Appendix D - Visual Impact Assessment

                                                                                            Visual Assessment Report
                                                                                            0B1B2BNoosa Boat Shed




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.




LA181001 | 17 December 2019                                                                                      41