Appendix D - Visual Impact Assessment

                                                                                            Visual Assessment Report
                                                                                            0B1B2BNoosa Boat Shed



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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