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Minor Change - Planning Report 22.08.2028
Town Planning Report Request for a Minor Change to the Conditions specified within the Decision Notice 5 Pearl Street & 54 Elm Street, Cooroy 4563 QLD Lot 2 on RP64750 & Lot 2 RP153798 Cooroy Villas PTY LTD (ACN: 86 668 393 182)
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Table of Contents Important Note 2 1. Summary 3 2. Background 4 3. Development Intent – Proposed Change 5 4. Proposed Change to Conditions 6 5. Proposed Change to Condition 2 7 6. Proposed change to condition 29 9 7. Proposed Change to condition 32 9 8. Proposed change to condition 34 and 35 10 9. Proposed change to condition 48 11 10. Proposed to amend condition 63 12 11. Proposed change to condition 97 13 12. Delete Item 9 – Reference Documents 13 13. Planning Assessment 14 14. Conclusions 16 List of Figures No table of figures entries found. List of Tables Table 1: Substantially Different Development Guideline..........................................................15 RG Strategic Planning Report – Minor Change Application 1
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Important Note
Apart from fair dealing for the purposes of private study, research, criticism, or review as
permitted under the Copyright Act, no part of this report, its attachments or appendices may be
reproduced by any process without the written consent of RG Strategic. All enquiries should be
directed to RG Strategic.
We have prepared this report for the sole purposes of Cooroy Villas Pty Ltd (“Client”) for the
specific purpose of demonstrating the proposed use as being permitted under the Noosa Plan
2020 (“Purpose”). This report is strictly limited to the purpose and the facts and matters stated
in it and does not apply directly or indirectly and will not be used for any other application,
purpose, use or matter.
In preparing this report we have made certain assumptions. We have assumed that all
information and documents provided to us by the Client or as a result of a specific request or
enquiry were complete, accurate and up to date. Where we have obtained information from a
government register or database, we have assumed that the information is accurate. Where an
assumption has been made, we have not made any independent investigations with respect to
the matters the subject of that assumption. We are not aware of any reason why any of the
assumptions are incorrect.
This report is presented without the assumption of a duty of care to any other person (other than
the Client) (“Third Party”). The report may not contain sufficient information for the purposes of
a Third Party or for other uses. Without the prior written consent of RG Strategic;
• this report may not be relied on by a Third Party; and
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• publishing, using, or relying on the facts, content, opinions, or subject matter
contained in this report
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reliance on this report.
In this note, a reference to loss and damage includes past and prospective economic loss, loss
of profits, damage to property, injury to any person (including death) costs and expenses
incurred in taking measures to prevent, mitigate or rectify any harm, loss of opportunity, legal
costs, compensation, interest and any other direct, indirect, consequential or financial or other
loss.
RG Strategic Planning Report – Minor Change Application 2
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1. Summary
RG Strategic has prepared this development application on behalf of Cooroy Villas Pty Ltd. The
purpose of this report is to seek approval for a Minor Change Application to Decision Notice of
combined MCU21/0117.01 & OPW21/0199.01.
The subject sites are 5 Pearl St Cooroy & 54 Elm St Cooroy and is formally described as Lot 2 RP
64750 and Lot 2 RP 153798.
The development remains unchanged in the total number of units proposed (12 units) however,
changes to the internal floor layout of some of the units are proposed. Units 11 and 12 in
building 3 increase from 2 bedrooms to 3 bedrooms each while still being small dwellings (no
more than 100m²).
Other minor layout changes to the upper level of buildings 1 and 2 result in slight changes to the
façade, however the roof form remains generally as approved. The design continues to deliver a
modern expression of the Cooroy old world vernacular and importantly, small dwellings will be
delivered to contribute to offsetting the need currently faced in Cooroy.
The proposal consists of -
• 10 small dwellings and 2 other dwellings being:
o 8 x 2 bedroom small dwellings;
o 2 x 3 bedroom small dwellings (units 11 and 12)
o 2 x 3 bedroom other dwellings (units 1 and 8);
• 19 car spaces consisting of:
o 8 covered spaces - 1 space per 2 bedroom small dwelling;
o 8 covered spaces - 2 spaces for each 3 bedroom dwelling; and
o 3 uncovered spaces - 1 space per 4 dwellings.
