FURTHER REPORT - MCU21/0110 - APPLICATION FOR MATERIAL CHANGE OF USE - RESORT COMPLEX AND ANCILLARY BAR, FOOD AND DRINK OUTLET, OUTDOOR SPORT AND RECREATION, AND CLUB (MINOR EXTENSION To EXISTING CLUBHOUSE) AT 61 NOOSA SPRINGS DRIVE, NOOSA HEADS · ATTACHMENT 3 - (MCU21/0110) - OFFICER REPORT (13 JULY 2023)

                    Analysis should include impacts on all
                                                                             Not a relevant planning consideration noting that
                    Noosa Springs Resort existing facilities –
                                                                             the applicant is the owner of the land on which the
                    golf course, recreational and social
                                                                             golf course and associated facilities are located.
                    facilities
                                                                             No function centre is proposed within the hotel,
                                                                             functions and conferences will continue to occur
                                                                             within the Noosa Springs Golf and Spa Resort,
                                                                             which is reflected in a condition within the
                                                                             recommendation.

               5.      CONCLUSION & REASONS FOR DECISION
               The application seeks to develop a of 106 room 5-star hotel on land within the existing Noosa
               Springs development. The site is split zoned, with both the Tourist Accommodation Zone and the
               Recreation and Open Space Zone affecting the site. The split zoning at the time sought to
               recognise the need for a buffer distance (to mitigate potential odour impacts) associated with the
               nearby sewage treatment plant (STP). Supporting documentation has assessed the odour impacts
               of the STP to determine the appropriate building footprint and associated outdoor recreation areas.
               This material has been reviewed and supported by Council’s consulting odour expert with
               conditions recommended to address use of outdoor areas and ventilation of the building at its




                                                                                             3
               interface with the accepted odour limit.
               The proposed built form is consistent with the prevailing built form within Noosa Springs and




                                                                                       T
               compliments the golf clubhouse and spa facilities which are located nearby. The building does
               exceed the height limit due to the topography of the site and the large footprint anticipated in
                                                                             EN
               buildings providing resort accommodation. Site cover does not exceed the combined amounts
               permitted for both the Tourist Accommodation Zone and the Recreation and Open Space Zone
               whilst the plot ratio complies with the requirements of the Tourist Accommodation Zone. The
                                                            M
               application has also demonstrated compliance with the carparking, bushfire, and water
               quality/quantity requirements of the Noosa Plan whilst variations to setbacks associated with the
               two-level car park and elevated tennis courts are supported.
                                                           H


               The application is recommended for approval subject to conditions.
                                                     C



               Departments/Sections Consulted:
                                             TA




                       Mayor                         Community Services                                  Corporate Services

                       Councillors                   Director                                            Director
                                  AT




                                                     Community Development                               Financial Services

                       Chief Executive Officer       Community Facilities                                Fleet

                       Executive Support             Libraries & Galleries                               ICT

                                                     Local Laws                                          Procurement

                                                     Waste & Environment Health                          Property

                                                                                                         Revenue Services



                       Executive Services            Development & Regulation                            Infrastructure Services

                       Director                  X   Director                                            Director

                       Community Engagement          Building & Plumbing Services                        Asset Management

                       Customer Service          X   Development Assessment                              Buildings & Facilities

                       Governance                    Economic Development                                Civil Operations

                       People & Culture              Environmental Services                              Disaster Management

                                                 X   Strategic Land Use Planning                         Infrastructure Planning,
                                                                                                         Design & Delivery




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