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Minor Change Report 51981 4258 01 [As Published] · 51981.4258.01
APPLICATION FOR A MINOR CHANGE TO A DEVELOPMENT APPROVAL
Author Graduate Development Planner, Jada Lyons
Development Assessment
APPLICATION DETAILS
Application No. 51981.4258.01
Development Approval Town Planning Consent Permit 1441
Applicant Thompsett Architecture
Request Received On 7 February 2023
Report Reviewed By Tara Norley – 8 December 2023
PROPERTY DETAILS
Property Address Costa Nova
1 Belmore Tce Sunshine Beach
RP Description Lot 0 BUP 9851
Land Area 2,198m2
Existing Use of Land Multiple Dwelling
STATUTORY DETAILS
SEQRP Designation Urban Footprint
Zone High Density Residential
Precinct Not applicable
Local Area Plan Coastal Communities Local Plan
Overlays Land Subject to Acid Sulfate Soils
Coastal Protection and Scenic Amenity
Landslide Hazard Overlay
Assessment Type Minor Change to Development Approval
1. PROPOSAL
The applicant seeks approval to change to an existing development approval in relation to ‘Costa
Nova’ apartments at the corner of The Esplanade and Belmore Terrace, Sunshine Beach. The
proposed changes include:
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• Refurbish the existing pool and upgrade equipment;
• Add an external WC room;
• Replace an area of garden bed with paved area;
• Add new BBQ area;
• Re-pave the pool enclosure area;
• Move a current access gate down the driveway;
• Create a new pedestrian entry to the pool enclosure from the main resort entry stairs;
• Upgrade remainder of landscaping.
The locality and proposal plans are included below.
Figure 1 – Locality
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Figure 2 – Existing Plan of Pool Area
Figure 3 – Proposed Plan of Pool Area
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Figure 3 – Proposed Plan of Pool Area
Figure 4 – Elevations
2. BACKGROUND
A development approval was issued November 1981, for a 4-storey multiple dwelling of 18 units.
This approval was modified in July 1988 following negotiations with the applicant for improvements
to the building including alterations to car parking, inclusion of a lift, reduction in building height
and deletion of general store, sauna, public toilets and inclusion of a manager’s office. The
approval was further modified in June 1999 permitting an increase to the living area of an existing
unit into the existing balcony area for a top level unit.
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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 approved use and will not increase the scale and intensity of the use;
• 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 application is required to be assessed against the planning scheme that was in place at the
time the original development application was lodged, being the 1973 planning scheme, but may
have regard to the Noosa Plan 2020. The following codes from the Noosa Plan 2020 are applicable
to this development:
• High Density Residential Zone Code
• Coastal Communities Local Plan Code
• Dual Occupancy & Multiple Dwelling Code
• Coastal Protection and Scenic Amenity Code
• Acid Sulfate Soils Overlay Code
• Landslide Hazard Overlay Code
The land is zoned High Density Residential under the Noosa Plan 2020.
The existing building does not accord with the current outcomes sought for the area, for buildings
to incorporate a mix of lightweight and textured external building materials, maximum height of 3
stories, highlighting of individual dwellings by including individual design elements, variation in roof
form. The existing building is 4 storeys, has rendered finishes, with little variation in materials, with
the units of a uniform design and no variation in roof form.
The table below provides a comparison between the scheme performance standards and the
development proposal.
Criteria Planning Scheme Proposal Complies
Plot ratio 0.65:1 max. < m² X
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Site cover 40% max 36.5% (includes shade
sails and toilet)
Landscaped open space 40% min > 40%
Soft landscaping 60% min of total > 60%
Landscaping Setbacks 2 metres 0 metres X
Building height
• storeys 3 storeys max 4 storeys X
• metres 12 metres 11 metres
Boundary setbacks
• Frontage 6-10 metres min 2.8-4.5 metres X
• Side (north) 3 metres min 3.2 metres
• Side (west) 3 metres min 4.1 metres
• Rear 6-8 metres min 6 metres X
Length of wall 15 metres max 19 metres X
Units in one plane Max 6 units in one 10 units X
plane
Carparking 21 covered min 21 covered
5 uncovered min 5 uncovered
The proposal is for changes to the pool area only and does not include any changes to the existing
building.
The works include removing an existing raised garden bed along the southern portion of the pool
area, which will be replaced with a new structure for pool plant and equipment storage, new paving
and a WC room. The removal of the garden bed will reduce landscaping on the site by 26.5m2
(0.025% of the site). Landscaping will still be provided to over 40% of the site area, as per
requirements of the Dual Occupancy and Multiple Dwelling Code.
The applicant has confirmed that existing vegetation on the site is to be updated and revitalised in
accordance with a new landscaping plan that is to be approved by the Body Corporate at a later
date.
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Figure 5 – Existing Front Elevation
Figure 6 – Existing Vegetation Forward of Pool Area
The proposal also includes replacing an existing shade sail over the barbecue area and installing
a shade sail over a portion of the pool and the plant and equipment storage structure. The proposed
shade structure is 10m2 in area, which is considered to be of a scale that is not appropriate within
the front setback. It is considered reasonable to include a requirement for plan amendments that
reduce the area of the shade structure to exceed 5m2 in size to reduce the scale of the structure
to the street and surrounding area.
It is also considered reasonable in this instance to require plan amendments for screening
vegetation with a minimum height of 2 metres be planted in front of the barbecue and pool area to
help buffer the development from the street.
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Figure 7 – Existing Shade Sail over Barbecue Area
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. 51981.4258.01, to make a minor change to an existing approval for
a Multiple Dwelling situated at Costa Nova 1 Belmore Tce Sunshine Beach Qld 4567 described as
Lot BUP 9851, Council on 8 December 2023 decided to:
A. Approve the change.
B. Include the following additional conditions:
22. Development authorised by this approval must be undertaken generally in accordance
with the Approved Plans listed in the table below. The plans must be amended to
incorporate the amendments listed within the table below and resubmitted to Council.
The following plans require amendment.
Plan No. Rev. Plan/Document Name Date
002 B Proposed Works, prepared by Peter -
Thompsett Architecture
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003 A Roof Plan, prepared by Peter Thompsett -
Architecture
Amendments Shade structure over barbecue area to be reduced to 5m2 in size and
setback a minimum of 6m from the front boundary.
Screening vegetation with a minimum height of 2 metres to be
provided in front of the barbecue area to help buffer the area from
the street.
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