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Delegate Report - 3 Gibson Road, Noosaville - Minor Change (As Published)
APPLICATION FOR A MINOR CHANGE TO A DEVELOPMENT APPROVAL
Author Ben Micallef, Coordinator Planning
Development Assessment
APPLICATION DETAILS
Application No. 51996.1942.01
Development Approval Permitted Development for Showrooms
Applicant Black & More
Request Received On 2 April 2026
Report Reviewed By Andrew Gaffney - 26/05/2026
Decision Due Date 26 May 2026
PROPERTY DETAILS
Property Address Showrooms 1-3 Gibson Rd Noosaville Qld 4566
RP Description BUP 105742
Land Area 1,756sqm
Existing Use of Land Commercial Showrooms/Retail
STATUTORY DETAILS
SEQRP Designation Urban Footprint
Zone District Centre
Precinct Not applicable
Local Area Plan Noosaville Local Area Plan
Overlays N/A
Assessment Type Minor Change to Development Approval /Town Planning
Consent Permit
1. PROPOSAL
The applicant seeks approval for a minor change to an existing development approval for the
provision of showrooms at 3 Gibson Road, Noosaville.
The proposed changes are minor in nature, regarding an adjustment to the line marking and
signage within the existing carpark. This application has been lodged in conjunction with an
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Operational Works application to facilitate an additional crossover to Gibson Road service road
and one-way access point through the car park.
The proposal and supporting OPW application (OPW26/0049) essentially seek to provide for an
alternative vehicle access point west of the existing, single access point to the Gibson Road that
currently allows for full vehicle circulation (left in/right in, left out/right out) within immediate
proximity to the Gibson Road/Gibson Road service lane roundabout – generating potential traffic
conflicts. Further, there is limited scope to widen the existing two-way crossover due to proximity
to a Unit Water asset to the south and the service lane roundabout to the north – meaning the only
viable option to improve vehicle circulation is an additional crossover to the south as proposed.
The proposal seeks to address these conflicts by directing internal traffic southward towards the
newly proposed crossover, with the existing internal carriageway intended to be one-way only,
resulting in all traffic exiting the site from the newly proposed southern crossover.
The proposal does not result in the loss of any significant trees, with the provision of a 5 metre-
wide crossover requiring the removal of some low-rise hedging and trimming of two proximate trees
to ensure adequate sight lines are provided, the vegetation impacts is shown in Figure 4.
The locality and proposal plan are included below.
Figure 1 – Locality
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Figure 2 – Site Plan showing existing traffic conditions
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Figure 3 – Proposed Layout Plan
Figure 4 – View from internal accessway facing indicative location of new crossover at end of aisle
Details of the proposed alterations as specified by the applicant include:
• Convert the existing carpark for Lot 0 BUM105742 to one way only, with entry only from the
current shared driveway, exit via a new driveway and crossover
o Vehicle movements to be controlled by the addition of signage and line marking,
as a minimum design per MUTCD/AS1742 and AS2890.
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• Install a new driveway and commercial access crossover to Gibson Road at the end of the
current blind aisle.
o Crossover to be provided per NC Std Drg RS-051, Type B
o Driveway width to be 5.0m, as exit only.
o Vehicle swept path checks have been undertaken for vehicles exiting this
driveway to Gibson Road. Swept paths per Austroads Turning Path Guidelines
and AS2890.1.
2. BACKGROUND
A development approval for the use and development of the land for Retail Showrooms was issued
on 7 May 1996 under approval 3B-452.
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
• Noosa Plan 2020 (26 September 2025).
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 the proposal does
not:
o involve a new use; or
o result in the application applying to a new parcel of land; or
o dramatically change the built form in terms of scale, bulk and appearance; or
o change the ability of the proposed development to operate as intended; or
o remove a component that is integral to the operation of the development; or
o introduce new impacts or increase the severity of known impacts; or
o remove an incentive or offset component that would have balanced a negative impact
of the development; or
o impact on infrastructure provisions.
• 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 original application was lodged and assessed under the now superseded Noosa Planning
Scheme. 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:
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• District Centre Zone Code;
• Noosaville Local Plan Code;
• Driveways and Works Codes;
Based on the scope of the changes
Existing Condition 1
Submission to and approval by Council of building plans in accordance with the Building Act,
Council’s By-Laws and Policies, the conditions of this approval and substantially in accordance
with plans including the site plan and elevations drawn by Cameron, Chisholm and Nicol dated
March 1996 and the Shire of Noosa Planning Scheme apart from where amendments are required
or dispensations have been granted in conjunction with this approval.
Applicant’s Request
The applicant has identified concerns with the operation of the existing car parking and traffic
movement within the site. Working through potential improvements to the internal layout and traffic
arrangement, based on the proximity of the existing crossover to the Gibson Road/Gibson Road
service lane intersection and presence of Unity Water infrastructure south of the existing crossover
it’s been considered inappropriate to widen the existing crossover.
The issues the applicant has identified with the existing car parking arrangement include:
• The entry/exit point to the carpark requires a very tight turning circle to get to the shared
driveway and Gibson Road.
