Appendix D - Visual Impact Assessment

                                                                                           Visual Assessment Report
                                                                                           0B1B2BNoosa Boat Shed



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