Minor Change Report - 132002.220212.3 (As Published).pdf

Page 2

               1.     PROPOSAL
               The application seeks approval for a minor change to the existing development approval for the
               refurbishment of the existing hotel and multiple dwelling development at Rise Apartments, 37–49
               Noosa Drive, Noosa Heads.
               The change relates to fire services infrastructure associated with the existing hotel and apartments,
               following investigations which identified that the current fire hydrant system does not provide
               sufficient flow and pressure to meet operational requirements.
               The proposed works involve relocating the existing fire hydrant booster assembly and dual fire
               hydrant to improve fire service functionality. The booster assembly is proposed to be relocated
               from the northern side of the basement driveway to the southern side, with associated below-
               ground and above-ground pipework connecting to the new fire pump and hydrant arrangement.
               The works also include demolition and reconstruction of part of the existing raised planter bed,
               construction of a new fire pump enclosure on the southern side of the driveway, and installation of
               surface-mounted pipework where required. The pipework is proposed to be fixed to the existing
               structure and concealed within a pressed metal cover, finished to generally match the existing wall
               colour.
               The proposal includes landscape works to assist in integrating the fire services infrastructure with
               the existing Noosa Drive frontage. This includes reinstated planting within the modified raised
               planter, new climbers and a wall trellis treatment, while retaining the established landscape
               character of the frontage.
               The location and design of the works have been informed by the constrained nature of the site, the
               need to maintain access to the basement driveway and the presence of existing Weeping Fig trees
               along the Noosa Drive frontage. The proposal seeks to minimise excavation by using above-
               ground pipework where practical and by limiting works within the vicinity of existing tree root zones.


               Arborist Report
               The applicant has submitted an Arborist Report prepared by Consult Arborist which assesses the
               potential impacts of the proposed relocation of the fire hydrant booster assembly and associated
               pipework on the two mature Weeping Fig trees located along the Noosa Drive frontage.
               The report concludes that the proposed works can proceed without causing detrimental impacts to
               the long-term health, stability or retention of the trees.
               Overall, the proposed development is limited to ancillary fire safety infrastructure and associated
               landscaping works. It does not alter the approved hotel or multiple dwelling use, does not materially
               change the scale or built form of the approved development, and is intended to support the ongoing
               safe operation of the existing premises.
               The locality and proposal plan are included below.




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1. PROPOSAL

The application seeks approval for a minor change to the existing development approval for the
refurbishment of the existing hotel and multiple dwelling development at Rise Apartments, 37-49
Noosa Drive, Noosa Heads.

The change relates to fire services infrastructure associated with the existing hotel and apartments,
following investigations which identified that the current fire hydrant system does not provide
sufficient flow and pressure to meet operational requirements.

The proposed works involve relocating the existing fire hydrant booster assembly and dual fire
hydrant to improve fire service functionality. The booster assembly is proposed to be relocated
from the northern side of the basement driveway to the southern side, with associated below-
ground and above-ground pipework connecting to the new fire pump and hydrant arrangement.

The works also include demolition and reconstruction of part of the existing raised planter bed,
construction of a new fire pump enclosure on the southern side of the driveway, and installation of
surface-mounted pipework where required. The pipework is proposed to be fixed to the existing
structure and concealed within a pressed metal cover, finished to generally match the existing wall
colour.

The proposal includes landscape works to assist in integrating the fire services infrastructure with
the existing Noosa Drive frontage. This includes reinstated planting within the modified raised
planter, new climbers and a wall trellis treatment, while retaining the established landscape
character of the frontage.

The location and design of the works have been informed by the constrained nature of the site, the
need to maintain access to the basement driveway and the presence of existing Weeping Fig trees
along the Noosa Drive frontage. The proposal seeks to minimise excavation by using above-
ground pipework where practical and by limiting works within the vicinity of existing tree root zones.

Arborist Report

The applicant has submitted an Arborist Report prepared by Consult Arborist which assesses the
potential impacts of the proposed relocation of the fire hydrant booster assembly and associated
pipework on the two mature Weeping Fig trees located along the Noosa Drive frontage.

The report concludes that the proposed works can proceed without causing detrimental impacts to
the long-term health, stability or retention of the trees.

