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Response to Council's Further Advice · 132002.220222.1
DANYA COOK TOWN PLANNING
M: 0422 051 263 E: [email protected]
ABN: 65 945 966 479 | DANYA ELIZABETH COOK
31 August 2026
The Chief Executive Officer
Noosa Council
PO Box 141
TEWANTIN QLD 4565
Correspondence Sent Via Email: [email protected]
Attention: Tess Henare
Dear Tess,
RESPONSE TO COUNCIL’S FURTHER ADVICE
Property Description: Lot 1 and Lot 2 on SP167222
Property Address: “Molinara” Unit 1 and Unit 2 / 35 Katharina Street, Noosa Heads QLD 4567
Approved Development: Development Permit for Material Change of Use - Duplex Dwelling
Proposed Development: Application for a Request for Minor Change to a Development Approval
Local Government: Noosa Council
Council’s Reference: 22783 DA / 132002.220222.1
DC Town Planning Reference: 2026-94
On Behalf Of: Helen Maddern and Donald and Lindy Mckenzie
1.0 PREAMBLE
With reference to the above development application, we hereby provide a response to Council’s Further Advice email dated the 5 August
2026.
2.0 FURTHER ADVICE REQUESTED
Item 1 - GFA / Plot Ratio
Upon review of the Minor Change Application at Unit 1 and Unit 2 / 35 Katharina Street, Noosa Heads QLD 4567, Council requires further
information due to the proposal resulting in additional GFA / plot ratio. Council note the submitted plans indicate that the closure of the
balconies will result in an increase of 10.43m2, however there is not adequate information detailing the outcome of the resultant GFA / plot
ratio in regard to the development as a whole (inclusive of the three (3) duplexes that were approved under 22783DA).
Further, it is noted that the duplexes were originally approved under the 1990 Planning Scheme, therefore, there are different definitions (i.e.
refer to GFA). In accordance with the Act, the change is to be assessed against the Planning Scheme that was in effect at the time it was
approved, however, due weight is to be given to the current Planning Scheme provisions.
Could you please provide amended plans and supporting information that clearly demonstrate the impact of the proposed changes on the
development’s GFA / plot ratio and assessment against the Planning Scheme the development was approved under and the current Planning
Scheme provisions. Specifically, please provide:
• Existing and proposed GFA / plot ratio calculations for each dwelling and the development as a whole; and
• Provide an assessment against the 1990 Planning Scheme Provisions and the current Noosa Plan 2020 (20 March 2026).
Applicant’s Response
In response to Item 1 of Council’s Further Advice, please refer to the amended Design Plans prepared by Mandy's Design + Drafting included
at Appendix A, which include the proposed Gross Floor Area (GFA) and plot ratio.
The development was originally approved under the 1990 Planning Scheme, with the site included within the Residential Low Density Zone.
Development Permit 22783DA approved the development as a Duplex Dwelling comprising three (3) dwelling units.
The approved development comprised a plot ratio of 0.43:1, site cover of 40% and GFA of 224m². As a consequence of the proposed
enclosure of the existing balconies, the development will comprise a plot ratio of 0.45:1, site cover of 40% and GFA of 234m², calculated in
accordance with the relevant provisions and definitions of the historical Planning Scheme.
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Response to Council’s Further Advice August 2026
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DANYA COOK TOWN PLANNING
The 1990 Planning Scheme prescribes the following development parameters:
• Plot Ratio - 0.45:1;
• Site Cover - 40%; and
• Gross Floor Area - 232.2m².
Accordingly, the proposed development complies with the prescribed maximum plot ratio of 0.45:1 and site cover of 40%, while resulting
in a minor exceedance of the prescribed GFA provisions.
Notwithstanding the minor exceedance, the proposed change does not materially alter the scale, intensity or physical footprint of the
approved development. The additional GFA is generated solely through the enclosure of existing balconies located wholly within the
established building form and does not involve any outward expansion of the building footprint.
Importantly, the proposed works will not result in any additional dwelling units, increased building height or material change to the
established setbacks or spatial relationship of the development with adjoining properties. The existing balconies currently form part of the
visual presentation and built form of the development, such that their enclosure will result in only a minor change to the external appearance
of the buildings.
On this basis, the minor increase in GFA will not result in any consequential adverse impacts upon streetscape character, building bulk and
scale, privacy, overlooking or the residential amenity of adjoining properties. The development will continue to present as a low density
residential development consistent with its established and approved built form.
Accordingly, notwithstanding the minor exceedance of the historical GFA provisions, the proposed change represents an appropriate
planning outcome having regard to the nature and extent of the works and the absence of any material additional impacts arising from the
development.
3.0 SUMMARY
We trust Council will issue a favourable Development Permit in due course and should Council have any questions with respect to the above,
please do not hesitate to contact me.
Kind regards,
Danya Cook B.Urb.Reg.Plan, MPIA, CPP
Director / Principal Town Planner
M: 0422 051 263
E: [email protected]
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Response to Council’s Further Advice August 2026
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