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Minor Change Report 51995 1645 01 (As Published) · 51995.1645.01
APPLICATION FOR A MINOR CHANGE TO A DEVELOPMENT APPROVAL
Author Development Planner, Tiani Bird
Development Assessment
APPLICATION DETAILS
Application No. 51995.1645.01
Development Approval Town Planning Consent Permit – Deck and servery extensions
and alterations to an existing non-conforming use (Hotel).
Applicant Alh Group Pty Ltd
Request Received On 19 May 2025
Report Reviewed By Andrew Gaffney – 1 August 2025
Decision Due Date 17/06/2025
PROPERTY DETAILS
Property Address The Reef 100/37-49 Noosa Dr Noosa Heads Qld 4567
RP Description Lot 100 SP 147914
Land Area 10,013.36m2
Existing Use of Land Hotel and Accommodation Buildings
STATUTORY DETAILS
SEQRP Designation Urban Footprint
Zone Tourist Accommodation
Precinct Not applicable
Local Area Plan Noosa Heads
Overlays • Landslide Hazard Overlay
Assessment Type Minor Change to Town Planning Consent Permit Deck and
servery extensions and alterations to an existing non-
conforming use (Hotel)
1. PROPOSAL
The applicant seeks approval to change an existing Town Planning Consent Permit for a Deck and
servery extensions and alterations to an existing non-conforming use (Hotel).
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The proposal seeks to replace the existing front fencing, include a new entry awning structure to
the southern entrance and northeastern gaming entrance, include additional widow awnings to
Noosa Drive, resurfacing of the outdoor area and inclusion of additional privacy screening.
The applicant seeks to change the approval in the following way:
• Amend the list of approved plans
The locality and proposal plan are included below.
Figure 1 – Locality
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Figure 2 – Aerial Image
Figure 3 – Site Plan
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Figure 4 – Lower Ground Floor Plan
Figure 5 – Upper Ground Floor Plan
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Figure 6 – Existing Level 1 Floor Plan
Figure 7 – Existing + Demolition – West Elevation
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Figure 8 – Proposed West Elevation
2. BACKGROUND
A Town Planning Consent Permit for a Deck and servery extensions and alterations to an existing
non-conforming use (Hotel) was approved on 25 October 1995 following the council ordinary
meeting motion to support the town planning consent permit the 11 September 1995.
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 (25 September 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 the proposal does
not:
o involve a new use; or
o result in the application applying to a new parcel of land; or
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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 was lodged and assessed under the now superseded 1990 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 are applicable to this development:
• Tourist Accommodation Zone Code;
• Entertainment Activities Code;
• Works Codes;
Existing Condition
1. Submission to and approval by Council of building plans in accordance with the Building Act,
Council’s By Laws and Policies, the conditions of this approval and substantially in accordance
with the plans 9308, site plan (amended by Council officers) and elevations, and the Shire of
Noosa Planning Scheme apart from where amendments are required or dispensations have
been granted in conjunction with this approval.
Applicant’s Request
The applicant requests to modify the existing hotel and update existing structures on site. In
support of the request, the applicant has provided the following:
“To formalise the proposed changes to the building, it is requested that the list of approved
drawings be amended to include the following Proposal Plans:
Drawing Title Drawing No. Issue Date
Proposed Site Plan A100.00 D May 2025
Proposed Lower Ground Floor Plan A100.01 D May 2025
Proposed Upper Ground Floor Plan A100.02 D May 2025
Existing Level 1 Floor Plan A100.03 D May 2025
Existing West Elevation A100.04 D May 2025
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Proposed West Elevation A100.05 A May 2025
Assessment of Request
Agree
The submitted plans demonstrate the following alterations to the hotel are proposed:
• New external fencing
• New window awnings
• New entry way awnings
• Resurfacing to the outdoor area outside of the sports bar
• Window included at the upper ground floor level from the sports bar
• Aluminium screening to the façade
• Widening of existing door to the sports bar
The alterations to the existing hotel do not result in a significant change to the external façade
however provide minor improvements to weather protection, shading and privacy of outdoor areas.
The submitted plans demonstrate an additional window to the western elevation at the upper
ground floor level. This provides natural light to the Sports Bar and greater observation to the street.
The proposal does not result in an increase to the gross floor area and does not require additional
parking. The alterations result in the replacement of 3 existing awnings that present to Noosa Drive
and (pictured below in Figure 9) remains a low scale design consistent with the existing character.
Figure 9 – Existing Awnings to be Removed
The existing structures are within the front boundary setback and the new awnings do not
present additional impacts to the streetscape. The replacement of the awnings is required due to
the age of the structures. The design of the new awnings compliments the existing appearance of
the established Reef Hotel and does not present structures that conflict with the existing skyline.
The development incorporates a standard of design expected within the Noosa Heads Local Plan
Area and provides a more attractive and functional building. The inclusion of the aluminium
screening provides a design element that adds visual interest to the development.
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Recommendation
It is recommended that Condition 1 be deleted.
It is recommended Condition 1a be included to read as follows:
Approved Plans
1.(a) Development authorised by this approval must be undertaken generally in
accordance with the Approved Plans listed in the table below.
Plan No. Rev. Document Name Date
9308 - Site Plan, prepared by John June 95
Macminn F.R.A.I.A Architect
9308 - Elevations, prepared by John June 95
Macminn F.R.A.I.A Architect
A100.00 D Proposed Site Plan, prepared by May 2025
Cayas and Ward
*Council Annotation*
A100.01 D Proposed Lower Ground Floor May 2025
Plan, prepared by Cayas and
Ward
A100.02 D Proposed Upper Ground Floor May 2025
Plan, prepared by Cayas and
Ward
*Council Annotation*
A100.03 D Existing Level 1 Floor Plan, May 2025
prepared by Cayas and Ward
*Council Annotation*
A100.04 D Existing West Elevation, May 2025
prepared by Cayas and Ward
*Council Annotation*
A100.05 A Proposed West Elevation, May 2025
prepared by Cayas and Ward
*Council Annotation*
4. CONSULTATION
4.1. Referral Agencies
Not applicable.
4.2. Internal Council Referrals
Not applicable.
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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. 51995.1645.01 to make a minor change to an existing approval for
Town Planning Consent Permit – Deck and servery extensions and alterations to an existing non-
conforming use (Hotel) situated at The Reef 100/37-49 Noosa Dr Noosa Heads Qld 4567 and
described as Lot 100 SP 147914, Council on 17 June 2025 decided to:
A. Approve the change.
B. Delete Condition 1.
C. Include condition 1 (a) to read as follows:
Approved Plans
1.(a) Development authorised by this approval must be undertaken generally in accordance with
the Approved Plans listed in the table below.
Plan No. Rev. Document Name Date
9308 - Site Plan, prepared by John June 95
Macminn F.R.A.I.A Architect
9308 - Elevations, prepared by John June 95
Macminn F.R.A.I.A Architect
A100.00 D Proposed Site Plan, prepared by May 2025
Cayas and Ward
*Council Annotation*
A100.01 D Proposed Lower Ground Floor Plan, May 2025
prepared by Cayas and Ward
A100.02 D Proposed Upper Ground Floor Plan, May 2025
prepared by Cayas and Ward
*Council Annotation*
A100.03 D Existing Level 1 Floor Plan, May 2025
prepared by Cayas and Ward
*Council Annotation*
A100.04 D Existing West Elevation, prepared May 2025
by Cayas and Ward
*Council Annotation*
A100.05 A Proposed West Elevation, prepared May 2025
by Cayas and Ward
*Council Annotation*
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