1. Minor Change Letter (Rec 27.7.26)

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1. Background
For Council’s ease of reference, the key assessment milestones to date are as follows:

   •   On 30 September 2021, the development application was submitted to
       Council;

   •   On 29 October 2021, Council issued an Information Request;

   •   On 22 December 2021, Stockwell responded to Council’s Information
       Request;

   •   Public Notification was undertaken from 7 January 2022 to 31 January
       2022 (no submissions were received); and

   •   On 9 August 2022, revised material was submitted in response to
       Council’s feedback on the proposed development.

Following ongoing feedback from Council officers, Stockwell has further amended the proposed
development to reduce the overall GFA provision to now incorporate 700m² of Showroom and
2,300m² of Office, which is entirely compliant with the Noosa Plan 2020.

In addition, Council’s remaining concerns regarding the proposed development carparking
shortfall and insufficient landscaping have been addressed. The proposed development has
incorporated a basement level and increased landscaping to provide compliant car parking and
increased landscaping rates (refer to further discussion in Section 2 below).


2. Proposed Change
The proposed key changes are summarised as follows:

   •   Total GFA reduction of 702m², from 3,702m² to 3,000m²;

       o   A reduction in showroom GFA from 2,707m² to 700m²;

       o   An increase in office GFA from 995m² to 1,600m²;

   •   Increase in parking spaces from 89 to 120, resulting in additional 31
       parking spaces for the development;

   •   Incorporation of basement carpark level and access ramp; and

   •   The proposed development landscaping area has been increased
       significantly from 444m² (4.7%) to 933m² (12%).


A comparison between the current and proposed key changes is provided in Table 1 below.

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Table 1: Comparison Table

 Development                Current Application   Minor Change        Difference
 Particulars
 Total GFA                  3,702m²               3,000m²             -702m²
 Parking                    89                    120                 +31
 Landscaping                4.7%                  12%                 +7.3%

Overall, the proposed changes are minor in nature, and the proposed development generally
retains the originally proposed layout arrangement, design and form. The proposed changes do
not dramatically change the built form in terms of scale, bulk and appearance and have been
undertaken to directly respond to Councils feedback on the proposal.

A comparison between the current and proposed plans is provided in Figures 1-4 below for
Council’s reference.

Page 4

 

 

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Figure 1: Further IR Response Ground Floor Plan

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Figure 2: Proposed Ground Floor Plan

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Figure 3: Further IR Response Level 1 Plan

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Showroom Gross Floor Area

The proposed showroom GFA has been reduced significantly and now complies with PO68 of the
Major Centre Zone Code, which limits showroom uses on Lot 2 SP322201 to a combined gross
floor area of no more than 700m².The proposed development achieves compliance with this
requirement, with the showroom GFA reduced to 700m². The proposed change aligns with the
anticipated provision of showroom uses across the Noosa Business Centre Precinct.

Furthermore, the development provides 2,300m² of office floor space, representing 76% of the
total proposed floor space, demonstrating a strong commitment to integrated commercial and
professional office-based uses and employment opportunities in accordance with PO68(a) of the
Major Centre Zone Code.

Car Parking

The proposed development introduces a basement level resulting in an increase to the overall
parking provision within the site. The additional parking areas achieve a revised total parking
rate of 120 spaces to service the proposal.

In accordance with Table 9.4.1.4 of the Driveways and Parking Code, the applicable parking rates
are one space per 50m² for Showroom and for an Office located Major Centre Zone in Noosaville,
one space per 20m² for the ground floor and one space per 30m² for the second and third floors.
Based on the proposed floor areas of 700m² (Showroom), 1,600m² (ground floor office) and 700m²
(upper floor office), the minimum parking requirement is 118 spaces. The proposed 120 spaces
therefore complies and exceeds the minimum car parking rate by 2 spaces.

A swept path analysis of the proposed car parking layout indicates that the nominated design
vehicles can access, circulate and manoeuvre within the carpark satisfactorily. Swept paths are
included in the Transport Impact Assessment (attached).

The layout of parking spaces within the site limits the provision of parking spaces at the rear of
the site to staff bays to ensure the safe and occasional manoeuvring of service vehicles. The
parking space locations ensure suitable on-site provision while enabling safe access and egress
for users.

Landscaping

The proposal has been carefully considered and refined to provide additional landscaping
throughout the development, as requested by Council. The proposed landscaping area has been
increased significantly from 444m2 (4.7%) to 933m² (12%), providing a landscaping outcome that
will enhance the visual amenity and natural landscape character of the area (refer to the
attached amended Architectural Plans and Landscape Concept Design Package).

