LATE RFI Attachment 3 - Visual Impact Assessment

                                                                                                 interplan | va
                              Visual Assessment Statement: Car Wash, and Food and Drink Outlet 34 Elm St., Cooroy, QLD




    EXECUTIVE SUMMARY
    Development Application
1   This visual assessment statement relates to a development application for a development
    permit for a material change of use for a commercial car wash and food and drink outlet on
    land at 34 Elm Street Cooroy comprised of Lots 4-6 on RP7269890.


    Visual Context
2   The Site is located within a part of the Cooroy Centre, which unlike other locations within the
    centre, is characterised by an open setting dominated by the Cooroy Rail infrastructure and
    two existing service stations.


3   Although discordant and lacking cohesion, this ‘service/infrastructure’ dominated character is
    both coherent and well established. Its sense of place is less ‘main street’ and more ‘light
    industrial’. It has an established character that differentiates it as a small ‘Local Area’ or
    precinct within the centre.


    Proposed Development and its Visual Impact
4   The bulk of the built form is appropriately mitigated by design that distributes the bulk between
    three separate structures. The development will therefore appear as cluster of human scale
    structures as opposed to a single monolithic form.


5   The subtle ‘character’ references of the roof forms, awnings and fascia detailing mitigates the
    impact of the ‘new’ by providing a degree of visual continuity to the old, that acknowledges the
    ‘image’ of Cooroy.


6   The proposed development will be consistent with the general character of the existing
    development along Elm Street that reflects the vehicle dominated uses. The built form is
    however, more considered in its design response to reflect ‘character’ influences with respect
    to the primary roof forms and the architectural detailing. These elements will enhance the
    existing visual character of the local streetscape enhance the existing Neighbourhood
    Context.

7   The visual impact of the proposed development will result in a moderate level of change to the
    existing streetscape and neighbourhood contexts. There will be no apparent adverse residual
    impacts upon local character.



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