Council archive · source document
NSC_Minor Change_Cover Letter_20260624 · 132005.1133.17
BRISBANE | SUNSHINE COAST | CENTRAL QLD
KON-TIKI BUSINESS CENTRE
TOWER 1, LEVEL 2, SUITE T1.209,
55 PLAZA PARADE, MAROOCHYDORE QLD 4558
JFP URBAN CONSULTANTS PTY LTD ABN 79 050 414 045
24 June 2026
Job Ref: M2652/F
Noosa Council
By Email: <[email protected]>
<[email protected]>
Att: Patrick Murphy – Manager – Development Assessment
Re: Change Application (‘Minor Change’) – Development Approval for Material Change of Use – 140 Multiple
Dwelling Units and Associated Facilities – Shop, Restaurant, Multi-Function Room and Gym over land at 75 Resort
Drive, Noosa Heads (Precinct F), formerly described as Lots 6 & 7 on SP178340, originally described as Lot 3 on
SP221524) and currently described as per section 2.3 below - Council Ref: 132005.1133.15
Dear Patrick,
On behalf of our client, Avocet Holdings Pty Ltd and McCready Property Holdings Pty Ltd, we hereby request a Change
to Development Approval (“minor change”) under section 78 of the Planning Act 2016 (PA2016) in relation to the
above development approval granted by Council on 1 November 2011 by Negotiated Decision Notice (ref:
132005.1133 dated 5 November, 2011) and most recently modified on 22 November, 2021 (ref: 132005.1133.15).
This correspondence provides details of the site and approval history and a description of the proposed changes to
the approved drawings and conditions. It includes an assessment of the proposed changes against the relevant
requirements of PA2016 and the Development Assessment Rules including an assessment that the proposed change
represents a minor change and does not constitute “substantially different development”.
1.0 SITE / APPROVAL HISTORY
The site forms Precinct F of the Noosa Springs residential community. Master planning for the Noosa Springs locality
was undertaken in the 1990s, with the majority of the area now developed for residential and golf course purposes,
with associated recreational and community facilities. The subject site and adjoining land to the south (Precinct E2 -
formerly Lot 6 on SP178340) form the eastern extremity of the Noosa Springs locality and were historically used for
sand quarrying purposes.
Precinct F is subject to an existing development approval for Multiple Dwelling comprising 140 Dwelling Units and
Associated Facilities (Shop, Restaurant, Multi-Function Room and Gym). This approval has been the subject of a
number of amendments, with the most recent modification to the approval granted by Council on 22 November
2021 (refer 132005.1133.15).
See the original
The page text is free to read. Viewing or downloading an original file needs an account.
Log in to see the originalFull text of the other 13 pages
Page 2
There is a separate development approval over the adjacent Precinct E2 for a Multiple Dwelling (Type 4 Conventional
– 39 Units & 1 Manager’s Unit) in accordance with recent modification approval issued by Council on 22 March 2022
Council Ref: MCU15/0109.04.
Precinct E2 and F have been developed in an integrated manner to allow for internal road and pathway connections
between the two sites. We note that the reconfiguration of a lot (to facilitate the creation of up to 26 balance lots)
approval issued by Council further reinforces the staged and integrated manner within which these development
approvals are being delivered.
The change application has been prepared in response to a Show Cause Notice RM25/21318. It is a minor change
that involves conversion of common property from ancillary staff “tearoom” and a storage room to residential
functions, consistent with the overall development approval for multiple dwellings.
Section 79(2) of the Planning Act 2016 requires a change application to be accompanied by the landowner’s consent,
unless (among other things) the site is “excluded premises”. Relevantly, excluded premises is defined under the Act
at subparagraph (b) to mean:
i. … or
ii. the responsible entity or assessment manager considers the application does not materially affect the
premises and that, given the nature of the change, the owner of the premises has unreasonably withheld
consent; or…
On about 6 May 2026, the applicant requested an Extraordinary General Meeting (EGM) of the Body Corporate for
the Parkridge Green Noosa North Community Title Scheme (CTS), being the owner of the Common Property, to
consider and vote on a motion to provide landowner consent to the lodgement of the change application. On 19
May, the Body Corporate requested additional detailed information, including approved building plans, engineering
reports, waterproofing certificates, occupancy approvals, leasing records, and any council correspondence. Our
client provided all requested information on the same day.
Despite repeated attempts, the Body Corporate has refused to respond to the request for an EGM.
The proposed change, as described below, is considered minor amendment to the approved development and does
not have any material impact on amenity, carparking provision or bulk and scale of the built form.
