MCU14/106 Appendix I - Visual Amenity Integration

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         retention of existing trees and shrubs along the perimeter of the carpark, and in the south-eastern
          corner;
         retention of bushland in Covenant J, providing a tall dense backdrop ‘wall’ of trees;
         proposed street tree planting and low level planting in the median along the ring road; and
         proposed tree planting and bands of groundcover/shrub planting in the carpark areas and proposed
          landscape treatment beside the buildings.
In the longer term, the provisions within the Noosa Shire planning scheme will impact upon the degree of
visual screening of the site from external areas. The SBC map allows for the development of Employment
(Business Offices and Transit) in Precinct E6, Employment (Business and Offices) in Precinct E7 and
additional Business (Showroom, Office and Business) in Precinct B3 beside the northern roundabout on
Walter Hay Drive. The development of these areas will result in the reduction of retained bushland to a
narrow border along Walter Hay Drive within Precinct OS3. When fully developed as envisaged by the SBC
map, buildings in E6 and E7 are likely to be partially visible through a narrow screen of vegetation but the
proposed development ‘inside’ the ring road will be mainly screened.

2.5           Visibility Analysis
A visibility analysis of the proposed built form, carparking and landscaping areas has been undertaken in
order to identify the extent to which the proposed building is likely to be screened from external views.
In order to demonstrate the effectiveness of on-site vegetation for screening, photographs were taken on site
of markers (bright orange or dull green plastic sheets) mounted on poles at various distances, such that they
showed the screening provided by bands of vegetation of 3m, 8m and 15m width. The camera position was
taken 5m back from the edge of vegetation as shown in the diagram below. The photos were taken in the
middle of the day (about 1.30 – 2 pm) on a sunny day, to ensure that there was maximum sunlight on the
markers and to minimise shadow effects.




Figure 7: Positioning of camera and markers

Figures 8A & 8B below illustrate the screening capacity of a 3m wide vegetation screen. An 8m wide
vegetation screen is provided in Figures 9A & 9B and 15m wide band in Figures 10A & 10B.
This ‘test’ does not purport to represent the height or length of buildings, but indicates that an 8m band of
vegetation will provide at least partial screening such that large buildings which may be glimpsed will be
softened and their scale ‘broken up’ by filtered views. Obviously vegetation is more successful at screening
a dull green object than a bright orange object.
The screening effectiveness of the typical multi-layered native vegetation of the SBC area is also illustrated
by photographs of the existing B3 buildings, where they are separated from Eenie Creek Road by only a
narrow strip of OS3 vegetation (refer Figures 6A & 6B above).