FURTHER REPORT - Planning & Environment Committee 6 May 2025 MCU21/0110

                              ATTACHMENT 2 – Development Assessment Manager’s Report
               REPORT
               A report was presented to Council at the Planning and Environment Committee on 11 July 2023
               for a development application which seeks to develop a 106 room hotel on land within Noosa
               Springs.
               The report addressed a range of issues including the sites split zoning, the potential odour impacts
               of the nearby sewage treatment plant, bushfire risk, ecology, carparking and built form. The
               officer’s recommendation was to approve the application on the basis that the odour impacts had
               been satisfactorily addressed and matters relating to bushfire, ecology, carparking and built form
               had also been suitably addressed.
               Three deputations were made at this meeting, the deputations were made by residents of Noosa
               Springs, Unitywater and the applicant. Notably, Unitywater advised they were opposed to the
               proposed development based on insufficient separation being provided to the existing sewage
               treatment plant.
               The matter was referred to the General Meeting dated 17 July 2023 at which time a motion was
               put forward to refuse the application. The motion was successful, and the application was
               recommended to be refused based on the following grounds;
               General Meeting Minutes, 17 July 2023, Item 5.1, Page 3
                    1. The proposed development of the subject land is inappropriate, in circumstances where:
                              a. Part of the proposed land use is a resort complex, in circumstances where part of
                                 the subject land is outside of the urban growth boundary in Noosa Plan 2020;
                              b. The proponent seeks to utilise the land for Resort Complex, which is an inconsistent
                                 use in the Recreation and Open Space zone;
                              c. The proposed development is an overdevelopment of the land, at the expense of
                                 the natural values of the land and involves a reduction of land in the Recreation
                                 and Open Space zone;
                              d. The proposed development would result in the overdevelopment of the subject
                                 land, at the expense of its environmental values, as it proposed that an area of
                                 existing open space be developed;
                              e. It results in the unacceptable clearing of vegetation in an ecologically important
                                 area and an environmentally sensitive area;
                              f.   The built form and density of the proposed development is unacceptable.
                         In these respects, the proposed development is inconsistent with the following provisions
                         of Noosa Plan 2020:
                                       i.     Strategic Framework – 3.2.2, 3.2.5, 3.3.2(g), 3.3.1(b) and 3.3.4(b)(p);
                                       ii.    Biodiversity, Waterways and Wetlands Overlay Code – 8.2.2.2(2)(a), (b)
                                              and (c), Table 8.2.23 PO1, PO3, PO5 and PO12;
                                       iii.   Recreation and Open Space Zone Code – 6.6.1.2(2)(a)(c)(f)(g) and(s),
                                              Table 6.6.13 PO1, PO2, PO3, PO4, PO15, PO16, PO17, PO18, PO19 an
                                              PO38;
                                       iv.    Noosa Heads Local Plan Code – 7.2.5.2(2)(b)(e), Table 7.2.5.3 PO5,
                                              PO26 and PO27
                    2. It has not been demonstrated that the proposed development will not involve unacceptable
                       acoustic amenity impacts, as:
                              a. the acoustic impacts of plant, equipment and services associated with the proposed
                                 development have not been adequately assessed;
                              b. if it is the case there are indeed acoustic impacts, no measures have been
                                 proposed to ameliorate those impacts.



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Document Set ID: 22632986
Version: 7, Version Date: 07/11/2023