Overall, the proposed development is limited to ancillary fire safety infrastructure and associated
landscaping works. It does not alter the approved hotel or multiple dwelling use, does not materially
change the scale or built form of the approved development, and is intended to support the ongoing
safe operation of the existing premises.

The locality and proposal plan are included below.

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                                       Figure 2 – Site Plan




                                       Figure 3 – Part Plan




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Document Set ID: 24874942
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Figure 2— Site Plan

INDICATIVE LOCATION CF ABOVE GROUND:
INOCATIE LOCATION OF NEW BELOW GROUND SURFACE MOUNTED PPEWORK TO NEW BOOSTER
PENORK TONE QUAL FRE HYDRANT ND ASSEMBLY SHOWN DAGONAL ATOR
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                                                 Figure 4 – Elevation




                                       Figure 5 – Detail Section Pipework Cover




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Figure 4 — Elevation

EXISTING GLASS BALUSTRADE
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MATCH WALL COLOUR.

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Figure 5 — Detail Section Pipework Cover

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                              Figure 6 – Photo of impacted tree with annotations showing proposed works location




                                       Figure 7 – Photo of subject trees along Noosa Drive/works interface


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PERSPECTIVE 02
(EXISTING BOOSTER ASSEMBLY NEW LOCATION

 

Figure 6 — Photo of impacted tree with annotations showing proposed works location

 

Figure 7 — Photo of subject trees along Noosa Drive/works interface

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               2.     BACKGROUND
               17 October 2002 - Development approval for a Material Change of Use of Premises – Refurbish
               Existing Hotel & Multiple Dwelling (45 Units).
               26 February 2004 - Council approved a change to this approval. Further refurbishments to the
               hotel were also approved in August 2025.
               During preliminary investigations, it was identified that the existing fire hydrant servicing the hotel
               and adjoining apartments did not provide sufficient flow and pressure. The applicant is now seeking
               a Minor Change to the development approval to allow for works to address this issue.
               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 (20 March 2026).
               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     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 Shire of Noosa
               Strategic Plan 1997. 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:


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2. BACKGROUND

17 October 2002 - Development approval for a Material Change of Use of Premises — Refurbish
Existing Hotel & Multiple Dwelling (45 Units).

26 February 2004 - Council approved a change to this approval. Further refurbishments to the
hotel were also approved in August 2025.

During preliminary investigations, it was identified that the existing fire hydrant servicing the hotel
and adjoining apartments did not provide sufficient flow and pressure. The applicant is now seeking
a Minor Change to the development approval to allow for works to address this issue.

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:

e State Planning Policy;

° South East Queensland Regional Plan;
e Planning Regulation 2017; and

e Noosa Plan 2020 (20 March 2026).

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:

e the development would not result in substantially different development as the proposal does
not:

° dramatically change the built form in terms of scale, bulk and appearance; or
° change the ability of the proposed development to operate as intended; or

° remove a component that is integral to the operation of the development; or
Oo

significantly impact on traffic flow and the transport network, such as increasing traffic
to the site; or

° introduce new impacts or increase the severity of known impacts; or

° remove an incentive or offset component that would have balanced a negative impact
of the development; or

° impact on infrastructure provisions.

e the change does not include prohibited development;

e 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;

e 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 Shire of Noosa
Strategic Plan 1997. 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:

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               •      Tourist Accommodation Zone Code;
               •      Noosa Heads Local Plan Code;
               •      Visitor Accommodation Code;
               •      Works Codes;
               The proposed changes are generally consistent with the provisions of the Shire of Noosa Strategic
               Plan 1997, as well as the relevant provisions of the Noosa Plan 2020.
               The proposed minor change does not involve any increase in gross floor area, building height or
               intensity of use associated with the approved hotel and resort development. The proposal is limited
               to the relocation and upgrading of essential fire safety infrastructure and associated landscaping
               works required to support the ongoing operation of the existing development.
               The application is supported by an Arborist Report prepared by Consult Arborist which assessed
               the proposed works in relation to the two mature Weeping Fig trees located along the Noosa Drive
               frontage. The report concludes that the proposed fire infrastructure, including the relocated fire
               hydrant booster assembly, associated pipework and fire pump enclosure can be accommodated
               without adverse impacts on the long-term health or retention of the trees provided the
               recommended tree protection measures and arboriculture supervision requirements are
               implemented during construction.
               Council's Senior Environment Officer reviewed the submitted Arborist Report and raised no
               objection to the proposed relocation of the fire safety infrastructure, subject to appropriate
               conditions.
               Recommendation
               It is recommended that an additional Conditions 82, 83 & 84 be included to read as follows:
                      Approved Plans - July 2026
               82.    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

