LATE RFI Attachment 3 - Visual Impact Assessment

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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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