This report should be read in conjunction with the accompanying covering letter, DA Form and
Appendices. The development is appropriate and is not anticipated to impact upon the amenity
of the locality. Council’s approval of the application is therefore sought, subject to relevant and
reasonable conditions.
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2. Background MCU21/0177 and OPW21/0199 - On 8 November 2021 Council approved a combined application for 11 multiple dwellings and associated operational works. On 19 January 2021 (error should read 2022) issued a Negotiated Decision Notice. Council agreed to amend conditions 2 and 29, agreed to delete conditions 98, 102 and 104 and disagreed to amend condition 35. MCU21/0177.01 and OPW21/0199.01 - On 12 July 2024 Council approved a Minor Change to rectify a typographical error and include an additional unit, building layout changes and extend the Currency Period for OPW21/0199 component. Some plan changes were required by this approval. These changes have been incorporated into the submitted design for this request for a Minor Change. RG Strategic Planning Report – Minor Change Application 4
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3. Development Intent – Proposed Change
The applicant is proposing a Minor Change to Decision Notice of combined approval
MCU21/0117.01 & OPW21/0199.01. The subject sites are 5 Pearl St Cooroy & 54 Elm St Cooroy
and is formally described as Lot 2 RP 64750 and Lot 2 RP 153798.
The development remains unchanged in the total number of units proposed (12 units) however,
changes to the internal floor layout of some of the units are proposed. Units 11 and 12 in
building 3 increase from 2 bedrooms to 3 bedrooms each while still being small dwellings (no
more than 100m²).
Other minor layout changes to the upper level of buildings 1 and 2 result in slight changes to the
façade, however the roof form remains generally as approved. The design continues to deliver a
modern expression of the Cooroy old world vernacular and importantly, small dwellings will be
delivered to contribute to offsetting the need currently faced in Cooroy. The proposal fully
complies with the approved height, setbacks, POS and with key Planning Scheme development
parameters.
The proposal consists of –
• A new deck over the rock lined swale drain to the rear of units 6 and 8. The decks do not
impede the function of swale.
• 10 small dwellings and 2 other dwellings being:
o 8 x 2 bedroom small dwellings;
o 2 x 3 bedroom small dwellings (units 11 and 12)
o 2 x 3 bedroom other dwellings (units 1 and 8);
• 20 car spaces consisting of:
o 8 covered spaces - 1 space per 2 bedroom small dwelling;
o 8 covered spaces - 2 spaces for each 3 bedroom dwelling; and
o 4 uncovered spaces - 1 space per 4 dwellings.
The proposed changes are reflected in the Proposed Plans prepared by Blackburne Jackson and
Morgan Consulting Engineers and are enclosed within
• Appendix A - Architectural Plans
• Appendix B - Engineering Plans
• Appendix C - Landscaping Plans
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4. Proposed Change to Conditions
Changes to Conditions and the removal of a Reference Document contained within the Existing
Approval is required to allow the new development to proceed.
An assessment of each request change is provided within the condition item.
Material change of use MCU21/0117.01 -
• Change Conditions 2, 29c, 34a, 35, 48.
Operational works OPW21/0199.01 -
• Conditions 48, 63b, and 97c
Delete ‘ Reference Document’ in Item 9 of the Decision Notice.
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5. Proposed Change to Condition 2
Change Condition 2 to read:
1. Development undertaken in accordance with this approval must generally
comply with the approved plans of development. The approved plans are listed
in the following table unless otherwise amended by these conditions.
