MCU21/0110 - Application For Material Change Of Use - Bar, Food, And Drink Outlet, Outdoor Sport And Recreation, Resort Complex At 61 Noosa Springs Drive, Noosa Heads · Attachment 2 - MCU21 0110 - Manager Development Assessment Report

The courts are setback at least 15.6 metres from Resort Drive and will be partially screen by the
existing vegetation within the road reserve and on the site. The visibility of the courts will be at its
greatest on the southern side of the roundabout at the intersection of Resort Drive and Links
Drive, essentially being within the resort site. Notwithstanding the bulk attributed to the tennis
courts will be limited noting tennis court fencing is a mesh style fence that is transparent, it is
recommended that a condition be included to detail the type of fencing and for the colour to be
black.
Whilst the tennis courts are elevated, they remain below the Recreation and Open Space zone 8
metre height limit with the exception the light poles, noting that 2 of the courts are located within
the Tourist Accommodation Zone which has a height limit of 12 metres. The plans include 9
metre light poles which range in height from 9.25 metres up to 12.67 metres above the existing
ground level The applicant has agreed to reduce the height poles by at least one metre which is
reflected in a condition within the recommendation.
The light poles will have a narrow form and will not be visually obtrusive and are infrastructure
that is expected to be associated with the tennis courts. The existing courts also include lighting,
the proposed lights will sit significantly lower than the existing lights. Conditions are also
recommended in relation to the tennis court lighting to limit the hours of operation and ensure
that the lights are baffled so that they do not result in amenity impacts.
Acoustic
A loading dock and a 5000 litre in ground grease trap are located within 25 metres of a residential
building within the Parkridge development. The size of the adjacent vehicle turnaround area
suggests that trucks are meant to access this area, specifically pump out trucks for the
interceptor. Whilst the applicant proposes to limit access to this area to the hours of 7am to 6pm
this does not necessarily prevent adverse noise impacts to the dwelling units to the southeast. A
second loading dock is located to the rear of the existing resort facilities building, this is situated
approximately 60 metres from the nearest residential building. It is anticipated that additional
measures may be required to ensure the protection of the amenity to the nearby dwellings.
Accordingly, a condition has been included requiring an updated acoustic report to assess the
potential noise impacts of these loading with recommendations to be implemented within the
development.
Site Cover and Plot Ratio
The subject site includes an area of 23,447m2 that is zoned Tourist Accommodation. The balance
of the site is zoned Recreation and Open Space Zone (14,608m2).
The Tourist Accommodation zone code requires a maximum site cover of 40% (9,378m2) and a
Plot ratio of 0.65:1(15,240m2). The Recreation and Open Space Zone requires a maximum site
cover of 10% (1,460m2) whilst there is no numerical requirement for Plot ratio.
The total site cover of all buildings on the site (including that zoned Recreation and Open Space)
is:
•     Existing club house -1,839m2
•     Existing day spa & gymnasium -1,308m2
•     New Hotel – 3,670m2
•     Tennis Courts – 2,505m2
•     Carparking – 1,234m2
The total gross floor area of all buildings on the site (including that zoned Recreation and Open
Space) is:
•     Proposed Hotel facilities - 6,862m2
•     Existing day spa - 1,241m2
•     Existing clubhouse - approximately 2,000m2 + 105m2 proposed as part of future change.
The following table details the proposal’s compliance with site cover and plot ratio.