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Visual Assessment Report
0B1B2BNoosa Boat Shed
Visual Assessment Report
1B2BNoosa Boat Shed
LA181001
Prepared for
Department of Housing and Public Works
17 December 2019
17 December 2019 Cardno i
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Visual Assessment Report
0B1B2BNoosa Boat Shed
Contact Information Document Information
Cardno (Qld) Pty Ltd Prepared for Department of Housing and
ABN 57 051 074 992 Public Works
Project Name 0B1B2BNoosa Boat Shed
Level 11
515 St Paul’s Terrace
File Reference LA181001_VIA
Fortitude Valley QLD 4006
06112019_DRAFT.docx
Australia
Job Reference LA181001
www.cardno.com
Phone +61 7 3369 9822 Date 17 December 2019
Fax +61 7 3369 9722
Version Number E
Effective Date 4/11/2019
Author(s): Date Approved 5/11/2019
Tania Metcher
Landscape Architect
Approved By:
Anthony Power
Registered Landscape Architect
Document History
Version Effective Date Description of Revision Prepared by Reviewed by
A 29/03/2018 Draft Report – For Discussion TM AC
B 24/09/2018 Updated Figures – Final Issue TM AC
C 16/08/2019 Final Issue for DA TM AC
D 11/11/2019 Updated Final Issue TM AP
E 17/12/2019 Updated Final Issue LS LS
© Cardno. Copyright in the whole and every part of this document belongs to Cardno and may not be used, sold, transferred, copied or reproduced in
whole or in part in any manner or form or in or on any media to any person other than by agreement with Cardno.
This document is produced by Cardno solely for the benefit and use by the client in accordance with the terms of the engagement. Cardno does not and
shall not assume any responsibility or liability whatsoever to any third party arising out of any use or reliance by any third party on the content of this
document.
Our report is based on information made available by the client. The validity and comprehensiveness of supplied information has not been independently
verified and, for the purposes of this report, it is assumed that the information provided to Cardno is both complete and accurate. Whilst, to the best of our
knowledge, the information contained in this report is accurate at the date of issue, changes may occur to the site conditions, the site context or the
applicable planning framework. This report should not be used after any such changes without consulting the provider of the report or a suitably qualified
person.
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Table of Contents
1 Introduction and Background 1
1.2 Objectives 1
1.3 Site Description 2
1.4 The Boatshed 4
1.5 Field Assessment 12
1.6 Visual Impact Analysis principles 13
2 Planning Scheme Intentions 14
2.1 Noosa Plan 2006 14
2.2 Draft Noosa Plan 2019 15
3 Character, Context and Visibility 18
3.1 Noosaville 18
3.2 Local Area 19
4 Visual Assessment 21
4.1 Visibility Analysis 21
5 Visual Amenity & Landscape Character Impacts 41
5.1 Visibility Analysis Summary 41
5.2 Impacts in the Context of Planning Criteria 41
5.3 Community Expectations and Values 42
6 Conclusion 43
Appendices
Appendix A Architectural Package (NRA co-lab)
Appendix B Landscape Package (Cardno)
Figures
Figure 1-1 Location map of subject land 1
Figure 1-2 Noosaville locality context map (site shown in red) (Nearmap, 2018) 2
Figure 1-3 Plates 1-4 Russell Park (top left), Russell Street Park (top right), Munna Beach and boat launch
(bottom left) and Cottonwood trees along Russell Street (bottom right) 3
Figure 1-4 Plate 5 Existing boatshed as seen from Noosa River (2018) 4
Figure 1-5 Survey heights of the existing boat shed (2019) 5
Figure 1-6 Original brick building and boatshed plans c.1974 6
Figure 1-7 Boatshed plans for expansion c.2000 (highlighted plan, perspective view) 6
Figure 1-8 Plate 6 The previous boatshed (undated photograph supplied by resident from Unit 4, 5-7
Russell Street) 7
Figure 1-9 Demolition Plan (Prepared by DHPW, 2017). 7
Figure 1-10 The Proposed Site Plan (NRA co-lab, updated 2019) 8
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Figure 1-11 Boatshed – Southern Building Elevation (Prepared by NRA; refer Appendix A for A4 size
figures) 9
Figure 1-12 Boatshed – Northern Building Elevation (Prepared by NRA; refer Appendix A for A4 size
figures) 9
Figure 1-13 Proposed renovated Office Elevation (northern) (Prepared by NRA; refer Appendix A for A4 size
figures) 10
Figure 1-14 Proposed renovated Office Elevation (western) (Prepared by NRA; refer Appendix A for A4 size
figures) 10
Figure 1-15 Proposed Landscape design (Cardno) and Sketch Elevations from Noosa River (NRA co-lab) 11
Figure 1-16 Proposed Sketch Elevation from western elevation incorporating proposed landscaping (NRA
co-lab, 2019) 12
Figure 2-1 Zoning Map for the subject land (ZM8) (star denotes site) 14
Figure 2-2 Zoning Map ZM-12 for the subject land under the draft Noosa Plan (star denotes site) 15
Figure 3-1 Noosaville Locality Map (Noosa Council 2018) 18
Figure 3-2 Plate 7 Mixed waterfront character of Noosaville: The Noosa Pacific (left) Coast Guard (centre),
and Noosa Holiday park (right) 19
Figure 3-3 Plate 8 Munna Beach (as seen from near the boat ramp) 20
Figure 3-4 Plate 9 Russell Street character 20
Figure 4-1 Visibility catchment map of the existing boatshed also illustrating view point (VP) locations 21
Figure 4-2 View of pre-2017 boatshed from VP1, Russell Street 22
Figure 4-3 View of boatshed and patrol building from VP1 (as at March 2018) 22
Figure 4-4 Visualisation of proposed boatshed and landscaping from VP1, Russell Street (at maturity)
(Photomontage by NRA co-lab) 23
Figure 4-5 Visualisation of previous (pre-2017) boatshed from VP-2 Noosa River (Photomontage prepared
by NRA co-lab) 24
Figure 4-6 Photograph of existing part-built boatshed from VP-2, Noosa River (2019) 24
Figure 4-7 Visualisation of proposed shed and patrol building from VP-2, Noosa River (Photomontage
prepared by NRA co-lab) 25
Figure 4-8 Visualisation of previous (pre-2017) boatshed from VP3, Noosa River (Photomontage prepared
by NRA co-lab) 25
Figure 4-9 Photograph of existing part-built boatshed from VP3, Noosa River (2019) 26
Figure 4-10 Visualisation of proposed shed and patrol building from VP3, Noosa River (Photomontage
prepared by NRA co-lab) 26
Figure 4-11 Visualisation of previous (pre-2017) boatshed from VP4, Russell Park (Photomontage prepared
by NRA co-lab) 27
Figure 4-12 Photograph of existing part-built boatshed from VP4 (2019) 28
Figure 4-13 Visualisation of proposed modified boatshed from VP4 (Photomontage prepared by NRA co-
lab) 28
Figure 4-14 Visualisation of previous (pre-2017) boatshed from VP5, Munna Beach (Photomontage
prepared by NRA co-lab) 29
Figure 4-15 Photograph of existing part-built boatshed from VP5 (2019) 29
Figure 4-16 Visualisation of proposed boatshed from VP5, Munna Beach (Photomontage prepared by NRA
co-lab) 30
Figure 4-17 View of pre-2017 boatshed from VP6, Gardner Grove (Google Earth, Streetview 2019) 30
Figure 4-18 Photograph of existing part-built boatshed from VP6 (2018) 31
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Figure 4-19 Visualisation of proposed boatshed from VP6, Gardner Grove (Photomontage by NRA co-lab
based on Google Earth ‘Streetview’) 31
Figure 4-20 View of pre-2017 boatshed and patrol building from VP9, apartment 3 (Source:
http://www.homehound.com.au) 32
Figure 4-21 View of boatshed from VP7, apartment 3 (March 2019) 32
Figure 4-22 Visualisation from VP7, apartment 3 of proposed boatshed and refurbished patrol building and
proposed landscaping (at maturity). A reduction in building height reduces the visual impact on
the skyline from this view. (Photomontage prepared by NRA co-lab) 33
Figure 4-23 Visualisation from VP7, apartment 3 of proposed boatshed, refurbished patrol building and
proposed landscaping at maturity (Photomontage prepared by NRA co-lab based on image
sourced from http://www.homehound.com.au) 33
Figure 4-24 View of previous boatshed from VP8, apartment 4 (undated photograph from resident, pre-
2017) 34
Figure 4-25 View of existing part-built boatshed from VP8, apartment 4 (March 2019) 35
Figure 4-26 View from VP8, apartment 4 (undated photograph supplied by resident) 35
Figure 4-27 Visualisation from V8, apartment 4 of proposed boatshed and refurbished patrol building
(Photomontage prepared by NRA co-lab) 36
Figure 4-28 View of boatshed from VP9, apartment 5 (pre-2017) 37
Figure 4-29 View from VP9, apartment 5 (2019) 37
Figure 4-30 Visualisation from VP9, apartment 5 of proposed boatshed and patrol building (Photomontage
by NRA co-lab) 38
Figure 4-31 Photograph of previous boatshed from VP10, 9 Russell Street (pre-2017) 39
Figure 4-32 Photograph from VP10, 9 Russell Street of existing part-built boatshed (March 2019) 39
Figure 4-33 Visualisation from VP10, 9 Russell Street of proposed boatshed, refurbished patrol building and
proposed landscaping (Photomontage prepared by NRA co-lab) 40
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1 Introduction and Background
This Visual Assessment (VA) has been prepared for the Department of Housing and Public Works (DHPW) in
relation to the new boatshed constructed at 2 Russell Street, Noosaville, for the Queensland Boating and
Fisheries Patrol (QBFP) (Figure 1-1). The boatshed replaces a previous shed and adjoins an existing single
storey brick office currently used as the QBFP headquarters. The new boatshed was designed to
accommodate fixed-canopy marine vessels, and has been part- built (to structural completion) at the time of
this assessment.
This VA assesses proposed modifications to the part-built boatshed, including a reduction in the overall height
of the roof plus revised design and material finishes, as designed by Noel Robinson Architects (NRA co-lab,
Appendix A). A revised landscape design was also prepared (Cardno 2019, Appendix B). These changes
were made in response to visual amenity concerns raised as part of community consultation by DHPW and
Ethos Urban (April 2019).
This report addresses the planning scheme requirements (and the community’s expectations) with respect to
visual amenity, and forms part of the supporting material for a Material Change of Use for Service & Utility
Type 1 (Boat Shed for State Government) and Operational Works development application to Noosa Council.
Figure 1-1 Location map of subject land
1.2 Objectives
This VA provides an assessment of the proposed modified architectural design by Noel Robinson Architects
(NRA co-lab) on its own merit and in comparison with the existing part-built boatshed (May 2017) and in
reference to the previous boatshed expansion (c.2000). This report accordingly:
> Outlines relevant planning criteria from the Noosa Planning Scheme related to visual amenity;
> Identifies and describes the existing visual environment in terms of landscape character;
> Identifies potential sensitive visual receptors;
> Assesses the visibility and appearance of the existing boatshed comparing it to the proposed modified
boatshed, with reference to photomontages prepared by NRA (2019); and
> Identifies and assesses impacts on existing amenity and landscape character.
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1.3 Site Description
The boatshed is located on an 831 sqm land parcel fronting the Noosa River legally described as Lot 157 on
SP143417. The subject land is located in an open space recreation area at the end of Russell Street (see
Figure 1-2), and is surrounded by the following land uses:
> The Noosa River Holiday Park occupies a prime riverbank location surrounding the subject land along the
eastern and southern boundaries and occupies most of the eastern side of Russell Street, offering a mix
of camping and cabin rentals, as well as a foreshore open space area (‘Russell Park’) with barbeque
facilities and a playground (Plate 1);
> At the stub-end of Russell Street is a small open space area (‘Russell Street Park’) which is located to the
west of the subject land. Although a continuation of the road reserve, it is a small grassed area and
features a small barbeque and seating, and overlooks the River (Plate 2);
> Munna Beach and boat ramp is part of the foreshore along the River corridor to the east of the subject
land (Plate 3); and
> 2-3 storey unit development and holiday rentals dominate the western side of Russell Street, generally
taking advantage of the river views and local amenity.
