LATE RFI Attachment 3 - Visual Impact Assessment

                                                                                                  interplan | va
                               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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