In such circumstances, the site is considered “excluded premises” because the application does not materially affect
the premises and the owner has unreasonably withheld its consent. As a result, consent of the owner, the Body
Corporate for the Parkridge Green Noosa North CTS is not required.
2.0 DESCRIPTION OF PROPOSED CHANGES
The proposal involves changes to the use of Common Property within the basement of Block 14 of the Parkridge
Noosa development, which has been constructed. The affected land is described as Lot 0 on SP300918 of the
Parkridge Green Noosa North CTS.
An extract of the approved plan is provided below:
JFP Ref: M2652/F Page 2
Page 3
The changes are illustrated on the architect plans extracted below and included in Appendix A. JFP Ref: M2652/F Page 3
Page 4
The changes are described below:
a) Conversion of the Staff Tearoom, which is currently Common Property allocated to Unit 1401 as Exclusive
Use Area (EUA), to one additional 1 bedroom apartment within the existing basement level of Block 14.
The Tearoom was previously used for Parkridge ground staff “smoko” room but Parkridge Management
became aware that some residents were concerned about amenity impacts resulting from this quasi-
commercial use. As a result, Altum relocated the Parkridge grounds staff out of the tearoom to the
Maintenance Shed building in the southern part of the site, within Precinct E2. The maintenance shed was
originally approved via a minor change approval (MCU15/0109.01) on 15 February 2018 and further
modified to include a manager’s residence via a minor change approval (MCU15/0109.04) on 17 March 2022.
From late 2020, Altum repurposed the former tearoom as staff accommodation initially for Altum’s
Development Manager / Manager of Parkridge Management and subsequently for the then Manager of Alba
Restaurant before it ceased trading at Parkridge. The tearoom space has more recently been leased to a
tenant for residential purposes, which has resulted in a Show Cause notice being issued by Council (ref:
RM25/21318).
The tearoom is no longer required for Parkridge staff purposes and it is therefore proposed to use the space
for residential purposes, resulting in 1 additional dwelling unit.
The amended architectural plan is included in Appendix A.
Our client’s building certifier has provided a letter that confirms that the tearoom area can be used for
residential purposes. Refer Appendix B.
We note that our client had previously prepared a change application for the tearoom conversion in 2022
but this was not lodged as the Body Corporate, via an EGM in May 2021, defeated a motion to create an
additional lot. This current change application has now been prepared to seek approval for the additional
unit to address the Show Cause notice.
b) Conversion of the “store room”, which is currently Common Property allocated to Unit 1402 as Exclusive Use
area (EUA) to an additional bedroom for unit 1402, resulting in a 3 bedroom unit.
The storeroom has been repurposed as an additional bedroom (circa 16m² for unit 1402 to provide the
existing residents with more space for the household. The storeroom is no longer required as these functions
are now contained within the Parkridge Maintenance Shed. The building was completed in 2022.
The amended architectural plan is included in Appendix A. As illustrated on the architectural plan, the
additional bedroom has a window that overlooks the courtyard and is accessed from unit 1402’s terrace.
Our client’s building certifier has provided a letter that confirms that the store room can be used for
residential purposes. Refer Appendix B.
JFP Ref: M2652/F Page 4
Page 5
Comments
The proposed changes do not alter the existing footprint of Block 14 and therefore do not change site cover.
The conversion of the tearoom to residential purposes does not result in any change in Gross Floor Area (GFA), Site
Cover or Plot Ratio. The new unit 1403 has been provided with a courtyard area (20m2) for Private open space.
Conversion of the storeroom to residential use does not result in any increase in GFA as the storeroom was included
in the GFA calculations, as reflected on the notes to the GFA summary on architect plan 7038-DA01 (refer Appendix
A).
The proposed changes only increase the population density by 2.6 persons. The density of the development is
compatible with the surrounding development. We note that the current Noosa Plan 2020 no longer has criteria
relating to population density factor.
Block 14 car parking arrangements already exceed the required car parking numbers. Proposed new Unit 1403 will
be provided with one exclusive use space currently allocated to Unit 1402. Therefore, no additional car parking is
required as a result of the change.
The change, considered in context with the original approval and subsequent modifications which have been
assessed against the Transitional Planning Scheme 1997, Noosa Plan 2006 and Noosa Plan 2020, is consistent with
the relevant assessment benchmarks.
To facilitate the proposed change, we request amendments to the approval including condition 2, condition 64 and
Advisory Note 1. The changes are described below.