Subject site
Figure 1-2 Noosaville locality context map (site shown in red) (Nearmap, 2018)
A number of properties overlook the northern section of Russell Street and the Noosa River Holiday Park, and
potentially have views of the subject land from balconies (some of which were surveyed in early 2019):
i. ‘Rivergums’ (1, 3 Russell Street): 3 storey unit development oriented northwest overlooking the
Noosa River;
ii. ‘Riverhaven’ (5-7 Russell Street): 3 storey unit development oriented northeast to Russell Street,
including ground level RL 1.191m, first floor level RL 5.569m and second floor level RL 8.050m;
iii. Filligans (9 Russell Street): 3 storey unit development oriented northeast, including ground level RL
2.101m, first floor level RL 5.253m and second floor level RL 8.137m; and
iv. ‘Rivershores’ (11 Russell Street): 3 storey unit development oriented northeast.
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The topography of the subject land is relatively flat and slopes gently towards the Noosa River. The site
currently includes the single storey brick office and the newly part-built boat shed, surrounded by existing low
chainwire fencing and newly constructed 1.8m high black galvanised fence beside the QBFP building, within
a temporary fenced area. Existing vegetation on the subject land includes some shrubs and poorly performing
plants (Callistemon sp.) a Cocos palm, and two large Cottonwood trees (Hibiscus tiliaceus) framing the
entrance to the boatshed.
A number of large trees were removed from the subject land in early 2017 as part of building works reportedly
due to structural damage to the existing office building, including two large Paperbark trees, a nearby large
Eucalypt, and a smaller Eucalypt near the water. Two large trees in Russell Park have also been removed by
Council. To the east of the site, Russell Park includes mature Paperbark trees (Melaleuca spp.) and
Cottonwood trees (Hibiscus spp.) which are estimated to be approximately 8-15m in height and currently
provide an effective canopy of shade.
To the west, a memorial Fig tree (Ficus spp.) planted in Russell Street Park separates and partially screens
the subject land from nearby units on Russell Street. There are no street trees on the western side of Russell
Street, although a row of Cottonwood trees planted on the eastern side (plus in the grounds of the Holiday
Park) presents as a dense screen from the street and from units along the eastern side of Russell Street (Plate
4).
Figure 1-3 Plates 1-4 Russell Park (top left), Russell Street Park (top right), Munna Beach and boat launch (bottom left) and
Cottonwood trees along Russell Street (bottom right)
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1.4 The Boatshed
1.4.1 Existing part-built boatshed
The Department of Housing and Public Works (DHPW) constructed the current boatshed to structural
completion in late 2017. The boatshed is approximately 183sqm in area, with an upper roof level of between
RL 6.273 and RL 6.280m, which was designed with a pitched roof to accommodate taller fixed-canopy boats
in the central part of the shed. The height of the roof ridge was confirmed by survey in 2019 at RL 7.521m
(Figure 1-5). The new shed is located on an existing concrete pad of an older shed (expanded c.2000), which
was demolished in June 2017, along with a number of mature trees on the subject land. The new shed is taller
and larger in footprint than its precedent, as discussed in Section 1.4.2 below. The shed is considerably bigger
than the original shed (c. 1974 with additions in the 1980s) although it retains the same design features, such
as a pitched roof, plain side walls and double garage doors.
Figure 1-4 Plate 5 Existing boatshed as seen from Noosa River (2018)
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Figure 1-5 Survey heights of the existing boat shed (2019)
As evidenced by photos, plans and survey information, the existing part-built boatshed is described as:
> A pavilion-style design, with a pitched roof to RL 7.521m in height capable of storing operational marine
vessels. The western side of the shed slopes down level with the eaves of the roofline of the existing
brick building;
> Constructed of Colourbond steel, the material finishes include a matte colour range from beige (on the
lower part of the shed), ‘cream’ (on the upper shed, and roofing) and red-brown (on the roller garage
doors);
> A workshop and seized storage area are also located within the building;
> The original boat ramp remains and will be supplemented with a new 150mm concrete topping slab.
The boatshed and its pitch roof has been designed at the minimum height required to store a number of marine
vessels, including fixed-canopy boats to satisfy OH&S standards for sun-safety.
1.4.2 Previous boatsheds
As mentioned above, there have been a number of boatsheds and extensions on the subject land since the
1970s, as indicated below. The 1974 boatshed (Figure 1-6) included the existing brick patrol building as well
as a store adjoining the boatshed, part of which was apparently redeveloped in 1981 (although there are no
known plans to illustrate this). The extension of the original boatshed in the rear of the property was approved
in c.2000 (Figure 1-7) and was expanded c.2000. This boatshed was then demolished in 2017 (Figure 1-8).
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Figure 1-6 Original brick building and boatshed plans c.1974
Figure 1-7 Boatshed plans for expansion c.2000 (highlighted plan, perspective view)
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Figure 1-8 Plate 6 The previous boatshed (undated photograph supplied by resident from Unit 4, 5-7 Russell Street)
Figure 1-9 Demolition Plan (Prepared by DHPW, 2017).
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1.4.3 The proposed revised boat shed
The DHPW commissioned NRA co-lab to revise the existing part-built boatshed as part of community
consultation in response to local residents’ concerns. Community objections to the boat shed related largely
to its height and bulk. It had also been alleged that the shed visually dominates the site as seen from some
viewpoints, obstructs water views, and its finishes and materials provide significant glare from the roof,
particularly at sunset as seen from Russell Street receptors (Figure 4-26).
The revised boatshed design is based on a number of iterations, which seek to address community concerns
whilst still being able to achieve the minimum height required to store marine patrol boats, including fixed
canopy vessels required for health and safety. The revised design proposes to reduce the overall height from
the existing pitch roof ridgeline of RL7.521m to RL 6.223m by removing parts of the existing roof (including the
ventilators), and lowering it to form a simpler, lower-profile skillion roof. The material finishes are also a
combination of natural dark or muted tones, which reduce glare and recede from view compared to the existing
pale, reflective materials and finishes. As shown in Figures 1-7 to 1-9 (and Appendix A), proposed
modifications to the boatshed include:
> A new roofline; from the as-built pitched roof to the proposed variable roofline including main skillion roof;
> Colourbond stainless steel roof sheeting (‘colour- Monument’) with eaves presenting to the River; and
> New vertical timber cladding around shed (including horizontal battens up to the height of the roof on
western and eastern elevations), stained or painted in mid to dark grey colours.
Figure 1-10 The Proposed Site Plan (NRA co-lab, updated 2019)
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Figure 1-11 Boatshed – Southern Building Elevation (Prepared by NRA; refer Appendix A for A4 size figures)
Figure 1-12 Boatshed – Northern Building Elevation (Prepared by NRA; refer Appendix A for A4 size figures)
1.4.4 The proposed revised QFBP
The QFBP building will also be refurbished as shown in the Proposed Elevations (Figure 1-8) by NRA co-lab,
and will include the following modifications:
> Removal of existing tiled roof, to be replaced with a new metal flyover roof;
> Removal of brick wall cladding, to be replaced with weatherboard cladding (on all facades);
> Installation of new vertical timber battens;
> Painting of the existing pergola; and
> Demolition of the existing annex (complete).
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Figure 1-13 Proposed renovated Office Elevation (northern) (Prepared by NRA; refer Appendix A for A4 size figures)
Figure 1-14 Proposed renovated Office Elevation (western) (Prepared by NRA; refer Appendix A for A4 size figures)
Overall, the proposed alterations will reduce the height of the boatshed by 1.298m. The demolition of the
annex of the administration building also provides greater setbacks to the western boundary, and therefore
provides opportunities for additional planting buffers, as shown in the Landscape drawings (Appendix B).
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1.4.5 Landscape design
The proposed landscape design has also been through a number of iterations in response to community
consultation. The original landscape concept plan proposed tall screening trees to both soften the building,
and offset the loss of the original Melaleuca tree which was removed as part of the demolition of the previous
shed.
The revised landscape scheme (Cardno, 2019; Appendix B) acknowledges the need for planting to soften the
boatshed and patrol building whilst not intruding on the background views of the Noosa River. For this reason,
low hedging is proposed along most boundary fences interspersed with small to medium trees up to 6 - 7m
height (based on the height of the boatshed) using species suitable for the River foreshore selected from the
Noosa Planting Scheme policy Figure 1-12. The existing Cocos palm in the south-western corner of the site
is nominated for retention on the understanding it is valued by the community. The proposed planting will also
assist in screening sightlines to the site from apartments, in particular the glare reportedly experienced in the
afternoon (Figure 4-26), and help integrate the built form with the vegetated backdrop as seen from the River
(Figure 1-16).
Figure 1-15 Proposed Landscape design (Cardno) and Sketch Elevations from Noosa River (NRA co-lab)
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Figure 1-16 Proposed Sketch Elevation from western elevation incorporating proposed landscaping (NRA co-lab, 2019)
1.5 Field Assessment
Preliminary desktop analysis was undertaken using Google Streetview and historical aerial imagery (based on
Nearmap and Noosa Shire Council’s interactive mapping programs). This provided an understanding of the
local context of the subject land and the broader Noosaville area, and assisted in the identification of the
boatshed visual catchment.
Field assessment was then undertaken to assess the impacts on local character and the visual amenity of
adjoining uses. The visibility of the boatshed, and its visual catchment, did not require GIS modelling, given it
has already largely been constructed. GPS referenced photographs were taken from various locations and
distances in the area, including at a local scale (<150m) and a neighbourhood scale (<600m). For the purposes
of this project, consideration at a suburban scale (1km or greater) was not warranted. The viewpoints were
selected as representative of a ‘worst case’ scenario; being the most visible and/or sensitive locations. Based
on this field assessment, a visual catchment map of the boatshed was prepared (Figure 4-1).
Some residences from within the visual catchment area were accessed (with owner’s permission) including
apartments located at 5-7 and 9 Russell Street, Noosaville. Photographs were taken during inspection
(February 2019) and some historical photos were also provided 1, which helped identify the extent of change,
over time. Photomontages were then prepared showing the proposed building modifications and the
1
Photos supplied by Roger Barnett from Unit 4, Level 3 ‘Riverhaven’
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landscape works upgrade, to help visualise the appearance of the proposal, and assist in analysing impacts
on amenity, as seen from these viewpoints (see section 4).
1.6 Visual Impact Analysis principles
This report addresses the visual impacts of the existing boatshed and the changes to the landscape character
of the local area, in comparison with the revised modifications proposed.
This requires consideration of:
> Visibility (where is the boatshed seen from, and by whom?);
> Appearance (what does it look like, and is it or will it be consistent with the local character?);
> Visual impacts (what significant views and viewers have been affected, and to what extent?)
General principles which guide consideration of the above include:
> A view is any sight, prospect or field of vision as seen from a viewpoint, and may be wide or narrow,
partial or full, pleasant or unattractive, distinctive or nondescript, and may include background, midground
and/or foreground elements or features;
> In general, water and natural elements are preferred over urban scenes, mountains over flat land, and
views are preferred which include both mid-ground elements (with some detail discernible) and
background and skyline features, and focal points (e.g. hills and islands) are valued. Panoramic views
with a number of such distinctive elements are more attractive and desirable than narrow view corridors
or single elements. Diversity is generally preferred over uniformity, and heritage over modernity, but
consistency and coherence of built form are also valued;
> Viewpoints (including residences and public places) may have primary views in one direction (e.g. to an
attractive or distinctive feature) and secondary views in other directions. The distinction may be related to
desirability of views (e.g. ocean or river views) or viewing distance, or orientation;
> When assessing the significance of views, for example in prioritising scenery and sightlines for planning
scheme protection, or in evaluating the landscape and urban character of a place, views from public
spaces (streets, lookouts, parks etc.) assume greater importance than private residential views. In
general, no resident has a ‘right’ to a view, but impacts on private residential views are taken into account
where their retention could reasonably be expected from interpretation of the planning scheme; and
> Views dominated by, or with a high proportion of attractive features (such as ocean or mountains) are
considered to be more significant than those with only a minor or distant proportion of such elements.
The above principles also have some bearing on the reasonable expectations of residents, stakeholders and
the community, but of greater relevance are their expectations of amenity based on town planning designations
and development controls, and recent development approvals.
