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interplan | va Visual Impact Assessment Car Wash and Food and Drink Outlet 34 Elm Street, Cooroy, QLD June 2023
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Visual Assessment Statement: Car Wash, and Food and Drink Outlet 34 Elm St., Cooroy, QLD
Document Information
This report has been prepared for:
King Group Pty Ltd (the Client)
Title: Visual Assessment Statement
Carwash and, Food and Drink Outlet, 34 Elm Street, Cooroy, QLD
Version: 1.0
Issue date: 26 June 2023
Prepared by:
interplan | va
PO Box 493 Elanora, QLD 4221
Phone: 0434 213 771
email: [email protected]
ABN 82 081 632 797
Interplan va has prepared this report on the basis of information provided by the Client and the Client’s
consultants. Interplan va does not accept liability for any opinions, conclusions and/or recommendations in this
report based upon any errors and/or omissions that were caused by errors and/or omissions in that
information. Interplan Architects Pty Ltd retains the ownership and copyright of the contents of this document
and accepts no liability whatsoever for any possible subsequent loss or damage arising from the use of this
document or any part of it. The entity that commissioned this document may use it only for the purpose for
which it was prepared. No third party is permitted to use, rely upon or reproduce this document in full or in part
without the specific written approval of Interplan architects Pty Ltd.
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Visual Assessment Statement: Car Wash, and Food and Drink Outlet 34 Elm St., Cooroy, QLD
Table of Contents
EXECUTIVE SUMMARY ........................................................................ 6
1 INTRODUCTION ............................................................................ 8
1.1 Purpose and Scope ............................................................................................................................. 8
1.2 Information Sources ........................................................................................................................... 8
2 THE VISUAL CONTEXT .............................................................. 10
2.1 The Site and Adjoining Properties .................................................................................................... 10
2.1.1 The Site ............................................................................................................................................ 10
2.1.2 Adjoining Property ........................................................................................................................... 14
2.2 Neighbouring Properties and Streetscape ........................................................................................ 16
2.3 The Local Area.................................................................................................................................. 22
2.3.1 Topography ...................................................................................................................................... 22
2.3.2 Planning Context .............................................................................................................................. 23
2.3.3 Character and Sense of Place ........................................................................................................... 23
3 THE PROPOSED DEVELOPMENT ............................................... 25
3.1 Overview and Site Plan .................................................................................................................... 25
3.2 Carwash Building ............................................................................................................................. 26
3.3 Food and Drink Building ................................................................................................................... 29
3.1 Vacuum Bay Canopy......................................................................................................................... 31
4 VISUAL IMPACTS AND CONTEXTUAL CHANGE ........................ 33
4.1 Sensitivity to Change ........................................................................................................................ 33
4.1.1 The Receiving Environment ............................................................................................................. 33
4.1.2 Receptors ......................................................................................................................................... 34
4.2 Streetscape Context ......................................................................................................................... 35
4.2.1 Bulk and Scale .................................................................................................................................. 35
4.2.2 Visual Interest, Activation and Spatial Definition............................................................................. 36
4.3 Neighbourhood Context ................................................................................................................... 36
4.3.1 Neighbourhood Character and Legibility ......................................................................................... 36
4.4 Summary ......................................................................................................................................... 37
4.4.1 Magnitude and Mitigation of Change .............................................................................................. 37
4.4.2 Residual Impacts .............................................................................................................................. 37
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Visual Assessment Statement: Car Wash, and Food and Drink Outlet 34 Elm St., Cooroy, QLD
5 ASSESSMENT BENCHMARKS .................................................... 38
6 CONCLUSION ............................................................................. 41
Appendix A: CURRICULUM VITAE
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Visual Assessment Statement: Car Wash, and Food and Drink Outlet 34 Elm St., Cooroy, QLD
Figure Index
FIGURE 1 –MAP SHOWING THE LOCATION OF THE SITE IN RELATION TO THE SURROUNDING AREA (QG) ..................................... 10
FIGURE 2 –AERIAL VIEW OF THE SITE (IN BLUE OUTLINE) AND NEIGHBOURING PROPERTIES (QLD GLOBE) .................................. 11
FIGURE 3 –OBLIQUE AERIAL VIEW LOOKING TO THE EAST OF THE SITE AND NEIGHBOURING PROPERTIES (GOOGLE EARTH) ............. 11
FIGURE 4 –VIEW LOOKING TO THE SOUTHEAST OF THE SITE’S FRONTAGE TO ELM STREET ........................................................ 12
FIGURE 5 –VIEW LOOKING TO THE NORTH OF THE SITE’S FRONTAGE TO OPAL STREET............................................................. 12
FIGURE 6 –VIEW LOOKING TO THE SOUTHEAST ACROSS THE SITE FROM ITS CORNER AT THE INTERSECTION OF ELM STREET AND
DIAMOND LANE................................................................................................................................................ 13
FIGURE 7 –VIEW LOOKING TO THE NORTHWEST ACROSS THE SITE FROM ITS FRONTAGE TO OPAL STREET .................................... 13
FIGURE 8 –VIEW LOOKING TO THE NORTHEAST OF ITS REAR BOUNDARY TO 5 OPAL STREET ..................................................... 14
FIGURE 9 –VIEW LOOKING TO THE NORTHEAST OF THE PROPERTY FRONTAGE ADJOINING THE SITE TO THE EAST AT 5 OPAL STREET .. 14
FIGURE 10 – VIEW LOOKING TO THE NORTHEAST OF THE BOWLING GREEN AND CLUBHOUSE ON THE PROPERTY ADJOINING THE SITE AT
5 OPAL STREET ................................................................................................................................................. 15
FIGURE 11 – VIEW LOOKING TO THE NORTH ALONG THE COMMON BOUNDARY OF THE PROPERTY ADJOINING THE SITE AT 5 OPAL
STREET OF THE BOWLING GREEN ADJOINING PROPERTY AT 5 OPAL STREET ................................................................... 15
FIGURE 12 – VIEW LOOKING TO THE NORTH ALONG ELM STREET FROM THE INTERSECTION WITH DIAMOND LANE ....................... 16
FIGURE 13 – VIEW LOOKING TO THE NORTHWEST ACROSS ELM STREET OF ITS INTERSECTION WITH DIAMOND STREET .................. 16
FIGURE 14 – VIEW LOOKING TO THE SOUTH ALONG ELM STREET WITH THE SITE’S FRONTAGE LEFT OF PICTURE ............................ 17
FIGURE 15 – VIEW LOOKING TO THE WEST ACROSS ELM STREET FROM THE SITE’S FRONTAGE OF THE COOROY RAILWAY STATION .. 17
FIGURE 16 – VIEW LOOKING TO THE WEST ALONG DIAMOND LANE FROM THE INTERSECTION WITH ELM STREET ......................... 18
FIGURE 17 – VIEW LOOKING TO THE WEST ALONG DIAMOND LANE FROM THE SITE’S FRONTAGE. ............................................. 18
FIGURE 18 – VIEW LOOKING TO THE NORTHEAST OF THE SERVICE STATION OPPOSITE THE SITE ON THE CORNER OF ELM STREET AND
DIAMOND LANE................................................................................................................................................ 19
FIGURE 19 – VIEW LOOKING TO THE EAST OF THE SERVICE STATION’S FRONTAGE TO ELM STREET THAT NEIGHBOURS THE SITE TO THE
NORTH. ........................................................................................................................................................... 19
FIGURE 20 – VIEW LOOKING TO THE EAST ALONG OPAL STREET ......................................................................................... 20
FIGURE 21 – VIEW LOOKING TO THE SOUTHEAST ACROSS ELM STREET OF THE SERVICE OPPOSITE THE SITE ON THE CORNER OF OPAL
STREET ........................................................................................................................................................... 21
FIGURE 22 – VIEW LOOKING TO THE SOUTH OF THE SERVICE BUILDING OPPOSITE THE SITE EXTENDING ALONG THE OPAL STREET
FRONTAGE FROM THE CORNER OF ELM STREET........................................................................................................ 21
FIGURE 23 – LANDSCAPE CONCEPT / SITE PLAN (PU) ...................................................................................................... 25
FIGURE 24 –AUTO-WASH BUILDING FLOOR PLAN (TMC) ................................................................................................ 27
FIGURE 25 – SOUTH ELEVATION- SIDE (TMC) ................................................................................................................ 27
FIGURE 26 – NORTH ELEVATION- SIDE (TMC) ............................................................................................................... 28
FIGURE 27 – WEST ELEVATION- ELM STREET (TMC) ...................................................................................................... 28
FIGURE 28 – EAST ELEVATION- REAR TO ADJOINING PROPERTY (TMC)................................................................................ 29
FIGURE 29 – FLOOR PLAN- FOOD AND DRINK BUILDING (TMC) ........................................................................................ 30
FIGURE 30 – SOUTH ELEVATION- OPAL STREET FRONTAGE (TMC) ..................................................................................... 30
FIGURE 31 – EAST ELEVATION- ELM STREET FRONTAGE (TMC) ......................................................................................... 31
FIGURE 32 – FLOOR PLAN VACUUM BAY CANOPY (TMC) ................................................................................................ 31
FIGURE 33 – EAST ELEVATION- ELM STREET FRONTAGE (TMC) ......................................................................................... 32
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Visual Assessment Statement: Car Wash, and Food and Drink Outlet 34 Elm St., Cooroy, QLD
EXECUTIVE SUMMARY
Development Application
1 This visual assessment statement relates to a development application for a development
permit for a material change of use for a commercial car wash and food and drink outlet on
land at 34 Elm Street Cooroy comprised of Lots 4-6 on RP7269890.
Visual Context
2 The Site is located within a part of the Cooroy Centre, which unlike other locations within the
centre, is characterised by an open setting dominated by the Cooroy Rail infrastructure and
two existing service stations.
3 Although discordant and lacking cohesion, this ‘service/infrastructure’ dominated character is
both coherent and well established. Its sense of place is less ‘main street’ and more ‘light
industrial’. It has an established character that differentiates it as a small ‘Local Area’ or
precinct within the centre.
Proposed Development and its Visual Impact
4 The bulk of the built form is appropriately mitigated by design that distributes the bulk between
three separate structures. The development will therefore appear as cluster of human scale
structures as opposed to a single monolithic form.
5 The subtle ‘character’ references of the roof forms, awnings and fascia detailing mitigates the
impact of the ‘new’ by providing a degree of visual continuity to the old, that acknowledges the
‘image’ of Cooroy.
