Planning Submission MCU19_0030

Lack of Screens for protection against overlooking

6      The Level 1 terrace has no effective screens to prevent overlooking into the adjacent
       ground level private open space of Unit 3 Regatta.

7      The Level 2 terrace and windows of Level 2 bedroom No: 1 have no effective
       screening to prevent direct overlooking into the living room and bedroom windows of
       Unit 3 Regatta.

Visual bulk and intrusion

       The length (14.5m) and height (particularly the solid wall lower 4.7m, with total wall
       height 14.5m above natural ground level) is excessively intrusive from the windows in
       the living room, bedroom and open space areas of Unit 3 Regatta.

Overshadowing

        The shadow diagrams (plans C14.0 and C15.0) indicate that the living room and
        main bedroom west windows of Unit 3 Regatta will be overshadowed by 2pm at the
        winter solstice (with loss of winter sunlight) and partly so at 2pm summer solstice
       (fully so by 3pm summer solstice). This suggests that the roof level should be set
        back further.

Access driveway -vehicle noise intrusion

10     The proposed basement car park access drive way is within 3 metres of the common
       boundary with Unit 3 Regatta's private open space, but no provision has been made
       for sufficient acoustic fencing to prevent undesirable vehicle noise impacting on the
       private open space and living room of Unit 3 Regatta.

Planter Box maintenance

11      The design shows planter boxes. In respect of the planter boxes on the easterly
        boundary facing Regatta, it is unclear how those planter boxes can be accessed for
        maintenance purposes.

Amendments

12      It is submitted that the proposal design requires further amendment to address:

       (a)        Adequate screening to prevent direct overlooking into the living room and
                  bedroom windows of Unit 3 Regatta (and possibly other units) and also Unit 3
                  Regatta open space.

       (b)        Treatment to the easterly solid wall (particularly the section 4.7m above
                  natural ground level) to give better articulation and to avoid its present
                  uninspiring dominance.

       (c)        Revision of the roof and eaves particularly on the easterly boundary to
                  address the issue of overshadowing and loss of sunlight at the winter solstice
                  and even the summer solstice to the living areas, bedroom and open space of
                  Unit 3 Regatta.




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