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

Use
Under the superseded planning scheme, the full extent of the site was zoned Open Space
Recreation. The Noosa Plan 2020 amended the sites zoning such that it in part preserved the
recreation and open space intent for the site and introduced the Tourist Accommodation Zone to
a significant portion of the site.
The proposed use is a consistent use within the Tourist Accommodation Zone however it is an
inconsistent use within the Recreation and Open Space Zone. The application of split zoning to
the site was to enable to development of tourism accommodation in this area and the boundary
was in response to the need for an odour buffer between future development and the nearby
sewage treatment plant (STP). The purpose of the odour buffer is to ensure that future
development is not adversely impacted by the odour from the STP and that any future development
does not result in complaints to the relevant authority. The existing buffer, which is a result of the
existing split zoning, was a consequence of it not being adequately demonstrated, at that time, that
further encroachment would not result in amenity impacts on guests of a resort. The current
application has included an odour report which has been reviewed by Council’s expert external
consultant, this report and subsequent review has identified suitable areas for development with
regards to potential amenity impacts from the STP. The extent of area demonstrated to be outside
of the buffer area is approximately 28,000m2 which is larger than the existing 23,447m2 of Tourist
Accommodation Zone.
It is noted that the land included in the Recreation and Open Space Zone is outside of the Urban
Boundary. Consequently, part of the proposed hotel is located outside the Urban Boundary. The
entire site was within the Noosa Plan 2006 urban boundary however this boundary was amended
to align with the extent of the Tourist Accommodation Zone when the site became split zoned under
the Noosa Plan 2020. As discussed above, the Tourist Accommodation Zone was established at
the time based on initial information about the potential odour impacts and for the purpose of
creating separation from the STP.
The Urban Boundary, which forms part of the Noosa Plan 2020, is different from the Urban
Footprint, which forms part of the of SEQ Regional Plan mapping. The following image details both
the Urban Boundary and the Urban Footprint.