6 The proposed development will be consistent with the general character of the existing
development along Elm Street that reflects the vehicle dominated uses. The built form is
however, more considered in its design response to reflect ‘character’ influences with respect
to the primary roof forms and the architectural detailing. These elements will enhance the
existing visual character of the local streetscape enhance the existing Neighbourhood
Context.
7 The visual impact of the proposed development will result in a moderate level of change to the
existing streetscape and neighbourhood contexts. There will be no apparent adverse residual
impacts upon local character.
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Visual Assessment Statement: Car Wash, and Food and Drink Outlet 34 Elm St., Cooroy, QLD
Noosa Plan
8 The proposed development is shown to be consistent with the intent of the applicable planning
scheme provisions relevant to character and amenity.
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Visual Assessment Statement: Car Wash, and Food and Drink Outlet 34 Elm St., Cooroy, QLD
1 INTRODUCTION
1.1 Purpose and Scope
9 This visual assessment statement has been prepared by Interplan VA on behalf of Kings
Group Pty Ltd (the Applicant) to assist the Noosa Council (Council) with its assessment of a
development application for a development permit for a material change of use for a
commercial car wash and food and drink outlet (the Proposed Development) on land at
34 Elm Street Cooroy comprised of Lots 4-6 on RP7269890 (the Site).
10 The statement is comprised of six parts:
1) Part 1:0 outlines the purpose and scope the report,
2) Part 2.0 describes the Site, neighbouring streetscape, and visual context,
3) Part 3.0 describes the proposed development’s appearance.
4) Part 4.0 provides opinions regarding the proposed development’s visual impact with
respect to the change it will make to the streetscape and neighbourhood having regard
to Parts 2.0 and 3.0 above.
5) Part 5.0 discusses the proposed development’s consistency with key applicable
assessment benchmarks relevant to character and amenity.
6) Part 6.0 provides an overall conclusion based upon the observations set out in the
report.
11 This statement should be read in conjunction with other documentation lodged with the
application and response to council information request. The author’s Curriculum Vitae is
appended to this report at Appendix A.
1.2 Information Sources
12 The following information was relied upon for the preparation of this statement:
a) Building Design Drawings for Planning Approval Job No. 20-032 DA, dated 10/05/23,
prepared by TMC Building Design Group (TMC)
b) Town Planning Report, dated November 2022, prepared by Adamson Town Planning
(ATP)
c) Landscape Concept Plan, Revision B, prepared by Project Urban (PU)
d) Noosa Council Information Request MCU22/0201, dated 22 December 2022 (NCIR)
e) Noosa Plan 2020 (NP)
f) Queensland Globe (QG)
g) Google Earth (GE)
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Visual Assessment Statement: Car Wash, and Food and Drink Outlet 34 Elm St., Cooroy, QLD
13 Various images included in this statement have been extracted and adapted from the
abovementioned sources. The original reports should be referred to for larger and higher
definition versions of the images.
14 The author undertook a personal inspection of the subject Site on 27 April 2023 and has visited
Cooroy on several other occasions.
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Visual Assessment Statement: Car Wash, and Food and Drink Outlet 34 Elm St., Cooroy, QLD
2 THE VISUAL CONTEXT
15 The Site is centrally located in the historical township of Cooroy, within the Noosa Shire
approximately 1.8km to the northwest of the Bruce Highway via Myall Street (refer to Figure
1 below).
Figure 1 –Map showing the location of the Site in relation to the surrounding area (QG)
2.1 The Site and Adjoining Properties
2.1.1 The Site
16 The Site is located at 34 Elm Street Cooroy and is comprised of three vacant allotments
which are to be amalgamated to provide the Site with a total area of 2,013m2. The Site is
rectangular in shape, is essentially level and has an approximate 52m frontage on the eastern
side Elm Street and secondary frontages to Diamond Lane to the north and Opal Street to the
south of approximately 40m and 37m (refer to Figure 2 and 3 below).
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Visual Assessment Statement: Car Wash, and Food and Drink Outlet 34 Elm St., Cooroy, QLD
Figure 2 –Aerial view of the Site (in blue outline) and neighbouring properties (QLD Globe)
Figure 3 –Oblique aerial view looking to the east of the Site and neighbouring properties (Google Earth)
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Visual Assessment Statement: Car Wash, and Food and Drink Outlet 34 Elm St., Cooroy, QLD
17 The site is now vacant having once accommodated a motel building. A few small trees are
located towards its northern frontage to Diamond Lane, but the land has otherwise been
cleared of any significant vegetation (refer to Figures 4 to 8 below).
Figure 4 –View looking to the southeast of the Site’s frontage to Elm Street
Figure 5 –View looking to the north of the Site’s frontage to Opal Street
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Visual Assessment Statement: Car Wash, and Food and Drink Outlet 34 Elm St., Cooroy, QLD
Figure 6 –View looking to the southeast across the Site from its corner at the intersection of Elm Street
and Diamond Lane
Figure 7 –View looking to the northwest across the Site from its frontage to Opal Street
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Visual Assessment Statement: Car Wash, and Food and Drink Outlet 34 Elm St., Cooroy, QLD
Figure 8 –View looking to the northeast of its rear boundary to 5 Opal Street
2.1.2 Adjoining Property
18 The Site is adjoined by one property located at its rear to the east at 5 Opal Street. This
property accommodates ‘Your Mates Bowls Pub’, which is comprised of a bowling green that
adjoins the Site and a single storey clubhouse building (refer to Figure 9 to 11 below).
Figure 9 –View looking to the northeast of the property frontage adjoining the Site to the east at 5 Opal
Street
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Visual Assessment Statement: Car Wash, and Food and Drink Outlet 34 Elm St., Cooroy, QLD
Figure 10 – View looking to the northeast of the bowling green and clubhouse on the property adjoining
the Site at 5 Opal Street
Figure 11 – View looking to the north along the common boundary of the property adjoining the Site at 5
Opal Street of the bowling green adjoining property at 5 Opal Street
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Visual Assessment Statement: Car Wash, and Food and Drink Outlet 34 Elm St., Cooroy, QLD
2.2 Neighbouring Properties and Streetscape
Elm Street extends to the north and south from the Site’s frontage. To the north it intersects
with Diamond Road that leads to Tewantin Road and continues to the east as Cooroy Noosa
Road, which is the principal traffic route connecting Cooroy to Tewantin (refer to Figures 12
and 13 below).
Figure 12 – View looking to the north along Elm Street from the intersection with Diamond Lane
Figure 13 – View looking to the northwest across Elm Street of its intersection with Diamond Street
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Visual Assessment Statement: Car Wash, and Food and Drink Outlet 34 Elm St., Cooroy, QLD
19 Elm Street extends to the south (refer to Figure 14 below), before diverting to the west to
cross over the railway line to then intersect with Myall Street, which leads to and connects with
the Bruce Highway.
Figure 14 – View looking to the south along Elm Street with the Site’s frontage left of picture
20 The Cooroy Railway Station is located opposite the Site’s frontage on the western side of Elm
Street. The station’s character building is setback from the Elm Street frontage behind
carparking and an area of grassed open space (refer to Figure 15 below).
Figure 15 – View looking to the west across Elm Street from the Site’s frontage of the Cooroy Railway
Station
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Visual Assessment Statement: Car Wash, and Food and Drink Outlet 34 Elm St., Cooroy, QLD
21 Diamond Lane extends along the Site’s northern frontage to the east (refer to Figures 16 and
17 below).
Figure 16 – View looking to the west along Diamond Lane from the intersection with Elm Street
Figure 17 – View looking to the west along Diamond Lane from the Site’s frontage.
22 On its southern side Diamond Lane passes the frontage of the bowls club that adjoins the rear
of the Site and three residential properties at its eastern end.
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Visual Assessment Statement: Car Wash, and Food and Drink Outlet 34 Elm St., Cooroy, QLD
23 The properties on its northern side are a mix of commercial and residential buildings that
extend through to the Diamond Street frontage. A service station is located opposite the Site
on the corner of Diamond Lane and Elm Street where it occupies the Elm Street frontage
between Diamond Lane and Diamond Street (refer to Figures 18 and 19 below).
Figure 18 – View looking to the northeast of the service station opposite the Site on the corner of Elm
Street and Diamond Lane
Figure 19 – View looking to the east of the service station’s frontage to Elm Street that neighbours the
Site to the north.
24 The double height gable roof canopy over the fuelling area is visually prominent although the
robust geometric bulk of the 2-storey service building is clearly visible behind it. The canopy,
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Visual Assessment Statement: Car Wash, and Food and Drink Outlet 34 Elm St., Cooroy, QLD
the service building, the fuelling hardstand area, and the car parking accentuate the presence
of the service station and dominates the visual character of the intersection and the Elm Street
frontage opposite the railway station.
25 While the limited vegetation along the frontage assists to buffer the footpath from the fuelling
hardstand, the service station’s appearance and dominant hardstand make no positive
contribution to the character and amenity of the streetscape.
26 The service station is adjoined along Diamond Lane to the east by an older single storey
commercial property and what appears to be an older high-set house. Both properties are
opposite the Site and extend through to the Diamond Street frontage where the buildings are
in proximity to the frontage and well setback behind a grassed open space from Diamond
Lane.
27 To the south, the Site is adjoined by Opal Street, which extends to the east- past the adjoining
bowls club at the rear of the Site and the residential properties at its eastern end (refer to
Figure 20 below).
Figure 20 – View looking to the east along Opal Street
28 Another service station is located on the southwest corner of the intersection of Elm Street
and Opal Street opposite the Site. The single storey service building and lower ‘flat’ roof
canopy over the fuelling area are less visual imposing than the service station on the corner
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Visual Assessment Statement: Car Wash, and Food and Drink Outlet 34 Elm St., Cooroy, QLD
of the Diamond Street intersection that neighbours the Site to the north (refer to Figure 21
below).
Figure 21 – View looking to the southeast across Elm Street of the service opposite the Site on the
corner of Opal Street
29 The single storey service building extends along the Opal Street frontage opposite the Site. It
is built to the property’s Opal Street frontage and the verge is utilised for car parking (refer to
Figure 22 below). The building is utilised for commercial tenancies but provides limited
activation to the frontage. The building’s appearance, absence of landscaping and dominant
hardstand makes no positive contribution to the character and amenity of the streetscape.
