PM Submission - John Cochrane - MCU21/0110

“Adamson Town Planning, specialising in providing higher order town planning advice”



         ground level odour concentration (99.5th percentile, 1-hour average) due to the location of the
         Noosa WWTP14.

         It is desirable that the proposed development is for visitor accommodation rather than permanent
         residential accommodation. Therefore, guests will reside for a short duration, which means the
         frequency and duration of exposure to a visitor to any potential odour from the Noosa WWTP is
         much less than that of a permanent resident, and not likely to be a significant concern.

         It is suggested to further manage and mitigate the potential for odour nuisance associated with
         the Noosa WWTP, the following strategies will be implemented by the “Boutique Hotel”
         development:

         •   Planting of dense vegetation to the south of Resort Drive, including plants with fine foliage
             through the lower storeys to the canopy.

         •   Vegetated bunding or mound on the development site.

         •   The hotel will be responsible for any complaints of visitors in relation to odour and will deal with
             them within the business.15

         Dense landscaping is being provided under the proposed Landscape Management Plan provided
         by the Place Design Group. The proposed “Boutique Hotel” operator will also be required to
         manage any complaints received about odour (if any) from patrons attending the Resort Complex.
         It is noted that since the commencement of the Noosa Springs Golf and Spa Resort no complaints
         about odour have been received.


         Planning Need

         An Economic Impact Assessment (EIA) has been prepared by Lucid Economics for the proposed
         development which is provided as Appendix A. The EIA has considered the Tourism Strategy
         Noosa and the Noosa Local Economic Plan which seeks to support increased investment into
         tourism product. The Tourism Strategy Noosa highlights a current shortage of accommodation
         rooms as well as the need to focus on high-yielding visitors and deliver a world-class
         accommodation product. The EIA advises that the “Boutique Hotel” aligns well with these
         overarching strategic outcomes.

         The EIA advises that the Noosa short-stay accommodation market has performed very well in
         recent years, with occupancy stabilised around 75% and growth in Average Daily Rate (ADR)
         averaging 6.5% per year over the last five years. With occupancy rates stable, strong growth in
         ADR and a traditional seasonal market, it is likely that Noosa may have reached capacity in terms
         of the accommodation market.




         14 Odour Impact Assessment, Plate 1, page 23
         15 Odour Impact Assessment, Conclusion, page 21




         Noosa Springs Boutique Hotel – GH Australia Pty Ltd                                 Page 63