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2 Planning Scheme Intentions
2.1 Noosa Plan 2006
An assessment of the boatshed is required against the relevant codes under the applicable Noosa Plan 2006,
which includes planning provisions relating to visual amenity. Although private residences do not necessarily
have a right to a view, parts of the Planning Scheme require the amenity of neighbouring residences, including
views, to be considered.
2.1.1 The Noosaville Locality
This VIA addresses whether the modified boatshed satisfies the overall outcomes for the Noosaville Locality
and specific outcomes relevant to development in the Open Space Recreation Zone. Figure 2-1 illustrates
the Noosa Plan 2006 zone map ZM8, which identifies the subject site as being located within the Open Space
Recreation Zone.
Figure 2-1 Zoning Map for the subject land (ZM8) (star denotes site)
Broadly, the overall outcomes sought for the higher level planning scheme requirements of the Noosaville
Locality requires that new works (11.7.2)(a) are located, designed and managed to (i) be compatible with other
uses and works, and (iii) avoid significant adverse impacts on the amenity enjoyed by users of other premises
or surrounding area, including acoustic and visual qualities.
The Noosa River and its foreshore areas have high environmental values sought to be protected as part of the
overall outcomes for the Noosaville locality (11.72 (e), (n) (p) of the Noosa Plan.
Specific Outcomes for Built Form in the Noosaville Locality (SO7) requires density of development to (a) be
compatible with surrounding development and (c) have a low site impact to enhance the opportunity to maintain
natural site characteristics including native vegetation and natural landforms.
Specific Outcome SO8 of the Noosaville Locality code requires that the height of buildings and other structures
are low rise and (a) have a ‘visual bulk and an architectural scale that is consistent with structures on adjoining
or nearby land’ which do not exceed a building height of 2 storeys in the Open Space Recreation zone.
Additionally, this outcome requires buildings and structures do not ‘visually dominate the street or surrounding
spaces’ and preserves ‘the amenity of surrounding land’ through well-articulated buildings with ‘strong
horizontal and vertical design elements’.
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A Probable Solution is for buildings to not exceed a building height of 8m (S8.1 (e) providing one way of
achieving SO8. Another solution is for new buildings to maintain the mixed urban character of Noosaville by
incorporating low rise, low scale, and well-articulated buildings with lightweight materials and pitched roof forms
that contribute to the skyline.
Evaluation of the building design has been undertaken to determine whether the boatshed has been designed
and sited to adequately address SO9 and specifically whether the setbacks of the building:
a) …preserves the visual and acoustic amenity of adjoining and nearby properties, and allows for
landscaping to be provided between buildings, f) maintains the visual continuity of buildings and
landscape elements in the street, g) avoid large areas of continuous wall planes by varying the
building setbacks and using appropriate techniques to provide visual relief; and h) helps protect the
natural character and visual amenity of the Noosa River system.
A probable solution is for the building to comply with the minimum setbacks identified in Schedule 1.
Consideration of SO10 ‘Site Cover and Gross Floor Area’ also requires that buildings and roofed structures
result in a building scale that is:
a) Compatible with surrounding development, b) does not present an appearance of excessive bulk to
adjacent properties, roads or other areas in the vicinity of the site; and c) maximises the retention of
existing vegetation and allows for soft landscaping between buildings.
2.2 Draft Noosa Plan 2019
A revised version of the draft Noosa Plan (also known as the ‘New Noosa Plan’) is currently in the public
notification phase. Although weight is typically given to a draft planning scheme on completion of public
notification, as the draft Plan has now twice been publicly notified, the provisions of the draft Plan have
therefore been given some weight in assessing the proposed modified boatshed.
2.2.1 The Community Facilities (Marine Industry) zone
One of the most notable differences between the Noosa Plan and the New Noosa Plan with respect to the
subject land is that it has been rezoned, from Open Space Recreation to Community Facilities (Marine Industry
– Slipway) refer Figure 2-2.
Figure 2-2 Zoning Map ZM-12 for the subject land under the draft Noosa Plan (star denotes site)
The overall outcomes of the Community Facilities zone are:-
a) The Community Facilities zone primarily accommodates a variety of community related activities and
infrastructure, as well as certain special residential and recreation uses to meet the current and future
needs of the community.
b) Development provides for the continued use of community land for the specific purpose annotated on
the zone map, and where the use is no longer meeting a community need, is replaced with another
community related activity.
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The rezoning of the subject land to Community Facilities does not significantly change the criteria for overall
building height or amenity aspirations of the site and surrounding area. Relevantly, the performance outcomes
for the height of buildings (PO17) is similar to SO7 viz. that buildings:
a) are low rise and have a visual bulk and architectural scale consistent with the character of the area;
b) do not visually dominate the street and surrounding spaces;
c) preserve the amenity of surrounding development including privacy, views and access to sunlight to
residential dwellings;
d) respect the scale of the surrounding vegetation, maintaining a vegetated skyline; and
e) have a maximum building height of two storeys and appear no more than two storeys from any
elevation..
An Acceptable Solution is for buildings to not exceed a building height of 8m in urban areas (AO17.1 (e)
providing one way of achieving PO17.
Requirements for building design and streetscape (PO22) also requires development to incorporate a high
standard of architecture, design and landscaping to create attractive and functional buildings and places.
Similarly, PO24 requires buildings to present a high level of architectural merit with building elements and
forms to be consistent with the bulk and scale of buildings on adjoining and nearby land, and provide strong
visual relationships to the landscape, natural features and recreation areas in the vicinity. Further, building
design should break down the facade into finer scaled components, including subtle changes in colours,
textures and materials that is well articulated with strong horizontal and vertical design elements contributing
to an interesting streetscape, which complements existing landscape features and integrates landscaping into
the building design.
A number of Acceptable Outcomes are contemplated by the draft Plan, including AO24.1 that buildings
incorporate horizontal and vertical articulation, and AO24.3 (c) variations in the treatment and patterning of
windows….or other elements of a façade treatment at a finer scale than the overall building structure.
Requirements for landscaping (PO27) includes landscape treatments to soften and improve the visual
appearance of the building, outdoor spaces and service areas. Performance Outcome 28 (PO28) also requires
landscaped areas to enhance the visual amenity and natural landscape character of the area and retain native
vegetation and enhance buffer areas around boundaries. Landscaping is also required to be consistent with
the scale of the development, and its setting, and reduce the visual impact of large or bulky structures…along
watercourses, as well as screen incompatible land uses.
An acceptable solution to achieve this (AO28.1) is that the minimum area for landscaping is no less than 15%
of the site area, with the following minimum dimensions:
- Frontage— average width of 2 metres; and
- Side boundaries—3 metres width along all boundaries that adjoin land in a residential zone.
Another acceptable solution (AO28.2) is for landscaping to be designed, planted and maintained in accordance
with the Noosa Planning Scheme Policy PSP2.
2.2.2 Noosaville Local Plan
The draft Plan includes a local area plan for the suburb of Noosaville, incorporating the subject site. Broadly,
the overall outcomes that apply to the local plan area are similar to those sought for the higher level planning
scheme requirements of the current Noosa Plan for the Noosaville Locality.
The Overall outcomes of the Noosaville Local Plan relevant to this assessment includes:-
a) Development in the local plan area is sited and designed to retain the key natural environment,
landscape and built form elements, including significant views and vistas to external elements that
contribute to the setting, character and identity of the Noosaville local plan area including (but not
limited to) (i) the Noosa River, its foreshore parkland and riparian qualities;
b) Development recognises and reinforces the waterfront location and character of the local plan area by
providing high quality, low rise, sub-tropical buildings and landscape design that promote the casual,
outdoor lifestyle. Buildings have a strong relationship with the outdoors through the incorporation of
natural materials, verandahs and glazing.
c) Development design and siting responds to the relatively flat topography of Noosaville by creating
visual interest and differentiation in built form through design and the application of:
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i. a range of textures, colours, styles and finishes;
ii. a range of architectural elements within the context of a sub-tropical architectural theme;
iii. varied roof heights, that cumulatively make a positive contribution to an interesting skyline;
iv. varied setbacks which create opportunities for both landscaping and design variety; and
v. retention of mature trees and the provision of new landscaping which create attractive spaces
between buildings.
(ac) Strong visual and pedestrian linkages to the Noosa River foreshore and surrounding areas are
protected.
Performance Outcomes of the Noosaville Local Plan includes PO6, expecting that development retains
significant views and vistas contributing to the setting and character of the local plan area including views to
the Noosa River, Noosa North Shore, Noosa foreshore, Lake Weyba and Noosa National Park. An acceptable
outcome AO6.1 suggests that development retains and does not intrude upon important gateways and
sightlines including:
(b) significant views to the Noosa River, river mouth and ocean beyond and to Noosa North Shore.
Similarly, PO7 requires that buildings, structures and landscaping are integrated with the natural landscape
and reflect the riverside character and setting of the local plan area in terms of form, composition and protection
of neighbourhood amenity. The draft Noosa Plan contemplates a range of Acceptable solutions for PO7,
including:
AO7.1
Development takes the form of small separate buildings rather than large single bulky buildings and does not
visually dominate the street, riverfront, adjacent properties, surrounding spaces or the existing skyline.
AO7.2
Buildings and structures have a scale and building height consistent with development on adjoining and
surrounding land.
AO7.3
Buildings and structures preserve the amenity of adjoining land including sunlight to neighbouring properties.
AO7.4
Development respects the scale of surrounding vegetation and maximises the opportunity for retention of
existing vegetation and incorporates soft landscaping between buildings.
AO7.5
Buildings and structures:
1. incorporate articulated roof forms which are visible from the street and have a pitch of no less than 5
degrees;
2. incorporate a mix of lightweight and textured external building materials or materials that reflect the
natural environment such as timber and rock face;
3. provide variation through articulation, texture and detailing;
4. incorporate verandahs, open balconies or shaded patios for outdoor living, with open, transparent or
semi-open balustrades;
5. use understated colour schemes and low-reflective roofing and cladding materials..
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3 Character, Context and Visibility
3.1 Noosaville
Noosaville is a low-lying suburb in Noosa defined by its waterfront location on the Noosa River and Lake
Weyba, which contributes to its popularity as a tourist destination. The waterfront built form is characterised
by a mix of holiday apartments, open space parkland and maritime operations. Low scale commercial
development along the main street of Noosaville (Gympie Terrace) is marine-based recreation, including boat
hire, water taxis, ferry stops, tourist booking services, coffee shops and some restaurants. The waterfront is
also characterised by open space parkland, and services, such as the Noosa Coast Guard, and associated
infrastructure (such as telecommunications towers, pontoons, storage sheds).
Figure 3-1 Noosaville Locality Map (Noosa Council 2018)
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Figure 3-2 Plate 7 Mixed waterfront character of Noosaville: The Noosa Pacific (left) Coast Guard (centre), and Noosa Holiday park
(right)
3.2 Local Area
The subject land is located on the Noosa River adjacent to the open space areas of Russell Park and Russell
Street Park (Plates 1-3), on the foreshore of Munna Beach near the boat ramp (Plate 8). The local area
includes a mix of shady parkland reserves and sandy beaches, surrounded by a mix of urban development.
The built form in the local area varies depending on the age and location of development; between 6 or 7
storeys along the foreshore (Plate 7) and 3 storey unit development and holiday rentals along Russell Street
(Plate 9), to the single storey cabins and camping grounds of the Noosa Holiday Park. Russell Street is typical
of the local area character with a mix of unit development and apartments, in a quiet neighbourhood setting
(Figure 3-4). The River is a popular transport corridor for the Noosa ferry and water taxis, and is busy with
recreational boaters, jet skiers and anglers. Although the boatshed is visible from the River and foreshore
areas, it is not significantly out of character with the local area, although the current use of pale metal sheeting
draws attention to it.
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Figure 3-3 Plate 8 Munna Beach (as seen from near the boat ramp)
Figure 3-4 Plate 9 Russell Street character
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4 Visual Assessment
4.1 Visibility Analysis
The visual catchment for the boat shed is confined to the local scale of Noosaville, including the units at the
end of Russell Street, the foreshore picnic area of Munna Beach, Russell Street, and from the Noosa River
(Figure 4-1).
