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




     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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