Original source · versioned page text
PM Submission - Lois and Peter Lumley - 51983.3225.14
Noosa Council
PO Box 141
Tewantin,
QLD 4565 ^vHo0fU°tAa
1 I ' 9.
OBJECTION to Application Reference: 51938.3225.14
Unit 9-10/30 Hastings Street, Noosa Heads, Lot 30 on SP307674
Objection by Consiliarius Septimus Nominees Pty Ltd, owner of unit 21, The Hastings, 30 Hastings
Street, Noosa Heads, 4567, Queensland.
We note in the pre lodgement notes Glen Conforti the Development Planner makes note:' 3. The
impact of the development on the general amenity (i.e. Privacy/overlooking) of all surrounding
dwelling units and the whole development should be considered.' It is our belief that this has not
been addressed adequately or proven in the plans and documents provided. The 1:200 Overviewing
Diagrams Drawing No. SD.951 by Gerard Smith Design do not show enough detail at that scale or
dimensions to prove any privacy or overlooking details. We would need to see 1:20 or 1:50 diagrams
showing dimensions of existing window sills and header heights, existing awnings and dimensions,
heights of diagrammatic humans, heights of new floor levels and setbacks and details of proposed
privacy screens to establish what actual privacy impacts and overlooking is occurring.
'Operable timber screens for privacy' shown on the proposed drawings do not comply with QDC
MP1.1 Design and Siting Standards for Single Detached Housing on lots under 450sqm which states
they must be a maximum 25% opening. Nor do they comply with Noosa Plan 2020 Safety and
Amenity P021 acceptable outcome A021.4 requiring screens to be 1.7m permanently fixed screening
to avoid potential to overlook private open space or habitable windows within 10m.
Also the notes referring to unit 21 having existing obscure glazing is completely incorrect. These
windows have clear glazing and thus can be seen into and are NOT obscured. We have no desire to
obscure our glass as it would limit natural light which not only gives natural light amenity to those
rooms but the hallways they also feed.
Please refer to the Attachment E Assessment against Noosa Plan 2020 - Tourist Accommodation
Zone Code. When reading the Assessment provided as a part of the application we object to and do
not believe the Performance Outcomes have Acceptable Outcomes where the application
assessment shows the proposal complies in these particular sections:
-P09 Building Height states the built form must ....(c) preserve the amenity of surrounding premises
including privacy, views and access to sunlight. We understand the 15m maximum height has been
met but balconies on 1st, 2nd and 3rd floors do not preserve privacy to existing windows or
surrounding private open spaces of especially unit 8. The 14.2m height shows an increase in shade
and thus access to sunlight to unit 21 in the Dec 21st shadow study. The facade at unit 21 is in
shadow at 4pm on the existing plans but the proposed plan puts half of that facade in shadow from
3pm.
-P013 Setbacks states buildings should be designed and sited to...(a) provide a high level of
amenity to users of the subject site and adjoining premises, including provision of visual and
Box:3iS7 R:
See the original
The page text is free to read. Viewing or downloading an original file needs an account.
Log in to see the originalSearchable page text hides email addresses. Original files are unchanged and may show email addresses.
Full text of the other 1 page
Page 2
acoustic privacy (b) not unreasonably obstruct views or cause overlooking of private open space or
habitable areas of adjoining premises. The current setbacks of east 590mm and 2m to the north
(again we note privacy screens noted but no detail that they are fixed and permanent with 25% max
transparency) do not comply as they allow for overlooking from level 2 at the proposed alfresco to
the Private Open Space of unit 8. Whilst the setback of 590mm to the east also allows for views into
windows of unit 21. (again, we note privacy screens noted but no detail that they are fixed and
permanent with 25% max transparency and on level 1, 2 and 3 on the east they are only partial, not
the full length of balconies with views into these windows)
-P021 Safety and Amenity states the development and design ensures...(b) do not unreasonably
impact on the amenity enjoyed by users of adjoining or nearby premises, including privacy and
access to sunlight. Again and perhaps the most extreme non-compliance performance is P021. We
do not believe the design complies as an acceptable outcome. 3rd floor open area including kitchen
and sittings areas looks directly down onto POS of unit 8. Operable timber screens again do not
comply with A021.4. Similarly privacy screens to eastern elevation levels 1, 2 and 3 allow views into
windows of unit 21. (again we note privacy screens noted but no detail that they are fixed and
permanent with 25% max transparency and on level 1, 2 and 3 on the east they are only partial, not
the full length of balconies with views into these windows)
We ask you to also consider the NCC and Queensland Residential Design Guidelines will apply at
building permit stage. We note that either obscured glazing or privacy screens should firstly be
designed in all areas where direct views within 10m and beyond at a 45 degree angle from the plane
of the wall containing the opening measured from a height of 1.7m above the floor level are into an
adjacent private open space or a habitable space window. The QLD Residential Design Guidelines
state that single detached housing in Element C4 Privacy A1.3 privacy screens must have a maximum
of 25% opening and be permanent and fixed.
Our main objection is for our amenity and ensuring that operable privacy screens are made
permanently fixed with 25% maximum transparency or frosted glazing. They also need to be
extended to all areas of viewing, not just the ones shown on elevations and plans. The screens
shown are 1.5m high, the Noosa Plan 2020 states 1.7m high.
The visual bulk of the front facade is increased dramatically as there are no setbacks, thus
presenting a monolithic structure right on the Community driveway. A new building should take
into account surrounding buildings and not have an increased impact.
Sincerely
Lois and Peter Lumley
Directors: Consiliarius Septimus Nominees Pty. Ltd. (ACN 005 308 252)
5/25 Wallace Avenue, Toorak, 3142, Victoria
\ >,
•§7 z!0
-JV3S 1
Mo.! NOITWOD afnPrl
HI
O' <
gw
3N1