LATE RFI Attachment 3 - Visual Impact Assessment

                                                                                                  interplan | va
                               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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