Figure 22 – View looking to the south of the service building opposite the Site extending along the Opal
Street frontage from the corner of Elm Street
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Visual Assessment Statement: Car Wash, and Food and Drink Outlet 34 Elm St., Cooroy, QLD
2.3 The Local Area
2.3.1 Topography
2.3.1.1 Natural Features
30 The Cooroy township is focussed on a relatively small consolidated urban area surrounded by
undulating rural land and natural open space that is largely cleared but includes areas of open
forest with some more densely treed plantation areas. While the urban area has no
distinguishing natural features, views from some locations to the surrounding area include low
vegetated hills within undulating grassed meadows.
2.3.1.2 Settlement Pattern and Built Form
31 The Bruce Highway is located approximately 1.3km to the southeast of the town centre where
it is accessed via an interchange from Myall Street. The town centre is bisected by the
Queensland Rail North Coast Line.
32 The commercial core of the town centre is located on the southwest side of the rail corridor
where it primarily extends along Maple Street between Marara Street to the north and Garnet
Street to the south. Along the western side of Maple Street, the built form includes single
storey commercial buildings that are built to the side boundaries and to the street frontage
with active shop fronts. The built form is low rise and generally of an older traditional character
comprised of smaller individual attached buildings with either sloping roofs or large parapets,
and awnings extending across the adjoining footpaths.
33 The eastern side is more fragmented with varying setbacks that include landscaped open
space and car parking. It also includes some larger buildings, but all maintain a low rise scale
and generally include character features.
34 The streetscape includes prominent street trees in intermittent clusters that enhance the
streetscape’s amenity and character.
35 The town centre area to the northeast of the rail corridor, although including the Cooroy Station
is more fragmented with limited commercial uses that are focussed on Diamond Street, which
transitions to become Tewantin Road and finally Cooroy Noosa Road as it extends to the west.
36 Cooroy Station is located along Elm Street opposite the Site within an area of open space and
car parking. The open character of the station’s setting accentuates the visibility of the rail
infrastructure including the overhead power supply and the pedestrian ramp that bridges over
the rail line.
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Visual Assessment Statement: Car Wash, and Food and Drink Outlet 34 Elm St., Cooroy, QLD
37 On both sides of the rail corridor, the town centre quickly transitions to low rise residential
development comprised mainly of detached dwelling houses, which includes a high proportion
of ‘timber and tin’ character houses.
2.3.2 Planning Context
38 The TPR, identifies the Site and proposed development as being subject to the
following planning scheme requirements:
“The subject land is not affected by any overlay maps, including not being within a
character area, which applies to the main town centre area on the western side of the
railway. Given the above, the most relevant provisions for the assessment include:
• Strategic Framework
• Cooroy Local Plan Code
• District Centre Zone Code
• Industry Activities Code
• Works Codes, including:
o Driveways and Parking Code
o Landscaping Code
o Sustainable Building Design Code; and
o Water Quality and Drainage Code.”
39 The Cooroy Local Plan (CLP) code and the District Centre Zone (DCZ) code are of primary
relevance to this VIA report and are discussed at Part 5 in relation to Council’s Information
Request.
2.3.3 Character and Sense of Place
40 Cooroy, like most urban settlements does not have a homogenous character. It is however
generally characterised by a low rise building scale and a high proportion of traditional
‘Queensland character’ style buildings. Maple Street has a strong ‘Queensland character’
identity that contributes to it having a legible sense of place as the main street of a country
town.
41 The town centre on the northeast side of the rail corridor lacks the same character and
commercial focus. It has a more peripheral and fragmented sense of place. The Cooroy
Station setting along Elm Street has an exposed open character that is visually dominated by
the railway infrastructure and the service station land uses opposite.
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Visual Assessment Statement: Car Wash, and Food and Drink Outlet 34 Elm St., Cooroy, QLD
42 Within the broader context of Cooroy, these elements form a localised consolidated focus
characterised by the light industry like service station buildings and the railway infrastructure.
Although discordant and lacking cohesion, this ‘service/infrastructure’ dominated character is
both coherent and well established. Its sense of place is less ‘main street’ and more ‘light
industrial’.
43 Away from Cooroy Station the character transitions to a limited commercial precinct that
extends to the east along Diamond Street and tto the north of the Diamond Street intersection
along Elm Street.
44 Beyond the town centre on both sides of the rail corridor the character transitions to a
suburban residential sense of place with local streets dominated by detached dwellings and
landscaped gardens.
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Visual Assessment Statement: Car Wash, and Food and Drink Outlet 34 Elm St., Cooroy, QLD
3 THE PROPOSED DEVELOPMENT
3.1 Overview and Site Plan
45 The proposed development includes three structures comprised of
a) a Carwash Building,
b) a Takeaway Food and Drink outlet and amenities building adjacent to the Site’s
southern frontage to Opal Street, and
c) a Vacuum Bay canopy adjacent to the Site’s northern frontage to Diamond Lane.
46 The structures are all aligned with their narrow dimensions orientated to Elm Street and their
longer dimensions extending back into the Site parallel with the Site’s secondary frontages to
Opal Street and Diamond Lane (refer to Figure 23 below).
Figure 23 – Landscape Concept / Site Plan (PU)
47 The buildings are separated by hardstand areas for vehicle access and circulation. The
hardstands are partially screened and buffered from the footpath by vegetation within a
landscaping strip approximately 2.0m wide that extends along the Elm Street and Diamond
Lane frontages. Landscaping is also provided at the entrances to the vehicle access driveways
from Opal Street and Diamond Lane, and at the rear of the Site adjacent to a pathway that
adjoins the boundary.
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Visual Assessment Statement: Car Wash, and Food and Drink Outlet 34 Elm St., Cooroy, QLD
48 A small paved outdoor sitting / eating area adjoining the Food and Drink building is provided
on the corner of Elm Street and Opal Street. A summary of building areas and site coverage
is provided at Table A below.
TABLE A– Building site coverage (TMC)
3.2 Carwash Building
49 The carwash building is the proposed development’s largest structure and its principal visual
element. It is centrally located along the Elm Street frontage where it is setback approximately
2.0m from the boundary behind a landscape strip (refer to Figures 24 to 28 below).
50 The building is comprised of three primary components. The first is the main structure that
accommodates the automatic wash bays. This structure is partially enclosed by precast
concrete walls and has a stepped roof form consisting of hipped and gable elements with a
maximum height of 7.4m. The north and south facing elevations include large drive-through
openings for vehicles.
51 The main structure is adjoined by an awning structure that extends along its southern side as
an entrance canopy to the auto wash bays. The third structure is the manual wash bay canopy
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Visual Assessment Statement: Car Wash, and Food and Drink Outlet 34 Elm St., Cooroy, QLD
located at the rear of the main structure, where it extends as an awning to the rear of the Site.
The canopy is open along its north and south facing sides but abuts a precast wall at its
eastern end.
Figure 24 –Auto-wash Building Floor Plan (TMC)
Figure 25 – South Elevation- side (TMC)
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Visual Assessment Statement: Car Wash, and Food and Drink Outlet 34 Elm St., Cooroy, QLD
Figure 26 – North Elevation- side (TMC)
52 A small awning projects into the setback of the main structure’s western façade that addresses
Elm Street. The awning assists to modulate the appearance of the main structure’s façade
and contributes to a gradation of building height and bulk to the street from the higher stepped
hip and gable roof forms behind.
Figure 27 – West Elevation- Elm Street (TMC)
53 The awning’s projection has minimal bulk and provides depth to the façade’s appearance. It
also ‘frames’ the façade’s fenestration as a focus that addresses the street. The awning’s
appearance is enhanced by the utilisation of horizontal battens to provide a fascia beneath
the gutter line. The battens, while adding subtle complexity and visual interest to the building’s
appear, also provide a subtle visual reference to ‘character style’ architectural detailing that
complements the dominant hipped and gable roofs that reflect historical building forms.
54 A similar fascia is utilised on the other awnings as an aesthetic element to characterise the
proposed development’s overall appearance. The fascia is complemented by profiled rebates
at the base of the precast walls that contrasts with the wall finish above, which relate to the
human scale and further characterise the proposed development’s appearance.
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Visual Assessment Statement: Car Wash, and Food and Drink Outlet 34 Elm St., Cooroy, QLD
55 All the buildings will be finished in an understated colour palette of primarily white walls (Dulux
‘Lexicon’) with a light grey (‘Grey Pail’) rebated base. Window frames and doors, columns and
beams will be black. The battens for the facia panels will be a timber look aluminium.
56 The eastern end wall to the wash bay canopy will be a precast concrete wall 7.5m high. The
wall will be finished with a mural of a design to be finalised.
Figure 28 – East Elevation- rear to adjoining property (TMC)
3.3 Food and Drink Building
57 The Food and Drink Building extends along the Opal Street frontage on the southern side of
the Site (refer to Figure 29 below). The building is setback approximately 2.0m from the Opal
Street frontage with the roof projecting over the setback to shelter the servery counter. The
building is also setback from the Elm Street frontage to accommodate a paved outdoor seating
area on the corner of the intersection, which will be shaded by a sail structure.
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Visual Assessment Statement: Car Wash, and Food and Drink Outlet 34 Elm St., Cooroy, QLD
Figure 29 – Floor Plan- Food and Drink Building (TMC)
58 The single storey building has a skillion roof that falls toward the street frontage to minimise
the height of the building’s interface with the street and shelter the footpath servery. Both the
Opal Street façade and Elm Street façade include glazed wall openings to provide access
between the servery and the adjoining external pedestrian areas (refer to Figures 30 and 31
below).
59 The building and its façades are otherwise articulated by the frieze and rebated concrete
panels referred to above in relation to the Auto-wash Building.
Figure 30 – South Elevation- Opal Street frontage (TMC)
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Visual Assessment Statement: Car Wash, and Food and Drink Outlet 34 Elm St., Cooroy, QLD
Figure 31 – East Elevation- Elm Street frontage (TMC)
3.1 Vacuum Bay Canopy
60 The vacuum bay canopy structure extends along the Site’s northern frontage to Diamond
Lane. The simple car port like structure has minimal bulk and is setback 4.0m from the existing
frontage to Diamond Lane. The setback will be reduced to 2.0m after the proposed road
widening to Diamond Lane but will be used for landscaping, which will buffer and partially
screen the vacuum bays from the adjoining footpath (refer to Figures 32 and 33 below)
Figure 32 – Floor Plan Vacuum Bay Canopy (TMC)
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Visual Assessment Statement: Car Wash, and Food and Drink Outlet 34 Elm St., Cooroy, QLD
Figure 33 – East Elevation- Elm Street frontage (TMC)
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Visual Assessment Statement: Car Wash, and Food and Drink Outlet 34 Elm St., Cooroy, QLD
4 VISUAL IMPACTS AND CONTEXTUAL
CHANGE
61 This report is concerned with the changes the proposed development’s visual impacts will
have upon the existing character and amenity of the Site’s surrounding urban environment.
