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Minor Change Report 51901.25.01 (As Published)
APPLICATION FOR A MINOR CHANGE TO A DEVELOPMENT APPROVAL
Author Senior Development Planner, Georgina Schramm
Development Assessment
APPLICATION DETAILS
Application No. 51901.25.01
Development Approval Development Notice Approval – Professional Offices
Applicant Body Corporate - Noosa Central Cts 3483 C/- Shane Adamson
Town Planning
Request Received On 21 October 2024
Report Reviewed By Patrick Murphy
15.07.2025
PROPERTY DETAILS
Property Address Noosa Central 6 Bottlebrush Ave Noosa Heads Qld 4567
RP Description Lot 0000 BUP 12119
Land Area 2,527m2
Existing Use of Land Professional Offices
STATUTORY DETAILS
SEQRP Designation Urban Footprint
Zone Major Centre
Precinct Not applicable
Local Area Plan Noosa Heads
Overlays Landslide Hazard
Assessment Type Minor Change to Development Approval
1. PROPOSAL
The applicant seeks approval to change an existing development approval to undertake alterations
to the development’s internal courtyard areas and roof form.
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Alterations to the internal spaces at the entry areas to the offices primarily instigated due to water
ingress into the basement, and to improve accessibility and to provide additional seating for patrons
within the waiting areas. Replacement of the central roof area is required for maintenance purposes
and providing additional weather protection over the internal access areas.
These changes will result in a reduction of landscaping within above ground planter boxes and
removal of the curved roof elements.
The applicant also seeks approval to partially demolish the building to undertake relevant works.
The locality and proposal plan are included below.
Figure 1 – Locality
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Figure 2 – Proposed Floor Plan
Figure 3 – Proposed Roof Changes
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Figure 4 – Proposed Elevational Changes
2. BACKGROUND
A Decision Notice Approval (DNA) for professional officers was approved by Council on 6
September 1990.
On 29 November 1990, Council agreed to Modify conditions 2 and 15 of the original DNA. The
application was for the purpose of amending the development’s gross floor area to reduce the
required car parking demand in accordance with Condition 15.
3. APPLICATION BACKGROUND
The original minor change application was lodged in October 2024 and initially solely related to
changes to landscaping, DDA compliant access and replacement of ramps, stairs and subsequent
loss of an onsite car parking space.
May 2025, a planning consultant took on the project on behalf of the architect and incorporated
changes to the roof form and landscaping.
On 14 July 2025, the applicant removed components resulting in a loss of a car parking space to
expediate the minor change application as an Infrastructure Agreement is required to go to Council
for decision.
4. ASSESSMENT
4.1. 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;
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• Planning Regulation 2017; and
• Noosa Plan 2020 (25 September 2020).
4.2. 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.
4.3. Statutory Instruments – Planning Scheme
The original application was lodged and assessed under the now superseded 1985 Planning
Scheme. 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 (v25 September 2020) are applicable to this
development:
• Major Centre Zone Code;
• Noosa Heads Local Plan Code;
• Business Activities Code;
• Works Codes.
Existing Conditions
No changes to existing conditions are required, additional conditions will be imposed.
Applicant’s Request – Change 1 – Internal Access Areas & Landscaping
The applicant is also proposing to upgrade the internal areas providing access to the offices at
Ground Level towards the north and Ground Level and Level 1 towards the south. The existing
larger triangular planter towards the north has failed, including the waterproofing, which is allowing
water to leak into the basement.
Because there is a need to upgrade and repair these internal spaces, it is proposed to remove the
triangular planter towards the north and provide additional seating (three timber bench seats) and
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consistent paving throughout. As currently designed, there is no available seating in this location
for patrons attending the offices. Further, a smaller planter can be better designed to reduce water
ingress in the long term.
The planter at the southern ground floor area is being increased in size in association with the new
stairs and additional timber seat and new paving is also proposed in this area. New paving is also
proposed across the frontage of the building for consistency.
While there has been some reduction in the amount of soft landscaping, these internal areas
remain landscaped areas that have been improved by new garden beds and seating for patrons,
which will improve the general amenity of these spaces. Further, the proposed new pergolas over
these areas will also provide some weather protection, which is also desirable. Having regard to
the Major Centre Zone Code, the proposed internal changes will suit the relative size and nature
of the development when considering the entry locations that are mostly screened from the street
and will not affect other existing landscaping around property boundaries. Further, will contribute
positively to pedestrian wayfinding and comfort by providing additional seating and pergolas
offering some cover (PO32).
Assessment of Request
The original development approval notice required landscaped courtyards at ground level. Since
the commencement of the use, these areas have been reduced in size to achieve relevant
accessibility requirements, refer to below figures.
Figure 5 – Original Approved plans illustrating large, landscaped courtyard at ground level
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Figure 6 – Submitted plans illustrating existing landscaped courtyards
Figure 7 – Plans proposing reduction in landscaped areas
While the proposed landscaped treatments result in a significant reduction to the internal
courtyards landscaped treatments in comparison to the original plans, the reduction is considered
appropriate for the following reasons:
• The removal of the larger landscaped planter is consequence of water seepage into the
basement, comprising the integrity of the building.
• There is well-established native vegetation along the frontage of the site screening the
building from Bottlebrush Avenue.
• Development upholds the soft landscaping requirements of the site, exceeding 10% of the
site (~255m2 of inground landscaping between the car parking and frontage of the site)
• The proposed changes do not relate to inground soft landscaping.
• The proposed changes still integrate landscaping into the building design.
Recommendation
Agree to the changes as shown on the proposed plans and include a condition requiring the
landscaping planter boxers to be maintained for the life the of the development.
