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

               within a resort complex and establishes a logical connection with the existing resort facilities on
               the site.
               Odour
               An odour report was submitted with the application, the purpose of the report was to determine
               the potential for odour impacts on the proposed hotel due to the Noosa Wastewater Treatment
               Plant. The development site is located within approximately 220 metres of the STP. The
               accommodation buildings are located approximately 270 metres from the existing Noosa STP
               infrastructure.
               The odour impact assessment report was prepared on the basis of 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%ile 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.
               Council’s consulting odour expert reviewed the development application odour report and the
               response to information request and considers that the reporting provides adequate assessment
               for the purpose of understanding the potential odour impact of the STP upon the proposed
               development. The application material has demonstrated the proposed buildings and pool and
               communal area between the buildings comply with the odour criterion at all hours of the day. The
               swimming pools and tennis courts comply between 6am to 12am and 6am to 10pm respectively.
               Conditions establishing times which these areas can be used were proposed by Council’s external
               consultant, the times are reflective of the hours which the areas comply with the odour criterion.
               The conditions are included within the recommendation of this report.
               Comments by Council’s consulting odour expert include:
                      This further peer review of the odour impact assessments, modelling and information
                      responses identifies that odour from the Noosa STP does impact upon the proposed
                      development and that exceedance of the 2.5 OU 1 hour 99.5%ile criterion will occur in
                      outdoor areas to the North of the proposed accommodation buildings and compliance is just
                      achieved at the facades of the proposed buildings nearest the STP.
                      The development is proposed to be located in relatively close proximity to the STP and, on
                      this basis, appropriate care and consideration is necessary to ensure that future
                      development does NOT:
                      (i) Experience excessive odour impact leading to potential complaints; and
                      (ii) Does not result in an unacceptable reverse amenity constraint upon the existing and
                      future operation of the WWTP (on the basis of potential odour complaints).
                      Given that the odour assessment identifies compliance in some outdoor areas (pool,
                      gardens and tennis court) is not achieved at all times, and that compliance is only achieved
                      on the basis of limited hours of use of these outdoor areas it is considered appropriate to
                      limit, by way of conditions, the hours of use (access) of certain outdoor areas to prevent
                      potential adverse odour experiences and complaints by guests.
                      Further, as the odour impact assessment identifies that 2.5 Odour Unit, 1 hour 99.5%ile is
                      predicted just external the façade of the nearest accommodation buildings, it is considered
                      appropriate to include conditions requiring accommodation use areas be fully air-
                      conditioned and that outdoor fresh makeup air to the rooms be drawn from locations as
                      distant from the STP as practical.
                      The requirement for disclosure of the potential for odour to guests should also be
                      considered to minimise the potential for complaints about perceived odour.




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