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Minor Change Report 51987 2949 6 · 51987.2949.6
APPLICATION FOR A MINOR CHANGE TO A DEVELOPMENT APPROVAL
Author Graduate Development Planner, Jada Lyons
Development Assessment
APPLICATION DETAILS
Application No. 51987.2949.6
Development Approval TPC 1920 – Multiple Dwelling (24 Units)
Applicant Geoffrey Michael Collinson
Request Received On 24 March 2023
Report Reviewed By Nadine Gorton 3.05.2023
PROPERTY DETAILS
Property Address Number 1 19/1 Morwong Dr Noosa Heads Qld 4567
RP Description Lot 19 BUP 9411
Land Area 4,361m2
Existing Use of Land Multiple Dwelling
STATUTORY DETAILS
SEQRP Designation Urban Footprint
Zone High Density Residential Zone
Precinct Not applicable
Local Area Plan Noosa Heads
Overlays Land Subject to Acid Sulfate Soils Overlay
• Above 5 metres AHD to 20 metres AHD
Bushfire Hazard Overlay
• Potential Impact Buffer
Landslide Hazard Overlay
• High Hazard Area
Moderate Hazard Area
Assessment Type Minor Change to Town Planning Consent Permit
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1. PROPOSAL
The applicant seeks approval to change an existing development approval to make internal
changes and enclose a portion of the balcony of Unit 19 to make the living and dining areas a more
regular shape. The proposed alterations also include the replacement of the existing retractable
awning on the balcony. The applicant has provided the following regarding the proposal:
The proposed minor change application seeks an approval to make additions and alterations
associated with Unit 19. The additions and alterations will include enclosing a small portion
of the balcony area located under the balcony of the unit above. The purpose of the addition
is to create a more rectilinear, usable space within the unit. It would allow sufficient space for
a six seater dining table, study nook and larger bedroom. The changes will increase the gross
floor area of the Unit 19 by 19m2.
The proposed alterations will not result in any change to the approved site cover of the
development.
The locality and proposal plan are included below.
Figure 1 – Locality
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Figure 2 – Site Plan
Figure 3 – Floor Plan
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Figure 4 – 3D Render
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PROPOSED
PROPOSED
PROPOSED
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Figure 4- 3D Render
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Figure 5 – 3D Render
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Darrnantiins arn
Figure 5 -— 3D Render
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Figure 6 – 3D Render
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Clear upper glass pane
Frosted lower glass pane
Figure 6 — 3D Render
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Figure 7 – Sections
2. BACKGROUND
A Town Planning Consent 51987.2949 (TPC 1920) was issued on 15 September 1987 for 24
Multiple Dwelling units, office and ancillary facilities.
A change to the approval was granted on 16 February 1988 to modify the height of the side walls.
A letter dated 26 June 1995 indicated that the installation of a short range lift, walkway, fabric
awning and other improvements were considered generally in accordance with the approved plans.
On 28 March 2003 a change to the existing approval was granted for extensions to the swimming
pool deck, improvements to the entrance and stairs.
On 30 December 2010 a change to the approval 51987.2949.2 was granted which permitted the
relocation of the gym to beneath the inclinators and to refurbish the former gym area to provide a
transit lounge.
On 11 October 2013 a further change to the approval 51987.2949.3 was granted to enclose an
existing foyer and void area to create an additional 2 bedrooms for the 3 level penthouse unit. This
resulted in an additional 30m2 of Gross Floor Area.
On 21 May 2020 a retrospective change was approved to Unit 2 which granted the conversion of
1 x 2 bedroom unit into 2 x 1 bedroom units. Internal works associated with the approved change
resulted in an additional 36m2 of gross floor area which included removing internal stairs and
constructing roofed and enclosed stairs within common property. The change also included the
requirement for the creation of one carparking space.
