QBFP Noosa Boatshed Planning Report

The built form components of the revised boatshed design are well articulated and contribute to improving the amenity
of the subject site. The proposal represents a contemporary adaptation of surrounding residential building character
that achieves an attractive design, which is appropriate to the location and improves the current amenity and
appearance of the site.


          Visual Impacts
The visibility of the boat shed is limited to the local area and is mainly confined to short range viewing distances of
150m or less from street level views from the end of Russell Street and from the nearby Russell Street residences,
including views from upper level balconies (Figure 11). 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 open space parkland and
coastal development. The buffering provided by mature Cottonwood trees along the western section of Russell Park,
and the dense screening of Cottonwood along the western boundary of the Holiday Park (and as street trees on
Russell Street) helps to obstruct most views to the boatshed, as well as to the Noosa River.




                            Figure 11: Visibility catchment map of the existing boatshed
                              (Cardno, 2019, Visual Assessment Noosaville Boat Shed)


A Visual Assessment Report undertaken by Cardno for the project is attached at Appendix D. This report highlights
that the key issue regarding visual amenity relates mainly to the height, bulk and scale, roof form, colour, material
and reflectivity of the boatshed insofar as they potentially affect the appearance and landscape character of the area.
The proposed modifications to the boatshed generally meet the overall outcomes of the Noosaville Locality, as it has
been designed to avoid significant adverse impacts on the visual amenity of surrounding residences and users. The
proposed modified boatshed and the renovated administration building generally satisfy the Planning Scheme
requirements with respect to PO7, PO8, PO9 and PO15 of the Noosaville Locality code as follows:

    The height of the proposed modified boatshed at RL 6.225m is less than 2 storeys (or 8m) prescribed 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 redesigned as low-rise, well-articulated buildings with
     lightweight materials and varied roof forms that contribute positively to the skyline and maintains the mixed urban
     character of Noosaville;
    The proposed modified boatshed will still be visible from adjoining residential development however, it will not
     visually dominate the street or local area, due to the proposed reduction in height, use of natural colours and
     finishes (including timber) and landscaping to screen and soften the built form.



Ethos Urban | 7181006                                                                                                 13