These changes are typically experienced by Sensitive Receptors across a spectrum of
environmental scale.
62 The term ‘Sensitive Receptors’ (Receptors), refers to the people that experience the urban
environment and who are most likely to be sensitive to changes to it. The spectrum of
environmental scale is typically structured by the relationship of elements within the
streetscape context, the neighbourhood context, and the citywide context.
63 The change that a new development has upon the urban environment has different effects in
relation to each of these contexts having regard to:
a) The sensitivity of receptors to change.
b) The existing context as a receiving environment of change and its sensitivity to
accommodate change.
c) The magnitude of change that a new development has upon the existing context.
d) How a new development’s attributes militate the effects of the change.
e) What the potential residual effects of the change are.
64 When assessing the sensitivity of Receptors, consideration is given to the following:
a) Sensitivity will vary between individuals for a multitude of subjective reasons, including
sensory acuteness, cultural and lifestyle preferences, duration of experience within the
context, history, and the attributes of their own architectural space.
b) The reasonable expectations for change to the context based upon recent change and
the potential for further change due to planning scheme intents for the context.
4.1 Sensitivity to Change
4.1.1 The Receiving Environment
The Streetscape Context
65 The existing neighbouring streetscapes are discussed above at s2.2. These observations
show the existing streetscapes neighbouring the Site to be highly discordant. The service
stations along Elm Street both have a perfunctory appearance and contribute no material
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Visual Assessment Statement: Car Wash, and Food and Drink Outlet 34 Elm St., Cooroy, QLD
amenity or positive character to the streetscape. The Elm Street environment, in proximity to
the Site, will therefore have a low degree of sensitivity to change.
66 The service stations both extend along the secondary frontages of Opal Street and Diamond
Lane where they have a similar impact. However, the existing character of these streetscapes
varies and transitions to a residential environment towards their eastern end. Accordingly, the
streetscapes, as receiving environments, also variy in sensitivity from low at their western end
to moderate/high at their eastern end.
The Neighbourhood Context
67 More broadly, Cooroy does not have a homogeneous character. As discussed at s2.3.3, the
existing visual character of Elm Street in proximity to the Site is characterised by the existing
service stations and the Railway Station.
68 Within the broader context of Cooroy, these elements form a localised consolidated focus
characterised by light industry like buildings for the servicing of motor vehicles and railway
infrastructure. Although discordant and lacking cohesion, this ‘service/infrastructure’
dominated character is both coherent and well established. It will also have a low degree of
sensitivity to change.
The Citywide Context
69 The proposed development’s visual impact will be limited to the change it has upon the
streetscape and neighbourhood contexts. Its limited scale within a consolidated
neighbourhood context will not have a material impact upon the citywide context.
4.1.2 Receptors
70 Sensitive receptors within the adjoining property will be patrons of the bowls club. As
occasional short term visitors to the locality they will be aware of the local streetscape context
with respect to the Elm Street will have a moderate level of sensitivity to change.
71 Sensitive receptors moving along Elm Street in proximity to the Site and at the western ends
of Diamond Lane and Opal Street will experience the well-established existing character and
will have a low sensitivity to change.
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Visual Assessment Statement: Car Wash, and Food and Drink Outlet 34 Elm St., Cooroy, QLD
4.2 Streetscape Context
72 The Streetscape Context typically relates to the change and potential effects a development
has in relation to the Site’s frontage, the adjoining properties, and the neighbouring
streetscape. At this scale the proposed development will be experienced more closely by
sensitive receptors where it will have a direct relationship to the human scale.
73 Typical effects of contextual change in relation to the Streetscape Context include:
(a) impacts upon the residential amenity of sensitive receptors in neighbouring residential
properties including privacy, access to sunlight and breezes and changes to their
outlook. However, the adjoining property does not accommodate a residential use and
therefore there are no impacts to consider.
(b) the compatibility of building bulk and scale with the ground level pedestrian
environment,
(c) the integration and contribution of a building’s form and appearance to the animation,
activation, and spatial definition of adjoining pedestrian spaces,
(d) the visual obstruction of any significant views available from adjoining public spaces.
74 The Streetscape Context is relevant to receptors within the adjoining property to the east, and
to receptors moving along Elm Street, Opal Street and Diamond Lane.
4.2.1 Bulk and Scale
75 The overall building bulk is distributed across the Site in three structures that have a low rise
scale consistent with the existing neighbouring service stations and the Cooroy Station
opposite. Notwithstanding this consistency, the height of the tallest structure is mitigated by
the varied stepped roofs forms that provide a gradation of height down to the street frontage.
76 The lower adjacent structures, in flanking the taller central structure also provide a gradation
of the height to the two secondary frontages.
77 The eastern wall to the central structure that adjoins the rear wash bay canopy area will be in
proximity to the rear boundary of the adjacent bowling green. The proposed mural finish to the
wall will fragment its bulk and height to be amenable to the human scale. Other alternative
finishes for the wall could include the use of trellising to supporting a climbing vegetation to
create a vertical landscape that complements the landscape character of the bowling green.
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Visual Assessment Statement: Car Wash, and Food and Drink Outlet 34 Elm St., Cooroy, QLD
4.2.2 Visual Interest, Activation and Spatial Definition
78 The proposed development will be perceived as a cluster of structures on the Site where the
juxtaposition of their differing forms will provide a degree of visual interest that will animate the
frontage.
79 The forms, together with the landscaping along the frontages will provide a permeable human
scale vertical edge to the footpaths that will enhance the footpaths’ spatial definition and
amenity. The fenestration to the auto wash bay structure beneath the projecting awning
provides articulation to the the main structure’s façade and address the street frontage.
80 The paved outdoor eating area that adjoins the Food and Drink Building and ‘turns the corner’
of Elm Street and Opal Street will activate the corner and contribute to the animation of the
frontages.
4.3 Neighbourhood Context
81 Within the broader neighbourhood context, elements are generally viewed from a greater
distance where their appearance, size and scale are understood in relation to a greater
number of elements and the larger topographical features that distinguish the local area from
others. New development will be experienced as a change to this context that may (or may
not) contribute to and enhance the desirable characteristics and identity of the neighbourhood.
82 Typical effects of neighbourhood change may include:
a) The compatibility of the new development with the visual qualities that characterise
and distinguish the local area’s character and legibility.
b) The new development’s effect on important views of significant elements or landmarks
from key locations that contribute to local identity.
c) The impact that new development might have upon the local sense of place.
4.3.1 Neighbourhood Character and Legibility
83 As discussed above at s2.3.3 and s4.1.2, Cooroy does not have a homogeneous character
and the existing visual character of Elm Street in proximity to the Site is characterised by the
existing service stations and Cooroy Station.
84 The proposed development will be consistent with the general building typology of the
neighbouring existing buildings that characterise this setting. However, the proposed
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Visual Assessment Statement: Car Wash, and Food and Drink Outlet 34 Elm St., Cooroy, QLD
development has a more considered appearance that broadly reflects the ‘character’ forms of
the township. The proposed development’s appearance is not overly ‘contrived’ and presents
as a cluster of contemporary structures complemented by limited landscaping. The overall
form is a sensitive response to the proposed use and the existing setting.
85 The proposed development will engage with the pedestrian environment through the Food
and Drink building, which will activate the Elm Street/Opal Street corner opposite the Cooroy
Station and contribute to the local character and amenity.
4.4 Summary
4.4.1 Magnitude and Mitigation of Change
86 The proposed development will result in a moderate level of the change to the existing
streetscape and neighbourhood contexts. The bulk of the built form is appropriately mitigated
by design that distributes the bulk between three separate structures. The development will
therefore appear as cluster of human scale structures as opposed to a single monolithic form.
87 The subtle ‘character’ references of the roof forms, awnings and fascia detailing also mitigate
the impact of the ‘new’ by providing a degree of visual continuity to the old, that acknowledges
the ‘image’ of Cooroy.
4.4.2 Residual Impacts
88 Based upon above observations, the proposed development will be consistent with the
general character of the existing development along Elm Street that reflects the vehicle
dominated uses. The built form is however, more considered in its design response to reflect
‘character’ influences with respect to the primary roof forms and the architectural detailing.
89 These elements will enhance the existing visual character of the local streetscape and
enhance the existing Neighbourhood Context. There will be no apparent adverse residual
impacts upon local character.
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Visual Assessment Statement: Car Wash, and Food and Drink Outlet 34 Elm St., Cooroy, QLD
5 ASSESSMENT BENCHMARKS
90 The Council Information request includes the following comments that are relevant to the
scope of this VIA:
“The Cooroy Local Plan Code seeks that development in the town centre maintains
and complements the traditional built form, addresses the street, provides and
maintains small, typical narrow tenancies with intimate continuous weather
protected footpaths and active frontages. Roof forms use traditional Queensland
style roof designs and buildings reflect the traditional Queensland vernacular and
incorporate lightweight materials such as timber.
The Cooroy Local Plan code further identifies the site as being a Key Development
site with development having the potential to impact on the character of the centre.”
Response
91 Based upon the observations set out in this report the proposed development, while a
contemporary building, maintains and complements the traditional built form. The roof forms,
awnings and detailing are all consistent as a valid interpretation of the traditional vernacular
character without adopting a contrived imagery. Much of the built form is open along its sides.
92 The proposal will provide activation to the adjoining footpaths and includes an awning along
the frontage with shade sails on the corner. These elements animate the frontage and
reinforce the human scale of the interface.
93 Having regard to the neighbouring existing service station developments along Elm Street,
which do not provide footpath awnings, there would be little material benefit in providing a
continuous awning along the frontage of the Site. Such awnings provide benefit within ‘main
street’ environments; however, the Site is not located along a main street and is relatively
isolated within a vehicle focussed environment.
94 While timber has not been used for the cladding, the walls are articulated to include rebated
profiles, which articulate their appearances and reflect the visual interest of weather board
cladding. Few contemporary commercial buildings are likely to be constructed from timber for
reasons of NCC compliance, durability, and insurance considerations. The appearance of the
built form including the projecting awnings and largely open sided facades reflect a ‘light
weight’ building typology while optimising the proposal’s functionality and sustainability.
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95 As a ‘key development site’ the proposed development is responsive to the actual context with
respect to its existing identity and use. It will improve the character of the town centre having
regard to these well-established neighbouring uses.