2.1 Change to Description of Development
It is proposed to change the description of the development to include an additional 1 bedroom dwelling unit which
is proposed as part of this minor change request. The new description of the development will be as follows:-
Material Change of Use – 141 Multiple Dwelling Units and Associated Facilities – Shop, Restaurant, Multi-
Function Room and Gym
2.2 Changes to Conditions
The following conditions will require updating/amending. Please note, requested additions to conditions are notated
in bold text and deletions notated by way of strikethrough:
Condition 2
Request: It is requested that condition 2 Plans of Approval list is updated to reflect the minor changes to the plans
and to include the latest Architectural Package (as enclosed in Appendix A) and remove the superseded Architectural
Plans, as follows:
JFP Ref: M2652/F Page 5
Page 6
Plan No. Rev. Plan/Document Name Date
7038-DA01 25 Masterplan Noosa Springs Resort prepared by Blackburne 22-07-21
28 Jackson Design 28-04-26
7038-DA03 14 Car Parking/Basement prepared by Blackburne Jackson 20.11-18
17 Design 28-04-26
7038-DA04 38 Ground Floor prepared by Blackburne Jackson Design 08-10-2018
40 28-04-26
7038-DA17 05 Indicative Apartment Layouts prepared by Blackburne 10-08-2018
08 Jackson Design 28-04-26
7038-DA40 04 Block 14 – Elevations prepared by Blackburne Jackson 05-02-19
06 Design 28-04-26
7038-DA110 04 Block 14 – Sections prepared by Blackburne Jackson 05-02-19
06 Design 28-04-26
7038-DA111 04 Block 14 – Sections prepared by Blackburne Jackson 05-02-19
06 Design 28-04-26
7105-A02-01 L Block 14 Basement – Floor Plan prepared by Blackburne 03-02-20
N Jackson Design 05-05-26
Condition 64
Request: The total headworks contribution amount for CTS 800 will require updating to reflect the changes to the
breakdowns of the land use categories and applicable credits for infrastructure charges already paid for the tearoom,
storeroom and 2 bedroom dwelling.
It is understood that Council will update the AICN in accordance with s119 of the Planning Act 2016 to reflect the
minor changes to CTS 800 including applicable credits.
Advisory Note 1
Request: Please update Advisory Note 1 to reflect the revised breakdown of use categories for Stage CTS 800 as
highlighted and outlined below: -
1. The applicant is advised that this “Change to an Existing Approval” dated 18 October 2019 [PLEASE
UPDATE] will result in amendments to the development contributions and infrastructure charges for
the amended development based on the following Uses Class/Uses and applicable quantities:
Extract Stage CTS800 below:
Existing Development Approved Development
Stage No. Existing Use
Existing Quantity Approved Use Class / Use Approved Quantity
Class / Use
1 x 1 bedroom unit
Multiple Housing – Type 4 – 2 1 x 2 bedroom units
Conventional 12 13 x 3+ bedroom
Stage CTS 800 N/a N/a
Commercial Business – Type 1 – units
Office (Staff Tea Room) 67m²
JFP Ref: M2652/F Page 6
Page 7
3.0 CURRRENT LOT ON PLAN DESCRIPTIONS
The original Precinct F has now been amalgamated with Precinct E2 (formerly Lot 6 on SP178340) and Principal and
Subsidiary Community Title Schemes have now been registered over the site. The original Precinct F (formerly Lot 7
on SP178340) is now made up of the following Lot on Plan descriptions: -
▪ Common Property of Parkridge Noosa Principal Community Titles Scheme 52856 (Lot 0 on SP290680) –
CMS52856
▪ Common Property of Parkridge Villas Noosa Community Titles Scheme 52857 (Lot 0 on SP290691) –
CMS52857
▪ Lots 701 to 704 on SP290691 (Precinct F) – Block 7
▪ Lots 801 to 804 on SP290691 (Precinct F) – Block 8
▪ Lots 901 to 904 on SP290691 (Precinct F) – Block 9
▪ Lots 1001 to 1002 on SP290692 (Precinct E2) – Block 10
▪ Lots 1101 to 1103 on SP290692 (Precinct E2) – Block 11
▪ Lots 1201 to 1202 on SP290692 (Precinct E2) – Block 12
▪ Common Property for Parkridge Green Noosa South Community Titles Scheme (Lot 0 on SP290696) –
CMS53086
▪ Lots 211 to 215 on SP290696 – (Precinct F) – Block 2
