Development Proposal Report [As Published] · 132007.2399

           Having regard to the expected development outcomes contained in the Plan of
           Development, there is additional development yield capacity in terms of both dwelling
           numbers and permitted gross floor area.

            Upon completion of the proposed development, the dwelling unit yield for Noosa
            Springs will be well within the maximum number permitted by the Plan of
            Development. If the proposed development of Precinct J is approved, the total
            number of dwellings for Noosa Springs will be 527, compared to 744 permitted by
            the Plan of Development. The gross floor area of Noosa Springs will remain well
            within that permitted under the Plan of Development. If each home built within the
            proposed Precinct J stage averages 300 m2, then this would result in 8,100 m2. The
            total GFA of Noosa Springs (actual and approved) would then equal 109,025 m2,
            which is well below the total of 125,500 m2.

     3.3. Visual amenity

            There will be no detrimental visual impacts from the proposed development. It is
            proposed that the residential dwellings will have a maximum of 2 storey’s and 8
            metres above the finished ground level. The development is located in an isolated
            part of Noosa surrounded by a ridge, bushland, National Park and Lake Weyba and
            is generally not visible from external vantage points.

           Judge Quirk stated in the unreported decision of the Planning and Environment Court
           (4401 of 2002) that Noosa Springs “…is a discreet development in the sense that its
           design has set it apart from the developed urban area of Noosa. It is oriented
           towards Weyba Creek to the west and Lake Weyba to the south. There is no visual
           link between Noosa Springs and the wider Noosa community. The important result of
           this is that whatever amenity impacts might result from development on the site will
           be felt only within the estate itself or in the surrounding land which is in its natural
           state.”

     3.4. Proximity to Noosa Waste Water Treatment Plant (‘WWTP’)

            The proposed development is within a 600 metre buffer zone that was established
            by Council prior to the major upgrade of the WWTP. Consultants have undertaken
            detailed analysis of the sources and intensity of the odour produced by the WWTP
            and applied sophisticated computer modelling to determine the pattern and intensity
            of the odour dispersal. Appendix No. 6 contains the Odour Buffer Assessment. In
            summary, the proposed development will not be affected by odour nuisance from
            the WWTP and the modelling predicts that odour is below the levels contained in the
            relevant guidelines of the Environmental Protection Agency.



Development Proposal Report (Noosa Springs – Precinct J)                                  Page 8 of 17