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

PLANNING AND ENVIRONMENT COMMITTEE MEETING REPORT                                     6 MAY 2025


Furthermore, the total extent of site cover and plot ratio proposed do not exceed the amount
permitted under the Tourist Accommodation Zone, on this basis it is considered that the site cover
and plot ratio are appropriate for the overall site.
Odour and Noise
The submitted acoustic report and addendum to the odour report have been reviewed by Council’s
external consultant who is supportive of the amended layout and advises:
     With respect to odour, the amended design is considered acceptable. An odour complaints
     management plan remains relevant.
     With respect to noise, …..amended operating hours for the tennis courts to match the latest
     Trinity Report.
     For outdoor area usage – previous conditions referred to Plate 1 which limited use hours.
     The intent previously was to allow use of outdoor dining areas immediately adjacent the hotel
     but to limit the use of pool areas further north. This was both a noise and odour outcome.
     I suggest a similar requirement be maintained for this amended development. Limit all pool
     usage to 6am to 12MN.
     …….include a new condition putting the noise limits from Section 6.1 of the Trinity report into
     the conditions package.
     Service and refuse collection hours maintained as 7am to 6pm.
     Given that the Trinity report shows the vacuum truck operations (albeit infrequent) exceed
     the noise limits nominated, I have included requirement for an amended noise report to
     address this as the report says with further design and barriers etc, compliance can be
     worked out later.
     I am happy to accept their amended criteria for this infrequent event.
Unitywater
As noted in the original report and through deputations made by their representatives, Unitywater
has raised concerns with the proposed development. Speifically that the accommodation facilities
and recreation areas are located too close to the nearby Noosa Sewage Treatment Plant (STP)
and will likely result in odour complaints with subsequent compliance action potentially requiring
cost prohibitive upgrades.
As per the original assessment, a thorough analysis of odour impacts has been undertaken by
suitably qualified experts utilising methodologies that are accepted in Planning and Environment
Court proceedings.
As noted in the officer report to Council in July 2023, the original odour impact assessment report
was prepared based on site-specific odour monitoring conducted at the STP and use of
meteorological and dispersion modelling to assess resultant odour levels at the proposed
development site.
The odour assessment adopted the Queensland Odour Guideline odour criterion of 2.5 Odour
Units, 1 hour average, 99.5 percentile which is considered the appropriate basis for assessment,
and notably the benchmark considered in Planning and Environment Court appeals. The criterion
requires the prescribed odour concentration to be achieved 99.5% of the time, being measured at
one-hour intervals.
The current proposal maintains development outside of the 2.5 odour unit line, notably the current
proposal increases the distance from the Noosa STP to both the nearest accommodation building
and the swimming pool. Under the originally proposed layout the accommodation buildings were
located approximately 270 metres from the existing Noosa STP infrastructure, the current proposal
provides approximately 302 metres of separation.


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