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




     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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