Meeting papers

           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.



                                                                                       Page 1 of 5

                                                                                            Page 158 of 518