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ASSESSMENT UNIT

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To confirm the minutes of the Development Assessment Unit Council Meeting held on 13 February 2018. The proposal seeks consent for the use of additional retail/café/restaurant space, fitness center and center based childcare center , however adaptation of these uses will be subject to future applications. The proposal will result in point impacts of up to 300mm in the north-west corner of the site and 500mm in the south-west corner.

A later subdivision to crop this portion of the land from the development site will be required. The establishment of the centre-based childcare center will require assessment under a future Development Application. The proposed operating hours are between 08:00 and 20:00 which corresponds to the existing approved operating hours of the shopping centre.

The occupancy and layout of the fitness center will require assessment under a future development application if the hours of operation or gross floor area are changed in relation to this proposal. The proposal is extensions to an existing retail space and includes a centre-based childcare facility, recreation facility (indoor), food and beverage facilities and medical clinic, which are defined as follows:. commercial premises means one of the following: a) business premises, b) office premises, c) retail premises.

The proposal includes a medical centre which is a type of health services facility that is a

Compliance with The Hills Development Control Plan

DEVELOPMENT

DEVELOPMENT

The retail centre parking available at the peak drop off and pick up times can cater for

Issues Raised in Submissions

It is not considered that the proposal will adversely affect the safety of children within the area. All larger waste delivery and collection vehicles will enter via The Parkway as all loading bays are located within the at-grade parking lot. Service vehicles may not access any of the basement levels or service the development directly from Buckley Street (Refer to Condition No. 33).

Given the size of the construction works, the impact is not considered unreasonable. With the consent of the parents, it has been assessed that the local roads are sufficiently wide to accommodate the extra traffic. It is not expected that the extra traffic will have a negative impact on parking in the street.

The proposal results in development that is less intensive than other permitted uses within the zone. Although there will be some impact on residents in the area during the construction period, the proposal is not expected to impact the community once complete.

Impact of lighting used for the

Concern is raised regarding

Economic viability of the proposed

External Referrals

NSW Police

Internal Referrals

Using both near map photos and the consultants parking accumulation study, the

Council’s Fire Safety Officer is satisfied that the building will be bought into partial

The Hills Future Community Strategic Plan

Development in Accordance with Submitted Plans (as amended)

No work (including excavation, land fill or earth reshaping) shall be undertaken prior to

Construction Certificate

Building Work to be in Accordance with BCA

Provision of Parking Spaces

Separate Development Application – Centre Based Child Care Facility

Separate Development Application – Fitness Centre/Gymnasium

Separate Development Application - Retail Tenancies

8. Separate application for signs

Demolition Notification

Reflective Qualities

External Finishes

Adherence to Waste Management Plan

Management of Construction and Demolition Waste

Clinical Waste

Acoustic Requirements

Recycled Water

17. Road Opening Permit

Protection of Public Infrastructure

Vehicular Access and Parking

Site Stormwater Drainage

Tree Removal

22. Planting Requirements

Compliance with NSW Police Force Requirements

Bollards next to any front doors of the childcare center where vehicles may drive must be in place - this is to help keep children safe so ram raids can be prevented. Fire doors must be alarmed and a magnetic strip is required so that the door will close.

Clause 94 Considerations

Integral Energy requirements

Excavation/ Anchoring Near Boundaries

Disposal of Surplus Excavated Material

PRIOR TO THE ISSUE OF A CONSTRUCTION CERTIFICATE

Section 94A Contribution

Erosion & Sediment Control Plan

Acoustic – Construction Noise Management Plan

Acoustic – Mechanical Plant

32. Security Bond – Road Pavement and Public Asset Protection

  • Service Vehicles – Access Requirements
  • Works on Adjoining Land
  • Works at the Interface of RE1 land
  • Construction Management Plan
  • Builder and PCA Details Required
  • Consultation with Service Authorities
  • Demolition Works and Asbestos Management
  • Approved Temporary Closet
  • Stabilised Access Point
  • Structural Certificate/Existing Building
  • Erosion and Sedimentation Controls

Erecting suitable fencing or other measures to restrict public access to the site and construction works, materials or equipment when construction work is not in progress or the area is otherwise unoccupied. Erecting a sign, in a visible position, stating that unauthorized entry to the site is not permitted and giving the after-hours contact name and telephone number. Unhindered access must be available to the electricity supply authority, during and after construction, to electricity meters and measuring equipment.