On 27 April 2023 a change to 51987.2949.4 was approved for Unit 2 to convert it from the
previously approved 2 x 1 bedroom units back to 1 x 2 bedroom unit and convert a portion of the
unit space into common property. The change did not involve any modification to the approved
gross floor area or site cover. The change also removed the requirement for the creation of a further
carparking space.
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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
• The Noosa Plan 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 as it will not change
the use of the original approval and will not increase the scale of the development;
• 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.
3.3. Statutory Instruments – Planning Scheme
The following codes from the Noosa Plan 2020 are applicable to this development:
• High Density Residential Zone Code;
• Noosa Heads Local Plan Code;
• Dual Occupancy and Multiple Dwelling Code;
• Works Codes.
Gross Floor Area/Plot Ratio
Superseded Planning Scheme
The proposal exceeded the maximum GFA permitted for the site under the superseded planning
scheme. When the proposal was approved the site was zoned Residential Low density and
exceeded the maximum GFA (max. 2140m²) for that zoning, however, prior to that zoning the land
was zoned Residential ‘B’ which permitted a greater GFA (3568m²) and there had been a previous
approval over the site for a much larger development. The proposal GFA was 3120m², 448m²
under the Residential ‘B’ maximum GFA. The proposal was seen to be a compromise between the
2 zoning provisions and the planners report provides the following grounds to support the proposal
despite the conflict with the scheme:
1. The site is constrained by slope such that a larger building is necessary to enable a viable
construction.
2. The site was previously zoned Residential ‘B’ which permitted larger developments up to 3
storeys. The subject proposal is 3 storey in part only.
3. A previous approval provided for 44 x 2 bedroom units
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Noosa Plan
The proposed alterations to Unit 19 will result in an additional 19m2 of gross floor area to total
120m2. The existing development currently exceeds plot ratio and gross floor area requirements
as outlined in the High Density Residential Zone Code and as such does not comply with
Performance Outcome PO8. Performance Outcome PO8 requires that plot ratio does not exceed
0.65:1.
The existing development currently exceeds plot ratio requirements at 0.731:1, and the proposed
change will result in a plot ratio of 0.735:1. It is considered that the change to plot ratio of 0.004 is
inconsequential and will not alter the scale of the existing development.
As the proposal does not comply with Performance Outcome PO8, consideration against the
overall outcomes of the High Density Residential Zone Code is required.
Overall Outcome Comment
a) High density residential neighbourhoods Complies – the subject site is used for a mix of
are predominately home to permanent permanent residential and short term
residents. accommodation. The proposal will not change
the current use of the site.
b) The character of high density residential Complies – the character of the multiple
neighbourhoods varies due to factors such dwelling will remain complementary to the
as proximity to beaches, the Noosa River, beachside character of the area. The proposed
centres, topography, availability of views, additions will not be perceivable from the
the established vegetated character, the external boundaries of the site.
age of development and open space
provision.
c) The distinct look and feel of existing Complies – the proposal will maintain the
residential neighbourhoods is retained, and predominant character of the area and the
development makes a positive contribution existing multiple dwelling, which has been
to the streetscape by maintaining the designed to step up the sloping hillside and is
predominant character of the area and set amongst well landscaped surrounds.
providing well designed buildings and
landscaping.
d) New uses are located, designed and N/A – the proposal does not involve a new use
managed to be compatible with surrounding
uses.
e) The intrusion of incompatible uses, or uses N/A – the proposal does not involve a
which are more appropriately compatible use
accommodated in other zones is avoided to
protect land for higher density attached
housing.
f) Multiple dwellings of various sizes and Complies – the proposal includes minor
some communal housing models, to the changes to an existing unit and will improve the
exclusion of dual occupancy and dwelling layout and usability of the unit for its occupants.
houses, are provided to meet the needs of
different households.
g) Development caters for both the current N/A – the unit will remain accessible for a range
and projected demographic, economic and of demographics
social profile of the area, including one and
two-person households, households on low
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to moderate incomes and residents with
reduced mobility.
