FURTHER REPORT - MCU21/0110 - APPLICATION FOR MATERIAL CHANGE OF USE - RESORT COMPLEX AND ANICILLARY BAR, FOOD AND DRINK OUTLET, OUTDOOR SPORT AND RECREATION, AND CLUB (MINOR EXTENSION TO EXISTING CLUBHOUSE) AT 61 NOOSA SPRINGS DRIVE, NOOSA HEADS (REFERRED FROM PLANNING & ENVIRONMENT COMMITTEE DATED 6 MAY 2025) · ATTACHMENT 3 - MCU21/0110 - OFFICER'S REPORT 11 July 2023

               locations located as far as practical from the STP” is sufficient to avoid odorous air being drawn
               into the buildings. The applicant’s expert suggests that an additional measure to address concerns
               regarding odour could be the imposition of a condition requiring an Odour Complaint Management
               Plan, with the applicant’s stated intention to manage any odour complaints from hotel guests within
               the business being central to the plan.
               Based on the advice provided by Council’s consulting odour expert the applicant has adequately
               demonstrated that the proposed development is suitable when considering the potential odour risk.
               The consultants suggested conditions and the inclusion of carbon filters as suggested by
               Unitywater’s odour expert are supported and form part of the recommendation. It is also
               recommended that an Odour Complaint Management Plan be conditioned.
               Traffic/car parking
               The applicant provided traffic reports which reviewed the traffic and car parking demand associated
               with the proposed 106 bedroom resort These reports, and subsequent responses to requests for
               further information, were reviewed by Council’s consulting traffic engineer.
               Much of the discussion in the review of the car parking analysis related to the methodology
               determining car parking demand. Council’s traffic consultant undertook an assessment based on:
               i.     Adopt a design parking demand for the existing development of 160 cars based on the 2017
                      surveys.
               ii.    The RFI response indicates the hotel will have 44 EFT staff. Assuming 2/3rds of those travel
                      by their own car to/from work, this would generate 30 cars.
               iii.   Assuming half of the 112 resort rooms have a car on-site at midday would generate a
                      demand for 56 cars.
               iv.    Based on the above, the design parking demand would be 246 cars, which would be
                      accommodated by the proposed 255 parking spaces.
               As per the comments above Council’s consulting traffic engineer is supportive of the proposed 255
               formalised car parking spaces. In addition to the proposed formalised 255 car parking spaces the
               applicant has also identified an additional 38 grassed overflow spaces.
               The 255 formalised spaces include a 2-storey deck carpark situated adjacent to the western
               boundary of the subject site whereby an additional storey of car parking is to be provided above
               part of the existing at grade car park. The location of this deck car park is detailed in the following
               images with the built form considerations discussed within the setback section of the report.




Document Set ID: 22048375
Version: 34,
         32, Version Date: 24/10/2023
                           05/07/2023