Plan No. Rev. Plan/Document Name Date
DA01 10 Cover Page, prepared by Blackburne Jackson 04-08-25
DA02 10 Location Plan & Notes, prepared by 04-08-25
Blackburne Jackson
DA03 11 Site Plan – Level 1 & 2, prepared by 14-08-25
Blackburne Jackson
DA04 11 Floor Plan – Level 1, prepared by Blackburne 14-08-25
Jackson
DA05 10 Floor Plan – Level 2, prepared by Blackburne 04-08-25
Jackson
DA06 10 Roof Plan, prepared by Blackburne Jackson 04-08-25
DA07 10 Elevations, prepared by Blackburne Jackson 04-08-25
DA08 10 Elevations, prepared by Blackburne Jackson 04-08-25
DA09 10 Sections, prepared by Blackburne Jackson 04/08/25
DA14 10 Perspectives, prepared by Blackburne 04-08-25
Jackson
DA15 10 Perspectives, prepared by Blackburne 04-08-25
Jackson
L01-01_I I Landscape Notes & Schedules, prepared by 08-08-25
Blackburne Jackson
L03-01_J J Landscape Planting Plan, prepared by 14-08-25
Blackburne Jackson
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L03-02_J J Landscape Planting Plan, prepared by 14-08-25
Blackburne Jackson
L07-01_I I Landscape Details, prepared by Blackburne 08-08-25
Jackson
L07-02_A A Landscape Details, prepared by Blackburne 08-08-25
Jackson
The change to condition 2 is sought as some minor changes to the built form and the internal
layout (1 bedroom added to each of Units 11 and 12) are proposed, and the plans reflect those
changes. As set out in the Table below, the development fully complies with all the key
parameters including building height and frontage setbacks to Pearl Street which are approved
as part of MCU21/0117.01.
Criteria Planning Scheme Approved development Proposed Compli
development es
Change application
Building height
2 storeys max 2 storeys 2 storeys
• storeys
8 metres 8.2m 8.2m
• metres
Site cover 45% max (1,023m2) 44.7 & (1017.8m²) 44.5 & (1013.6m²)
Gross floor area 1,137m² max 0.5:1 (1136.4m²) 0.5:1 (1136m²)
Plot ratio 0.5:1 max.
Boundary setbacks
• Frontage (Pearl) 6 metres min 5.5m 5.5m
• Side (north) 1.5/2.0/2.5 metres 2 metres
2 metres
• Side (south) 1.5/2.0/2.5 metres 7 metres 7 metres
• Side (east) 1.5/2.0/2.5 metres min 2 metres 2 metres
• Side (west) 1.5/2.0/2.5 metres min 6 metres 6 metres
• Frontage (Elm) 6 metres min 6 metres 6 metres
Length of wall 15 metres max <15 metres <15 metres
Roof Form
Min 5 degrees 20 degrees 20 degrees
• Pitch
• Eaves Min 600mm to 75% 600mm to >75% 600mm to >75%
Landscaped open 796m² min (35%) 814.5m² (35.8%) 862.3m² (37.9%)
space 60% of total 515m² (63.5%) 536m² (62.2%)
Soft landscaping 6m to frontage except >2 metres >2 metres
Landscaping for parking and open
Setbacks space – 2m min
Private Open Space 20m² min @ ground >20m² >20m²
Except for unit 7 which has Except for unit 7 – no
17m² change
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9m² min @ above
ground
Carparking 16 covered min 14 covered 16 covered
3 uncovered 4 uncovered 4 uncovered
19 total 20 total
While the development increases the number of bedrooms onsite and slightly changes some
facades, the Table above demonstrates the development fully complies with conditions of the
existing approval and the key parameters of the Planning Scheme.
Building height, setbacks and POS were addressed and approved by the previous Minor Change
approval and the proposal remains consistent with these approved parameters with no further
assessment required.
6. Proposed change to condition 29
Landscaping
A change to reflect Councils required 0.5m of landscaping along the driveway requires an
amendment to Condition 29. The proposed Condition 29 to read as follows.
29. The development site must be landscaped. The works must be undertaken in
accordance with the Noosa Plan PSP 2 – Landscaping and generally in accordance with
the approved Landscaping Plans and in particular:
a. A dense 2m minimum landscaped setback to the full length of the site’s frontage
to Pearl Street (excluding access, fence and bin enclosure).
b. A dense 2m minimum landscaped setback to the full length of the site’s frontage
to Elm Street.
c. A dense 1m minimum landscaped setback to all side boundaries (excluding
stormwater infrastructure) except along the proposed driveway which adjoins
Lot 1 RP153798 where a 0.5m wide landscape setback must be provided.
d. The provision of 3 new street trees in accordance with PSP 2 – Landscaping.
e. All landscape works must be established and maintained in accordance with the
approved design for the life of the development, and in a manner that ensures
healthy, sustained and vigorous plant growth. All plant material must be allowed
to grow to full form and be refurbished when its life expectancy is reached.