“PO22 of the District Centre Zone Code details that buildings and other structures
are to present a high quality streetscape with design elements and building forms that:
a) define the street and public spaces;
b) provide a consistent awning alignment fronting the street and public spaces;
c) contribute to the streetscape activity and vibrancy of the centre;
d) create pedestrian scale and visual interest;
e) contribute to their setting, including the skyline;
f) celebrate corner sites as key focal points that contribute positively to defining
the street; and
g) provide areas outdoor dining and meeting opportunities on the ground level.”
Response
96 The comments provided above are reiterated in relation to PO22. Except for the provision of
a continuous awning along the frontage, which is shown to provide little or no material benefit,
the proposed development is consistent with the above criteria.
“The outcomes further detail that development is to make a positive contribution
to the streetscape and maintain a shop front presence to the street with uses
designed to activate frontages and provide access to the general public required.”
Response
97 The previous comments are reiterated in relation to the above. The code is a generic
instrument that does not differentiate between and main street setting and what is shown to
be a peripheral site to the town centre core. Having regard to the actual existing context, the
proposed development provides a response consistent with the above intent.
“The proposed industrial use is not considered to comply with the Outcomes of the
Cooroy Local Plan Code and District Centre Zone Code due to the extensive vehicle
manoeuvring areas visible to the street, limited street activation and awning.”
98 The previous comments are reiterated in relation to the above. The proposed development
will provide street activation and will include an awning along the frontage. The landscaping
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along the frontages will provide partial screening to the vehicle areas, where the visibility of
the impacts will be less than those of the neighbouring existing service station operations.
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6 CONCLUSION
99 Based upon the observations and analyses undertaken and set out in this report, the following
conclusions are provided :
a) The proposed development will be consistent with the general character of the existing
development along Elm Street that reflects the vehicle dominated uses. The built form
is however, more considered in its design response to reflect ‘character’ influences
with respect to the primary roof forms and the architectural detailing.
b) The proposed development will result in a moderate level of the change to the existing
streetscape and neighbourhood contexts. There will be no apparent adverse residual
impacts upon local character.
c) The proposed development is shown to be consistent with the intent of the applicable
planning scheme provisions relevant to character and amenity.
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APPENDIX A:
AUTHOR’S CURRICULUM VITAE
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Leslie Grahame Curtis
architect | urban designer | visual assessment consultant
interplan architects pty ltd | PO Box 493, Elanora, QLD 4221 | Email: [email protected] | Mob: 0434 213 771
QUALIFICATIONS AND PROFESSIONAL AFFILIATIONS
Bachelor of Architecture (SAIT 1982)
Registered Architect (Reg. No. 2784), Queensland, Australia
Member, Australian Institute of Architects (RAIA)
SKILLS AND EXPERTISE
As a professional architect Leslie has expertise in architecture and urban design, visual assessment
and the master planning of urban developments.
Leslie has over 40 years national and international experience in resolving complex design issues
on a broad range of project types. He has led project teams on major developments, managed a
multi-disciplinary design office, and has been a senior specialist adviser to the Queensland State
Government and Local Government Authorities.
Leslie has prepared numerous visual impact assessments for development applications and also
assists the Planning and Environment Court of Queensland as an expert witness with respect to
visual amenity, architecture and urban design appeal matters.
PROFESSIONAL EXPERIENCE
• August 1997- Current: Director,
interplan architects pty ltd ata interplan va, Gold Coast, QLD
• December 2014- November 2018: Senior Design Architect (consultant)
DBI Design, Gold Coast, QLD
• May 2011- December 2014: Associate and Manager Urban Design and Visual Assessment,
LVO, Brisbane, QLD
• May 2009- June 2012: Senior Urban Design Advisor,
Office of the Queensland Government Architect, Queensland Government, Brisbane, QLD
• October 2008- May 2009: Gold Coast Manager / Architect / Urban Designer,
O1A Gold Coast, QLD and Melbourne, VIC
• June 2003 to October 2008: Principal Architect and Urban Designer
Planning, Environment and Transport Directorate, Gold Coast City Council,
Gold Coast QLD
• November 1999 to June 2003: Senior Advisor- Architecture and Urban Design
Redland Shire Council Cleveland, QLD
• August 1997- Current: Director, interplan architects, Gold Coast, QLD
• April 1990 to August 1997: Managing Director and Principal Architect (Brisbane) Executive
Director (Tokyo), Interplan Y. Hasegawa and Associates, Brisbane and Tokyo
• February 1989 to March 1990: Senior Design Architect
Stephenson and Turner Victoria, Melbourne, VIC and Adelaide, SA
• September 1984 to September 1988: Design Architect,
Woods Bagot, Adelaide, SA
• March 1982 to September 1984: Graduate Architect
SAIT (University of South Australia), Executive Architect / Property Management Office,
Adelaide, SA
2
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Leslie Grahame Curtis
architect | urban designer | visual assessment consultant
PROJECT EXPERIENCE
Court Appeals
Experience as an expert witness in the Queensland Planning and Environment Court with respect
to visual amenity, architecture and/or urban design matters:
• Loudou v Sunshine Coast Reginal Council • QM Properties v Logan City Council_PEA1536/21
PEC203_21 • McLucas v CocOGC and Marquee Flora
• Ainsworth & Others v Brisbane City Council & PEA2428_21
Mosaic Property Group - PEA No. 1566 of 2022 • SDA Property Nominees v Scenic Rim Regional
• S&S No. 4 Pty Ltd v Council of the City of Gold Council PEA 2001/21
Coast - 1128-1132 Gold Coast Highway, Palm • Kirra Developments v CoCoGC
Beach • Allure Property group No4 v CoCoGC PEC
• Save our Foreshore v WRC and Meridien_PEC 60 3120/20
and 459 of 22 • Wyandra JV Pty Ltd v BCC PEC1913/21
• Thorogood v Council of the City of Gold Coast & • Coles Group Property developments v SCRC and
Anor - PEC160 of 2022 Ors PEC2243/21
• Douglas Shire Sustainability Group Inc & Ors v • Covey v BCC PEC14/21
Douglas Shire Council & Graben Pty Ltd - PEC • 3580 Main Beach Pde v CoCoGC
1276 of 2022 • Caydon North Burleigh v CoCoGC 266 The
• 74 The Esplanade Pty Ltd -V- Council of The City Esplanade Miami
Of Gold Coast – Pec 1024_22 • BJLG v CoCoGC PEC14/22
• SDA Fiduciaries 8 Pty Ltd v CoCoGC • Hingston and Ors v Noosa Council
• TAL GP Projects No7 Pty Ltd v BCC 145/22 • Opal Health Care Minor Change Clayfield
• Wilshire Village Unit Trust v BCC PEC726/22 • Little Projects v CoCoGC
• Woodstock Nominees (Qld) & Hodson • Wellington Boatshed v BCC PEC388/21
Superannuation v Redland City Council - • Aquence Towers v Redland CC and York St Dev
3291/2021 PEC5/22
• Noffke_ Fabcot &Stephen Family Pastorl v Logan • J-Corp Retail Pty Ltd v CoCoGC and Kirra One
City and Logan Rd North PEC2369/21 and Pty Ltd
2401/2021 • Bell Co Pty Ltd and Ors v CoCoGC and Scott
• Bronco Dino v Cassowary Coast RC PEC199/19 Reginald Headland PEC6/22
• Northern Sands v Cairns Regional Council • Bayview St Qld RB Pty Ltd v CoCoGC PEC
• Parkview Holdings v BCC_PEC805/20 815/22
• Dux Drive Bongaree Gem Life and MBRC • Michael Keniger and Jane Grealy v BCC and
• David William Neate v Noosa SC and Ors Property Projects Australia PEC558/22
• West End Community Assoc v BCC and 82 • Dajen Investments & Ors; Ruffin & Ors v GCCC &
Merivale Street Pty Ltd Perspective Point Break Pty Ltd - PEC Appeals
• Andema v Noosa Shire Council no. 911 of 2022 and 918 of 2022
• Cox v BCC PEC3333/20 • Sparksman & Ors v CoCoGC & Anor PE2674/20
• Northbrook Village v SCRC • Paradise Palms Residents Association Inc v
• GTH Projects No 4 v Noosa shire council Cairns Regional Council & Anor – PE 217 of 2020
• DVB projects v CocoGC PEA1646/20 • Odna Group v Logan City Council PE3218/20
• Smit v BCC PEA • Grassy Knoll V CoCoGC PE3526/20
• Darrah and ors v CoGCC and RSL PEC556/21 • Fisigi v BCC PE 2533/20
• Procon Developments v Bundaberg Regional • GG Propco v SCRC PE2909/20
Council_PEA3023/20 • JP and CA Walsh v SCRC PED96/20
• Hudson and Ors v BCC PEA 1316/21 • Clive Palmer v CoCoGC PE2800/20
• Trustee for the Kilda Av property trust v CoCoGC • HPD Group v SCRC PE2765/20
• Trinity Park investments v Cairns regional Council • Noosa Spotlight v Noosa Council PE476/20
PEA2386/20 • David William Neate v Noosa Council and Ors
• Ashanti Logistics v SCRC PE1219/20
• Newkrop v SCRC PE117/21 • Creelman v CoCoGC PE1982/20
• Jezreel and Sorbello v BCC and PEA2067/21 • Scumley Pty Ltd v BCC PE978/20
• Pearl Inv (Aust) v SCRC 1542/21 • Upan Company v CoCoGC PE2009/20
• Anthony Pinzone & Ors v SCRC • Fort Real Estate Capital v Redland City Council
• McFarr Properties Pty Ltd v BCC and Ors PE1724/20
• Nicolle Patricia archer and Ors v CoCoGC and • Melinda Jane Patterson v CoCoGC &Ors
JWZ PE1892/21 PE1410/20
• Chiodo Dev Corp v Douglas Shire Council • Robina Transit_Palmer Leisure v CoGCC
• Parmac Property Pty Ltd v Townsville City Council PE865/20
and Ors • Fetterun Pty Ltd v Sunshine Coast CouncilP&E
• Daniel Clarry v BCC and 4005 Properties Appeal 97/19
PEC2616/21_28 Maxwell St New Farm • North Harbour Holdings v MBRC and Or
• 427 Beckett Rd v BCC PEA 1760/20 PE771/20
• Wanless recycling Park v Ipswich City Council • Anthony Charles Burchill v CoGCC and Nifsan
PEA2715/21 Dev Pty Ltd D67/20
3
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Leslie Grahame Curtis
architect | urban designer | visual assessment consultant
• Parkview Holdings v BCC_805/20 • HPC Urban Design and Planning v Ipswich City
• JSFNQ1 V Townsville City Council 139/19 Council and Ors.
