Australian Institute of Architects Noosa Plan Amendments Submission to Strategic Planning - Rowena Skinner October 2015
SUBMISSION BY Australian Institute of Architects Queensland Chapter ABN 72 000 023 012 70 Merivale Street SOUTH BRISBANE QLD 4101 PO Box 3275 SOUTH BRISBANE QLD 4101 Telephone: 07 3828 4100 Facsimile: 07 3828 4133 email: qld@architecture.com.au PURPOSE This submission is made by the Qld Chapter of the Australian Institute of Architects (the Institute) to: Review of the Building Act 1975 and building certification in Queensland Department of Housing and Public Works GPO Box 2457 BRISBANE QLD 4001, in response to the Review of the Building Act 1975. and buildingcodes@qld.gov.au This submission has been prepared by the Queensland Chapter of the Australian Institute of Architects. At the time of this submission the President of the Queensland Chapter is Richard Kirk FRAIA. INFORMATION Who is making this submission? The Australian Institute of Architects (the Institute) is an independent voluntary subscription-based member organization with approximately 12,305 members, of which 6,840 are architect members. Members are bound by a Code of Conduct and Disciplinary Procedures. The Institute, incorporated in 1929, is one of the 96 member associations of the International Union of Architects (UIA) and is represented on the International Practice Commission. Where does the Institute rank as a professional association? At approximately 12,400 members, the Institute represents the largest group of non-engineer design professionals in Australia. Noosa Plan Amendments October 2015 1
Australian Institute of Architects Noosa Plan Amendments Noosa Plan Amendments October 2015 2
Please refer to Attachments 1 and 2, AIA Noosa Plan Amendments Submission Attachment 1 Tewantin House Proposed Planning Scheme Impacts Attachment 2 END Noosa Plan Amendments October 2015 3
2 October 2015 Attachment 1 The Chief Executive Officer Noosa Council PO Box 141 Tewantin QLD 4565 Via email: strategicplanning@noosa.qld.gov.au Attention: Strategic Planning Rowena Skinner Dear Rowena, Proposed Noosa Plan Amendments - Submission The Noosa Plan - Proposed Amendments August 2015 Council has made amendments to: Division 7 Detached House Code 14.53 Specific outcomes, acceptable solutions and probable solutions for the Detached House Code Table 14-28 Dwelling houses Column 1 Specific Outcomes O1 b) preserve the visual and acoustic privacy of adjoining and nearby land uses as well as reasonable access to views and sunlight. Comment This proposed amendment has the inclusion of the words as well as reasonable access to views and sunlight. This descriptor or outcome proposed is one which is non definitive, lacks clarity or the ability for measurement, provides subjective assessment by interested parties and is unable to provide certainty on development outcomes. The term reasonable access is one which is not defined within current or proposed state planning legislation and one would propose only ever be defined within the courts or an arbitration process. To express it within a planning scheme as a specific outcome is nonsensical in its expectations. Column 2 Acceptable solutions / Probable solutions S1.1 The minimum setback of the Detached house or dwelling unit and associated buildings and structures from boundaries is not less than the minimum specified in Schedule 1. Schedule 1 MINIMUM BOUNDARY SETBACKS FOR BUILDINGS AND OTHER STRUCTURES Table 1-1 1 Standard minimum setbacks for Zones Column 2 Minimum setbacks Rear boundary a) Where the lot has an area of at least 600m2 i) 3.0m setback up to 4.5m height; and ii) 6.0m setback between 4.5m -8.0m height b) Where the lot area is less than 600m2 no part of the building protrudes beyond a projection line that rises from 1.8m above the ground at the property boundary to a point 8m in height 6m in from the property boundary as shown in Figure 1 below c) Where the rear boundary of a lot adjoins a reserve or public open space the rear boundary setback may be as for other boundaries d) Where the property is a corner lot, one common property boundary shall be considered the rear boundary Cont.
