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Cover Letter - Minor Change Application
Date: 24 November 25 The Chief Executive Officer Noosa Shire Council, PO BOX 141 Tewantin QLD 4565 Via Email ([email protected]) RE: Request for Minor Change to Development Approval (MCU23/0058) relating to a Material Change of Use - Club, Indoor Sport and Recreation, Outdoor Sport and Recreation at Cooroy Sportsground located at 35 & 57 Mary River Road and 0 & 66 Garnet Street, Cooroy described as Lot 204 MCH 976, Lot 157 MCH 4833, Lot 229 SP 246604, Lot 1SP 246688 Dear Sir/Madam, In accordance with section 78 of the Planning Act 2016, please find enclosed a request for a Minor Change to the Development Approval (MCU23/0058) at the abovementioned property. This request is made on behalf of the Noosa Shire Council. In support of the application, please find enclosed: + Planning Act Form 5; and + Proposal Plans (Attachment 1) + Owner’s Consent Form (Attachment 2) Payment of the minor change application fee will be made upon Council issuing the relevant Tax Invoice. Background The subject site is located at Cooroy Sportsground located at 35 & 57 Mary River Road and 0 & 66 Garnet Street, Cooroy described as Lot 204 MCH 976, Lot 157 MCH 4833, Lot 229 SP 246604, Lot 1SP 246688. The site comprises the Cooroy Sporting Complex, which includes rugby league fields, cricket field, soccer fields, gymnastics club. There has been an extensive history of town planning related applications over the site associated with the various sporting facilities. On 29 January 2024, a development approval for Material Change of Use - Club, Indoor sport and recreation, Outdoor sport and recreation, was issued by council (MCU23/0058). This approval involved the redevelopment of the shared clubhouse and the Cooroy Gymnastics Club building. The development will be carried out over four stages. Stage 1 will comprise the Gymnastics Club extension. Stage 2 will comprise a Multi-use area. Stage 3 involves a field lighting upgrade, and Stage 4 comprises a shared Clubhouse expansion.
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On 7 July 2025, Council approval a minor change to the development approval. The change involved
deleting conditions 12 and 13 which related to sport field lighting requirements (MCU23/0058.01 )
The approved Staging Plan for the development is identified in Figure 1 below:
The Proposal
The proposed minor change application involves:
• seeking approval for amended plans that include variations to the cladding types used on the
gymnastics centre building (identified as part A of on the plans); and
• changes to the existing conditions of approval.
The amendments to the conditions primarily relate to adjusting the staging requirements so that the
external road upgrades and other works are triggered at Stage 4, which corresponds with the major
expansion of the building. The proposal also involves minor amendment to the external facade and a height
condition.
Figures 2 & 3 below provide a comparison of the northern façade of the gymnastics building identified as
Part A of the approved plans.
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Figure 1 – Existing approved northern façade for Part A
Figure 2 – Proposed North Elevation illustrating alternative cladding
Please refer to Attachment 1 - Proposal Plans for further details.
Statutory Process
Change Application - Planning Act 2016
The proposed changes to the development approval are considered to constitute a ‘minor change’ under
section 78 of the Planning Act 2016 on grounds that:
+ The change would not result in a substantially different development, as defined under the DA Rules,
for the reasons detailed under Table 2 below:
Table 1 – Substantially different development assessment
Provisions of Schedule 1 of the DA Response
Rules
(a) Involves a new use There is no new use proposed onsite
(b) results in the application applying No new parcel of land is introduced
to a new parcel of land; or
(c) dramatically changes the built The proposal will only involve minor changes to the cladding
form in terms of scale, bulk and used on the external façade of the building.
appearance; or
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(d) changes the ability of the The proposal will not change the use the development or its
proposed development to ability to operate as intended.
operate as intended; or
(e) removes a component that is No essential component of the development is proposed to be
integral to the operation of the removed.
development; or
(f) significantly impacts on traffic The proposal will not result in any traffic impacts.
flow and the transport network,
such as increasing traffic to the
site; or
(g) introduces new impacts or The proposed changes will not introduce any new impacts or
increase the severity of known increase the severity of known impacts.
impacts; or
(h) removes an incentive or offset Does not remove an offset or incentive components of the
component that would have development.
balanced a negative impact of
the development; or
(i) impacts on infrastructure There is no additional impacts on infrastructure.
provisions.
+ The change would not cause the approval to include prohibited development;
+ The change would not require the application to be referred to a referral agency;
+ There were no referral agencies involved with the original application; and
+ The original application underwent public notification.
Assessment Procedures
In accordance with Section 81 of the Planning Act 2016, in assessing the change application:
(4) The responsible entity must consider the statutory instrument, or other document, as in effect when the
development application for the development approval was properly made.
(5) However, the responsible entity may give the weight the responsible entity considers is appropriate, in the
circumstances, to— (a) the statutory instrument or other document as in effect when the change application
was made;
The original development application assessed against The Noosa Plan 2020 (21 September 2020) was in
effect at the time that this change application was made. There have been no changes to the planning
scheme that would affect the assessment of the application.