• Patterson v CoGCC 1784/20 • Parry KB v BCC (1326/2017)
• Danny Powe v CoCoGC PE1502/20 • Gamblin v BCC - P&E Appeal no. 2782 of 2017
• Self Storage Helensvale v GCCC PE 157/20 • Thomas Kevin Dooley & Ors v Brisbane City
• Body Corp for Lofts on Jackson CTS 35501 v BCC Council & Anor (1695/18 and 1696/18)
• Peter Michael Jensen v BCC and Azure 1750/20 • The Planning Place Pty Ltd v BCC (1675/18)
• Reno Anthony Panozzo v BCC and Azure 1749/20 • Northern Properties v BCC (3500/18)
• Peter Anthony McKay v BCC and Azure 1747/20 • Birchie Pty Ltd v BCC (3844/18)
• Northern Sands v Cairns Regional Council 72/17 • ALH Group Ltd v Sunshine Coast Regional
• Henderson v BCC PE BD4139/18 Council (1343 of 2015)
• Zumbo v BCC and Ors 1934/19 • QCAT Tree Dispute, Michael Ortlipp 8 Jaora
• Aus Outdoor Sign Co v BCC 3725/19 Street, Graceville
• Austin BMI v ICC PE912/20 • Leger &Ors v BCC (3974/16).
• Carla Turner and Ors V BCC PE187/20 • Reid & Ors v BCC & Ors (130/17)
• GC Motorsport Train Ctr v GCCC (3387/16) • United Petroleum Pty Ltd v Gold Coast City
• Wade Trass and Ors v BCC and Katwal 4655/19 Council & Anor - P&E Appeal no. 3902 of 2016
• Matzin Capital Pty Ltd v Redland City Council - • Residential Development Alliance Inc v GCCC &
PE3797/19 CSI (Gold Coast) Pty Ltd (271/15 and 187/17)
• Paul Keogh V CoGC PE281/2019 • Harman v BCC & Snape (2841/17)
• Dean Sandstrom & Ors v SCC and Windansea • Community Facilities (Mosque and associated
Boardriders 3760/19 uses) at 161 & 16IA Underwood Road, Eight Mile
• Dreamline Dev Corp v BCC [2807/19] Plains, QLD. Planning & Environment Court
• Roubaix Properties Pty Ltd v Somerset Regional Appeal No. 2249 of 2014
Council & Anor (2327/19) • ALH Group Ltd v Ipswich City Council - P&E
• Cleanaway v ICC (4101/19) Appeal No 451 of 2015
• Rayjon Properties v Council of City of GC • ALH Group Ltd v Moreton Bay Regional Council -
(3562/19) P&E Appeal No 1662 of 2015
• Kindred v MBRC (3331/2019) • ALH Group Ltd v Brisbane City Council - P&E
Appeal No 3963 of 2015
• Lantrak Property Holdings (Qld) Pty Ltd v Ipswich
City Council & Ors (3473/2019) • Quintenon Pty Ltd v Brisbane City Council - P&E
Appeal No 1996/15
• Edith Pastoral V SRC (2773/2019)
• Emzay and Jones v GCCC and Paynter Dixon,
• Dwyer v SCRC (166/2019)
PE_ 295 and 4301of 2015
• Stephens Family Pastoral V Logan City Council
• Kirra Blue pty ltd v GCCC & Ors PE_ 287 of 2015
• YQ Property Pty Ltd V BCC (1409/19)
• Laws v Gold Coast City Council & Ors - P&E
• DFC (Project Management) v BCC 77 Walkers
Appeal No 114 of 2016
Way Nundah (1810/19)
• Body Corp. for Bowden Place & Ors v BCC and
• Riverstone (Townsville) vTCC (1275/19
Carillon Newfarm Pty. Ltd.
• Taylor v Moreton Bay Reg Council (108/19)
• Malchada Pty Ltd v Gold Coast City Council PE_
• TriCare (PT Vernon) Pty Ltd v Brisbane City 2940 of 2013
Council (4646/17)
• 46 The Strand Pty Ltd v TCC – P&E Appeal no:
• JRD No.2 v BCC_5 The Esplanade, Forest Lake 233 of 2015.
• Maddison Ridge v Lockyer Valley RC (4340/18) • Ordex Pty Ltd v Brisbane City Council, PE_
• Adpen v Moreton Bay Reg Council and Others 2555/15)
(232/19) • Lambert St Kangaroo Point, P&E Appeal no. 2841
• Andrew Micalleff v Moreton Bay Regional Council of 201
(4350/18)
• Deleje v BCC (2777/15)
Visual Assessment
Experience in providing specialist advice and/or preparing specialist reports in relation to the visual
assessment and impacts of development applications including:
• High-rise, Multiple Dwelling, Dixon St Coolangatta • Digital Billboard, Springwood
• Multiple Dwelling, 798-800 Pacific Parade • Medium-rise, Multiple Dwelling, 10 Goodwin Tce
Currumbin Burleigh Heads
• Medium-rise, Multiple Dwelling, Breakfast Crk Rd • Medium-rise, Multiple Dwelling, Maxwell St, New
Newstead Farm
• Kirra Beach Hotel Change Application • High-rise, Multiple Dwelling, 2 Musgrave Street,
• High-rise, Multiple Dwelling, 332 The Esplanade Coolangatta
Palm Beach • Medium-rise, Multiple Dwelling, Hayle St_Burleigh
• High-rise, Multiple Dwelling, Miles Street Kirra Heads
• Medium-rise, Multiple Dwelling, Coyne St Kirra • High-rise, Multiple Dwelling, 64 Goodwin Tce
• High-rise, Multiple Dwelling, 264 The Esplanade Burleigh Heads
Miami • High-rise, Multiple Dwelling, 3547 Main Beach
• High-rise, Multiple Dwelling,10 St Kilda Ave Parade
Broadbeach • Tricare Aged Care facility, Runaway Bay
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Leslie Grahame Curtis
architect | urban designer | visual assessment consultant
• Medium-rise, Multiple Dwelling, 28 Pacific Pde • High Rise Apartment Building 127-129 Nerang St.
Bilinga Southport, Qld.
• High-rise, Multiple Dwelling, 10 Goodwin Tce • Apartment Buildings, 130 Christine Avenue,
Burleigh Heads Varsity Lakes
• Two x High-rise Apartment/Resort Hotel tower • El Dorado Redevelopment, major high-rise mixed
development 48, 50-56 & 58 The Esplanade & 5 use residential, cinema and retail development,
First Avenue, Burleigh Heads Indooroopilly, Brisbane.
• Aged Care facility, Runaway Bay, QLD • “Coles Ashmore”, Shopping Centre, Ashmore,
• Four x High-rise apartment /mixed use Gold Coast
development, Capital Court, Varsity Lakes • “Vantage”, Residential development, Ashmore,
• High-rise apartment building, 2 Musgrave Street, Gold Coast
Coolangatta • High-rise apartment building, Burleigh Heads,
• High-rise apartment building 64 Goodwin Terrace, Gold Coast
Burleigh Heads, QLD • Runaway Bay Marina Redevelopment, Runaway
• High-rise apartment building First Ave, Burleigh Bay, Gold Coast
Heads, QLD • Boutique Hotel, Spring Hill, Brisbane.
• Two x Highrise towers/mixed use development, 1 • “Jewel”, High-rise/mixed use, Surfers Paradise,
Redcliffe Parade, Redcliffe Gold Coast
• Retirement Village, Pine Mountain Rd, Carindale • High-rise apartments building, Kangaroo Point,
• High-rise apartment building, 1827 Gold Coast Brisbane
Highway Burleigh Heads, QLD • High –rise commercial building, South Brisbane
• High Rise Apartment Building and High Rise • High-rise/mixed use, Southport, Gold Coast
Hotel, The Esplanade, Burleigh Heads, QLD • “Paradise Resort”, High-rise/mixed use, Surfers
• Sculpt Tower, High rise apartment building, Oak Paradise
and Birt Avenues, Budds Beach, QLD • “Pure”, High-rise/residential, Kirra
• Kirra Beach Hotel, Marine Parade, Kirra, QLD • “Kirra Beach Hotel”, High-rise/mixed use, Kirra
• Iconic Vistas- BCC Civic Spaces Policy, Brisbane, • “Main Place”, High-rise/mixed use, Broadbeach
QLD • Detached Dwelling House, Hawthorne, Brisbane
• Apartment Buildings, 31 – 35 Grant Avenue, Hope • Residential Units, Camp Hill, Brisbane
Island, QLD
• Multi-Unit Building, 37 Arthur Street, Mermaid
Beach, Gold Coast
• Multiple Dwelling and Short Term Accommodation
Development 1908-1910 Gold Coast Highway,
Miami, QLD
• Australian Legend World, Theme Park, 4
Lakeview Drive, Nerang, QLD
• Multi-unit building 488-490 Esplanade, Palm
Beach
• High-rise 20-storey apartment building 20-22
Executive Drive, Burleigh Heads
• High-rise apartment building 46 Goodwin Terrace,
Burleigh Heads, QLD
• High Rise Apartment Building, Mawarra St,
Chevron Island, Surfers Paradise
• High Rise Accommodation / Mixed use Building,
100-102 Marine Parade, Southport, QLD
• High Rise Apartment Building, 2945-2947 Surfers
Paradise Blvd, Surfers Pardise, QLD
• Magnoli, multi-unit building, Palm Beach Gold
Coast
• High-rise Multi residential Development, 1969
Gold Coast Highway, Burleigh Heads, QLD
• Apartment Building Golden Four Drive & Lang
Street, Billinga
• Multi-Residential Development, 372-374 Marine
Parade, Labrador, QLD
• Greenmount Redevelopment, Coolangatta Gold
Coast QLD
• Apartment Building, Marine Parade, Labrador,
QLD
• Multi-unit Buildings, 11 Querrin St. Yeronga, QLD
• Komune Apartments and Hotel, Coolangatta, QLD
• Luxe Private Residences, Surfers Paradise, Gold
Coast
• High Rise Towers, Mariner’s Cove, The Spit, Gold
Coast
• Tourist Development, Firetail St, Tweed South
• Apartment Building, Frank St. Labrador
• Transfer Station, Barletts Road, Environ (Tweed)
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Leslie Grahame Curtis
architect | urban designer | visual assessment consultant
Statutory Planning Assessment
Experience as the City of Gold Coast’s Principal Architect and Urban Designer in advising and liaising with
development applicants and undertaking specialist architecture and urban design assessments of major
development proposals including:
• “Nirvana”, High-rise/mixed use development, Kirra
• “Solaire”, High-rise/mixed use development, Surfers
• “The Oracle”, High-rise/mixed use, Broadbeach
Paradise
• “The Wave”, High-rise/mixed use, Surfers Paradise
• “Artique”, High-rise/residential development, Surfers
• “Jade”, High-rise residential, Surfers Paradise
Paradise
• “The Hilton”, High-rise/mixed use, Surfers Paradise
• “Cova”, Master Planned Community, Hope Island
• “Soul”, High-rise/mixed use, Surfers Paradise
• “Victoria Towers”, High-rise/mixed use, Southport
• “Southport Central”, High-rise/mixed use, Southport
• “Seachange”, Aged Care Community, Arundel
• “Brighton on Broadwater”, High-rise/mixed use,
• “Marina Mirage”, Shopping Centre extensions, Main
Southport
Beach
• “Ultra”, High-rise/residential, Broadbeach
• “Emerald Lakes”, staged Residential/mixed use master • “Hope Island Master Plan”, Master Planned Community,
planned community, Carrara Hope Island
• “Reflections 1&2”, High-rise/mixed use development,
Coolangatta
Architecture and Urban Design
Experience as the project/design architect and/or urban designer in preparing design proposals and/or
leading design teams for a range of projects including:
Master Planning and Urban Design
• Hope Island Residences, Gold Coast Qld, Master plan for nine residential apartment building ranging in height from 3 to 14-
storeys and comprising of 943 apartments and commercial tenancies
• Toowoomba Regional Sports Centre Master Plan, Preparation of a master plan, urban design strategy and conceptual
architecture for a major sports complex at Toowoomba.
