Browse Forums Building A New House 1 Jun 23, 2010 12:21 pm Hi Building a double story house. Both of my side neighbours are single story house. We were told by our builder that we need to make our back windows as awning windows and obscure glazing. Otherwise we will not be getting a building permit. I don't mind making them awning but DONOT want to obscure glaze them as they are bedroom windows. Only small portion is coming into our side neighbours. We have a big backyard so no issue with the back neighbour. I am ok to glaze the side windows but not the back windows. Has anyone had to obscure glaze their back windows. Has anyone who has any ideas to over come this issue so that I don't have to make them obscure. Thanks Re: Overlooking issue (back windows) 2Jun 23, 2010 12:28 pm Tell the builder to leave them as normak clear glass, and that you will put on the obscure film after the build, then after you have moved in, peel the film off, if your neighbour's don't care, then you are all good, and if council come around and have a whinge, just put the film back up again... Re: Overlooking issue (back windows) 3Jun 23, 2010 1:13 pm joannapaulp Tell the builder to leave them as normak clear glass, and that you will put on the obscure film after the build, then after you have moved in, peel the film off, if your neighbour's don't care, then you are all good, and if council come around and have a whinge, just put the film back up again... Thanks for that. Builder says that they cannot get building permit without that. Is it true? Re: Overlooking issue (back windows) 4Jun 23, 2010 2:49 pm Yellow joannapaulp Tell the builder to leave them as normak clear glass, and that you will put on the obscure film after the build, then after you have moved in, peel the film off, if your neighbour's don't care, then you are all good, and if council come around and have a whinge, just put the film back up again... Thanks for that. Builder says that they cannot get building permit without that. Is it true? Some councils do have strict overlooking rules so I wouldn't be surprised if it was true - which is generally a good thing - I wouldn't want someone looking into our living areas. Given they are backwards facing windows I wonder if it would be acceptable to have a shortish wooden screen perpendicular to the wall right next to the window so you are only able to see directly backwards into your garden and not to the side into your neighbours yard/house? Re: Overlooking issue (back windows) 5Jun 23, 2010 4:23 pm Yellow joannapaulp Tell the builder to leave them as normak clear glass, and that you will put on the obscure film after the build, then after you have moved in, peel the film off, if your neighbour's don't care, then you are all good, and if council come around and have a whinge, just put the film back up again... Thanks for that. Builder says that they cannot get building permit without that. Is it true? This is called overlooking... it is the rule but some new development areas are exempt.... Quote: Building Regulations 2006 - SECT 419 Overlooking 419. Overlooking (1) A habitable room window or raised open space of a building on an allotment must not provide a direct line of sight into a habitable room window or on to a secluded private open space of an existing dwelling on an adjoining allotment. (2) In the case of a direct line of sight from a habitable room window, the line of sight is any line measured from a height of 1·7m above the floor level of the habitable room and contained within the space enclosed by- (a) a vertical plane measured at an angle of 45° from each side of the window; and (b) a horizontal plane 1·7m above the floor level of the habitable room; and (c) the ground level below; and (d) a horizontal distance of 9m from the window. (3) In the case of a direct line of sight from a raised open space, the line of sight is any line measured from a height of 1·7m above the floor level and along the perimeter of the raised open space to any point within a horizontal distance of 9m from the raised open space and extending 45° beyond any point where the perimeter of the raised open space meets a wall of a building. (4) In the case of a secluded private open space, the horizontal distance of 9m referred to in subregulation (2)(d) or (3) is to be measured at ground level. (5) A habitable room window complies with this regulation if- (a) in the case where a habitable room window provides a direct line of sight into a habitable room window of an existing dwelling on an adjoining allotment, it is offset a minimum of 1·5m from the edge of one window to the edge of the other; or (b) it has a sill height at least 1·7m above floor level; or (c) it has obscure glazing in any part of the window below 1·7m above floor level; or (d) the direct line of sight is obscured by a permanent and fixed screen that has no more than 25% of its area open. (6) A raised open space complies with this regulation if the direct line of sight into the habitable room window or on to the secluded private open space on the adjoining allotment is obscured by a permanent and fixed screen which has no more than 25% of its area open. (7) A window referred to in subregulation (5)(c) may be able to be opened provided that when open the obscure glazing does not permit a direct line of sight on to the secluded private open space or into the habitable room window referred to in subregulation (1). (8) This regulation does not apply to a new habitable room window or raised open space that faces a property boundary if- (a) there is a visual barrier at least 1·8m high at the boundary; and (b) the floor level of the room or the raised open space is less than 800mm above ground level at the boundary. (9) The report and consent of the relevant council must be obtained to an application for a building permit in relation to a design that does not comply with this regulation. (10) In this regulation- raised open space means a landing with an area of more than 2m2, a balcony, a terrace, a deck or a patio; secluded private open space means any part of private open space on an allotment- (a) which is screened for at least 90% of its perimeter by a wall, fence or other barrier that is at least 1·5m high and that has no more than 25% of its area open; and (b) which is primarily intended for outdoor recreation activities. "ECOECO" At 'EcoEco', we design windows, we design the best windows, we do it for you, so that when you’re happy we are happy. Tel. 1800 326 326 I would really appreciate if if you can complete the poll about windows, if you have a story I would love to hear it. Please share… 0 431 My land is 260m2 (10m x 26m) located in claymore NSW. Under campbelltown council. I know in general the following setbacks would apply ground floor side setback =… 0 6938 Good luck with it. 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