                         2395/A200.0       B        Proposed Site Plan – Application, 27/03/2026
                                                    prepared by Cayas + Ward

                         2395/A200.02      B        Demolition Part Plan, prepared by Cayas 27/03/2026
                                                    + Ward

                         2395/A200.03      B        Proposed Part Plan, prepared by Cayas 27/03/2026
                                                    + Ward

                         2395/A200.04      B        Proposed Elevation and Detail Section 27/03/2026
                                                    Pipework Cover, prepared by Cayas +
                                                    Ward

                         -                 -        Arborist report, prepared by Consult 14 April 2026
                                                    Arborist



                      VEGETATION PROTECTION
                      Retention of Existing Trees
               83.    A qualified person * must be engaged for the duration of the works to ensure all works
                      are carried out in accordance with the approved Arborist Report listed within this
                      Decision Notice.

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° Tourist Accommodation Zone Code;
° Noosa Heads Local Plan Code;

° Visitor Accommodation Code;

° Works Codes;

The proposed changes are generally consistent with the provisions of the Shire of Noosa Strategic
Plan 1997, as well as the relevant provisions of the Noosa Plan 2020.

The proposed minor change does not involve any increase in gross floor area, building height or
intensity of use associated with the approved hotel and resort development. The proposal is limited
to the relocation and upgrading of essential fire safety infrastructure and associated landscaping
works required to support the ongoing operation of the existing development.

The application is supported by an Arborist Report prepared by Consult Arborist which assessed
the proposed works in relation to the two mature Weeping Fig trees located along the Noosa Drive
frontage. The report concludes that the proposed fire infrastructure, including the relocated fire
hydrant booster assembly, associated pipework and fire pump enclosure can be accommodated
without adverse impacts on the long-term health or retention of the trees provided the
recommended tree protection measures and arboriculture supervision requirements are
implemented during construction.

Council's Senior Environment Officer reviewed the submitted Arborist Report and raised no
objection to the proposed relocation of the fire safety infrastructure, subject to appropriate
conditions.

Recommendation

It is recommended that an additional Conditions 82, 83 & 84 be included to read as follows:
Approved Plans - July 2026

82. 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

2395/A200.0 B Proposed Site Plan —- Application, 27/03/2026
prepared by Cayas + Ward

2395/A200.02 B Demolition Part Plan, prepared by Cayas 27/03/2026
+ Ward

2395/A200.03 B Proposed Part Plan, prepared by Cayas 27/03/2026
+ Ward

2395/A200.04 B Proposed Elevation and Detail Section 27/03/2026
Pipework Cover, prepared by Cayas +
Ward

- - Arborist report, prepared by Consult 14 April 2026
Arborist

VEGETATION PROTECTION
Retention of Existing Trees

83. A qualified person * must be engaged for the duration of the works to ensure all works
are carried out in accordance with the approved Arborist Report listed within this
Decision Notice.

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                      Landscaping works
               84.    The development site must be landscaped. The works must be undertaken by a
                      qualified person* in accordance with the Noosa Plan 2020 – Planning Scheme Policy
                      (PSP2) Landscaping for that specific area and must include in particular:
                      a. Replacement landscaping within the new raised planter bed with a mixed of
                         species to be selected from Table SC6.3.4.1.



               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 Environment Officer, Development Assessment
               As conditioned.
               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. 132002.220212.3 to make a minor change to an existing approval
               for Development Permit for a Material Change of Use of Premises – Refurbish Existing Hotel &
               Multiple Dwelling (45 Units), situated at Rise Apartments 37-49 Noosa Dr Noosa Heads Qld 4567
               and described as SP 152217, Council on 21/07/2026 decided to:
               A.     Approve the change.
               B.     Include the following additional conditions 82,83 & 84:
                      Approved Plans - July 2026
               82.    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

                         2395/A200.0         B      Proposed Site Plan – Application, prepared 27/03/2026
                                                    by Cayas + Ward