The most sensitive receptors are from the units at number 5-7 and 9 Russell Street, whose balconies overlook
the subject land. The following assessment determines the extent to which the boatshed impacts on local
character and the visual amenity of adjoining uses comparing the previous boatshed (prior to its removal in
mid-2017), the existing partly-built boatshed and the proposed modified boatshed based on photomontages
prepared by NRA co-lab (Appendix A), using photographs obtained from four balconies of the adjoining
townhouses 2. Some residents also provided photos overlooking the shed at various times of the day, including
historical photos of views from their balconies overlooking the pre-2017 boat shed and vegetation.
Figure 4-1 Visibility catchment map of the existing boatshed also illustrating view point (VP) locations
4.1.2 Views from Russell Street/Gardner Grove intersection (VP1)
In both the pre-2017 view and the 2018 view (Figures 4-2 and 4-3), the boat shed and patrol building are
visible from the northern end of Russell Street, through or between existing vegetation. Located at the stub-
end of the street, this area is not highly trafficked, and most vehicles turn right into Gardner Grove for the
caravan park or the boat ramp. However, the removal of vegetation in 2017 opened up the view of the buildings
and they appear visible on the skyline. Although a boat shed is consistent with the coastal character of the
2
Although not all private receptors were inspected, they form a representative sample of receptors to assist a visual assessment
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marine setting, the shed’s pale sheeting nevertheless contrasts with the surrounds, and reinforces its
prominence when seen from this viewpoint.
Figure 4-2 View of pre-2017 boatshed from VP1, Russell Street
Figure 4-3 View of boatshed and patrol building from VP1 (as at March 2018)
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Figure 4-4 Visualisation of proposed boatshed and landscaping from VP1, Russell Street (at maturity) (Photomontage by NRA co-
lab)
The photomontage (Figure 4-4) shows that the darker colours of the modified roof and timber finishes reduces
the prominence of the boatshed from this viewpoint, and the proposed landscaping helps to soften the
boatshed and the patrol building. Overall, the darker tones appear more natural and significantly help reduce
glare and the apparent bulk of the boatshed improving the view from this location.
4.1.3 Views from Noosa River (VP2 & 3)
From the Noosa River, the boatshed and patrol building is clearly visible from the upstream and downstream
views (both pre-2017 and 2018 versions); including from recreational boats, and commercial tour operators
such as the ferry and water taxi. Although low in height, the pre-2017 boatshed (and administration building)
stand out for their discordant design elements (orange brick with metal sheeting, pitch roof with flat roof). This
combination created an ad hoc and dated mix of built form, as modelled from these viewpoints (Figure 4-5).
The 2018 boatshed is more contemporary and cohesive in design, however, it appears more prominent given
the increase in height and bulk, and its pale sheeting which increases reflectivity and draws attention to it from
the River.
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Figure 4-5 Visualisation of previous (pre-2017) boatshed from VP-2 Noosa River (Photomontage prepared by NRA co-lab)
Figure 4-6 Photograph of existing part-built boatshed from VP-2, Noosa River (2019)
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Figure 4-7 Visualisation of proposed shed and patrol building from VP-2, Noosa River (Photomontage prepared by NRA co-lab)
Figure 4-8 Visualisation of previous (pre-2017) boatshed from VP3, Noosa River (Photomontage prepared by NRA co-lab)
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Figure 4-9 Photograph of existing part-built boatshed from VP3, Noosa River (2019)
Figure 4-10 Visualisation of proposed shed and patrol building from VP3, Noosa River (Photomontage prepared by NRA co-lab)
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The photomontages from both downstream and upstream viewpoints (Figures 4-7 and 4-10) illustrate that the
darker colours of the buildings and timber finishes helps to both modernise the building as well as to recede
the building from view compared to the existing boatshed, when viewed from the River. The quality of the view
from these locations will be improved by the proposed modifications to the boatshed and patrol building.
4.1.4 Views from Russell Park (VP4) and Munna Beach (VP5)
From both Russell Park and Munna Beach, the pre-2017 and the existing part-built (2018) view of the boat
shed is visible through and between foreshore vegetation (Figures 4-11-12 and 4-14-15). The existing part-
built boatshed is taller than the earlier brick building, but appears a similar height to the pre-2017 boatshed
behind, due to intervening foreshore vegetation which frames this view. The pale metal sheeting of the existing
shed is stark as seen from this view.
Figure 4-11 Visualisation of previous (pre-2017) boatshed from VP4, Russell Park (Photomontage prepared by NRA co-lab)
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Figure 4-12 Photograph of existing part-built boatshed from VP4 (2019)
Figure 4-13 Visualisation of proposed modified boatshed from VP4 (Photomontage prepared by NRA co-lab)
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Figure 4-14 Visualisation of previous (pre-2017) boatshed from VP5, Munna Beach (Photomontage prepared by NRA co-lab)
Figure 4-15 Photograph of existing part-built boatshed from VP5 (2019)
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Figure 4-16 Visualisation of proposed boatshed from VP5, Munna Beach (Photomontage prepared by NRA co-lab)
4.1.5 View from Gardner Grove (VP 6 Caravan park entrance)
Figure 4-17 View of pre-2017 boatshed from VP6, Gardner Grove (Google Earth, Streetview 2019)
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Figure 4-18 Photograph of existing part-built boatshed from VP6 (2018)
Figure 4-19 Visualisation of proposed boatshed from VP6, Gardner Grove (Photomontage by NRA co-lab based on Google Earth
‘Streetview’)
4.1.6 Views from Russell Street apartments
The most sensitive receptors are those in neighbouring units, whose balconies overlook the subject land,
particularly numbers 5-7 and 9 Russell Street. Glimpses between vegetation of the boatshed may also be
possible from 11 and 17 Russell Street, although intervening vegetation and buildings prevent most open views
to the subject land, and have not been evaluated further.
Viewpoint 7 Views from 5-7 Russell St (Riverhaven) –apartment 3 (First floor)
From the balcony of apartment 3, the existing part-built (2018) boatshed is visible on the skyline due to the low
angle of view (RL 5.569 m plus viewing height) (Figure 4-21). Although it comprises a part of a much wider
viewshed (including combinations of both natural and urban forms), the shed nonetheless forms a dominant
visual element as seen from this viewpoint. An earlier view from Unit 3 (c. 2011) suggests that intervening
vegetation on site helped screen the original boatshed, as well as most of the background views to the Noosa
River (Figure 4-20).
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Figure 4-20 View of pre-2017 boatshed and patrol building from VP9, apartment 3 (Source: http://www.homehound.com.au)
Figure 4-21 View of boatshed from VP7, apartment 3 (March 2019)
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Figure 4-22 Visualisation from VP7, apartment 3 of proposed boatshed and refurbished patrol building and proposed landscaping (at
maturity). A reduction in building height reduces the visual impact on the skyline from this view. (Photomontage
prepared by NRA co-lab)
Figure 4-23 Visualisation from VP7, apartment 3 of proposed boatshed, refurbished patrol building and proposed landscaping at
maturity (Photomontage prepared by NRA co-lab based on image sourced from http://www.homehound.com.au)
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The proposed modified boatshed (Figure 4-23) although considerably lower in height than the existing part-
built shed, will obscure some River views from the balcony of apartment 3, but will retain longer views to the
River mouth. The current proposal will also result in a wider field of view incorporating more river views than
was possible in the pre-2017 scenario, given the existing intervening vegetation on the subject land. An overall
minor improvement to the quality of this view will be achieved
Viewpoint 8 Views from Riverhaven – apartment 4 (second floor)
As seen from the second floor balcony of Riverhaven (approximately RL 8.050m), pre-2017 photographs show
that the boatshed is lower than the existing structure (Figure 4-24), however, vegetation on site obscures most
water views, including the background view to the Noosa Spit Recreation Reserve. In comparison, Figure 4-
25 illustrates the expansive views from this viewpoint, which takes in foreshore vegetation and the existing
boatshed, set against a backdrop of the Noosa River and the River mouth, and the conservation areas of
Noosa North Shore and Noosa Spit Recreation Reserve.
Figure 4-24 View of previous boatshed from VP8, apartment 4 (undated photograph from resident, pre-2017)
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Figure 4-25 View of existing part-built boatshed from VP8, apartment 4 (March 2019)
Figure 4-26 View from VP8, apartment 4 (undated photograph supplied by resident)
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Figure 4-27 Visualisation from V8, apartment 4 of proposed boatshed and refurbished patrol building (Photomontage prepared by
NRA co-lab)
The part-built (2018) existing boatshed and the proposed boatshed, although taller than the pre-2017 shed,
still maintain the background water views and skyline features from this viewpoint, however, the reflective
sheet roofing of the existing shed provides significant glare during parts of the day (Figure 4-26). The
combination of the proposed reduction in building height and landscaping help to screen views of the boatshed
from apartment 4, and where there are glimpses through, the darker colours and use of timber will help to
reduce reflectivity, and the proposed planting will also soften and diffuse sun glare (Figure 4-27). An overall
minor improvement to the quality of this view will be achieved.
Viewpoint 9 Views from Riverhaven – apartment 5 (first floor)
Views from the balcony of Unit 5 (VP9) are semi-enclosed by existing vegetation although the existing
boatshed is visible due to the low angle of view. There are no water views from this viewpoint. The shed is
dominant from this view, due to its height but in part to its pale colour (Figure 4-29). The photomontage from
this balcony (Figure 4-30) illustrates that the reduced height, dark colours and landscaping of the modified
boatshed help integrate the buildings into the parkland setting, and will be barely discernible between the
vegetation. An overall improvement to the quality of this view will be achieved.
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Figure 4-28 View of boatshed from VP9, apartment 5 (pre-2017)
Figure 4-29 View from VP9, apartment 5 (2019)
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Figure 4-30 Visualisation from VP9, apartment 5 of proposed boatshed and patrol building (Photomontage by NRA co-lab)
Viewpoint 10 Views from 9 Russell Street –Unit 1 (Second floor)
The pre-2017 boatshed permitted views of the Noosa River (Figure 4-31) from the balcony of Unit 1 (RL
8.137m), with glimpses of the Noosa North Shore Conservation area in the background. From this viewpoint,
the existing and proposed modified boatshed will also retain water and skyline views. An overall minor
improvement to the quality of this view will be achieved.
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Figure 4-31 Photograph of previous boatshed from VP10, 9 Russell Street (pre-2017)
Figure 4-32 Photograph from VP10, 9 Russell Street of existing part-built boatshed (March 2019)
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Figure 4-33 Visualisation from VP10, 9 Russell Street of proposed boatshed, refurbished patrol building and proposed landscaping
(Photomontage prepared by NRA co-lab)
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5 Visual Amenity & Landscape Character Impacts
5.1 Visibility Analysis Summary
The visibility of the boat shed is limited to short distance views less than 150m in the local area from street
level at the end of Russell Street and from the nearby Russell Street residences, including views from upper
level balconies. Glimpses of the subject land and the shed from the foreshore parks can also be seen through
trees while the view from the ferry takes in a panorama of sandy foreshores, open space parkland and coastal
development. The buffering provided by mature Cottonwood trees along the western section of Russell Park,
as street trees on Russell Street and along the western boundary of the Holiday Park, also helps to screen
most views to the boatshed, as well as to the Noosa River.
As discussed, the Figures indicate that views have changed over time (more significantly in the past few years,
than over the preceding decade), but that views to the River and the mouth of the Noosa River have also been
affected by vegetation, with increased water views corresponding to the removal of vegetation, such as from
apartments at 5-7 Russell Street (Riverhaven) and 9 Russell Street. Notwithstanding this, the part-built (2018)
boatshed and the proposed modified boatshed is and will be more visible from some views compared to the
pre-2017 boatshed.
The issue of visual amenity relates mainly to the height, bulk and scale, roof form, colour and reflectivity of the
boatshed insofar as they potentially affect the appearance and landscape character of the area, as well as
affecting views to the River.