7. Proposed Change to condition 32
Carparking
A change to condition 32 is required to reflect the carparking required resulting from the
increase in bedrooms proposed. Noting the carparking numbers fully comply with the Planning
Scheme. The proposed Condition 32 to read as follows:
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32. A minimum of 20 car parking spaces must be provided and marked on the site. The works
must include in particular:
a. 14 16 covered parking spaces within the total;
b. Four visitor parking spaces within the total, which are clearly marked for that
purpose
i. and accessible at all times for visitor use; and
c. Dimensions, crossfalls and gradients in accordance with Australian Standard
AS2890: Parking Facilities.
8. Proposed change to condition 34 and 35
The amendments are required to support the updated plans required by Council and the decks
over the stormwater swale. The proposed Condition 34 and 35 to read as follows:
Stormwater Drainage
34. The site must be provided with a stormwater drainage system connecting to a lawful
point of discharge and be in accordance with the Queensland Urban Drainage Manual
(QUDM). The works must be undertaken in accordance with an Operational Works
approval and include in particular:
a) The works generally as shown in accordance with on concept plan 23098/SK10
Revision G the approved engineering operational works plans as prepared by
Morgan Consulting Engineers.
b) Collection and lawful discharge of stormwater to ensure that adjoining
properties, reserves and roads are protected from ponding or actionable
nuisance from stormwater as a result of any works undertaken.
c) The site stormwater system is to accommodate stormwater from Lot 1
RP153798 external to the site, including registration of drainage easements over
the site drainage system in favour of Lot 1 RP153798.
d) the use of gravity stormwater drainage and not surcharge pits
35. A stormwater quality treatment system must be provided for the development. The
works must be undertaken in accordance with the Bioretention Technical Design
Guidelines (Water by Design, 2012), and must include in particular stormwater quality
treatment devices of a size and location generally in accordance with those shown in
cross sections shown on concept plan 23098/SK10 Revision G with the approved
engineering operational works plans as prepared by Morgan Consulting Engineers.
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Operational Works approval OPW21/0199
Change the following conditions to reflect the amendments to the development.
9. Proposed change to condition 48
Approved Plans
The Landscaping Plans have been amended to reflect the required 0.5m garden along the
western boundary of the driveway and as a result the listed amendment can be deleted and the
detailed engineering plans included in the Table of approved plans.
The applicant seeks the Condition to be amended to read:
48. Development undertaken in accordance with this approval must generally comply with
the approved plans of development. The approved plans are listed in the following table
unless otherwise amended by these conditions.
