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Minor Change Report 51992 213 03 (As Published)
APPLICATION FOR A MINOR CHANGE TO A DEVELOPMENT APPROVAL
Author External Planner, Jessica Swan
C/- Senior Development Planner, Andrew Gaffney
Development Assessment
APPLICATION DETAILS
Application No. 51992.213.03
Development Approval 3B-259 / 03536 TP – Special Uses – Boy Scouts
Applicant Scouts Queensland
Request Received On 23 October 2025
Report Reviewed By Andrew Gaffney – 20 November 2025
Decision Due Date 20 November 2025
PROPERTY DETAILS
Property Address 11 Eumundi Noosa Rd, Noosaville Qld 4566
RP Description Lot 7 RP 224431
Land Area 16,168m2
Existing Use of Land Club (previously defined as Special Uses – Scouts)
STATUTORY DETAILS
SEQRP Designation Urban Footprint
Zone Recreation and Open Space
Precinct Not applicable
Local Area Plan Noosaville Local Plan
Overlays Acid Sulfate Soils Overlay
Flood Hazard Overlay
Assessment Type Minor Change to Development Approval
1. PROPOSAL
The applicant seeks approval to make a minor change to an existing development approval 3B-
259 / 03536 TP (Special Uses – Scouts). The proposal seeks to construct a new amenities block
providing new male and female change rooms and toilets.
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Page 2
The locality and proposal plan are included below.
Figure 1 – Locality
Figure 2 – Site Plan
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Figure 3 – Floor Plan
Figure 4 – Elevations
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Figure 5 – Elevations
Figure 6 – Existing structures
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Figure 7 – 3D view
2. BACKGROUND
Previous application material indicates that the scouts have operated from the site since the
1940’s.
• 11 June 1992 - Council approved extensions to the amenities and a new lecture hall.
• 16 July 1996 - Development approval for Special Uses - (Scouts) was issued on for extensions
to the dormitory, kitchen and dining room.
• 15 October 2015 - Change to the approval was issued on for construction of a storage shed.
• 29 October 2018 - change to the approval was issued on for the construction of a shelter shed
and ablution block. The shelter shed was constructed following this approval however the
ablution block was not undertaken.
• 20 October 2025 - Demolition permit has been issued on for partial demolition of an existing
building on the site which is demonstrated in Figure 2 above, in collaboration with the proposed
location for the new amenities block that forms this application.
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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
• 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 significantly impact on traffic flow and the transport network, such as increasing traffic
to the site; 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 and subsequent change applications were lodged and assessed under
various superseded planning schemes. 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:
• Recreation and Open Space Zone Code;
• Noosaville Local Plan Code;
• Community Activities Code;
• Works Codes;
• Acid Sulfate Soils Overlay Code; and
• Flood Hazard Overlay Code.
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The assessment of the existing use under previous planning schemes utilised the use definition of
Special Uses – Scouts, and subsequently Community Uses – Open Space. The current Planning
Scheme would define the use as a Club (Scouts). The Club use is consistent in the Recreation and
Open Space Zone under the current Noosa Plan (2020) however is required to follow a code
assessable application process.
The application has been found to generally comply with all applicable statutory instruments. The
pertinent issues arising out of the assessment are discussed below:
Recreation and Open Space Zone Code
Gross Floor Area
Acceptable Outcome AO18.1 of the Recreation and Open Space Zone Code requires:
AO18.1 Buildings or roofed structures do not generally exceed a gross floor area of:
a) 1000m2 for the portion of Lot 3 SP246584 to the north of Walter Hay Drive, Noosaville; or
b) otherwise 100m2 excluding major sporting clubs, clubhouse facilities which do not exceed
800m2.
The total GFA on the site of all existing and proposed buildings results in a site coverage of 1200m2.
Assessment is required against the respective Performance Outcome PO18, which requires:
PO18 Buildings and other roofed structures do not present an appearance of bulk in the open
space setting, to adjacent properties, roads or surrounding area.