5.2 Impacts in the Context of Planning Criteria
5.2.1 Noosa Plan 2006
The proposed modifications to the boatshed and the renovated patrol building (as shown in the photomontages
by NRA co-lab) generally meet the overall outcomes of the Noosaville Locality, as they have been redesigned
to avoid significant adverse impacts on the visual amenity of surrounding receptors. Similarly, the proposal
generally satisfies the Planning Scheme requirements with respect to relevant Performance Outcomes PO8
and PO9 as follows:
> The reduced height of the proposed modified boatshed to RL 6.223m is less than 2 storeys (or 8m) as a
probable solution for the zone, and is lower in height than the nearby 3-storey apartment buildings on
Russell Street, which will help preserve the amenity of surrounding land;
> The boatshed and administration building have been architecturally redesigned as low-rise, well-
articulated buildings with lightweight materials and varied roof forms (skillion, pitched and flyover rooves
(Figures 1-8 and 1-9) which contribute positively to the skyline, and maintain the mixed urban character of
Noosaville, which forms a possible solution to achieve PO8;
> The proposed modified boatshed will still be visible, however, it will not visually dominate the street or
surrounding spaces, due to the considerable reduction in height, use of muted colours and natural
finishes (including timber) and landscaping to screen and soften the built form. Similarly, the replacement
of the orange brick of the administration building with weatherboard cladding modernises the building,
with materials and finishes consistent with the proposed boatshed design, so that they ‘read’ as unified
elements;
> Although the setback of the current boatshed from the eastern boundary (at 2.260m) is slightly less than
preferred , and some existing vegetation was removed as part of the demolition of the shed, there is
sufficient space for new planting to buffer and preserve the amenity of adjacent land uses (in combination
with existing vegetation), to protect the natural character and visual amenity of the River;
> The boatshed replaces an existing shed on the subject land, and is compatible with its 45 years of use as
a fisheries and patrol base, and therefore maintains the visual continuity and pattern of buildings in the
street required by PO9. The proposed architectural modifications outlined above also provide techniques
to provide visual relief, in accordance with SO9; and
> The modified boatshed is also compatible with the scenic values associated with maritime activity and
buildings along the Noosa River, and uses materials and finishes that blend with the subtropical coastal
character and setting of the Noosaville locality.
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5.2.2 The Draft Noosa Plan
The Draft Noosa Plan discusses visual and scenic amenity aspirations similar to the current Noosa Plan. The
zoning change of the subject land to Community Facilities does not significantly alter the overall aspirations of
the subject land regarding visual amenity and building height.
Broadly, the proposal achieves high-level compliance with the overall outcomes and performance outcomes
of the draft zoning and Noosaville Local Plan for the reasons outlined below:
> The proposal is consistent with the purpose as annotated on the Community Facilities zone map (Marine
Industry-Slipway), satisfying PO3;
> The proposed modified shed will be visible from adjoining viewpoints however, it will retain most
significant views and vistas to Noosa River and the river mouth (PO6), and will in fact improve river views
as compared to the pre-2017 scenario, and the existing part-built boatshed;
> The proposed modified buildings are low-rise and do not exceed 8m in height, and therefore preserve the
amenity of surrounding development, including privacy, views and access to sunlight, whilst reflecting the
riverside character and setting, thus satisfying PO7 of the Local Plan and PO17 of the Community
Facilities zone code;
> The proposal includes architecturally designed modifications (by NRA co-lab) with attention to detail
(colour/texture/materials and finishes, including landscaping) which achieves a high level of merit, and
functionality, satisfying both PO22 and PO24;
> Building elements and forms are consistent with the bulk and scale of buildings on adjoining and nearby
land (PO24) and the timber battens provide horizontal and vertical articulation of the façade (AO24,1);
> Articulated facades are broken down into finer scaled components (i.e. low-reflective roofing, dark colour
tones and lightweight and textured external building materials such as timber) to provide visual interest,
and reduce building bulk (PO24); and
> The proposed landscape design includes plants selected from Council’s Landscape & Plant Guidelines
policy suitable for the foreshore, which reflects and integrates with the coastal landscape character, whilst
not intruding on the background views of the Noosa River (PO27 of the zone code, and PO7 of the Local
Plan).
5.3 Community Expectations and Values
As alluded to in Section 2, visual impact assessment takes into account the reasonable expectations of
residents, visitors and the community with respect to amenity and character, as well as specific impacts.
Reasonable expectations are (or should be) based largely on town planning designations and development
controls, as well as existing development, historical development, and approvals.
As identified above, the subject land has had a long history of use as a fisheries base and is conveniently sited
on the Noosa River for the storage of boat craft and as a base for patrols. The community can reasonably
expect that this community use would continue to operate. Additionally, in the context of past upgrades of
boatsheds, and the applicable town planning provisions with respect to building height and development in the
Open Space Recreation zone (and more particularly the Community Facilities zone) it is also a reasonable
expectation that further development would seek to upgrade previous boatsheds.
The existing and proposed modified boatshed represents a continuation of an existing and approved use within
a marine environment. While it is currently a larger boatshed than the pre-2017 shed, the proposed
modifications will help to reduce the appearance of height, bulk and glare, and will help to integrate it into its
coastal setting, and the foreshore vegetation of Russell Park. The proposed landscaping design proposes
fast-growing plants which are suitable for the River foreshore and will assist in blending built forms with
parkland vegetation, and soften views on completion, without intruding on views to the River.
LA181001 | 17 December 2019 42
Page 48
Visual Assessment Report
0B1B2BNoosa Boat Shed
6 Conclusion
With respect to the local area character, the QBFP boatshed site is located beside the Noosa River within a
coastal setting in an urbanised part of Noosaville, with surrounding land uses including parkland and nearby
unit development, typically to 3 storeys. Apartments and commercial or maritime uses dominate the Noosaville
waterfront, including holiday units, boatsheds, boating hire, ferries, berths and pontoons, and parks. The
subject land itself has had a long history of use as a State Government fisheries patrol site, with boatsheds
and activity being located on the site since the 1970s. In this context, both the existing part-built boatshed and
the proposed modified boatshed are not inconsistent with the historical and current riverfront character, and
are within both the current and the draft Planning Scheme’s ‘probable solution’ building height of 8m.
However, the existing part-built boatshed is visible from the balconies of adjacent apartments, and is more
visually prominent than the pre-2017 boatshed due to an increase in height and the use of pale metal sheeting,
as well as the removal of mature vegetation which now exposes the building to a wider field of view.
The proposal to reduce the existing boat shed’s height by approximately 1.3m will mitigate most of the impacts
on visual amenity when viewed from Noosa River or from Russell Street apartments. Architecturally
redesigned, the proposed modified boatshed will be low-rise, and will not result in a significant loss of views
nor diminish the quality of views from most receptors. The use of natural materials and finishes and
landscaped surrounds also helps to screen and soften the built form. The resulting modified boatshed and
renovated patrol building represents a contemporary design which is both functional and consistent with its
coastal setting, and provides some improvement to the quality of existing views. The modified boatshed as
proposed is therefore considered appropriate development for the NFBP site with respect to visual amenity
outcomes.
LA181001 | 17 December 2019 43
Page 49
Visual Assessment Report
Noosa Boat Shed
Noosa Boat Shed
APPENDIX
ARCHITECTURAL PACKAGE (NRA CO-LAB)
LA181001 | 11 November 2019 | Commercial in Confidence 44
Page 50
NOOSA RIVER JETTY
ROOF SHOWN DASHED
EXISTING ROOFED PERGOLA ABOVE
EXISTING PAINTED CONCRETE WALL EXISTING PAVING
CONCRETE PATH
BOUNDARY
NEW TOPPING SLAB TO CONC BOAT
RAMP
LAWN EXTG B&FP
EXISTING FENCE ON ROCK
NEW TREE OFFICE BUILDING WALL
NEW 1.2M
HEIGHT HEDGE
NEW 1.8M TALL
BLACK METAL FENCE
NEW LAWN
NEW TREE
NEW
GATE
REFURBISH B&FP OFFICE
BUILDING REFER DRAWINGS
5000 & 5001 BEACH
EXTG POWER PILLAR BOX
NEW CONCRETE PUBLIC ENTRY PORCH
AND PATHS
NEW
BOUNDARY
NEW TREES TO REPLACE BOAT NEW HEDGE
ORIGINAL TREES
SHED
LAWN ROOF SHOWN DASHED
NEW WIRE MESH FENCE TO
MATCH EXISTING PARK
EXISTING TREES NEW TREE TO
REPLACE
ORIGINAL TREE
EXTG
PHONE BOX
NEW GATE
SEWERAGE INSPECTION CHAMBER
EXTG
NEW CONC ACCESS
COMMS PIT
NEW TREE DRIVEWAY & HARDSTAND NEW FENCE TO MATCH
REPLACE EXISTING WIRE MESH FENCE
CONCRETE
NEW HEDGE PATH
EXISTING WIRE MESH
FENCE
BOUNDARY
NEW 1.2M HEIGHT HEDGE
FENCE
REPLACE EXISTING PORTION
SEWERAGE
EXTG RUSSELL STREET INSPECTION
OF CONCRETE DRIVEWAY.
SHAPE AND EXTENT TO
CHAMBER
CARPARK MATCH EXISTING.
EXISTING TREE
EXSITING TREE
EXISTING TREE
EXTG ACCESS
DRIVEWAY
TM
PRELIMINARY
NRA-Collaborative Pty Ltd
ABN 62 323 175 502 tel +61(0)7 3229 5266 [email protected]
NOOSA BOAT SHED B&FP COMPLEX - PROPOSED SITE PLAN DWG NO. NRA-05133C18-DA-2001 SCALE 1 : 100@ A1/ 1 : 200@ A3 0 2 4 6 10m
ACN 010 011 720 fax +61(0)7 3221 0796 www.nracolab.design JOB NO. 05113C18 REV. D DATE 2/09/2019 3:22:27 PM
© The NRA Collaborative Pty Ltd C:\Users\AFerreira\Documents\05133C18 - Noosa Boat Shed - [email protected]
Page 51
METAL ROOF SHEETING WITH EAVES: VERTICAL TIMBER OUTLINE OF AS GUILT CLADUING SYSTEM ROO $$ Ri: 7621 OUTRIGGER RL: 6225, Ale = & 462 GUITERS 10 ALL METAL ROOFS: Rupees BRFP OFFICE BUILDING RL 5023, uy ‘SHEET METAL FACADE COLORBOND DOWNPIPES EXISTING FENCE ON ROCK WALL HEDGE AND METAL | FENCE 2] PROPOSED BOAT SHED ELEVATION-NORTH 1:90 ROLLER SHUTTER CONCRETE BOAT RAMP NEW GATE PANEL LIFT DOOR 7 METAL ROOF OUTLINE OF AS BUILT SHEETING WITH EAVES ROOF GUTTERS TO ALL METAL ROOFS: HORIZONTAL TIMBER BATTEN SYSTEM COLORBOND DOWNPIPES EXISTING FENCE ON ROCK WALL. VERTICAL TIMBER CLADVING SYSTEM HEDGE & METAL FENCE ‘SHOWN DASHED Fe eee |] PROPOSED BOAT SHED ELEVATION-EAST 1:50 nra-co-lab’ owe NE. NRA-05133C18-DA-4000 OENO. 05113018 me B&FP BOAT SHED - PROPOSED ELEVATIONS N&E | NOOSA BOAT SHED E SALE oaTE 2/10/2019 5:34:47 PM 1:50@ Al /1: 100@ A3 * NOTES: L TREES NOT SHOWN FOR DRAWING CLARITY BOAT SHED COLOUR LEGEND ITEM: FINISH / COLOUR: OUTRIGGER PAINTED TO MATCH 'COLORBOND MONUMENT" ROOF METAL SHEETING "COLORBOND STAINLESS STEEL' / MONUMENT FLYOVER ROOF METAL SHEETING "COLORGOND STAINLESS STEEL' / MONUMENT NEW GUTTERS & DOWNPIPES: ‘COLORBOND STAINLESS STEEL’ / MONUMENT VERTICAL TIMBER CLADDING SYSTEM ‘STAIN/ PAINT 10 MATCH 'COLORPOND MONUMENT" HORIZONTAL TIMPER BATTEN SYSTEM ‘STAIN/ PANT 10 MATCH 'COLORBON? MONUMENT' PRELIMINARY ‘© The NRA Colaborave Ply Ltd (Cicer erea\Documets\05138C18 - Noosa Boat Shed - [email protected]
Page 52
|] PROPOSED BOAT SHED ELEVATION-SOLITH
?E 1:50
2] PROPOSED BOAT SHED ELEVATION-WEST
?E 1:90
_nra-co-la
METAL ROOF SHEETING
WITH EAVES:
OUTLINE OF AS BULT
ROOF
OUTRIGGER
OUTRIGGER
GUTTERS 10 AL
a eae METAL ROOFS
SHEET METAL FACADE
FLYOVER ROOF SHEETING ON 202,
DATTENS OVER LOWER ROOF _
A: 3970
Bar? OFFICE BUILDING pee
CcOLORBOND
DOWNPPES
VERTICAL TIMBER
CLADDING SYSTEM
EXISTING ROCK WALL BEYOND
NEW HEDGE & METAL FENCE
— ___ _ _ BOM SED Fy
192
NEW GATE CONCRETE PANEL LIFT 200K ROLLER SHUITER
DRIVEWAY
META. ROOF
SHEETING WITH EAVES OUMLINE OF AS DULT
ROOF “al
HORIZONTAL TINCER :
BATTEN SYSTEM NOTES:
|. TREES NOT SHOWN FOR DRAWING CLARITY
EXISTING FENCE
ON ROCK WALL BOAT SHED COLOUR LEGEND
ee ITEM: FINSH / COLOR:
CLADONG SYSTEM ourelaceR PAINTED 0 MATCH 'COLORGOND
Ce bet MONUMENT!