Plan No. Rev. Plan/Document Name Date
L01-01_I I Landscape Notes & Schedules, prepared by 08-08-25
Blackburne Jackson
L03-01_J J Landscape Planting Plan, prepared by 14-08-25
Blackburne Jackson
L03-02_J J Landscape Planting Plan, prepared by 14-08-25
Blackburne Jackson
L07-01_I I Landscape Details, prepared by Blackburne 08-08-25
Jackson
L07-02_A A Landscape Details, prepared by Blackburne 08-08-25
Jackson
23098/C00 F Cover Sheet and Drawing Index, prepared by 07.08.25
Morgan Consulting Engineers
23098/C01 B Bulk Earthworks Layout Plan, prepared by 07.08.25
Morgan Consulting Engineers
23098/C02 A Bulk Earthworks Sections, prepared by 07.08.25
Morgan Consulting Engineers
23098/C03 B Concept Erosion and Sediment Control Plan 09.08.24
– Pre Construction, prepared by Morgan
Consulting Engineers
23098/C04 B Concept Erosion and Sediment Control Plan 09.08.24
– Pre Construction, prepared by Morgan
Consulting Engineers
23098/C05 B Concept Erosion and Sediment Control 09.08.24
Details, prepared by Morgan Consulting
Engineers
23098/C10 I Site Works and Drainage Plan Layout Plan, 19.08.25
prepared by Morgan Consulting Engineers
23098/C11 H Site Works and Drainage Plan – Sheet 1, 19.08.25
prepared by Morgan Consulting Engineers
23098/C12 H Site Works and Drainage Plan – Sheet 2, 19.08.25
prepared by Morgan Consulting Engineers
23098/C13 G Site Works and Drainage Details – Sheet 1, 19.08.25
prepared by Morgan Consulting Engineers
23098/C14 F Site Works and Drainage Details – Sheet 2, 19.08.25
prepared by Morgan Consulting Engineers
RG Strategic Planning Report – Minor Change Application 11
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23098/C15 C Site Works and Drainage Details – Sheet 3, 19.08.25
prepared by Morgan Consulting Engineers
23098/C20 F Stormwater Drainage Catchment Plan, 19.08.25
prepared by Morgan Consulting Engineers
23098/C21 F Stormwater Drainage Long Sections, 19.08.25
prepared by Morgan Consulting Engineers
23098/C22 F Stormwater Drainage Calculations, 19.08.25
prepared by Morgan Consulting Engineers
23098/C30 F External Roadworks Plan, prepared by 19.08.25
Morgan Consulting Engineers
23098/C40 B Sewage Plan Plan, prepared by Morgan 09.08.24
Consulting Engineers
23098/C50 B Water Reticulation Plan, prepared by 09.08.24
Morgan Consulting Engineers
23098/C51 A Water Reticulation Details, prepared by 09.08.24
Morgan Consulting Engineers
23098/C60 B Pavement Jointing Plan, prepared by Morgan 07.08.25
Consulting Engineers
23098/C61 B Pavement Jointing Details, prepared by 08.08.25
Morgan Consulting Engineers
10. Proposed to amend condition 63
The condition requires amending to reflect the new allocated MCU number and to read as
follows.
63. All works must be constructed and work procedure undertaken in accordance with:
a. The approved plans/documents and conditions detailed in this Decision Notice;
b. The relevant conditions of the higher order Material Change of Use approval viz.
MCU21/0117.01 MCU21/0117.02 to which this approval relates;
c. All relevant Noosa Council Planning Scheme Policies, standard drawings,
standard specifications and guidelines;
d. The latest version of the Healthy Waterways document “Water Sensitive Urban
Design Technical Design Guidelines for South East Queensland” for all water
quality devices to be constructed on site.
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11. Proposed change to condition 97
Propose to change condition 97 to reflect the MCU condition.
Landscaping
A change to reflect the MCU condition. Request Condition 97 to read as follows.
97. The development site must be landscaped. The works must be undertaken in
accordance with the Noosa Plan PSP 2 – Landscaping and generally in accordance with
the approved Landscaping Plans and in particular:
a) A dense 2m minimum landscaped setback to the full length of the site’s frontage
to Pearl Street (excluding access, fence and bin enclosure).
b) A dense 2m minimum landscaped setback to the full length of the site’s frontage
to Elm Street.
c) A dense 1m minimum landscaped setback to all side boundaries (excluding
stormwater infrastructure) except along the proposed driveway which adjoins
Lot 1 RP153798 where a 0.5m wide landscape setback must be provided.
d) The provision of 3 new street trees in accordance with PSP 2 – Landscaping.
e) All landscape works must be established and maintained in accordance with the
approved design for the life of the development, and in a manner that ensures
healthy, sustained and vigorous plant growth. All plant material must be allowed
to grow to full form and be refurbished when its life expectancy is reached.
12. Delete Item 9 – Reference Documents
It is requested to remove the Site Based Stormwater Management Plan from the reference
documents because the detailed engineering operational works plans are provided and
requested to be part of the approved plans.