• The Town of Carmichael, Preparation of a conceptual master plan for the staged development of a new township for 10,000
people to service the proposed Adani mine in central Queensland.
• Kadamba Master Plan, Goa, India. Preparation of a master plan and urban design strategy for an integrated mixed use
development encompassing over 800 residential apartments, a hotel, 11,000 sqm of retail space and 70,000 sqm of
commercial office space.
• Redland Bay Centre and Foreshore Master Plan. Preparation of a centre master plan strategy to address long term land
use, open space, recreation and transport issues.
• Capalaba Town Centre and Streetscape. Design management of a new public square and town centre streetscape works.
• Point Lookout, North Stradbroke Island Streetscape works. Design management of Point Lookout town centre streetscape
enhancements.
• Putatan Mixed use Development, Sabah, Malaysia. Master plan and Urban Design for a mixed-use land reclamation project,
including a residential estate, specialised university, shopping centre, marina and two tourist hotels.
• Asia Pacific Space Centre, QLD., Australia. Preliminary Master plan and prototype housing study for a remote residential
community.
• Nosoko Resort, Ishigaki Island, Japan. Master plan for an integrated golf course resort on a coastal site.
• Miyazaki Residential Estate, Japan. Master plan for 32 Ha, 600 unit residential project including detached houses and
condominiums.
• Residential Resort, Isu Shirahama, Japan. Master plan and Urban Design for an integrated residential resort that included
a 100room hotel, 650 residential units, sports centre and 2 golf courses.
• Miho Resort, Ibaraki, Japan. Master plan and Urban Design for an integrated resort including a 300 room hotel, 50 room
boutique hotel, 200 residential units, conference centre, commercial retail and cultural centre, recreational gardens and golf
course.
• Seihi Resort, Nagasaki, Japan. Master plan and Urban design of 360 ha coastal site including 850 room hotel, conference
centre, water park, entertainment centre, commercial and retail centre, marina, 240 residential units and 2 golf courses
• Chikura Residential Resort, Japan. Master plan and Urban design for 100 ha development including 440 high rise
apartments, 380 medium rise condominiums, 250 room hotel, 400 residential allotments and village shopping centre.
• Tokyo Bay Marina, Tokyo, Japan. Master plan for 21 Ha land fill project in Tokyo Bay including a 250 room hotel, 120
residential allotments and over 100 apartment units.
• Tomigusuku Community, Okinawa, Japan. Master plan, Urban design and Building Design Guidelines for a 200 Ha land
reclamation project including a 60 Ha Industrial Park, 54 Ha Recreational Park, commercial and cultural centre and residential
accommodation for 8,000 people.
• Urban Resort, Osaka, Japan. Master plan and Concept proposal for a 135 Ha island reclamation project including marina,
hotel, golf course and sporting facilities.
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Leslie Grahame Curtis
architect | urban designer | visual assessment consultant
• Recreational Park, Fukushima, Japan. Master plan and Urban design for a 150 room hotel, museum, water park and
electronic amusement complex.
• Lakefront Redevelopment, Suwa, Japan. Master plan concept proposal for the redevelopment of a lakefront industrial site
including 250 room hotel, 250 condominiums, cultural, commercial and retail facilities.
• Hotel Project, Kagoshima, Japan. Master plan and concept design for a 200 room hotel and shopping centre.
• Sky Garden Resort, Vung Tau, Vietnam. Master plan and concept proposal including 3 hotels, casino country club, tourist
retail, cultural village and golf course.
• Golf Resort, Noumea, New Caledonia. Master plan and Urban design for a 300 room beach front hotel, tourist retail centre
and golf course.
• Parque Espana, Ise-Shima, Japan. Master plan concept for a 70 Ha themed residential estate including 500 condominiums,
retail centre and parklands.
• Yaeyama Resort, Ishigaki Island, Japan. Master plan for a 150 room hotel, 100 condominiums, sports club and executive
6 hole golf course.
• Shan Shui Resort, Sabah, Malaysia. Conceptual Master plan for an integrated resort including a 250 room hotel, sports
centre and golf club.
• Orange County National Golf Centre, Florida, U.S.A. Master plan for a major golf academy including a club-house,
specialised instruction facilities, student accommodation, staff amenities and course maintenance facilities.
• Thanh Nhan Park, Hanoi, Vietnam. Conceptual Master plan for the redevelopment of a recreational parkland including a
250 room hotel, 150 residential apartments, 9000 sq. m. shopping centre, water park and amusement centre.
• City Centre Redevelopment, Konohana, Japan. Conceptual Master plan for the integrated urban redevelopment of areas
surrounding the proposed Universal Studios Theme Park in Osaka, Japan.
• Urawa Town Centre, Urawa, Japan. Conceptual Town Planning proposal for the redevelopment of a lakeside city centre.
• Irabu Coral Island Resort, Okinawa, Japan. Conceptual Master plan and Design for a 27 hole Golf Course, 300 room hotel,
100 room hotel, sports centre, function centre, golf academy and retail facilities.
• Submarine Assembly Facility, Port Adelaide, South Aust. Team leader for the master plan, design and documentation of
the Manufacturing and assembly complex for the Royal Australian Navy Submarine Fleet.
• Jubilee Point, Glenelg, South Aust. Master plan team for an urban redevelopment and land reclamation project including
200 room hotel, amusement park, marina, canal front housing, condominiums and commercial retail centre.
• Victor Harbour Foreshore, Victor Harbour, South Aust. Premiated master plan and schematic design competition entry
for the redevelopment of a coastal park and public facilities.
Residential
• Jewel: Design Development (constructed) of the podium for the high profile mixed use hotel, apartment and commercial
development comprising three high-rise towers opposite the beach at Surfers Paradise
• Waltons Redevelopment: Conceptual design for two 31-storey high rise residential towers, a 15-storey hotel with commercial
podium/arcade adjoining the Fortitude Valley railway station in Brisbane’s night time entertainment precinct.
• Iconic: Concept Design and Design Development (constructed) for a 15-storey mixed-use residential apartment building
opposite the beach at Kirra on the Gold Coast.
• Ruby Stage 3: Concept Design and Development Application (approved) for a 52-storey residential apartment building with
commercial mixed use podium including a supermarket, entertainment centre, ice rink and retail tenancies in Surfers Paradise.
• Ruby Stage 4: Concept Design and Development Application (approved) for a 30-storey residential apartment building and
retail tenancies in Surfers Paradise.
• Imperial City: Concept Design for a 3 tower (100-storey, 70-storey and 50-storey) and 60,000m2 commercial / education /
shopping centre at Southport, City of Gold Coast.
• Kurrawa Lodge: Concept Design and Development Application (approved) for a 16-storey boutique apartment building in
central Broadbeach on the Gold Coast.
• Midwater: Concept Design and Development Application (approved) for a 47-storey residential apartment building at Main
Beach.
• Hope Island Residences: Concept Design and Development Application (submitted) for nine residential apartment building
ranging in height from 3 to 14-storeys and comprising of 943 apartments and commercial tenancies. Hope island, Gold Coast,
QLD
• 72 Musgrave Street: Concept Design and Development Application (approved) for 14-storey mixed-use residential apartment
building opposite the beach at Kirra on the Gold Coast.
• Residential High Rise Apartment Buildings (50 storeys and 10 storeys), Gold Coast, Australia. Conceptual design for a
high profile residential development on a prominent site in Surfers Paradise. The project includes significant urban
improvement works aimed at creating an identifiable pedestrian precinct.
• Public Housing, Brisbane and Gold Coast, Australia. Schematic Design consultant for 64 residential units at 5 site locations.
• Corporate Guest House, Gold Coast, Australia. Concept Design consultant for a 2500 sqm residence and corporate guest
house.
• Private Residence, Russell Island, QLD, Australia. Schematic Design and Design Development consultant for a 300 sqm
luxury residence.
• Unit Development, South Brisbane, QLD, Australia. Concept design and Development Application for 16 inner city units.
• Unit Development, Taringa, QLD, Australia. Concept design, design development and Development Application for 12
luxury units.
• Unit Development, Kangaroo Point, QLD, Australia. Concept Design for a 12 storey luxury condominium development.
• Likos Residence, Tallai, Gold Coast, QLD, Australia. Design and Documentation of a 600 sqm private residence
overlooking the Gold Coast.
• Curtis Residence, Red Hill, QLD., Australia. Design, Documentation and Project management for alterations and additions
to an inner city residence.
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Leslie Grahame Curtis
architect | urban designer | visual assessment consultant
• Townhouse Prototypes, Gold Coast, QLD. Australia. Concept design for three duplex townhouse prototypes.
• Unit Development, Kirra, Gold Coast, QLD. Australia. Concept design and design development for the alterations and
additions to six beachside units.
• Private Residence, Paddington, QLD., Australia. Design and Documentation for alterations and additions to an inner city
residence.
• Marina Condominiums, Misaki, Japan. Schematic design for 9 luxury condominiums.