Applicant’s Request – Change 2 – Roof Form
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The new roof area will remove the existing curved roof area shown in Figure 3, which is to be
replaced by standard pitched roofing as shown in Figure 5.
The proposed changes to the roof line are necessary to remedy urgent maintenance issues. The
proposed new roof replaces existing roof and also adds pergolas, which are not considered to be
site cover.
Under performance outcome PO17 of the Major Centre Zone Code, there is no prescriptive site
cover requirement. Consistent with this performance outcome, the proposed changes will not alter
the scale of the development with no increase in gross floor area. The built form will remain
compatible in this location. There is no increase in plot ratio (PO18) and no increase in the building
height (PO16).
In summary, the proposed changes to the ramp and stairs will improve pedestrian accessibility
consistent with current standards. Once the reinstatement planting is established within the road
reserve and near the frontage, the development will maintain and enhance the existing streetscape
appearance.
The other changes will improve the pedestrian entry areas to the offices by providing some soft
landscaping, seating, consistent paving and new pergolas providing some weather protection. The
internal changes to these entry areas will also resolve current water ingress issues. The changes
required to the roofing will also rectify other maintenance issues without increasing the scale, bulk
and form of the building.
Assessment of Request
The requested changes to the roof treatments includes a marginal increase of site cover and
changes to roof form from curved to skillion.
Performance Outcome PO17 of the Zone Code does not quantify the maximum site coverage
permitted, PO17 reads as - PO17 The site cover and plot ratio of buildings and other roofed
structures:
a) is of a scale that is compatible with surrounding development;
b) does not present an appearance of bulk to adjacent properties, roads or other areas in the
vicinity of the site;
c) maximises the retention of existing vegetation and allows for additional soft
landscaping between buildings;
d) where including residential development, allows for adequate area at ground level for
outdoor recreation and other site facilities; and
e) facilitates onsite stormwater management and vehicular access; and
f) at the Noosa Business Centre in the High density residential precinct site cover:
i. does not exceed 40% of the site area; or
ii. for small dwellings or for development which provides a ratio of at least three small
dwellings to any other one dwelling, site cover does not exceed 45% of
the site area.
The extent of changes is considered acceptable as:
• The proposed extension relates to the replacement and extension of a pergola on the upper
level of the development.
• The extension will utilise a polycarbonate roof which will continue to allow for light to
landscaping spaces.
• The roof treatments changes include variation through a staggered skillion roof form.
• The proposed changes are comparable to adjoining development densities.
• Existing inground vegetation will remain unimpacted.
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Recommendation
Agree to the changes as shown on the proposed plans.
5. CONSULTATION
5.1. Referral Agencies
Not applicable
5.2. Internal Council Referrals
Not applicable
6. 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. 51901.25.01 to make a minor change to an existing approval for
Professional Offices situated at Noosa Central 6 Bottlebrush Ave Noosa Heads Qld 4567 and
described as Lot 0000 BUP 12119, Council on 15 July 2025 decided to:
A. Approve the change.
B. Include the following additional conditions:
Additional Conditions – 15 July 2025 - 51901.25.01
Approved Plans
19. Development authorised by this approval must be undertaken generally in accordance with
the Approved Plans listed in the table below.
Plan No. Rev. Plan/Document Name Date
GC 138 TD 03 0 Elevations – Exit, Demolition prepared by 16 June 2025
Flexure Pty Ltd
GC 138 TD 04 0 Roof Existing prepared by Flexure Pty Ltd 16 June 2025
GC 138 TD 05 0 Plan G Existing prepared by Flexure Pty Ltd 16 June 2025
GC 138 TD 06 0 Plan G New prepared by Flexure Pty Ltd 16 June 2025
GC 138 TD 07 0 Roof New prepared by Flexure Pty Ltd 16 June 2025
GC 138 TD 08 0 Section prepared by Flexure Pty Ltd 16 June 2025
GC 138 TD 09 0 Section and Elevation prepared by Flexure 16 June 2025
Pty Ltd
GC 138 TD 10 0 Elevations – New prepared by Flexure Pty 16 June 2025
Ltd
20. External colours and finishes must be of an understated colour scheme and low-reflective
roofing and cladding materials.
Landscaping Works
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21. All landscape works must be established and maintained 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.
Part Demolition of Relevant Structures
Codes of Development
22. 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
23. 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.
24. 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.
25. 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.
26. 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
27. 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
28. All building materials containing asbestos, including asbestos cement sheeting or roofing and
lagging, are removed from the building prior to demolition or relocation.
29. Removal of building materials containing asbestos must be undertaken by a licensed
asbestos removalist.
30. 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.
31. 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.
Note: Asbestos is a Regulated Waste. The Department of Environment & Science licenses
businesses that transport asbestos waste, and landfills that accept this waste.
General
32. Infrastructure including reticulated water, sewerage, stormwater, and electricity must be
protected from damage and made safe to the standard required by the regulatory authority.
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33. Any damage to footpaths, street plantings, natural vegetation/trees, kerb and channel,
bridges or roadways at the removal/demolition site must be repaired or reinstated to at least
pre-existing conditions.
Plumbing and Drainage
34. It is a requirement of the ‘Standard Plumbing and Drainage Regulation 2019’ that at
demolition of a building, the existing sanitary drain upstream from the connection point for a
service provider’s sewerage system must be sealed water tight. This work is deemed as
notifiable Work and must be carried out by a suitably licenced plumber who must submit an
As Constructed plan and Form 4 (Notifiable Works Form) to the QBCC (Queensland Building
Construction Commission) within 10 days of completing the work.
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