▪ Lots 221 to 225 on SP290696 – (Precinct F) – Block 2
▪ Lots 231 to 233 on SP290696 – (Precinct F) – Block 2
▪ Common Property for Parkridge Residences Noosa North Community Titles Scheme (Lot 0 on SP290693) –
CMS53137
▪ Lots 311 to 314 on SP290693 – (Precinct F) – Block 3
▪ Lots 321 to 324 on SP290693 – (Precinct F) – Block 3
▪ Lots 331 to 333 on SP290693 – (Precinct F) – Block 3
▪ Lots 411 to 413 on SP290698 – (Precinct F) – Block 4
▪ Lots 421 to 423 on SP290698 – (Precinct F) – Block 4
▪ Lots 431 to 433 on SP290698 – (Precinct F) – Block 4
▪ Common Property for Parkridge Residences Noosa South Community Titles Scheme (Lot 0 on SP290697) –
CMS53287
▪ Lots 511 to 515 on SP290697 – (Precinct F) – Block 5
▪ Lots 521 to 525 on SP290697 – (Precinct F) – Block 5
▪ Lots 531 to 535 on SP290697 – (Precinct F) – Block 5
▪ Lots 611 to 615 on SP290702 – (Precinct F) – Block 6
▪ Lots 621 to 625 on SP290702 – (Precinct F) – Block 6
▪ Lots 631 to 633 on SP290702 – (Precinct F) – Block 6
▪ Common Property for Parkridge Green Noosa North Community Titles Scheme (Lot 0 on SP300918) –
CMS53554
▪ Lots 1401 to 1402 on SP300918 - (Precinct F) – Block 14
▪ Lots 1411 to 1417 on SP300918 - (Precinct F) – Block 14
▪ Lots 1421 to 1425 on SP300918 - (Precinct F) – Block 14
JFP Ref: M2652/F Page 7
Page 8
▪ Common Property for Parkridge Terrace Noosa Community Title Scheme (Lot 0 on SP290704) – CMS53605
▪ Lot 1511 to 1514 on SP290690 – (Precinct F) – Block 15
▪ Lot 1521 to 1524 on SP290690 – (Precinct F) – Block 15
▪ Lot 1531 to 1533 on SP290690 – (Precinct F) – Block 15
▪ Lot 1611 to 1614 on SP290694 – (Precinct F) – Block 16
▪ Lot 1621 to 1624 on SP290694 – (Precinct F) – Block 16
▪ Lot 1631 to 1633 on SP290694 – (Precinct F) – Block 16
▪ Lot 1711 to 1713 on SP290704 – (Precinct F) – Block 17
▪ Lot 1721 to 1723 on SP290704 – (Precinct F) – Block 17
▪ Lot 1731 to 1733 on SP290704 – (Precinct F) – Block 17
▪ Common Property for Parkridge Social Club Noosa Community Title Scheme (Lot 0 on SP290703) –
CMS54176
▪ Lots 101 to 105 on SP290703 – (Precinct F) – Facilities Building
▪ Lot 106 on SP290689 – (Precinct E2) – Maintenance Shed / Managers Residence.
▪ Common property for Parkridge Terrace Homes Noosa Community Title Scheme (Lot 0 on SP300919) –
CMS54629
▪ Lot 1801 to Lot 1802 on SP290705 – (Precinct F) – Block 18
▪ Lot 1901 to Lot 1902 on SP300919 – (Precinct F) – Block 19
▪ Lot 2001 to 2003 on SP300920 – (Precinct F) – Block 20
▪ Lot 2101 to 2102 on SP300921– (Precinct F) – Block 21
▪ Common Property for Parkridge Hill Noosa Community Titles Scheme (Lot 0 on SP305563) – CMS54724
▪ Lot 2211 to 2215 on SP305560 – (Precinct F) – Block 22
▪ Lot 2221 to 2225 on SP305560 – (Precinct F) – Block 22
▪ Lot 2231 to 2233 on SP305560 – (Precinct F) – Block 22
▪ Lots 2311 to 2315 on SP305561 – (Precinct E2) – Block 23
▪ Lots 2321 to 2325 on SP305561 – (Precinct E2) – Block 23
▪ Lots 2411 to 2415 on SP305562 – (Precinct E2) – Block 24
▪ Lots 2421 to 2425 on SP305562 – (Precinct E2) – Block 24
▪ Lots 2511 to 2516 on SP305563 – (Precinct E2) – Block 25
▪ Lots 2521 to 2526 on SP305563 – (Precinct E2) – Block 25
4.0 ASSESSMENT AGAINST PROVISIONS OF PLANNING ACT 2016
Further to the provisions of s78 (1) of the PA2016, and in accordance with Schedule 2 of the PA2016, a “minor
change” is defined as follows: -
minor change means a change that—
(b) for a development approval—
(i) would not result in substantially different development; and
(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
JFP Ref: M2652/F Page 8
Page 9
(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
(E) public notification if public notification was not required for the development
application.
With regard to the above, we can confirm that the proposed changes constitute a “minor change”. In this regard,
the following comments are provided:
▪ The proposed changes will not result in a substantially different development (refer Section 4.1 below for
further discussion).
