Public Submission to MCU19-0030 - Regatta Noosa

Noosaville Locality Code Specific Outcomes reflect this overall outcome as follows:

         O1 Uses are located, designed and operated to avoid significant adverse changes to the
         light, air quality, noise, accessibility, or other conditions enjoyed by users of associated,
         adjoining or nearby uses.
AND
         O9 Buildings and other structures are appropriately designed and sited to—
         a) provide amenity for users of the premises as well as preserve the visual and acoustic
         amenity of adjoining and nearby properties;
         b) provide adequate distance from adjoining land uses;…
AND
         e) allow for landscaping to be provided between buildings;

It is held that the proposed development will result in adjacent windows of the master bedrooms on
level 1 & 2 being only 3 meters from the boundary and giving rise to potential for overlooking into
windows into the habitable rooms of the existing units at Regatta. Of particular concern is the
impact of the proposal on Unit 3 at Regatta.

The proposal results in direct overlooking of the front and side outdoor patio of Unit 3 as well as the
west facing living room and kitchen windows when viewed from the proposed Level 1 and 2 terraces
and main bedrooms. With only a 3-meter separation from the terraces and a 5-meter separation
to the windows in the Regatta building this is considered to be an intrusion on the privacy and
amenity of existing residents.

Apart from low planter boxes, the proposal would indicate that there is no substantial screening
provided. One would expect that to adequately screen the existing residential uses from the
proposed habitable rooms and outdoor balconies and mitigate the impact of overlooking, either
landscaping or physical screening of at least 1.7 meters from finished floor level would be required.

Overshadowing

Units 3, 4 and 20 are located at the western end of the existing Regatta complex and enjoy open
and free access to light and air. The residents of these units hold concerns that the proximity of the
proposed building at a 3-meter setback will have detrimental effects on access to sunlight. The
shadow diagram on the revised proposal plans indicate that the Regatta building will experience
overshadowing of the west facing courtyards from 2pm on the winter solstice. From 3pm on the
winter solstice part of the building will also be impacted with at least the windows for the ground
and first floor being shadowed by the adjacent building.

The summer solstice shadow diagram also indicates extensive overshadowing on the Regatta
Building from 2pm with considerable shadow impacting on the Regatta complex after that time. As
these shadow diagrams would indicate, the ground floor units and the rear balcony on level 2
Regatta are most affected.




RG Strategic                               Submission to MCU19-0030                                     2