ROOF METAL SHEETING ‘COLORGOND STAINLESS STEEL! /
MONUMENT
SAE WEN FLYOVER ROOF METAL SHEETING 'COLORGOND STANLESS STEEL' /
TOPPING SLAB cae als
Sys PON AED PNW | new artes » pownrires ‘COLOROOND STAINLESS STEEL! /
62 MONUMENT
VERICAL TIMBER CLADDING SYSTEM | STAN PAINT 10 MATCH
'COLORGOND MONUMENT
HORIZONTAL TIMBER BATTEN SYSTEM — | STAN PAINT 10 MATCH
‘COLORGOND MONUMENT’
NEW GATE
™
B&FP BOAT SHED - PROPOSED ELEVATIONS S&W Pie NRADB 1886 T:DA~O01 BE Me bO@ AL ts 100@ Aa ‘ oy as
| NOOSA BOAT SHED
BN. 05113018 ve, E OATE 2/10/2019 5:32:23 PM
‘© The NRA Colaborave Ply Ltd
(Cis errea\Documets\05138018 - Noosa Boat Shed - [email protected]
Page 53
WEATHERBOARD GABLE WALL 10 BE
DEMOLISHED. ALTER ROOF FRAMING AS REQ,
FASCIA & GUTTERS:
REPAIR EXISTING
MESH FENCE
|] EXISTING OFFICE ELEVATION-EAST
REMOVE ROOF TLES, REMOVE BRK
WNDOW SILLS
CLADDING
SIGNBOARD 10 BE
DEMOLISHED
1:90
z. WEATHERDOARD GABLE WALL 10
3 BE DEMOLIXED. ALTER ROOF
g FRAMING AS REQ.
i REMOVE ROOF TLES,
| FASCIA GUTTER
REPAR EXISTING MESH FENCE
BOUNDARY
x
2
8
REMOVE PRICK REMOVE ROOF TLES, ie
WINDOW SILLS FASCIA & GUTTER
WEATHERPOARD GABLE WALL 10 BRICK ANNEXE 10 BE
BE DEMOLISHED, ALTER ROOF DEMOLISHED
FRAMING AS REQ,
TAN PERGOLA
a gee CE aaa a ni Gn PAVE LEVEL Ney
2150 3150
= EGE ye | | OEE ng:
1946 1548
MASONRY RIVER WALL SHOWN REMOVE BRICK RETAN PANIED
TRANSPARENT FOR DRAWING CLARITY WALL CLADDING MASONRY WALL
2] EXISTING OFFICE ELEVATION-NORTH
1:90
1
+ BRICK ANNEXE 10 BE
x | DEMOLISHED
5! WEATHERDONRD GABLE
s WAL 10 BE DEMCLISED
| REMOVE ROOF TLES,
FASCIA & GUTTERS WINDOW SLL a
_ __ — PAE LEVELy” f ________ BAVELEVEL_ gy”
2160 3190
RETAIN PAINTED
MASONRY WAL
_ — — rea wy _— - — _ rr
1948 1948
4] EXISTING OFFICE ELEVATION-SOUTH PRP CONC TE ES AT EXISTING OFFICE ELEVATION-WEST REMOVE BRICK CLADONG EXISTING SLAB 10 BRICK ANNEXE 10
1:40 1:90 BE DEMOLISED BE DEMOLISHED
NOYES:
L DEMOLITION WORK NOTED AND/ OR SHOWN IN RED
2. TREES NOT SHOWN FOR DRAWING CLARITY
nra-co-lab’
| eed NOOSA BOAT SHED B&FP OFFICE - EXISTING ELEVATIONS onove, NRA-O5IS9C18-DA-SOOD | AE 1:50@ AI /1:100@A3 : a : ‘|
nC o 8 voqraniaa ork vopNo. 05113018 EV. Cc DATE 2/09/2019 3:31:40 PM
‘© THe NRA Colaboratve Ply Ltd
(Clses\eee\Documets 05139018 - Noosa Boat Shed - PROVECTOA_ov@nrar. com.
Page 54
ALIGNMENT OF NEW FC
WEATHEROARD GABLE WALL.
BOUNDARY
NEW FLYOVER ROOF, METAL SHEETING NEW METAL ROOF
‘SHEETING 10 LOWER ROOF
NEW FLYOVER ROOF,
METAL SHEETING
VENTILATE GABLE ENDS
PAINT EXISTING PERGOLA
& LATTICE SCREEN
BOUNDARY
NEW FC WEATHERDOARD GABLE ;
WALL IN NEW ALIGNMENT ‘ |
PAINT EXISTING
———— — PALL Ng ce eee | CT EAVE LEVEL wy
3160 3150
NEWELACK
NETAL FENCE
HEDGE
ee s= 2.42525) 2 se ee 53255 ae a’
1948 148
RETAIN AND ADLUST EXISTING PANT 100R 10 MATCH NEWFC SHEETING NEW VERTICAL NEW FC WEATHERDORD NEW METAL
DOWNPPES 10 EAst SVE OF WEATHERBOARDS CLADONG TIMGER BATTEN CLADONG SYSTEM FENCE BEYOND SOR Nea SHOWN TRANSPARENT NCE es LORNA
BUILVING AS REQ. FOR DRAWING CLARITY NEW VERTICAL TIMBER BATTEN
NOTES:
|| PROPOSED OFFICE ELEVATION-EAST SKETCH Fie Ndieciac 2| PROPOSED OFFICE ELEVATION-NORTH SKETCH
1:90 2, PROVIDE NEW WALL & ROOF INSLLATION 1:50
3, PROVE NEW TE DOWN
| ® |
x S| NEW FC WEATHEROONO GNALE
2 | s | WALL IN NEW ALIGNMENT
8 VENTILATE GABLE ENDS NEWFLYOVER ROOF, METAL SHEETING
| NEW FC WEATHERBOARD GABLE j NEW METAL ROOF SHEETING NEWFLYOVER ROOF,
| WALL IN NEW ALIGNMENT NEW METAL ROOF | 10 LOWER ROOF METAL SHEETING
SHEETING 10 LOWER ROOF
ee | = SEAVELEVEL 2 Ny _ _ FAVELEVEL
3160 5750
METAL FENCE
ees, __ _ OFFER asthe nate _ OFF wy
os = oe
NEW COLOREOND DOWNPIFES 10
NEW DOWNPPE & GUITER NEW VERTICAL TIMBER BATTEN a eal ca sida WEST SIZE OF PULDING NEW VERIICAL TIMBER BATTEN NEW FC WEATHERBOARD
NEW FC SHEETING CLAZOING METER PANEL CUPGOARD NEW FC SHEETING CLADDING TN AM
Dy PROPOSED OFFICE ELEVATION-SOUTH SKETCH 4] PROPOSED OFFICE ELEVATION-WEST SKETCH
aa fe OFFICE COLOUR LEGEND
HEM: FINSH / COLOWR:
NEW FLYOVER ROOF METAL SHEETING COLORGOND STAINLESS STEEL' /
MONUMENT
NEW LOWER ROOF METAL SHEETING ‘COLORGOND STAINLESS STEEL! /
MONUMENT
GUTTERS &, DOWNPIFES COLORGOND STAINLESS STEEL /
ARMIST
NOTES: NEW FC WEATHERDOARDS PANTED / WATE
NEW FC SHEETING CLAZOING & PANIED / WAKE
a: fs |. TREES NOT SHOWN FOR DRAWING CLARY | VERRNCAL TIMBER BATTEN
ne a-co-la b PRELIMINARY
mone vi “ NOOSA BOAT SHED B&FP OFFICE - PROPOSED ELEVATIONS WENO. NRA-05133C18-DA-5001 SCE 1: 50@ AI / 1: 100@ AB Q 2 4 6 10m
sai iozaae con wow. 05119018 = Gs OME 2709/2019.3:33.03 PM
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Page 55
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PRELIMINARY
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ABN62323175502
NOOSA BOAT SHED B&FP OFFICE - PROPOSED ELEVATIONS """'· NRA-05133C18-DA-5001 SCALE 1: 50@A1 / 1:100@A3
JOBNO. 05113C18 REV. C DATE
ACN010 011720
02/09/2019 5:30:23 AM
CllheNRA CollaboralivePtyltd C:\UsersWerreiral,Documents\05133C18 -Noosa Boat Shed - [email protected]
[OCR of page images]
PROPOSED OFFICE ELEVATION-NORTH KKETCH
1:90
| PROPOSED OFFICE ELEVATION-EAST SKETCH = 2
|, REPLACE EAVES, LININGS AS REQUIRED
1:50 2. PROVIE NEW WALL & ROOF INSLLATION
- 3, PROVOE NEW TE DOWN
1:60 1,90
| PROPOSED OFFICE ELEVATION-SOUTH SKETCH ‘| PROPOSED OFFICE ELEVATION-WEST SKETCH
NOOSA BOAT SHED B&FP OFFICE - PROPOSED ELEVATIONS
“nra-co-lab
Bw. 05113618
Owe NO. NRA-05133C18-DA-5001
ev.