• Pearl Garden Residential and Commercial Centre, Guangzhou, China. Schematic Design and Design Development for
780 residential apartments.
• Private Residences, Adelaide, South Aust. Schematic design for two inner city residences.
• Curtis Residence, Bridgewater, South Australia. Design, documentation and construction management of a house in the
Adelaide Hills.
• Judd Residence, Blenheim, New Zealand. Design and documentation of a house located within a vineyard for a leading NZ
winemaker.
• Thomas Residence, Seddon, New Zealand. Design and documentation of a house on a rural site.
• Brown Residence, Berowra, New South Wales. Design of a house on a suburban site.
• Gumley Residence, Sunshine Beach, Qld. Design, documentation and contract administration of a two staged holiday/beach
house overlooking sunshine beach.
• Binney Residence, Noosa Heads, Qld. Design and documentation of a multi level house on Noosa hill.
• House renovation, Sunshine Beach, Qld. Concept design for alterations and additions to a suburban house.
• Cameron Residence, Noosa Heads, Qld. Concept design for a multi level house on Noosa Hill
Tourism and Hospitality
• Lianyungang Centre, China. Concept design for a large scale integrated mixed-use facility including three hotels, commercial
and retail space and an intercity bus interchange.
• Seaside Hotel, Montenegro. Conceptual design consultant for a 32 room luxury boutique hotel.
• Shan Shui Golf and Country Club, Sabah, Malaysia. Concept design and design development for a two stage 300 room, 4
star resort hotel.
• Irabu Coral Island Resort Hotel, Okinawa, Japan. Concept Design for a 300 room hotel and function centre.
• Rhiga Royal Hotel, Okinawa, Japan. Schematic and design development management for a 350 room hotel at an integrated
coastal resort.
• Sun Moon Lake Hotel, Taiwan. Schematic design of 300 room resort hotel on a lake side site.
• Forest Hotel, Hachinohe, Japan. Schematic design for 200 room hotel and conference centre on 55 Ha forest site.
• Hotel Project, Cairns, Australia. site evaluation, concept proposals and feasibility study for a 250 room hotel.
• Miho Resort Tourist Hotel, Ibaraki, Japan. Concept design for a 300 room 3 star hotel, conference, cultural and retail centre.
• Miho Resort All Suite Hotel, Ibaraki, Japan. Concept design for a 5 star 50 room all suite boutique hotel.
• Seihi Resort Hotel, Nagasaki, Japan. Concept design for an 850 room hotel and conference centre.
• Hotel Project, Chatan, Okinawa. Site evaluation and preliminary concept proposals for a 200 room hotel.
• Sky Garden Resort, Vung Tau, Vietnam. Concept design for a 300 room hotel and casino.
• Golf Resort, Noumea, New Caledonia. Concept design for a 300 room beach front hotel and tourist retail centre.
• Chatan Hotel and Shopping Centre, Okinawa, Japan. Conceptual design for a 300 room hotel and 24,000 sq. m. shopping
centre
• International Hotel, Hanoi, Vietnam. Conceptual Design for a 250 room luxury, low rise hotel in Thanh Nhan Park.
• Konohana Hotel and Conference Centre, Osaka Japan. Conceptual design for a 500 room high rise hotel and conference
centre.
• Konohana Ferry Terminal & Hotel, Osaka, Japan. Concept Design for an urban river Ferry Terminal and 200 room Hotel.
• Ishigaki Port Terminal & Hotel, Okinawa, Japan. Concept Design for a Port Passenger Terminal, Exhibition Hall and 160
room Hotel.
• Restaurant Tenancy, Victor Harbour, South Aust. Fitout of new retail tenancy as a restaurant.
• Student Cafeteria, SAIT, Adelaide, South Aust. Refurbishment of student cafeteria.
Commercial
• Australian Submarine Corporation Headquarters, Port Adelaide, South Australia. Design and documentation of a
2000sqm office building as part of the ASC complex.
• Government offices, Sandakan, Sabah, Malaysia. Schematic Design and space planning for a two storey, 400 sqm. office
building.
• Commercial Offices, Bundall, Gold Coast, QLD. Australia. Concept design for a 1200sqm. high profile speculative office
development.
• Damin Commercial Centre, Guangzhou, China. Concept Design for a 31 level, mixed use development.
• State Bank Branch, Ingle Farm, South Aust. Schematic design and design development for a new suburban bank building.
• Mutual Community, Adelaide, South Aust. Alterations and additions to ground and top floor levels of high rise building.
• Hindmarsh Tower, Adelaide, South Aust. Schematic design team for a high-rise office tower.
• Mutual Community Branch, Adelaide, South Aust. Schematic design for alternations to fitout and building facade in street
shopping mall.
• Telecom Tenancy, Darwin, Nth. Territory. Fitout and space planning of retail tenancy for Telecom.
• Ward and Partners, Adelaide, South Aust. Highrise tenancy fitout and space planning for a Law firm.
• Telecom Tenancy, Adelaide, South Aust. Fitout of retail tenancy for Telecom.
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Leslie Grahame Curtis
architect | urban designer | visual assessment consultant
• Health Insurance Commission, Canberra, ACT. Design team for the headquarters for Government Health Commission
including specialised Computer Centre.
• 101 Pirie Street, Adelaide, South Aust. Design development for a high-rise office building.
• Japan - Australian Business Centre, SAIT, Adelaide, South Aust. Design, documentation and contract administration of
office and lecture room fit outs to existing building.
• Student Union Office, SAIT, Adelaide, South Aust. Design, documentation and contract administration of office fit outs to
an existing building
Leisure and Recreation
• Sandakan Golf and Country Club redevelopment, Sabah, Malaysia. Schematic design for a Golf Clubhouse alterations
and additions and a new Multipurpose Sports Centre.
• Shan Shui Golf Club, Sabah, Malaysia. Schematic design and design development for the Shan Shui Resort Golf
Clubhouse.
• K Project, Tokyo, Japan. Concept design proposal for a US$3 Billion domed theme park.
• Orange County National Golf Centre, Florida, U.S.A. Schematic design and design development for a golf club ,teaching
institute, student accommodation , staff ammenities and course maintenance facilities.
• Golf Club House, Tomobe, Japan. Concept design for golf club house.
• Hockey Centre, Glenelg, South Aust. Schematic design of a hockey field, grandstand, bar, gym and change room facilities.
• Entertainment Centre, Findon, South Aust. Schematic design team for a competition entry.
• Regent Cinema, Adelaide, South Aust. Design, documentation and contract administration of the refurbishment and
alterations to a heritage listed cinema auditorium and public spaces.
• Poolhouse and Swimming Pool, Unley, South Australia. Design, documentation and contract administration of a
recreational pool house and swimming pool.
Industry and Technology
• Asia Pacific Space Centre , Christmas Island. Concept Design proposal for a space vehicle assembly and support facilities.
• Submarine Assembly Facility, Port Adelaide, South Aust. Team leader for the design and documentation of the
Manufacturing and assembly complex for the Royal Australian Navy Submarine Fleet
• Advertiser Reel Store, Hindmarsh, South Aust. Project architect for the design and documentation of a paper reel storage
and handling facility for News Limited.
• Advertiser Production Centre, Hindmarsh, South Aust. Conceptual design proposal for new printing and administration
facilities for News Limited.
• Faulding Laboratory Facility, Salisbury, South Aust. Project architect for the design and documentation of a research and
development building including laboratory, research library and trial manufacturing facilities.
• Winery, Marlborough, New Zealand. Schematic design for a boutique winery and wine information centre.
• Computer Centre, SAIT, Adelaide, South Aust. Design, documentation and contract administration of a fitout to an existing
building to provide Computer room and Office facilities for Central Administration department.
• Maintenance Workshop, SAIT, Pooraka, South Aust. Design, documentation and contract administration of alterations and
additions to workshop and office area for Property Manager.
• Electronics Laboratory, SAIT, Whyalla, South Aust. Design, documentation and contract administration of alterations and
additions to existing laboratory facilities.
• Acoustics Laboratory, SAIT, Adelaide, South Aust. Design, documentation and contract administration of a fitout to an
existing building to provide facilities for the School of Architecture.
Retail
• Pearl Garden Residential and Commercial Centre, Guangzhou, China. Schematic Design and Design Development for a
medical centre and 20,000 sq. m. shopping centre.
• Shopping Centre, Burnside, South Aust. Design development of a suburban shopping mall and office complex.
• Harbour Mall Shopping Centre, Victor Harbour, South Aust. Design, documentation and contract administration for a new
shopping village and covered pedestrian mall.
• Chatan Shopping Centre, Okinawa, Japan. Concept design for a 24,000sqm beach front shopping centre.
Transport
• Lianyungang Centre, China. Concept design for a large scale integrated mixed-use facility including an intercity bus
interchange.
• Bus Station, Capalaba, Queensland, Australia. Design management of a bus interchange and landscaped public square in
Capalaba.
• Heliport, Osaka, Japan. Concept proposal for prototype multiple heliport design.
• Ansett Air Terminal, Adelaide, South Aust. Design and Design Development for alterations and additions to the Adelaide
Airport terminal for Ansett Airlines. It included new check-in facilities, arrival lounge, baggage collection, covered walkways,
office areas and flight club lounge.
• Konohana Ferry Terminal, Osaka, Japan. Concept Design for an urban river Ferry Terminal.
• Ishigaki Port Terminal, Okinawa, Japan. Concept Design for a Port Passenger Terminal, Exhibition Hall
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Leslie Grahame Curtis
architect | urban designer | visual assessment consultant
Medical
• Public Hospital, Port Pirie, South Aust. Schematic design team for a design and construct proposal for alterations and
additions to a regional hospital.
• Medical Centre, Adelaide, South Aust. Conceptual planning and design team for alterations and additions to an inner city
private hospital.
Education
• School of Business, SAIT, Adelaide, South Aust. Design, documentation and contract administration of the conversion of
an existing nurses home building to classrooms and offices for the SAIT School of Business.
• School of Nursing, SAIT, Adelaide, South Aust. Schematic design for new School of Nursing building.
• School of Petroleum Engineering, SAIT, Pooraka, South Aust. Schematic design proposal for new School of Petroleum
Engineering.
• Studio and Classrooms, SAIT, Adelaide, South Aust. Design, documentation and contract administration of the
refurbishment of facilities for the School of Architecture.
• Entrance and Stairs, SAIT, Adelaide, South Aust. Design, documentation and contract administration of the addition of fire
escape stairs and new entrance to a heritage listed building
10