Assessment
The proposed change to the existing use involves partial demolition of an existing building to site
the new amenities block. While the total site gross floor area is 1,200m2, the removal of a part of a
building (156m2) and construction of the new amenities block with a GFA of 99m2 is reasonable.
The proposed amenities block is of a small scale, replacing an existing part of a building on the lot
and is setback well within the site to all boundaries. Substantial established vegetation and fencing
is located along frontages (Gibson Road) and does not present an appearance of bulk in the open
space setting to either adjacent properties, roads or surrounding areas.
The proposed development complies with the Performance Outcome PO18.
Roof Form
Acceptable Outcome AO22 of the Recreation and Open Space Zone Code requires:
AO22 The main roof of the building has a roof pitch no less than 5 degrees and incorporates
minimum 600 millimetre eaves.
The building design proposed for the amenities block has a roof pitch of 2.5 degrees and does not
incorporate eaves. Assessment is required against the respective Performance Outcome PO18,
which requires:
PO22 Roof forms contribute positively to the local skyline and do not present an appearance of
excessive bulk to adjacent sites or public spaces around the site.
Assessment
The amenities block is to be set within close proximity of an existing building on the lot, in place of
a previous part of the building that is to be demolished to site the new amenities building. The
location of this building is in amongst existing buildings and established mature vegetation. The
roof form does not present an appearance of bulk. The proposed building is setback in a location
that is not visible from the adjacent sites or public spaces around the site given the existing
buildings. The building is obscured from view from any area outside of the property. The roof form
is considered to achieve compliance with the Performance Outcome PO22.
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Noosaville Local Plan Code
Built Form
The roof design is pitched at 2.5 degrees rather than the required 5 degrees required by Acceptable
Outcome AO8.5 of the Noosaville Local Plan Code:
AO8.5 Buildings and structures:
a) incorporate articulated roof forms which are visible from the street and have a pitch of no
less than 5 degrees;
b) incorporate a mix of lightweight and textured external building materials or materials that
reflect the natural environment such as timber and rock face;
c) provide variation through articulation, texture and detailing;
d) incorporate verandahs, open balconies or shaded patios for outdoor living, with open,
transparent or semi-open balustrades;
e) use understated colour schemes and low-reflective roofing and cladding materials.
f) include awnings where appropriate and should define the public realm at ground level to
provide activation and strong landscape design to the building facade.
The corresponding Performance Outcome PO8 states:
PO8 Buildings, structures and landscaping are integrated with the natural landscape and reflect
the riverside character and setting of the local plan area in terms of form, composition and
protection of neighbourhood amenity.
Assessment
The building is integrated within the existing development and is replacing a building that is
undergoing demolition to site the new amenities block. The building incorporates muted colours
and natural wooden textures alongside lightweight and modern looking materials around the
external façade. The building is set alongside an existing building on the lot that is sited away from
the entrance to the site and is not visible from any property boundary.
Flood Hazard Overlay Code
AO1 The finished flood level is not less than the minimum design levels specified in Table 8.2.6.4.
Assessment
The applicant has provided a flood certificate which indicates the DFL of 2.4m AHD for site.
The proposed amenities block is located within Council’s Flood Hazard Overlay and is required to
demonstrate compliance with the Flood Hazard Overlay Code. The finished floor levels of the
Amenities Block are shown at 2.7 AHD which complies with the applicable minimum floor levels
relevant to a habitable room / area.
Development Engineering suggests that the flood immunity requirements can be included on the
approval as an additional condition.
Existing Condition 20
Approved Plans
20 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
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- - Site Plan, Noosa Sea Scouts 9/10/2018
As annotated by Council
- - Proposed Shade Shelter – Dimensions, 9/10/2018
Elevations and 3-D Plans, Noosa Sea
Scouts
- - Proposed Ablution Block – Dimensions and 9/10/2018
3-D Plans, Noosa Sea Scouts
Applicant’s Request
The applicant has requested existing Condition 20 be amended to reflect the adjusted site plan
and proposed amenities block.