c
OFFICE COLOUR LEGEND
HEM: FINA / COLOLR:
NEW FLYOVER ROOF METAL SHEETING "COLORGOND STAINLESS STEEL' /
MONUMENT
NEW LOWER ROOF METAL SHEETING "COLORGOND STAINLESS STEEL' /
MONUMENT
GUTTERS & DOWNPIPES COLORBOND STAINLESS STEEL /
‘SURMIST
NEW FC WEATHERDOARDS PANTED / WHITE
NEW FC SHEETING CLADDING & PANTED / WeIfe
VERTICAL TIMBER BATTEN
scale 1: 50@A1 /1:100@ AS 9 2 4 8 ry
ome
02/09/2019 5:30:23 AM
‘9 Tie NRA Galaborave Py Lid cer Were
05199018 - Noosa Boat Shed - PROVECTO4_pr@arrecomnt
Page 56
2] PROPOSED BOAT SHED ELEVATION-NORTH
1:50
BOAT SHED COLOUR LEGEND
{EM: FINSH / COLOUR:
OUTRIGGER PAINTED TO MATCH 'COLORBOND
MONUMENT"
ROOF METAL SHEETING 'COLORBOND STAINLESS STEEL' /
MONUMENT
FLYOVER ROOF METAL SHEETING "COLORGOND STAINLESS STEEL' /
MONUMENT
NEW GUITERS & DOWNPIPES "COLORBOND STAINLESS STEEL' /
MONUMENT
|| 2R0POSED BOAT SHED ELEVATION-EAST vere merece | MV PO wa
1:50 HORIZONTAL TIMBER BATTEN SYSTEM. STAIN/ PANT TO MATCH
‘COLORGOND MONUMENT"
nra-co-lab
— jiecas BOAT SHED B&FP BOAT SHED - PROPOSED ELEVATIONS N&E BI NRACOSISSOIE-DAAOOD | HAE 1: 50@AL /1: 10048 | | | | 7
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‘© THe NRA Colaborave Py Lid ‘C;lsersiAFeraraDooumets\05139018 - Noosa Boat Shed - PROYECTOS,[email protected]
Page 57
|] PROPOSED BOAT SHED ELEVATION-SOUTH
1:50
BOAT SHED COLOUR LEGEND
EM: FINISH / COLOR:
OURAGER PAINTED 10 MATCH 'COLORBOND
MONUMENT’
ROOF METAL SHEETING ‘COLOREOND STANLESS STEEL! /
MONUMENT
FLYOVER ROOF METAL SHEETING COLORBOND STANLESS STEEL' /
MONUMENT
NEW GUTTERS & DOWNPIPES 'COLOREOND STANLESS STEEL' /
MONUMENT
VERTICAL TIMBER CLAZDING SYSTEM | STAIN/ PANT 10 MATCH
| PROPOSED BOAT SHED ELEVATION-WEST {COLOR NONUNENT
HORIZONTAL TIMPER BATTEN SYSTEM — | STAIN/ PANT 10 MATCH
1:50 ‘COLORBOND MONUMENT
nra-co-lab’
tacolanc —_— NOOSA BOAT SHED B&FP BOAT SHED - PROPOSED ELEVATIONS S&W Pag? MARDI SEC 1S DASIOUL Bee AROS AL Le [email protected] | | | | om
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Page 58
NEW BOAT SHED REFER
DRAWINGS 4000 & 4001
REFURBISH B&FP OFFICE BUILDING
REFER DRAWINGS 5000 & 5001
EXISTING ROOFED PERGOLA
E A V E LE V E L
3 75 0
NEW 1.8M TALL BLACK METAL
FENCE & NEW HEDGE
EXISTING FENCE ON ROCK WALL
EXISTING PAINTED CONCRETE
WALL
JETTY
O FFIC E GF
1 34 8
NEW WIRE MESH FENCE EXISTING WIRE MESH
TO MATCH EXISTING FENCE & NEW HEDGE
1 WEST SITE ELEVATION
1 : 50
TM
PRELIMINARY
NRA-Collaborative Pty Ltd
ABN 62 323 175 502 tel +61(0)7 3229 5266 [email protected]
NOOSA BOAT SHED WEST SITE ELEVATION DWG NO. NRA-05133C18-DA-4005.1 SCALE 1 : 50@ A1 / 1 : 100@ A3 0 2 4 6 10m
ACN 010 011 720 fax +61(0)7 3221 0796 www.nracolab.design JOB NO. 05113C18 REV. DATE 3/10/2019 8:57:54 AM
© The NRA Collaborative Pty Ltd C:\Users\AFerreira\Documents\05133C18 - Noosa Boat Shed - [email protected]
Page 59
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Page 79
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Page 80
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Page 81
Visual Assessment Report
Noosa Boat Shed
Noosa Boat Shed
APPENDIX
LANDSCAPE PACKAGE (CARDNO)
LA181001 | 11 November 2019 | Commercial in Confidence 46
Page 82
NOOSAVILLE BOAT SHED
DATE PLOTTED: 23 July 2019 8:31 AM BY : SAMUEL VANKAN
FOR OPERATIONAL WORKS
TREE SET OUT NOTES
SEEK CLARIFICATION FROM LANDSCAPE ARCHITECT IF PROPOSED LOCATION
CONFLICTS WITH THE BELOW DIMENSIONS. LEGEND
NOOSA RIVER THE LANDSCAPE CONTRACTOR IS TO ENSURE THAT THE FOLLOWING NSC TURF
STREET TREE DESIGN CRITERIA IS FOLLOWED:
MINIMUM HORIZONTAL DISTANCES FROM MATURE TREE CANOPY/DRIP LINE: TU Refer to Detail - 01/200
2 METRES TO A POWER POLE.
·
MASS FEATURE PLANTING
· 3 METRES TO A STREET LIGHT (REFER RELEVANT SERVICE PROVIDER Refer to Detail - 02/200
N
SE
FOR MANAGEMENT AND MAINTENANCE STANDARDS). Refer to Plant Schedule
SE
SE
SE
SE
01
xxx
10.000
10TEXT
XXX
xxx
xxxXXX
TEXT
XXX
XXX
XXX
10
10
XXX
10
xxx
01
XXX
10
xxx
XXX
SPLAT DIMENSION STYLE @ 1:5
10
xxx
XXX
10
xxx
XXX
10
xxx
XXX 1:100
1:200
1:250
1:500
1:1000
1:50
1:25
1:20
1:10 TEXT
TEXT
TEXT
TEXT
TEXT
XXX
TEXT
XXX
TEXT
XXX
MINIMIM HORIZONTAL DISTANCES FROM TREE TRUNK:
PROPOSED TREE
3 METRES TO A 110kV CONCRETE POLE. Refer to Details - 03/200
MRP
·
· 1 METRE TO ENERGEX UNDERGROUND CABLES (INCLUDES VERTICAL
DISTANCE OF 1M).
GARDEN GROVE · 2 METRES TO A FIRE HYDRANT, VALVE BOX OR TELSTRA INSPECTION PIT. RETAINED TREE
· 1.5 METRES TO A HOUSE SEWER OR WATER MAIN CONNECTION.
MAPLE DRIVE
RUSSELL STREET
RUSSELL STREET
GREVILIA DRIVE
· 2 METRES TO A DIRECTLY BURIED FIBRE OPTIC CABLE.
SPADED EDGE
2 METRES EITHER SIDE OF A DRIVEWAY. SE
·
Refer to Detail - 04/200
· 15 METRES FROM THE APPROACH SIDE OF A PEDESTRIAN CROSSING
AND 5 METRES ON THE DEPARTURE SIDE.
CONCRETE PATH
· 20 METRES FROM THE APPROACH SIDE OF A BUS STOP AND 5 METRES
ON THE DEPARTURE SIDE. (By others)
· 15 METRES FROM THE CENTRE OF AN INTERSECTION ON A LOCAL,
COLLECTOR OR TRUNK COLLECTOR ROAD WITH APPROPRIATE EXTENT OF WORKS
CONSIDERATION OF INTERSECTION SIGHT LINES.
SCHEDULE
01 LOCATION PLAN
100 NTS LA181001 - 100 COVERSHEET
LA181001 - 101 SAFETY IN DESIGN SCHEDULE
LA181001 - 102 SPECIFICATION AND NOTES
LA181001 - 110 LANDSCAPE PLAN
LA181001 - 110
NOOSA RIVER LA181001 - 200 LANDSCAPE DETAILS
SE
SE
SE
SE
SE
NEW BOAT
SHED
CAD File: I:\2018 Jobs\10 Noosaville Boatshed VIA (BNE job)\Drawings\Current Drawings\LA181001_100-110.dwg
XREF's: LA181001_landscape base; LA_2001; AC_LA181001Landscape concept plan base
02 SHEET LAYOUT - STREETSCAPE PLANS
100 NTS
Drawn Date Client
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© Cardno Limited All Rights Reserved. ® Checked Date Project Status
NOOSAVILLE BOAT SHED
This document is produced by Cardno Limited solely for the
TM
Designed
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assume any responsibility or liability whatsoever to any third Cardno (Qld) Pty Ltd | ABN 57 051 074 992
NTS A1
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NC Title
party arising out of any use or reliance by third party on the Level 11, 515 St Paul’s Terrace
Approved
COVERSHEET AND PLANTING SCHEDULE
Fortitude Valley, QLD 4006 Drawing Number Revision
content of this document.
A
Rev.
22/07/2019
Date
FOR OPW APPROVAL
Description
TM
Des.
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Verif. Appd.
Tel: 07 3369 9822 Fax: 07 3369 9722
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LA181001 - 100 A
Page 83
DATE PLOTTED: 22 July 2019 3:33 PM BY : SAMUEL VANKAN
CAD File: \\Aubnecfs06\splattst$\splat\2018 Jobs\10 Noosaville Boatshed VIA (BNE job)\Drawings\Current Drawings\LA181001_100-110.dwg
XREF's: LA181001_landscape base; LA_2001; AC_LA181001Landscape concept plan base
Drawn Date Client
SV 28/02/2019 DEPARTMENT OF HOUSING AND PUBLIC WORKS
© Cardno Limited All Rights Reserved. ® Checked Date Project Status
NOOSAVILLE BOAT SHED
This document is produced by Cardno Limited solely for the
TM
Designed
28/02/2019
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PRELIMINARY
benefit of and use by the client in accordance with the
TM 28/02/2019 NOT TO BE USED FOR CONSTRUCTION PURPOSES
terms of the retainer. Cardno Limited does not and shall not Scale Size
Verified Date
assume any responsibility or liability whatsoever to any third Cardno (Qld) Pty Ltd | ABN 57 051 074 992
Level 11, 515 St Paul’s Terrace
NC Title
SAFETY IN DESIGN SCHEDULE NTS A1
party arising out of any use or reliance by third party on the Approved
Fortitude Valley, QLD 4006 Drawing Number Revision
content of this document.
A
Rev.
22/07/2019
Date
FOR OPW APPROVAL
Description
TM
Des.
NC NC
Verif. Appd.
Tel: 07 3369 9822 Fax: 07 3369 9722
Web: www.cardno.com.au NC
LA181001 - 101 A
Page 84
DATE PLOTTED: 23 July 2019 8:37 AM BY : SAMUEL VANKAN
SPECIFICATION
1.1 SOFTWORKS 1.2.3 Topsoil Depths and Application 1.5 PLANTING
Spread topsoil to the following consolidated typical depths: (refer to drawings for specific 1.5.1 Plant Material Quality Specification - Nursery Stock
Planting beds details)
Excavated: Trim excavation to bring the subsoil to soil depths specified below finished design Figure 1-3 All plants shall be true to scheduled nomenclature, well formed, hardened off and
levels. Shape the subsoil to fall to subsoil drains where applicable. Break up the subsoil to a disease free nursery stock. They shall be container grown in potting soil with root system
1.3 FERTILISER firmly established but with no large roots growing out of the container. No plant shall be pot
further depth of 100 mm. bound.
Cultivation Provide proprietary fertilisers, delivered to the site in sealed bags marked to show
Cultivation depths (mm): manufacturer or vendor, weight, fertiliser type, N:P:K ratio, recommended uses and
· Turfed and seeded areas in natural ground: min.100mm application rates. Store in a dry secure environment. Apply according to manufacturer's All trees supplied shall comply with AS 2303's “Criteria For Tree Stock Assessment”
recommendations (rate/reapplication/watering).
· Planting areas in natural ground: min. 200mm
The condition of plant stock shall be such that future growth shall be strong and typical of the
species. Stock that shows signs of latent conditions evident of defective nursery practices
Services and roots: Do not disturb services or existing required plant stock roots; if necessary 1.4 TURFING (such as 'spiralling') shall be deemed unacceptable.
cultivate these areas by hand. 1.4.1 Supply
Cultivation: Thoroughly mix in materials required to be incorporated into the subsoil. Obtain turf from a specialist grower of cultivated turf. The Landscape Contractor shall allow for an independent Horticultural certification of all
Cultivate manually within 300 mm of paths or structures. Prevent disturbance to footings of · Areas designated as “Turf” on drawings shall be freshly cut and of the following specification: stock prior to delivery to site that confirms the stock complies with AS 2303:2015 Tree
buildings and landscape retaining walls. Remove stones exceeding 25 mm, clods of earth Stock for Landscape Use.
exceeding 50 mm, and weeds, rubbish or other deleterious material brought to the surface
during cultivation. Trim the surface to design levels after cultivation. Particular attention · Turf to be free from nutgrass or other noxious weeds or any other material deleterious to The certification shall confirm the following:
needs to be made with cultivating and removing of road base with car park planters. Grade plant growth. · stock is disease free and healthy;
sub-grade to sub-soil drains. · Deliver the turf within 24 hours of cutting, and lay it within 36 hours of cutting. Prevent it from · rootball has adequately grown into the container appropriate to the specified size;
Additives · Stock shows no evidence of spirally, being pot bound, or other undesired outcomes of growth
drying out between cutting and laying.
General: Apply additives after ripping or cultivation and incorporate into the upper 100 mm
at the nursery.
layer of the subsoil. 1.4.2 Fertilising
Gypsum: Incorporate *Natural Gypsum at the rate of 2t/Ha and lightly manually water into Primary
subsoil sufficient to begin chemical reaction. Before turfing, apply fertiliser of 14:15:10 N.P.K. or approved similar composition at the rate 1.6 MULCHING
of 100g per m2 and rake into the prepared soil. Mulch
1.2 TOPSOIL General: Provide mulch which is free of deleterious and extraneous matter such as soil,
1.2.1 Planting Areas Secondary weeds and sticks.
General: Imported Premium Grade topsoil for all new planting areas shall be: In the last week of the Establishment Period and after mowing, apply Ammonium Sulphate Standard: To AS 4454.