                         2395/A200.02        B      Demolition Part Plan, prepared by Cayas + 27/03/2026
                                                    Ward

                         2395/A200.03        B      Proposed Part Plan, prepared by Cayas + 27/03/2026
                                                    Ward

                         2395/A200.04        B      Proposed Elevation and Detail Section 27/03/2026
                                                    Pipework Cover, prepared by Cayas +
                                                    Ward




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Landscaping works

84. The development site must be landscaped. The works must be undertaken by a
qualified person* in accordance with the Noosa Plan 2020 — Planning Scheme Policy
(PSP2) Landscaping for that specific area and must include in particular:

a. Replacement landscaping within the new raised planter bed with a mixed of
species to be selected from Table SC6.3.4.1.

 

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 Environment Officer, Development Assessment
As conditioned.

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. 132002.220212.3 to make a minor change to an existing approval
for Development Permit for a Material Change of Use of Premises — Refurbish Existing Hotel &
Multiple Dwelling (45 Units), situated at Rise Apartments 37-49 Noosa Dr Noosa Heads Qld 4567
and described as SP 152217, Council on 21/07/2026 decided to:

A. — Approve the change.

B. Include the following additional conditions 82,83 & 84:
Approved Plans - July 2026

82. 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

2395/A200.0 B Proposed Site Plan — Application, prepared 27/03/2026
by Cayas + Ward

2395/A200.02 B Demolition Part Plan, prepared by Cayas + 27/03/2026
Ward

2395/A200.03 B Proposed Part Plan, prepared by Cayas + 27/03/2026
Ward

2395/A200.04 B Proposed Elevation and Detail Section 27/03/2026

Pipework Cover, prepared by Cayas +
Ward

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                         -                         -       Arborist   report,   prepared    by   Consult 14 April 2026
                                                           Arborist

                      VEGETATION PROTECTION
                      Retention of Existing Trees
               83.    A qualified person * must be engaged for the duration of the works to ensure all works are
                      carried out in accordance with the approved Arborist Report listed within this Decision Notice.
                      Landscaping works
               84.    The development site must be landscaped. The works must be undertaken by a qualified
                      person* in accordance with the Noosa Plan 2020 – Planning Scheme Policy (PSP2)
                      Landscaping for that specific area and must include in particular:
                      b. Replacement landscaping within the new raised planter bed with a mixed of species to
                         be selected from Table SC6.3.4.1.

               C.     Include the following additional Advisory note:
               ADVISORY NOTES:
               Qualified Person
               1.     Qualified Person, for the purpose of:
                      a. Undertaking landscape construction and establishment works is considered to be a
                         person with five years current experience in commercial landscape construction projects.
                      b. Undertaking, supervising tree works and preparing arboriculture certification, is
                         considered to be a person with a minimum three years current experience in tree
                         protection, hazard identification/mitigation and Specifying Trees – a guide to assessment
                         of tree quality (NATSPEC) assessment and either:
                             i.        International Society of Arboriculture (ISA) certification; or
                             ii.       A Diploma of Arboriculture.




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- - Arborist report, prepared by Consult 14 April 2026
Arborist
VEGETATION PROTECTION
Retention of Existing Trees

83. A qualified person * must be engaged for the duration of the works to ensure all works are
carried out in accordance with the approved Arborist Report listed within this Decision Notice.

Landscaping works

84. The development site must be landscaped. The works must be undertaken by a qualified
person* in accordance with the Noosa Plan 2020 — Planning Scheme Policy (PSP2)
Landscaping for that specific area and must include in particular:

b. Replacement landscaping within the new raised planter bed with a mixed of species to
be selected from Table SC6.3.4.1.
C. Include the following additional Advisory note:
ADVISORY NOTES:
Qualified Person
1. Qualified Person, for the purpose of:

a. Undertaking landscape construction and establishment works is considered to be a
person with five years current experience in commercial landscape construction projects.

b. Undertaking, supervising tree works and preparing arboriculture certification, is
considered to be a person with a minimum three years current experience in tree
protection, hazard identification/mitigation and Specifying Trees — a guide to assessment
of tree quality (NATSPEC) assessment and either:

i. International Society of Arboriculture (ISA) certification; or

ii. A Diploma of Arboriculture.

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