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Planning Report 17-185 The Islander · 51987.3790.03
Town Planning Report Request for a Minor Change to the Approved Plans specified within the Decision Notice (TPC1957) The Islander Noosa, Unit 17, 185-187 Gympie Terrace, NOOSAVILLE 4566 QLD Lot 17 on GTP2026 Catherine Parry-Moule and Roderick McLennan
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Page 2
Table of Contents
Important Note 2
1. Summary 3
2. Background 4
3. Development Intent – Proposed Change 6
4. Planning Assessment 9
4.1 Development Codes 9
4.2 Minor Change 9
5. Conclusions 11
List of Figures
Figure 1: Approved Site Plan – Site Cover and Gross Floor Area................................................................... 4
Figure 2: Approved Unit 17 Ground Floor Plan ..................................................................................................... 5
Figure 3: Approved Unit 17 First Floor Plan............................................................................................................ 5
Figure 4: Render of Redesign ................................................................................................................................... 7
Figure 5: Internal Perspective of Proposed Redesign ........................................................................................ 7
List of Tables
Table 1: Approved and Proposed Design Parameters ..................................................................................... 6
Table 2: Substantially Different Development Guideline................................................................................ 10
List of Photographs
Photograph 1: Termite Damage ............................................................................................................................. 8
Photograph 2: Termite and Water Damage....................................................................................................... 8
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 Catherine Parry-Moule and Roderick
McLennan (“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
• RG Strategic will not be liable to a Third Party for any loss, damage, liability, or claim
arising out of or incidental to a Third Party; and
• publishing, using, or relying on the facts, content, opinions, or subject matter
contained in this report
If a Third Party uses or relies on the facts, content, opinions, or subject matter contained in this report
with or without the consent of RG Strategic, RG Strategic disclaims all risk and the Third Party
assumes all risk and releases and indemnifies and agrees to keep indemnified RG Strategic from any
loss, damage, claim, or liability arising directly or indirectly from the use of or 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 Catherine Parry-Moule and
Roderick McLennan. The purpose of this report is to seek approval for a Minor Change Application
and a revision of the Approved Plans specified within Decision Notice TPC1957. The subject site is
located at “The Islander Noosa”, Unit 17, 185-187 Gympie Terrace, Noosaville 4566 QLD, and is
formally described as Lot 17 on GTP2026
The applicant seeks approval to reinvest in the modernisation of Unit 17 through incorporating
contemporary materials. The proposed change will enhance the utility of the unit but will remain in
keeping with the built form of the Islander Noosa accommodation units. The proposed Minor Change
to the existing unit consists of:
• The removal of all flooring, walls, and fixtures from the loft level,
• The removal of the pergola and pavers,
• The removal of part of the roof, and
• The extension of the bedroom and living areas to permit a second bathroom.
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.
RG Strategic Planning Report – Minor Change Application 3
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2. Background The site is located at 185-187 Gympie Terrace, Noosaville and is known as The Islander Resort. The development has frontages to Gympie Terrace, Thomas Street and The Cockleshell and consists of dwelling units, shops, restaurants, and ancillary facilities. The 3-storey buildings comprise of commercial premises on the ground level fronting Gympie Terrace and Thomas Street and dwelling units above. Council originally approved the development under TPC1957 (Dwelling Units and Ancillary Facilities approved in 1988) and DNA129 (Shops & Multiple Dwelling Units approved in 1989). Under the Noosa Plan 2020 the site is located within the Tourist Accommodation Zone. A copy of the original Decision Notice and Approved Plans under TPC1957 are enclosed within Appendix B. Figure 1 below lists the Site Cover and Gross Floor Area approved under TPC1957. Source: Approved Plans TPC1957 – Appendix B RG Strategic Planning Report – Minor Change Application 4
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Figures 2 and 3 illustrate the approved plan and layout for Unit 17’s ground floor and loft. Source: Approved Plans TPC1957 – Appendix B Source: Approved Plans TPC1957 – Appendix B RG Strategic Planning Report – Minor Change Application 5
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3. Development Intent – Proposed Change
The applicant is proposing a Minor Change to the existing unit at “The Islander Noosa”, Unit 17, 185
Gympie Terrace, Noosaville 4566. The minor change will consist of:
• The removal of all flooring, walls, and fixtures from the loft level,
• The removal of the pergola and pavers,
• The removal of part of the roof, and
• The extension of the bedroom and living areas to permit a second bathroom.
The proposed changes are reflected in the Proposed Plans prepared by JMF Design and are
enclosed within Appendix A.
The proposed redesign of Unit 17 consists of minor change to the existing configuration of the Unit.
The proposed plans present a minor increase in the Site Cover, and a reconfiguration of the Gross
Floor Area (GFA) and internal layout. Whilst the proposed redesign results in an increase in the Site
Cover and GFA, this change is marginal and is well within the total Site Cover and GFA calculations
approved for the whole development (The Islander Noosa).
Table 1 below lists the Site Cover and GFA permitted on site under TPC1957 (Figure 1). As
demonstrated, the existing Islander Noosa development was approved and built well within the
permitted GFA and Site Cover provisions at the time.
TPC1957 approved a GFA of 76.87m2 for Unit 17. The proposed renovation and redesign of Unit 17
results in a slightly marginal increase in GFA of 77.32m2, which represents an increase of 0.45m2.
