Further Council Report MCU21-0110.pdf

                      It is thus our finding that odour impacts upon the development can be acceptable but only
                      on the basis of limiting hours of use of outdoor areas nearest the STP and provision of
                      suitable airconditioning to building internal areas with fresh air makeup drawn from
                      locations as far as practical from the STP. Further, the approval of the development does
                      increase the reverse amenity constraint upon the lawful operation of the STP due to
                      introducing additional sensitive receptors in closer proximity to the STP than existing
                      receptors and it is for this reason that specific conditions relevant to odour are necessary
                      as part of any development approval.
                      The suggested conditions are provided below:
                      Building Design - Ventilation
                      All internal use areas of the accommodation use including hotel suites, common areas,
                      office, dining, bar and lobby areas shall be fully airconditioned, allowing external façade
                      elements (doors and windows) to be closed if required. Fresh air makeup to the
                      airconditioning systems must be drawn from roof level locations located as far as practical
                      from the Noosa Wastewater Treatment Plant.
                      Outdoor Use Areas – swimming pools and tennis courts
                      Use by guests and visitors of the tennis courts, is limited to the time period 6am to 10pm
                      only.




                                                                                  3
                      Use by guests and visitors of the swimming pools located to the north of the proposed




                                                                            T
                      buildings as identified in Plate 1 (not including the outdoor area between the proposed
                      buildings) is limited to the time period 6am to 12am only.
                                                                 EN
               On the basis of the reporting provided by the applicant and the recommendations of the review by
               the consulting odour expert the potential impacts of odour from the STP have been adequately
               addressed in the design of the development. Conditions have been provided which address when
                                                      M

               it is appropriate to use external areas, how ventilation is to be provided in those parts of the building
               which abut the identified odour line and the implementation of vegetated buffers.
                                                     H


               During the assessment of the application advice was sought from Unitywater, noting that
               Unitywater are not a referral agency for the application. Unitywater raised the following concerns
                                                C



               with the application:
                                        TA




               a.     Existing use and surroundings
                      The existing format of the Noosa Golf and Spa Resort is consistent with the nearby pre-
                      existing Noosa Sewage Treatment Plant (STP) because it is currently just far enough away
                                AT




                      from the facility not to be adversely impacted by the odour of the STP.
                      Unitywater complies with its licence obligations in respect of the odour management at the
                      STP. Odour nuisance has not been a concern at this STP with the current configuration of
                      the Noosa Golf and Spa Resort.

               b.     Proposed change to use
                      The proposed material change of use includes a significant increase in the scale of the
                      Noosa Golf and Spa Resort including outdoor amenities and open-air sporting facilities as
                      well as restaurants and bars.
                      The proposed footprint of these proposed new amenity would be within the radium from the
                      STP where it will be impacted by odour.
                      The mitigation factors proposed by the Developer do not include any scientifically proven
                      barrier to odour. Whilst they may improve the visual amenity, they will have no impact on
                      the odour management.
                      Further the Katestone modelling performed in 2016 do not take into account the change in
                      population and development of this areas in the intervening 6 years.
                      To support this position, we attach:




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