sloping nature of the site and separate built forms.

The design also encroaches within the required 3m side setbacks along the northern
boundary with 5 Myall St (Cooroy Dentist carpark). The design proposes a 1.5m setback
to the carpark to allow for deep landscaping and façade treatment to break up the
dominance of this built form element.




Figure. 6 – Building height blanket demonstrating areas of encroachment.


                                                                             Page 7 of 8

Page 8

Please proceed with the processing of the application at your earliest convenience. We understand
this matter is required to be presented to full Council, and we seek to work with officers to ensure
the presentation to the next available Council meeting. The product for affordable rental premises
is urgently required in Noosa, as identified in the Housing Needs Assessment 2021, and the
subsequent planning scheme amendments.

This development has been a long process in the planning; however the new owners/developers
have been working with Council officers and a Teir 1 Housing Provider to provide for a much
residential rental product within the Cooroy township. The location is walking distance to shops and
amenities, with the design sympathetic to the ‘timber and tin’ heritage character of Cooroy.

If you have any further queries in relation to the above, please do not hesitate to contact myself.

Regards,




Jack Lewis B.Sc Hons UNSW M.Plan Otago RPIA
Planner/Director
Pivotal Perspective Pty Ltd
0406 334 227




                                                                                       Page 8 of 8