Table 1: Approved and Proposed Design Parameters
Gross Floor Area Site Cover Gross Floor Area Site Cover
The Islander
Allowed Approved (TPC1957)
Noosa
10,940m2 40% / 5,864m2 8,500m2 32% / 4,691m2
Ground Floor Approved First Floor Approved
Total GFA Approved
(TPC1957) (TPC1957)
Unit 17
Gross Floor 66.54m2 10.33m2 76.87m2
Area Proposed Ground Floor Proposed First Floor Total GFA Proposed
77.32m2 0m2 77.32m2
Similarly, the proposed redesign results in a marginal increase in site cover of 10.1m2. The proposed
changes in Site Cover and GFA represent a very marginal increase with reference to the total site
development (The Islander Noosa), and importantly the proposed change is well within the allowed
provisions for the whole site under TPC1957.
As demonstrated in Figures 4 and 5 below, the minor increase in Site Cover and GFA will have no
RG Strategic Planning Report – Minor Change Application 6
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impact upon on the amenity of the adjoining units, and The Islander Noosa’s existing services. The internal reconfiguration of the unit enhances the utility of the unit as well as blending indoor and outdoor living spaces. Figure 4: Render of Redesign Source: Proposed Plans - Appendix A Figure 5: Internal Perspective of Proposed Redesign Source: Proposed Plans - Appendix A The proposed renovation to Unit 17 portrays a consistent and complementary built form more suitable for the locality’s vernacular and intent. The height of the Unit is not changing and the addition of the pergola and roof over the patio areas does not add any appearance of bulk greater than the existing unit. RG Strategic Planning Report – Minor Change Application 7
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In addition to the modernisation of the Unit, the proposed renovation to Unit 17 serves to rectify the existing termite and water damage as illustrated in Photographs 1 and 2 below. To ensure that the unit is more appropriate and manages the elements of the coastal environment, robust materials have been proposed. Photograph 1: Termite Damage Source: Catherine Parry-Moule and Roderick McLennan Photograph 2: Termite and Water Damage Source: Catherine Parry-Moule and Roderick McLennan RG Strategic Planning Report – Minor Change Application 8
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4. 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
2 of the Planning Act 2016,
• The proposal is consistent with the outcomes sought by the Noosa Plan 2020, and
• The proposal is consistent within the intent of the Decision Notice (TPC1957).
4.1 Development Codes
The development codes applicable to the proposed Minor Change are:
• Noosaville Locality Code, and
• Tourist Accommodation Zone Code.
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.
The proposed change represents a very minor increase in the Site Cover and GFA of Unit 17 being
10.1m2 and 0.45m2 respectively. The increase in Site Cover is predominately derived from the addition
of the roof over the patio and internal reconfiguration of the unit. This increase permits an improved
design and enhanced living environment for the residents of the unit.
The increase in GFA is negligible, and with the existing building height remaining at approx. 7.3
metres, there will be no impact on the surrounding units.
4.2 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
RG Strategic Planning Report – Minor Change Application 9
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agency must have assessed the application against, or had regard to, when the
application was made; or
(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 2: Substantially Different Development Guideline contained within the
Development Assessment Rules, is provided in Table 2 below:
Table 2: Substantially Different Development Guideline
‘Substantially different’
Comment
development
Involves a new use The residential (unit) use will remain unchanged.
Results in the application applying No new land is applied over as part of this change
to a new parcel of land
application.
Dramatically changes the built As demonstrated within the Proposed Architectural Plans
form in terms of scale, bulk, and
included within Appendix A the proposed change
appearance
consists largely of an internal reconfiguration of the unit
and a minor increase in the site cover.
The redesign permits a second bathroom to be included
on the ground floor and presents an enhanced living
arrangement. The unit will remain as a two-bedroom unit
and the loft from the first floor will be removed.
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 be as a result of the proposed Minor
and the transport network, such as
Change application.
increasing traffic to the site
Introduces new impacts or increases The redesign presents an improved operational outcome
the severity of known impacts
for the Unit. The additional Site Cover and GFA
represents an insignificant increase to the total
approved site area.
Removes an incentive or offset The change represents an inconsequential change to
component that would have
the overall appearance and use of the Unit. No incentive
balanced a negative impact of the
development or offset component will be impacted as a result of the
proposed Minor Change.
Impacts on infrastructure provisions The proposed Minor Change will not impact upon any
infrastructure network.
RG Strategic Planning Report – Minor Change Application 10
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5. Conclusions
As demonstrated in the above Table 2, the proposed redesign of Unit 17 complies with the definition
of a Minor Change and is consistent with the intent of the original approval (TPC1957). This report
demonstrates that the proposed development is permitted pursuant to the provisions of the
Planning Act 2016 and the Noosa Plan 2020. The proposed reconfiguration of the two-bedroom unit
results in an improved internal configuration which encourages indoor/outdoor living.
The proposed Minor Change to the existing unit consists of:
• The removal of all flooring, walls, and fixtures from the loft level,
• The removal of the pergola and pavers,
• The removal of part of the roof, and
• The extension of the bedroom and living areas to permit a second bathroom.
The proposed change represents a very minor increase in the Site Cover and GFA of Unit 17 being
10.1m2 and 0.45m2 respectively. The increase in Site Cover and GFA is marginal and is well within the
total Site Cover and GFA calculations approved for the whole development (The Islander Noosa).
Therefore, approval of the proposed Minor Change is recommended.
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 11
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