Page 2 of 3 2 October 2015 Rowena Skinner Noosa Council Strategic Planning Comment This proposed amendment seeks to achieve the specific outcome of preserve the visual and acoustic privacy of adjoining and nearby land uses as well as reasonable access to views and sunlight by a probable solution which increases the rear boundary setback on both the ground level and a further increase at a height of 4.5m. These increases to rear boundary setbacks whilst can be implemented, provide absolutely no guarantee that they will achieve the specific outcome of reasonable access. The impact of this reduction is not so much of building footprint but should be considered within a design envelope. To define the design envelope we are considering the allowable space that the architect is able to use to achieve a design outcome that takes into consideration the range of requirements of the resident / client but also the planning scheme requirements in building design for articulation, roof overhangs, use of materials and achieving the sub tropical elements which are espoused. Increasing the size and current parameters of the rear boundary setback greatly increases the propensity for poor design outcomes to occur. Further challenges for the design envelope are presented by the nomination of a rear boundary for corner lots. Corner lots in themselves present complexities within the design envelope with the; requirements of have two front boundary setbacks, creation of useable open space, presentation and orientation to adjoining properties, and the irregular and often truncated shape of the lot. The nomination of a rear boundary directly forces the creation of the building closer to a road frontage increasing issues relating lack of privacy, safety and security and associated traffic noise. Allowing corner lots to be managed as having side boundaries will allow improved livability and the design outcomes for the property. It will create a greater open space opportunity to allow vegetation and buffering to the street rather than a large blank wall of an 8m wall forced forward because of the need for a nominated rear boundary with an increased setback. Further direct outcomes that this proposed amendment may deliver; Increased building costs for two storey home up to $60,000 Reduced ability to design for climate: Orientation of dwelling; Use of shade for Passive cooling; Capturing of prevailing breezes for airflow to reduce requirements for air conditioning; and Solar orientation for Passive heating. Limiting access of view to protect reasonable views of adjoining properties Lack of clarity, interpretation and assessment of specific outcome Properties with corner lots required to seek numerous relaxations due to nominating a rear boundary The Noosa Plan within the Division 2 - Strategic Framework and Community Vision details with respect to specific uses Residential Development, Residential development is encouraged to be more sustainable and flexible relying less on nonrenewable energy for heating, cooling, lighting, or hot water heating.
Page 3 of 3 2 October 2015 Rowena Skinner Noosa Council Strategic Planning Cont. It can be demonstrated that the inclusion of these amendments is contradictory to the Strategic Framework within the Noosa Plan. The Building Code of Australia (BCA) defines Australia into 8 climate zones. Each climate zone has distinctly different design and construction requirements. The Noosa Shire is contained within Zone 2 Warm humid summer, mild winter. The proposed amendments will limit the opportunities to design (as mentioned above) for these recognised climatic conditions as the design envelope has been reduced. Limited consideration has been given to the impacts these amendments may have on lots that are; Irregular in shape, width, and dimensions Contain and easement Adjoining bushland representing a bushfire hazard Having minimum floor heights specified With more than one street frontage Steep sloping Conclusion We formally submit that we do not support the proposed amendments as they relate with the increase of rear boundary setbacks within the Detached House Code and Schedule 1 Minimum Boundary Setbacks. Council has presented limited planning information or relevant material to support the increase to the rear boundary setback. Council reporting highlights that Officers are not aware of neighbour complaints arising from low set homes and very few from high set homes. The inclusion of as well as reasonable access to views and sunlight to the specific outcomes does not provide an outcome which is definitive, has clarity or the ability to be measured. The assessment becomes a subjective assessment by interested parties and is unable to provide certainty on development outcomes. We request that this proposed amendment in its entirety not be accepted and the provisions that currently exist within the Noosa Plan and the Queensland Development Code (QDC) are retained. Yours sincerely, Lindy Atkin, Australian Institute of Architects, Queensland Chapter Councillor, Regional Affairs Committee Phil Smith, Australian Institute of Architects, Sunshine Coast Region Chair, Regional Affairs Committee Attachments Tewantin House Proposed Planning Scheme Impacts Attachment 2
A Attachment 2 01 15 14 13 01 Entry Boardwalk 02 Entry 03 Pantry 04 Kitchen 05 Dining 06 Living 07 Living Deck 08 Powder Room 09 Ensuite 10 Robe 11 Kitchenette 12 Bedroom 13 Bedroom Deck 14 Pool Deck 15 Swimming Pool 16 Drying Deck 17 Laundry 18 Powder Room 19 Store 20 Carport 21 Bathroom 22 Study 23 Library 24 Void Below 12 20 11 0m 1m 2m 3m 4m 5m 10 1:100 @ A3 19 07 08 09 18 B 02 B 17 05 06 16 03 04 Proposed 3 metre Setback Ground Floor Plan A Tewantin House Ground Floor Plan
A 01 Entry Boardwalk 02 Entry 03 Pantry 04 Kitchen 05 Dining 06 Living 07 Living Deck 08 Powder Room 09 Ensuite 10 Robe 11 Kitchenette 12 Bedroom 13 Bedroom Deck 14 Pool Deck 15 Swimming Pool 16 Drying Deck 17 Laundry 18 Powder Room 19 Store 20 Carport 21 Bathroom 22 Study 23 Library 24 Void Below 0m 1m 2m 3m 4m 5m 1:100 @ A3 09 24 13 B 12 B 24 12 10 21 22 23 10 Proposed 6 metre Setback First Floor Plan A Tewantin House First Floor Plan
8 metre Height Limit 4.5 metres Impact of Proposed Planning Scheme Amendments 6 metre Setback & 3 metre Setback Tewantin House Cross Section
Tewantin House Exteriors and Interiors
Tewantin House Current Planning Scheme
Tewantin House Proposed Planning Scheme