h) Small multiple dwellings are integrated N/A – the proposal does not involve small
within the high density residential built form dwellings
to increase housing choice.
i) Home-based businesses allow residents to
N/A – the proposal does not involve a home-
operate discreet businesses which are
based business use
compatible with high density living and the
residential character and amenity of the
surrounding area.
j) Short-term visitor accommodation is
Complies – the subject site is used for a mix of
predominately provided through well-
permanent residential and short term
established resorts and holiday units.
accommodation. The proposal will not change
the current use of the site.
k) Development maintains a high level of
Complies – the proposed changes will maintain
residential amenity having regard to traffic,
a high level of residential amenity for its
noise, dust, odour, lighting and other
occupants and surrounding properties
locally specific impacts.
l) Development provides for an efficient
Complies – the proposed changes will maintain
pattern of land use and infrastructure that
an efficient pattern of land use, involving a
creates walkable and legible residential
multiple dwelling that is located within a highly
neighbourhoods that integrate with active
walkable and well-connected area.
transport networks and are well connected
to activity centres, employment nodes,
open space and recreational areas,
community facilities and educational
opportunities.
m) Development is supported by appropriate
Complies – the multiple dwelling is serviced by
infrastructure and essential services and
all essential urban infrastructure and services.
does not adversely impact on the
continued operation, viability and
maintenance of existing infrastructure or
compromise future provision of planned
infrastructure.
n) Development responds to land constraints
Complies – the proposed change is within the
including topography, bushfire and flood.
plan area of an existing unit and adequately
responds to land constraints.
o) Natural features such as creeks, gullies,
Complies – the proposed change will have no
waterways, wetlands, vegetation and
impacts on natural features including creeks,
bushland are retained and protected from
gullies, waterways, wetlands, vegetation and
the impacts of development and any
bushland.
unavoidable impacts are minimised
through location, design, operation and
management requirements.
p) Native vegetation between buildings and in
Complies – the development will maintain
the public realm enhances the amenity and
native vegetation throughout the site.
supports local wildlife.
A site inspection confirmed that the proposed alterations will not be visible from the street or from
neighbouring units. The portion of the balcony to be enclosed sits underneath the unit above and
as such will not be visible to units that sit above. It is considered that the increase in gross floor
area will not impact on the visual or acoustic amenity of neighbouring units or properties and will
not impact on the streetscape of the area.
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Figure 8 – View from Hastings Street to Subject Site
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Figure 9 – View from Morwong Drive to Subject Site
The proposed alterations to unit 19 are supported.
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 63(5) of the Planning Act 2016.
RECOMMENDATION
With regard to Application No. 51987.2949.6, to make a minor change to an existing approval for
Multiple Dwellings (24 Units) situated at Number 1 19/1 Morwong Dr Noosa Heads Qld 4567
described as Lot 19 BUP 9411, Council on 2 May 2023 decided to:
A. Approve the change.
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B. Amend condition 56 to read as follows:
56. Development authorised by this approval must be undertaken generally in accordance with
the Approved Plans. The approved plans are listed in the following table and may be
amended by these conditions and annotations on the plans:
Plan No. Rev Plan Name Date
Minor Change Application to Existing
D-02426-04-A - Development Approval TPC1920, prepared by 21/12/2022
Martoo Consulting (as annotated by Council)
D-02426-05-A Minor Change Application to Existing
- Development Approval TPC1920, prepared by 21/12/2022
Martoo Consulting (as annotated by Council)
D-02426-06-A Minor Change Application to Existing
- Development Approval TPC1920, prepared by 21/12/2022
Martoo Consulting (as annotated by Council)
CD.3 - Proposed Floor Plan, prepared by Design to Detail 12/08/2022
CD.5 - Proposed Section, prepared by Design to Detail 12/08/2022
C. Include the following additional condition:
59. The terrace of Unit 19 is to remain unenclosed and is not to be further reduced in size other
than that approved by 51987.2949.6.
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