• Due to the blind aisle nature of the carpark, vehicle movements are limited when there is a
need to turn around (eg in the event of no carparks being available and having to turn
around to exit the carpark).
• Vehicles exiting the carpark to the Gibson Road crossover must take a wide turning circle
to negotiate the tight, short distance between driveway and crossover, and to avoid
bollards protecting existing aboveground Unitywater infrastructure located immediately to
the left. This results in vehicles pushing towards the centre of the aisle, which blocks entry
to the carpark.
• This often also results in the same vehicle requiring additional width at the access
crossover, blocking entry to the driveway from Gibson Road.
• Vehicles trying to exit individual parking spaces in the meantime are often forced to wait
until the aisle is cleared.
• Vehicles waiting to utilise parking spaces that are about to be vacated are also forced to
queue, for the same reason.
The submitted plans, specifically plan 8548-003 - Existing Carpark Operation Issues prepared by
Black & More dated 7 February 2026 articulates the issues with the existing layout.
This minor change approval regards the works internal to the site and their relationship to the
original approval for the use/development of the land for showrooms. The out of site works are
captured in OPW26/0049, lodged concurrent to this approval.
With regard to the original approval it is noted that the proposal:
- Does not result in the net loss of any car parking spaces;
- Does not result in the removal of substantial vegetation, as shown in Figure 4.
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Accordingly, the proposal is considered acceptable and will improve existing access
arrangements internal and external to the subject site.
Council’s Development Engineering Department have reviewed the proposal and have provided
support, subject to conditions that will be contained within the concurrent Operational Works
planning permit.
Assessment of Request
The applicant has requested changes to the carpark area only.
Based on the wording of condition 1 above, the nature of the proposed changes – being limited to
the layout of the car park and the plans submitted solely relating to the car park layout and line
marking with no alterations to any of the structures or buildings on site it is proposed to include a
new condition 23 capturing the changes in lieu or amending the existing condition 1.
To action these changes and incorporate them into the existing development approval it is
proposed to include the following condition to the planning permit:
23. Alterations to the car park, undertaken in accordance with this approval must
generally comply with the approved plans of development. These approved plans are
listed in the following table unless otherwise amended by these conditions:
Plan No. Rev. Plan/Document Name Date
8548-001 A Cover Sheet/Locality Plan and 1 April 2026
Drawing Schedule prepared by Black
& More
8548-002 A Construction Specification prepared 7 February 2026
by Black & More
8548-003 B Existing Carpark Operation Issues 7 February 2026
prepared by Black & More
8548-004 B Layout Plan and Typical Section 1 April 2026
prepared by Black & More
8548-005 B Vehicle Swept Paths prepared by 7 February 2026
Black & More
8548-006 A Concrete Details prepared by Black 1 April 2026
& More
Recommendation
It is recommended that Condition 23 be added to the planning permit:
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Approved plans - May 2026 (Application No. 51996.1942.01)
23. Alterations to the car park, undertaken in accordance with this approval must generally
comply with the approved plans of development. These approved plans are listed in the
following table unless otherwise amended by these conditions:
Plan No. Rev. Plan/Document Name Date
8548-001 A Cover Sheet/Locality Plan and Drawing 1 April 2026
Schedule prepared by Black & More
8548-002 A Construction Specification prepared by 7 February 2026
Black & More
8548-003 B Existing Carpark Operation Issues 7 February 2026
prepared by Black & More
8548-004 B Layout Plan and Typical Section 1 April 2026
prepared by Black & More
8548-005 B Vehicle Swept Paths prepared by Black 7 February 2026
& More
8548-006 A Concrete Details prepared by Black & 1 April 2026
More
4. CONSULTATION
4.1. Referral Agencies
4.2. Internal Council Referrals
The application was forwarded to the following internal Council officers for review and/or comment:
• Development Engineering
Council’s Development Engineering Department have reviewed the proposal and have provided
support, subject to conditions that will be contained within the concurrent Operational Works
planning permit.
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. 51996.1942.01 to make a minor change to an existing approval for
Use/Development of land for Showrooms 3B-452 situated at Noosa's Mary Gibson Showrooms 1
3 Gibson Rd Noosaville Qld 4566 and described as BUP 105742, Council on 26 May 2026 decided
to:
A. Approve the change; and
B. Include the following additional condition:
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Approved plans - May 2026 (Application No. 51996.1942.01)
23. Alterations to the car park, undertaken in accordance with this approval must generally
comply with the approved plans of development. These approved plans are listed in the
following table unless otherwise amended by these conditions:
Plan No. Rev. Plan/Document Name Date
8548-001 A Cover Sheet/Locality Plan and Drawing 1 April 2026
Schedule prepared by Black & More
8548-002 A Construction Specification prepared by 7 February 2026
Black & More
8548-003 B Existing Carpark Operation Issues 7 February 2026
prepared by Black & More
8548-004 B Layout Plan and Typical Section 1 April 2026
prepared by Black & More
8548-005 B Vehicle Swept Paths prepared by Black 7 February 2026
& More
8548-006 A Concrete Details prepared by Black & 1 April 2026
More
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