Assessment of Request
Given the previously approved ablution block has not been constructed and approval for the
structure has since lapsed, it is considered appropriate to amend the condition as requested,
approving the new amenities block.
Recommendation
It is recommended existing Condition 20 be amended to read as follows:
Approved Plans
20 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
- - Site Plan, Noosa Sea Scouts 9/10/2018
Annotated by Council
- - Proposed Shade Shelter – Dimensions, Elevations 9/10/2018
and 3-D Plans, Noosa Sea Scouts
- - Proposed Ablution Block – Dimensions and 3-D 9/10/2018
Plans, Noosa Sea Scouts
A02 E2 Site Plan, prepared by Salt Air Modular 26/08/2025
Annotated by Council
A03 E3 Floor Plan, prepared by Salt Air Modular 28/08/2025
A05 E2 Elevations (1), prepared by Salt Air Modular 26/08/2025
A06 E2 Elevations (2), prepared by Salt Air Modular 26/08/2025
A13 E2 Roof plan 26/08/2025
Existing Conditions 21, 22, 23 & 24
21 The shade shelter and ablution block must be setback a minimum of 10 metres from the
southern boundary and 45 metres from the eastern boundary of the site.
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22 The maximum height of the shade shelter and ablution block must not exceed 4 metres
above the finished ground level and the natural ground level.
23 With regard to the construction of the shade shelter and ablution block, existing trees on the
site must be retained. Trees must be protected from construction activities by using low
impact construction techniques around vegetation.
24 The ablution block must be connected to the onsite sewer connection in accordance with the
standards and requirements of Northern SEQ Distributer-Retailer Authority (Unitywater).
Applicant’s Request
The applicant has requested that the existing approval be amended to reflect the inclusion of the
new amenities building. Given the code assessment undertaken above, the gross floor area of
buildings on site should be reflective of the details assessed under this application. The conditions
stated above mention the previously approved ablution block, the approval of which has since
lapsed in 2020. The conditions of approval should be amended to remove any mention of the
previously proposed ablution block which is no longer required as a result of the newly proposed
amenities block.
Assessment of Request
It is considered necessary to amend these conditions to remove mention of the previously
proposed ablution block, in line with the total gross floor area of buildings sited on this lot as
considered in the code assessment undertaken in this report.
Recommendation
It is recommended existing Conditions 21, 22, 23 and 24 be amended to read as follows:
21 The shade shelter and ablution block must be setback a minimum of 10 metres from the
southern boundary and 45 metres from the eastern boundary of the site.
22 The maximum height of the shade shelter and ablution amenities block must not exceed 4
metres above the finished ground level and the natural ground level.
23 With regard to the construction of the shade shelter and ablution amenities block, existing
trees on the site must be retained. Trees must be protected from construction activities by
using low impact construction techniques around vegetation.
24 The ablution amenities block must be connected to the onsite sewer connection in
accordance with the standards and requirements of Northern SEQ Distributer-Retailer
Authority (Unitywater).
Building colour and demolition.
The proposed development will require partial demolition of an existing building on the site to
accommodate the new ablutions block. Council’s standard demolition conditions will be included
to ensure that the sorting and removal of any waste or potentially hazardous waste is appropriately
managed.
An additional condition will also be included to ensure that colours of the building are in keeping
with muted environmental tones.
4. CONSULTATION
4.1. Referral Agencies
Not applicable
4.2. Internal Council Referrals
The application was forwarded to the following internal Council officers for review and/or comment:
• Senior Development Engineer, Development Assessment
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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. 51992.213.03, to make a minor change to an existing approval for
Special Uses – Scouts (3B-259) situated at 11 Eumundi Noosa Rd, Noosaville Qld 4566 and
described as Lot 7 RP 224431, Council on 20 November 2025 decided to:
A. Approve the change.
B. Amend conditions 20, 21, 22, 23 & 24 to read as follows:
Approved Plans
20 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
- - Site Plan, prepared by Noosa Sea Scouts 9/10/2018
Annotated by Council
- - Proposed Shade Shelter – Dimensions, Elevations 9/10/2018
and 3-D Plans, Noosa Sea Scouts
A02 E2 Site Plan, prepared by Salt Air Modular 26/08/2025
Annotated by Council
A03 E3 Floor Plan, prepared by Salt Air Modular 28/08/2025
A05 E2 Elevations (1), prepared by Salt Air Modular 26/08/2025
A06 E2 Elevations (2), prepared by Salt Air Modular 26/08/2025
A13 E2 Roof plan 26/08/2025
21 The shade shelter must be setback a minimum of 10 metres from the southern boundary and
45 metres from the eastern boundary of the site.
22 The maximum height of the shade shelter and ablution block must not exceed 4.5 metres
above the finished ground level and the natural ground level.
23 With regard to the construction of the shade shelter and ablution block, existing trees on the
site must be retained. Trees must be protected from construction activities by using low
impact construction techniques around vegetation.
24 The ablution block must be connected to the onsite sewer connection in accordance with the
standards and requirements of Northern SEQ Distributer-Retailer Authority (Unitywater).
C. Include additional conditions 25, 26, 27,28, 29, 30,31, 32, 33, 34, 35 & 36 to read as follows:
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Flood Immunity
25. The approved ablution block building must be constructed to provide flood immunity against
the Defined Flood Event (1% AEP event).
Building Appearance
26. External colours and finishes must be of muted environmental tones, with broad expanses
of a single colour not permitted. Walls must be broken up by varying tones or design
elements.
Demolition of Relevant Structures
Codes of Development
27. Unless specifically conditioned otherwise, all works must comply with the relevant acceptable
solutions as contained in the Waste Management Code and Water Quality and Drainage
Code of the Noosa Plan 2020.
Works
28. Demolition must be undertaken in a manner that causes no detrimental effect upon the
amenity of the neighbourhood by reason of the creation of excessive noise, lighting, air-borne
hazards, atmospheric pollutants (including dust or odours) nuisance or any other emissions
in accordance with the nuisance provisions of the Environmental Protection Act 1994.
Waste Management
29. Adequate area must be provided on-site for the collection and separate storage of recyclable,
non-recyclable, vegetative and hazardous materials in their specific waste streams during
removal or demolition works.
30. All waste materials must be removed from the site to avoid causing unhealthy conditions,
with the site left clean, tidy and free from any debris.
31. Where a development permit has not been issued for the future use of the site, hard surfaced
areas including concrete slabs must be removed and disturbed areas must be revegetated
in accordance with PSP2 Landscaping of the Noosa Plan 2020. Alternatively, the site must
be turfed within 20 business days of completing the removal or demolition work.
Water Quality and Drainage
32. Erosion and sediment control is to be undertaken in accordance with the requirements of the
Water Quality and Drainage Code of the Noosa Plan. Measures are to be installed and/or
maintained until soils are stabilised by vegetation or sealed.
NOTE: It is an offence under the Environmental Protection Act 1994 to deposit or potentially
allow litter, waste, soil, or other contaminants to enter a waterway or storm water drainage
system (e.g. roadside gutter).
Health and Safety
33. All building materials containing asbestos, including asbestos cement sheeting or roofing and
lagging, are removed from the building prior to demolition or relocation.
34. Removal of building materials containing asbestos must be undertaken by a licensed
asbestos removalist.
35. Asbestos removal work (Section 466) of the Work Health and Safety Regulation 2011
requires a licensed asbestos removalist to give notice to Workplace Health and Safety
Queensland (WHSQ) of licensed asbestos removal work at least five days before the work
commences. Notification must be made using Form 65: Notification of licensed asbestos
removal work, demolition work or emergency demolition.
36. All building materials containing asbestos products are wrapped and disposed of in
accordance with the Public Health Regulation 2006 and the Environmental Protection
Regulation 2008.
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Note: Asbestos is a Regulated Waste. The Department of Environment & Science licenses
businesses that transport asbestos waste, and landfills that accept this waste.
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