RFI - Character Issues Reponse

The proposed development does not adequately respond to the Overall and Specific
Outcomes of the Heritage Overlay as it does not provide for the retention of the existing
building. It is noted that the following comments were provided in response to a pre-lodgement
meeting held 26 November 2019.

The site is also included in the Heritage Overlay (Character Area) for Cooroy under the
Noosa Plan. For this area, the Noosa Plan seeks to protect the streetscape character
area by retaining the existing buildings that contribute positively to the character. Review
of the site and existing house following the meeting shows that the existing building is
of a Queensland vernacular style timber and iron house on stumps with many features
typical of this era and which contribute to the character of Maple Street. It is therefore unlikely
Council would support relocation or demolition of the existing house. It is therefore recommended
that the existing house be retained for the proposed medical use.

Furthermore, the Structural Engineering Report (Bligh Tanner - 24 February 2020) identities the
purpose of the report to assess the existing structural condition of the property and identify
any visible structural issues. In its conclusion the report states:
“….the visible original structure appears to have been constructed using quality timber
and workmanship resulting in a dwelling that has weathered well.”

There were no visible structural concerns that would preclude a continued use of the
building.

It is accepted that additional development works may be required in addition to the retention
and use of the existing building to enable the provision of a medical facility of the size and
scale proposed. However, the proposed design of the existing building is not sympathetic of
the existing streetscape character in that it does not adequately respond to Specific Outcome
O7 of the Heritage Overlay due to:
  • The bulk and scale of the proposed development;
  • The roof form not complementing those within the streetscape;
  • Conform with the façade design and detailing within the streetscape;
  • Utilise materials that reflect the valued streetscape (particularly the extensive use of flat
       sheet cladding)
  • Retention of existing mature vegetation

Information Required
1. An amended application which provides for the retention of the existing building on site.
2. Additional built form to be consistent with Specific Outcome O7 of the Heritage Overlay;
including identification and retention of existing mature vegetation.

Issue
The report provided by Vault Heritage Consulting is titled as a Heritage Impact Assessment
(HIA). However, it does not include the basic requirements of a HIA. In general a HIA would




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