The proposed minor alterations to the façade to not raise any issues against the planning scheme
provisions. Consequently, the proposal remains compliant with the acceptable/performance outcomes of
the relevant codes.
An assessment of the changes is discussed below:
Change to Plans
As a result of the amended plans being approved, it is requested that the condition 3 be amended as
follows:
3. Development authorised by this approval must be undertaken generally in accordance with the
Approved Plans listed in the table below.
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Plan No. Rev. Plan/Document Name Date
- - Concept / DA Stage prepared by Black Wood Architecture & 29/03/2023
Design
As annotated by Council
DA1.08 A Staging Plan prepared by Black Wood Architecture & 29/03/2023
Design
DA1.10 A Ground Floor Overall prepared by Black Wood Architecture 9/03/2023
& Design
DA1.11 A Upper Floor Overall prepared by Black Wood Architecture & 9/03/2023
Design
DA1.12 A Roof Overall prepared by Black Wood Architecture & 9/03/2023
Design
DA2.01 WD202 AB Ground Floor Part A prepared by Black Wood Architecture & 9/03/2023
Design 12/11/2025
DA2.02 A Ground Floor Part B prepared by Black Wood Architecture & 9/03/2023
Design
DA2.03 WD203 AB Upper Floor Part A prepared by Black Wood Architecture & 9/03/2023
Design 12/11/2025
DA2.04 A Upper Floor Part B prepared by Black Wood Architecture & 9/03/2023
Design
DA2.05 WD204 A Roof Plan Part A prepared by Black Wood Architecture & 9/03/2023
Design 12/11/2025
DA2.06 A Roof Plan Part B prepared by Black Wood Architecture & 9/03/2023
Design
DA3.01 A North & South Elevation prepared by Black Wood 9/03/2023
Architecture & Design
DA03.2 A East & West Elevation prepared by Black Wood Architecture 9/03/2023
& Design
WD301 B North & East Elevations Part A prepared by Black Wood 12/11/2025
Architecture & Design
WD302 B South & West Elevations Part A prepared by Black Wood 12/11/2025
Architecture & Design
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Change to Conditions
Condition 8 – Building Height
8. The maximum height of the development must not exceed 8.5 metres above the ground level.
Applicants Request
It is requested that condition 3 is amended as follows:
8. The maximum height of the development must not exceed 8.5 9.5 metres above the ground level.
Reason for Request
The existing gymnastics centre on the site already exceeds a building height of 8.5m, and as a result, strict
compliance with the current condition is not achievable. It is therefore requested that the condition be
amended to allow a maximum building height of 9.5m, consistent with the proposal plans.
The building will continue to present as a low-rise built form and is located a minimum of 100m from the
nearest boundary. Accordingly, the proposed height will not visually dominate the street, surrounding open
space, or broader skyline. The outcome remains consistent with Performance Outcome PO16 of the
Recreation and Open Space Zone Code, which seeks to ensure that built form is subordinate to the
landscape setting and does not detract from the visual amenity of the locality.
Condition 24 – External Works
24. Mary River Road must be upgraded in the vicinity of the site access. The works must be undertaken
generally in accordance with drawing number C00 Revision 1 prepared by Noosa Council dated October
2023. The works must be completed prior to the commencement of the use.
Applicants Request
It is requested that condition 24 is amended as follows:
24. Mary River Road must be upgraded in the vicinity of the site access. The works must be undertaken
generally in accordance with drawing number C00 Revision 1 prepared by Noosa Council dated
October 2023. The works must be completed prior to the commencement of the use of Stage 4.
Reason for Request
The uses associated with Stages 1 and 2 involve relatively minor extensions that will enhance the amenity
and functionality of the existing building for current occupants and will not generate any material increase in
traffic. Stage 3 only involves a field lighting upgrade. Accordingly, it is proposed that the external road
upgrades be deferred until Stage 4, which involves a substantial expansion of the facility with a gross floor
area of 983.73m².
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Condition 25 – Site Access and Driveways
25. A sealed access driveway must be provided from the formation in Mary River Road and extending into
the site. The works must be undertaken generally in accordance with drawing number C00 Revision 1
prepared by Noosa Council dated October 2023. The works must be completed prior to the
commencement of the use.
Applicants Request
It is requested that condition 25 is amended as follows:
25. A sealed access driveway must be provided from the formation in Mary River Road and extending into
the site. The works must be undertaken generally in accordance with drawing number C00 Revision 1
prepared by Noosa Council dated October 2023. The works must be completed prior to the
commencement of the use of Stage 4.
Reason for Request
The site is already serviced by a sealed access driveway. However, any upgrades will need to be designed
to align with the ultimate road design required under Condition 24. Accordingly, it is proposed that the
driveway upgrade also be deferred until the completion and commencement of the Stage 4.