▪ If the application for the proposal were remade including the change, it would not:
o Facilitate the introduction of prohibited forms of development;
o Require referral to additional referral agencies. We note that the original application was referred
to the Department of Natural Resources and Mines for matters pertaining to Acid Sulfate Soils
(Advice) and Clearing of Vegetation (Concurrence);
o Vary the level of assessment, recognising that the original application was subject to impact
assessment.
On the basis of the above, we consider that this application meets the definition of a minor change.
4.1 Assessment of Substantially Different Development
Schedule 1: Substantially different development of the Development Assessment Rules (Version 1.3 dated 11
September 2020) provides guidance on determining if a proposed change to a development approval results in a
substantially different development.
Although it depends on the individual circumstances of the development, the Development Assessment Rules
provides a list of changes that may result in substantially different development. These criteria are provided below,
along with an assessment of how the proposal meets each requirement.
1. The proposed changes do not involve a new use.
Comment: There are no new uses proposed that would create different or additional impacts.
2. The proposed changes do not result in the application applying to a new parcel of land.
Comment: The proposed minor change applies to the same parcel of land as the current development
approval.
JFP Ref: M2652/F Page 9
Page 10
3. The proposed changes do not dramatically change the built form in terms of scale, bulk and appearance.
Comment: The proposed changes do not dramatically change the built form, as there is no change to the
proposed GFA of the existing Block 14. The proposed conversion of tearoom and storeroom spaces to
residential use does not change the built form in terms of scale, bulk and appearance.
4. The proposed changes do not change the ability of the proposal to operate as intended.
Comment: The proposed changes will not affect the ability of the proposal to operate as intended i.e. as
an integrated residential community.
5. The proposed changes do not remove a component that is integral to the operation of the development.
Comment: The proposed changes do not seek to remove any components that are integral to the operation
of the development. The tearoom provided an ancillary function that is not critical to the operation of the
development as a primarily residential development with some mixed use components.
6. The proposed changes do not significantly impact on traffic flow and the transport network, such as
increasing traffic to the site.
Comment: As demonstrated in the response to point 1. above, the proposed changes will not generate
impacts on traffic flow or the existing road network beyond what was already anticipated under the existing
development approval.
7. The proposed changes do not introduce new impacts or increase the severity of known impacts.
Comment: The proposed changes do not introduce any new impacts or increase any known impacts in
relation to environmental values, bushfire hazard or landslide risk nor visual impacts beyond that which were
anticipated and addressed under the existing development approval.
8. The proposed changes do not remove an incentive or offset component that would have balanced a negative
impact of the development.
Comment: The approved development did not involve any incentives or offsets.
9. The proposed changes do not impact on infrastructure provision, location or demand.
Comment: As demonstrated in the response to point 1. above, the proposed changes are not anticipated as
having any increased demand on infrastructure as provisioned in the existing approval.
3.0 CONCLUSION
The proposed changes to Precinct F, Noosa Springs are considered to meet the test of “minor change” under the
Planning Act 2016 and will not result in substantially different development to the existing approval.
JFP Ref: M2652/F Page 10
Page 11
We would welcome the opportunity to meet with Council to further discuss the proposed changes if necessary.
Should you require any further information or wish to arrange a meeting, please contact our office on (07) 3012
0100.
Yours faithfully,
ALLISON DRABSCH
Senior Urban Planner
JFP URBAN CONSULTANTS PTY LTD
Encl:
▪ Appendix A – Amended Architectural Plans prepared by Blackburne Jackson
▪ Appendix B – Building certifier letter
cc: Altum Constructions
JFP Ref: M2652/F Page 11
Page 12
APPENDICES JFP Ref: M2652/F Page 12 [OCR of page images] URBANCONSULTANTS APPENDICES JFP Ref: M2652/F Page 12
Page 13
APPENDIX A – AMENDED ARCHITECTURAL PLANS JFP Ref: M2652/F Page 13 [OCR of page images] | VFCP HAMANN URBANCONSULTANTS APPENDIX A— AMENDED ARCHITECTURAL PLANS JFP Ref: M2652/F Page 13
Page 14
APPENDIX B – BUILDING CERTIFIER LETTER JFP Ref: M2652/F Page 14 [OCR of page images] URBANCONSULTANTS APPENDIX B — BUILDING CERTIFIER LETTER JFP Ref: M2652/F Page 14
Used in these records
NSC_Minor Change_Cover Letter_20260624.pdfRelated documentApplication case desk ↗
About this file
- File size
- 914 KB (small file)
- File type
No other editions are linked here.