· “Premium Organic Garden Soil” by Centenary Landscapes or similar approved equivalent to fertiliser (20:0:0) NPK at the rate of 12g per m2 or other approved fertiliser at an equivalent 1.6.1 Organic Mulch Types
comply with AS 4419 (1998).
rate of nitrogen. Prepare as a solution not stronger than 25g of fertiliser per litre of water and
apply evenly to the turfed area. Lightly water after application. · Organic Mulch: Hoop Pine mulch
Up to date pH testing and compliance with this standard is required prior to installation. 1.4.3 Laying Material not permitted: Leaf and plant matter from any other species (especially weed
Furnish Superintendent with written test for approval. species such as privet, camphor laurel, coral tree, poplar, willow, pine and other noxious
General: Lay the turf in the following manner:
1.2.2 Placement weeds).
· In stretcher pattern with the joints staggered and close butted.
General: Spread the topsoil on the prepared subsoil and grade evenly, making the necessary 1.6.2 Placing Mulch
allowances to permit the following: · Parallel with the long sides of level areas, and with contours on slopes.
General: Place mulch to the required depth, clear of plant stems. Spread mulch so that after
· Required finished levels and contours may be achieved after light compaction. · To finish flush, after tamping, with adjacent finished surfaces of ground, paving edging, or settling it is smooth and evenly graded between design surface levels sloped towards the
· Grassed areas may be finished flush with adjacent hard surfaces such as kerbs, paths and grass seeded areas. base of plant stems in plantation beds, and not closer to the stem than 50 mm in the case of
· Strip turf laying: Close butt the end joints and space the strips 300 mm apart. Apply a layer of gravel mulches.
mowing strips.
top dressing between the strips of turf. Finish with an even surface. Extent: To surrounds of plants planted in riplines and grass areas, provide mulch to 1000 mm
Contamination: Where diesel oil, cement or other phytotoxic material has been spilt on the diameter. Mulch areas to Ex-ground trees to be 1800 diameter.
subsoil or topsoil, excavate the contaminated soil, dispose of it off the site, and replace it 1.4.4 Tamping Spread mulch to the following depths:
with imported topsoil to restore design levels. Lightly tamp to an even surface immediately after laying.
Spreading: On steep batters, if using a chain drag, ensure there is no danger of batter
1.4.5 Pegging
disturbance.
Finishing: Feather edges into adjoining undisturbed ground or against adjoining surfaces. On steep slopes peg the turf to prevent down-slope movement. Remove the pegs when the
turf is established.
1.2.1 Soil Gradients
1.4.6 Watering
Unless otherwise stated on the drawings, the following maximum gradients shall be adhered: Water immediately after laying until the topsoil is moistened to its full depth. Continue
· Mulched Garden Beds 1:3 watering to maintain moisture to this depth. Keep the grass in a healthy weed free condition.
· Grassed Areas 1:4 Refer section 12.10.3 for watering regime.
CAD File: I:\2018 Jobs\10 Noosaville Boatshed VIA (BNE job)\Drawings\Current Drawings\LA181001_100-110.dwg
1.2.2 Consolidation 1.4.7 Mowing
Compact lightly and uniformly in 150 mm layers. Avoid differential subsidence and excess Mow to maintain the grass height within the required range. Do not remove more than one
compaction and produce a finished topsoil surface that has the following characteristics: third of the grass height at any one time. Carry out the last mowing within 7 days before the
XREF's: LA181001_landscape base; LA_2001; AC_LA181001Landscape concept plan base
· Finished to design levels.
end of the planting establishment period. Remove grass clippings from the site after each
mowing.
· Smooth and free from stones or lumps of soil. 1.4.8 Top Dressing
· Graded to drain freely, without ponding, to catchment points. When the turf is established, mow closely, remove cuttings and lightly top dress to a depth of
· Graded evenly into adjoining ground surfaces. 10mm with an approved top dress soil. Work the dressing well into the joints and correct any
· Ready for planting.
unevenness in the turf surface.
Drawn Date Client
SV 28/02/2019 DEPARTMENT OF HOUSING AND PUBLIC WORKS
© Cardno Limited All Rights Reserved. ® Checked Date Project Status
NOOSAVILLE BOAT SHED
This document is produced by Cardno Limited solely for the
TM
Designed
28/02/2019
Date
PRELIMINARY
benefit of and use by the client in accordance with the
TM 28/02/2019 NOT TO BE USED FOR CONSTRUCTION PURPOSES
terms of the retainer. Cardno Limited does not and shall not Scale Size
Verified Date
assume any responsibility or liability whatsoever to any third Cardno (Qld) Pty Ltd | ABN 57 051 074 992
Level 11, 515 St Paul’s Terrace
NC Title
SAFETY IN DESIGN SCHEDULE NTS A1
party arising out of any use or reliance by third party on the Approved
Fortitude Valley, QLD 4006 Drawing Number Revision
content of this document.
A
Rev.
22/07/2019
Date
FOR OPW APPROVAL
Description
TM
Des.
NC NC
Verif. Appd.
Tel: 07 3369 9822 Fax: 07 3369 9722
Web: www.cardno.com.au NC
LA181001 - 102 A
Page 85
DATE PLOTTED: 23 July 2019 8:30 AM BY : SAMUEL VANKAN
BOAT RAMP
SE
1 BAN int
01
SE
TURF
200
EXTG B&FP
SE
11 MEL aff OFFICE BUILDING
11 TRI lau
SPADED EDGE 04
SE
200
1 BAN int
SE
NEW BOAT SHED
TURF AREA
20 TRI lau
20 MEL aff
REMOVE LOPPED TREE
RETAINED EXISTING PALM
STANDS
TREE PLANTING 03
200
RUSSELL STREET
CAR PARK CHAIN WIRE FENCE 05
200
15 TRI lau
PLANTING 02
200
1 BAN int
3 CUP ana
24 MEL aff
CAD File: I:\2018 Jobs\10 Noosaville Boatshed VIA (BNE job)\Drawings\Current Drawings\LA181001_100-110.dwg
TREES TO BE
RETAINED
XREF's: LA181001_landscape base; LA_2001; AC_LA181001Landscape concept plan base
Drawn Date Client
SV 28/02/2019 DEPARTMENT OF HOUSING AND PUBLIC WORKS
© Cardno Limited All Rights Reserved. ® Checked Date Project Status
NOOSAVILLE BOAT SHED
0 1 2 4 6 8 10m This document is produced by Cardno Limited solely for the
TM
Designed
28/02/2019
Date
PRELIMINARY
NOT TO BE USED FOR CONSTRUCTION PURPOSES
H
benefit of and use by the client in accordance with the
RT
TM 28/02/2019
SCALE 1:100 terms of the retainer. Cardno Limited does not and shall not
O
@A1 Verified Date Scale Size
N
assume any responsibility or liability whatsoever to any third Cardno (Qld) Pty Ltd | ABN 57 051 074 992
Level 11, 515 St Paul’s Terrace
NC Title
LANDSCAPE PLAN 1:100 A1
party arising out of any use or reliance by third party on the Approved
Fortitude Valley, QLD 4006 Drawing Number Revision
content of this document.
A
Rev.
22/07/2019
Date
FOR OPW APPROVAL
Description
TM
Des.
NC NC
Verif. Appd.
Tel: 07 3369 9822 Fax: 07 3369 9722
Web: www.cardno.com.au NC
LA181001 - 110 A
Page 86
DATE PLOTTED: 22 July 2019 3:19 PM BY : SAMUEL VANKAN
FOR SIZE SPECIFICATIONS
REFER PLANT SCHEDULE
100mm MULCH AS SPECIFIED REFER TO LANDSCAPE PLAN HESSIAN OR ELASTIC TIES POSITIONED
FOR SPECIES AND POT SIZES MOUND SOIL TO 100mm HIGH TO AT 13 HEIGHT OF TREE. ONE TIE IN A
CREATE WATER HOLDING BASIN FIGURE 8.
TURF AS PER SPECIFIED 200mm IMPORTED TOPSOIL SITE TOPSOIL WITH OVER ROOTBALL - Reduce height of ties progressively to 61
100mm IMPORTED TOPSOIL WATER CRYSTALS AND height of tree during establishment period.
FERTILISER AS SPECIFIED - Remove stakes and ties at the end of
100mm CULTIVATED EXISTING SUBGRADE 100mm CULTIVATED EXISTING
SUBGRADE establishment period.
- Refer to specification
2 No. 50/50 HARDWOOD STAKES.
100
SPADECUT EDGE AS PER 2 X 10g SLOW RELEASE
DETAIL 02/203 FERTILIZER TABLETS
100
100mm RIPPED SUBGRADE. 1m Ø MULCH RING TO 100mm DEPTH
200
EXISTING SUBGRADE TURF AS PER PLAN AND
SPECIFIED. REFER DETAIL 01/200
100
EXCAVATE HOLE 600mm WIDER AND
EXISTING SUBGRADE 300mm DEEPER THAN POT SPECIFIED.
ROOT BALL
BACKFILL HOLE WITH SITE TOPSOIL WITH
FERTILISER AS SPECIFIED. LIGHTLY
COMPACT SOIL UNDER ROOTBALL TO
PREVENT EXCESSIVE SETTLING.
EXISTING SUBGRADE
LD01 TYPICAL TURF LD02 TYPICAL PLANTING 150mm RIPPED SUBGRADE AT
BASE OF HOLE
200 1:10 200 1:10
LD03 TREE IN GARDEN BED
200 1:20
NOTE:
1. REFER TO PLAN, DETAILS AND SPECIFICATION FOR
ADJOINING MATERIAL INFORMATION FIRE BREAK
BOUNDARY
TREATMENT
PRIVATE VARIES
SPADE CUT EDGE LOT
- Leading edge of mulch to 2400 MAX
POWDER-COATED - BLACK 45mm CHS
be flush with adjoining INSTALL DOUBLE TWISTED WIRE REFER TO SPECIFICATION FOR DETAILS
material ACROSS END OF CHAIN WIRE SECTION
250 TYP TO IMPROVE STABILITY OF CHAIN WIRE
600
100
VARIES
IMPORTED TOPSOIL
1200
100
CULTIVATION BLACK POWDER COATED CHAIN
MESH ON POST. 50mm X 2.8mm
500
EXISTING SUBGRADE
100
G.L. G.L.
100
100
150
LD04 SPADED EDGE
CAD File: \\Aubnecfs06\splattst$\splat\2018 Jobs\10 Noosaville Boatshed VIA (BNE job)\Drawings\Current Drawings\LA181001_200.dwg
200 1:10 COMPACTED 20mm DRAINAGE
GRAVEL TO THE BASE OF THE
FOOTINGS TO BE CERTIFIED BY
ENGINEER
POST. MIN DEPTH OF 150mm
LD05 TYPICAL DETAIL - CHAIN WIRE FENCE
200 1:20
XREF's: LA181001_landscape details base
Drawn Date Client
SV 28/02/2019 DEPARTMENT OF HOUSING AND PUBLIC WORKS
0 0.2 0.4 0.6 0.8 1m © Cardno Limited All Rights Reserved. ® Checked Date Project Status
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This document is produced by Cardno Limited solely for the
TM
Designed
28/02/2019
Date
PRELIMINARY
SCALE 1:10 @A1 benefit of and use by the client in accordance with the
TM 28/02/2019 NOT TO BE USED FOR CONSTRUCTION PURPOSES
terms of the retainer. Cardno Limited does not and shall not Scale Size
Verified Date
0 0.5 1 1.5 2m assume any responsibility or liability whatsoever to any third Cardno (Qld) Pty Ltd | ABN 57 051 074 992
Level 11, 515 St Paul’s Terrace
NC Title
LANDSCAPE DETAILS NTS A1
party arising out of any use or reliance by third party on the Approved
Fortitude Valley, QLD 4006 Drawing Number Revision
SCALE 1:20 @A1 content of this document.
A
Rev.
22/07/2019
Date
FOR OPW APPROVAL
Description
TM
Des.
NC NC
Verif. Appd.
Tel: 07 3369 9822 Fax: 07 3369 9722
Web: www.cardno.com.au NC
LA181001 - 200 A