Plan No. Rev. Plan/Document Name Date
23098 - SBSMP/4 4 Site-Based Stormwater Management 14/5/2024
Plan prepared by Morgan Consulting
Engineers
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13. Planning Assessment
The proposed Minor Change can be supported on a number of grounds as detailed below:
• The proposal can be defined as a Minor Change to Approval in accordance with
Schedule 1 of the Planning Act 2016,
• The proposal is consistent with the outcomes sought by the Noosa Plan 2020, and
• The proposal is consistent with the intent of the Decision Notice (MCU21/0117.01 &
OPW21/0199.01).
13.1 Development Codes
The development codes applicable to the proposed Minor Change are:
• Cooroy Local Plan Code,
• Medium Density Residential Zone code
• Dual Occupancy and Multiple Dwelling Code, and
• Engineering Codes.
A review of the development codes has been undertaken with the Minor Change complying with
the intent of the Performance Outcomes and Overall Outcomes of the abovementioned codes.
More specifically, a comparison review of the key parameters is provided above in Section 4.3
which demonstrates the proposal is fully compliant with the Planning Scheme and the conditions
of approval relating to building height, setbacks and POS.
13.2 Minor Change
In accordance with Schedule 2 of the Planning Act 2016 a ‘minor change’ means 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
(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, in assessing the application under section 55(2), to assess
the application against, or have regard to, a matter, other than a matter the referral
agency must have assessed the application against, or had regard to, when the
application was made; or
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(E) public notification if public notification was not required for the development
application.
In respect of whether the change results in a ‘substantially different’ development, assessment
against Schedule 1: Substantially Different Development Guideline contained within the
Development Assessment Rules, is provided in Table 2 below:
Table 1: Substantially Different Development Guideline
‘Substantially different’
Comment
development
Involves a new use The Multiple dwelling use remains unchanged.
Results in the application No new land is applied over as part of this change
applying to a new parcel of land
application.
Dramatically changes the built As demonstrated within the architectural plans
form in terms of scale, bulk, and
included within Appendix A the built form reflects the
appearance
old world charm of the Cooroy vernacular with added
modern elements. The key development parameters
such as site cover and GFA, reflecting bulk and scale
are similar to that approved and continue to comply
with the Planning Scheme.
Changes the ability of the proposal The redesign does not alter the use as intended.
to operate as intended
Removes a component that is The proposed minor change will not alter the operation
integral to the operation of the
of the development.
development
Significantly impacts on traffic flow No impacts will result because of the proposed Minor
and the transport network, such as
Change application. The addition of 2 additional
increasing traffic to the site
bedrooms will not significantly impact on traffic
movements of the site.
Introduces new impacts or No new impacts will occur as a result of the new layout.
increases the severity of known
impacts
Removes an incentive or offset No incentive or offset component will be impacted as a
component that would have
result of the proposed Minor Change.
balanced a negative impact of the
development
Impacts on infrastructure provisions The proposed Minor Change will not impact upon any
infrastructure network.
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14. Conclusions This Minor Change application demonstrates that the proposal remains entirely consistent with the intent of the original approval and the strategic outcomes of the Noosa Plan 2020. The overall yield of 12 dwellings is unchanged, while the introduction of two additional three- bedroom small dwellings increases housing choice and supports identified community needs in Cooroy for a greater supply of compact, affordable homes. The revised design maintains compliance with all key planning parameters, including building height, site cover, setbacks, landscaping, parking and private open space, ensuring that the development sits comfortably within its context and continues to reflect the Cooroy vernacular with a contemporary edge. Importantly, the modifications—such as updated internal layouts, minor façade refinements, landscaping adjustments, and the inclusion of decks—are all modest in scale and do not result in any substantially different development under the Planning Act 2016. The application strengthens amenity outcomes through additional landscaping, compliant car parking provision, and refined stormwater management arrangements. Collectively, these improvements ensure that the development will integrate well with the surrounding neighbourhood and continue to contribute positively to the character and liveability of Cooroy. On this basis, the proposed Minor Change clearly satisfies the definition under the Act, achieves the intended planning outcomes, and represents a well-designed, practical, and policy- compliant solution. We look forward to Council processing the application at its earliest convenience. Should you require any additional information or have any queries please to not hesitate to contact us. RG Strategic Planning Report – Minor Change Application 16
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