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

                   Tourist Accommodation Zone                     Proposed             Complies

 Site cover        Tourist Accommodation Zone                       6,817m2                Yes
                         9,378m2 permitted
                                                            Including car park and
                  Recreation and Open Space Zone           tennis courts: 10,556m2
                          1,460m2 permitted
                      Total permitted: 10,838m2

  Plot ratio       Tourist Accommodation Zone                      10,208m2                Yes
                         15,240m2 permitted

The proposal complies with the scheme requirements for both site cover and plot ratio as the
buildings are below the prescribed requirements when considering the site as a whole. It is
acknowledged that the extent of site cover does not comply within the existing mapped Recreation
and Open Space zone when considered in isolation however, the building and structures do not
detrimentally reduce the useability of open space or dominate the site. It is noted that the existing
land zoning was not based on detail odour assessment at the time, with the current application
ground truthing the appropriate area for the tourist accommodation use to occur. It is noted that
the extent of plot ratio does not exceed the amount permitted under the Tourist Accommodation
Zone. On this basis it is considered that the site cover and plot ratio are appropriate for the overall
site.
Building Height
The Tourist Accommodation zone has a maximum building height of three storeys. The proposed
development ranges in 2 storeys and 3 storeys with basement levels across the site, a small
section is 4 storeys where the basement car park is not backfilled. The maximum height
requirement of 12m is exceeded at the lower part of the site where the central part of the roof and
lift shaft range from 12.19 to 12.95m from natural ground level, the part of the building where the
basement is not backfilled is 14m above finished ground level.
The Recreation and Open Space Zone has a maximum height requirement of 8 metres. Most of
the built form within the Recreation and Open Space Zone does not exceed 8 metres. The
maximum height of the building within the Recreation and Open Space Zone ranges from 11.1m
to 12m above natural ground level.
The following image details those part which exceed 8 metres and 12 metres respectively, the
yellow area is the Recreation and Open Space Zone with the red area being the Tourist
Accommodation Zone, the building is identified in light blue in the areas which it exceeds the
relative height limits of these zones.