Condition 35 – Car Parking
35. A minimum of 13 bicycle spaces must be provided. The bicycle spaces must be positioned in a
location that allow for casual surveillance.
Applicants Request
It is requested that condition 35, is amended as follows:
Prior to the commencement of the use of Stage 4, a minimum of 13 bicycle spaces must be provided.
The bicycle spaces must be positioned in a location that allow for casual surveillance.
Reason for Request
For the reasons mentioned in Condition 24 above, it is requested that the requirement for the installation of
bicycle parking be deferred until the completion and commencement of the Stage 4.
Condition 36 & 38 – Landscaping and Rehabilitation
36. The development site must be landscaped. The works must be undertaken in accordance with the
Noosa Plan 2020 for that specific area and must include in particular:
a. landscape solutions that reduce the visual impact of building bulk;
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b. provision of canopy trees;
c. shrubs and garden beds to clearly define pedestrian walkways;
d. use of screen planting to conceal service and loading areas;
e. planting design and species selection that can endure an intensively used environment and
avoids the use of formal planting design;
f. retention of the existing trees.
38. Rehabilitation Works must be undertaken in accordance with Planning Scheme Policy PSP2 –
Landscaping and rehabilitation best practice. The rehabilitation must include:
a. Removal of all weed species, including declared plants under the Biosecurity Act 2014 and
sub-ordinate Regulation 2003 and the Noosa Local Government Area Pest Management
Plan 2015-2019.
b. rehabilitation works to the area covering 10 metres along the site’s eastern boundary with
Cooroy Creek for a minimum distance of 50 metres;
c. planting density must be 1 tree at 3m centres and shrubs at 2m centres, with tree species
representing at least 30% of the total plants;
d. 75mm tube stock (pot size) plants;
e. a species mix and density reflective of the local variation of the Regional Ecosystem and site
specific conditions. These works must be undertaken by a qualified person.
Applicants Request
It is requested that conditions 36 & 38, be amended as follows:
36. Prior to the commencement of the use of Stage 4, the development site must be landscaped.
The works must be undertaken in accordance with the Noosa Plan 2020 for that specific area and
must include in particular:
a. landscape solutions that reduce the visual impact of building bulk;
b. provision of canopy trees;
c. shrubs and garden beds to clearly define pedestrian walkways;
d. use of screen planting to conceal service and loading areas;
e. planting design and species selection that can endure an intensively used environment
and avoids the use of formal planting design;
f. retention of the existing trees.
38. Prior to the commencement of the use of Stage 4, rehabilitation works must be undertaken in
accordance with Planning Scheme Policy PSP2 – Landscaping and rehabilitation best practice.
The rehabilitation must include:
f. Removal of all weed species, including declared plants under the Biosecurity Act 2014 and
sub-ordinate Regulation 2003 and the Noosa Local Government Area Pest Management
Plan 2015-2019.
g. rehabilitation works to the area covering 10 metres along the site’s eastern boundary with
Cooroy Creek for a minimum distance of 50 metres;
h. planting density must be 1 tree at 3m centres and shrubs at 2m centres, with tree species
representing at least 30% of the total plants;
i. 75mm tube stock (pot size) plants;
j. a species mix and density reflective of the local variation of the Regional Ecosystem and
site specific conditions. These works must be undertaken by a qualified person.
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Reason for Request
For the reasons mentioned in Condition 24 above, it is requested that the requirements relating to
landscaping and rehabilitation are deferred until the completion and commencement of the Stage 4.
Condition 40 – Waste Management
39. Waste storage and disposal facilities must be provided in accordance with Planning Scheme Policy 9,
Waste Management and the Noosa Plan’s Waste Management Code, including an external
imperviously paved area correctly sized for all refuse and recycling containers and suitably screened
from public places and neighbouring properties.
Applicants Request
It is requested that condition 40, be amended as follows:
40. Prior to the commencement of the use of Stage 4, Waste storage and disposal facilities must be
provided in accordance with Planning Scheme Policy 9, Waste Management and the Noosa Plan’s
Waste Management Code, including an external imperviously paved area correctly sized for all
refuse and recycling containers and suitably screened from public places and neighbouring
properties.
Reason for Request
For the reasons mentioned in Condition 24 above, it is requested that the requirements relating to waste
management be deferred until the completion and commencement of the Stage 4.
Conclusion
The above report demonstrates that the proposal involves a minor change under the Planning Act 2016 and
will not raise any additional issues against the Planning Scheme. Overall, it has adequately been
demonstrated that the proposed changes comply with the acceptable outcomes of the outcomes of the
relevant codes and will maintain a high level of amenity and complement the sporting complex.
Consequently, the minor change application should be supported.
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Proceeding This office trusts that the information supplied comprehensively addresses all of the issues relating to the requested minor change to a development approval. Should you have any questions in relation to the proposal, please do not hesitate to contact the undersigned on 0423 952 928 or via email [email protected] sincerely, Marcus Brennan B. Urb. Reg. Plan.