The onsite provision of landscaping in combination with the existing landscape covenant area
results in a well landscaped site that positively contributes to the vegetated backdrop, character
and habitat values of the local area. This outcome has been achieved in balance with providing
appropriate sight lines to retail business frontages and the provision of on site parking areas to
ensure the success of future retailers and activation of the site. An amended Landscape
Concept Design Package has been prepared by Place Design Group which aligns with the
increased landscape provision.

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3. Minor Change
The proposed change to the development approval is consistent with the definition of a ‘minor
change’ under the Planning Act 2016 as outlined below.

Table 2: Minor change criteria

 In accordance with Schedule 2 of the Planning            Response
 Act 2016, a minor change means, where for a
 development approval, a change that:
 (i) would not result in substantially different          The proposed change does not result in
 development; and                                         substantially different development. A detailed
                                                          assessment is provided in Table 2.
 (ii) if a development application for the                The proposed change does not result in elements
 development, including the change, were made             of prohibited development being introduced to
 when the change application is made would not            the application.
 cause—
       (A) the inclusion of prohibited development in
       the application; or

     (B) referral to a referral agency, other than to     The change does not involve referral to extra
     the chief executive, if there were no referral       referral agencies, other than to the Chief
     agencies for the development application; or         Executive.

     (C) referral to extra referral agencies, other       Referral would not be triggered by this change
     than to the chief executive; or                      application other than to the chief executive.

     (D) a referral agency, in assessing the              The changes would not result in a referral agency
     application under section 55, to assess the          assessing the application against or having
     application against, or have regard to, a            regard to new matters.
     matter, other than a matter the referral agency
     must have assessed the application against, or
     had regard to, when the application was made;
     or

     (E) public notification if public notification was   The application was originally impact assessable
     not required for the development application.        and undertook the necessary public notification.


Table 3: Substantially different development criteria

 In accordance with Schedule 1 of the                     Response:
 Development Assessment rules, a change may
 be considered to result in substantially different
 development if any of the following apply to the
 change:
 (a) involves a new use; or                               The proposed change does not introduce a new
                                                          use.
 (b) results in the application applying to a new         The proposed change does not introduce a new
 parcel of land; or                                       parcel of land.
 (c) dramatically changes the built form in terms of      The proposed development largely maintains the
 scale, bulk and appearance; or                           original layout and does not dramatically change
                                                          the bulk or form of the building. The changes
                                                          made to GFA, carparking and landscaping
                                                          provision are in response to Councils feedback on
                                                          the proposal and align with the Planning Scheme
                                                          intent for the area.

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 (d) changes the ability of the proposed               The proposed change does not prevent the
 development to operate as intended; or                development operating as intended.
 (e) removes a component that is integral to the       The proposed change does not remove a
 operation of the development; or                      component that is integral to the operation of the
                                                       development.
 (f) significantly impacts on traffic flow and the     The proposed change is not anticipated to impact
 transport network, such as increasing traffic to      traffic flow or the ability to access the site. Refer
 the site; or                                          to the Transport Impact Assessment Letter,
                                                       prepared by Rytenskild Traffic Engineering.
 (g) introduces new impacts or increase the severity   The amendments will not result in any new
 of known impacts; or                                  impacts or increase the severity of known
                                                       impacts.
 (h) removes an incentive or offset component that     No offset or incentive is removed as part of the
 would have balanced a negative impact of the          change.
 development; or
 (i) impacts on infrastructure provisions.             The change does not affect the infrastructure
                                                       provisions on the site.



4. Supporting information
In support of this change, the following documents are provided:
    •   Amended Architectural Plans, prepared by MK Architecture

    •   Amended Landscape Concept Design Package, prepared by Place
        Design Group

    •   Transport Impact Assessment, prepared by Rytenskild Traffic
        Engineering


5. Conclusion
For the reasons outlined in this letter, the proposed changes constitute a minor change in
accordance with the Planning Act 2016 and proposed development should be approved by
Council, subject to reasonable and relevant conditions.

Thank you for considering the requested change to the abovementioned development
application currently under assessment by Council. Should you have any queries regarding this
matter, please do not hesitate to contact the below undersigned. We look forward Council’s
prompt assessment of the application and favourable determination.

Sincerely,




Paul Belesis
Development Planner
Stockwell