The demolition of any structure must be carried out in accordance with the Working Conditions Act 2011. All vehicles transporting demolition material from the site must have a covered load and must not leave soil or waste material on the road. If demolition work interferes with or impedes the movement of pedestrians or vehicles on the adjacent public road or reserve, a separate application must be made to the municipality to close off the public space with a fence or gate.

Transporters of asbestos waste (of any load over 100kg of asbestos waste or 10 square meters or more of asbestos sheets) must provide information to the NSW EPA regarding the movement of waste using their WasteLocate online reporting tool www.wastelocate.epa.nsw.gov .au. Asbestos to be disposed of may only be transported to waste facilities that are approved to receive asbestos. An approved temporary cabinet connected to Sydney Water's sewers, or alternatively an approved chemical cabinet, must be in place on the site before construction work commences.

A stabilized all-weather access point must be provided prior to commencement of site work and maintained throughout construction activities until the site is stabilized. Inspections will be in accordance with the requirements with details approved by Council and/or as directed by Council Officers. These requirements will be in accordance with Urban Water Management – ​​Lands and Buildings produced by the NSW Department of Housing (Blue Book).

Structural engineer's certificate on the adequacy of the existing building to support additions to be submitted before work begins. Erosion and sedimentation control measures must be in place prior to the commencement of site works and must be maintained throughout construction activities until the site is landscaped and/or properly replanted. These requirements will be in accordance with Managing Urban Stormwater – Soils and Construction (Blue Book) produced by the NSW Department of Housing.

This will include, but not be limited to a stabilised access point and appropriately locating

Erosion & Sediment Control Plan Kept on Site

Traffic Control Plan

Public Infrastructure Inventory Report

Protection of Existing Trees

Trenching within Tree Protection Zone

DURING CONSTRUCTION

  • Hours of Work
  • Survey Certificate
  • Compliance with Critical Stage Inspections and Other Inspections Nominated by the Principal Certifying Authority
  • Construction Noise
  • Contamination
  • Dust Control
  • Standard of Works
  • Management of Construction Activities
  • Roof Water Drainage
  • Rock Breaking Noise

Dust screens should be placed around the perimeter of the site and kept in good condition during construction; All dusty surfaces should be wetted and suppressed with a fine mist of water. All stocks of materials that can generate dust should be kept moist or covered.

All work must be carried out in accordance with the Council's Construction Specification for Subdivisions/Developments and must include all necessary works required for effective construction. Activities should be managed during the construction period to ensure that impacts on neighboring roads and properties are minimized. Gutter and drain pipes must be provided and connected to an approved drainage system when the roofing is installed.

Following receipt of a justified complaint regarding noise pollution arising from rock breaking as part of excavation and construction processes, rock breaking will be restricted from 09:00 to 17:00, Monday to Friday . Details of the noise abatement measures and the likely duration of the activity will also be required to be submitted to the Council's Manager - Environment and Health within seven (7) days of receipt of notice from the Council. The absorption of the play area on the ground floor should be ensured with a minimum NRC of 0.5 and with a minimum of 40% of the floor area.

External facade elements of the retail/café areas must include 10.38mm laminated glass with a minimum performance of Rw35. To erect the outer facade of the fitness center from masonry or lightweight building construction with a minimum performance of Rw40. Exterior windows of the fitness center are glazed with 10.38mm laminated glass with a minimum performance of Rw35.

Any conflicts with the above acoustic attenuation measures and the Building Code of Australia (BCA), the BCA shall prevail, but the same acoustic performance shall be achieved.

Prior to any Occupation Certificate being issued written certification is to be provided to

Public Infrastructure Inventory Report - Post Construction

Pump System Certification

Landscaping Prior to Issue of any Occupation Certificate

Operational Plan of Management

Section 73 Certificate

Signposting and Line Marking

69. Waste and Recycling Management

Lighting

Hours of operation of the loading dock

Noise to Surrounding Area

Outdoor dining

Acoustic – Project Specific

Existing Retail Use

ATTACHMENTS

ATTACHMENT 1 – LOCALITY PLAN

ATTACHMENT 2 – AERIAL PHOTOGRAPH

ATTACHMENT 3 – ZONING MAP

ATTACHMENT 4 – SITE PLAN

ATTACHMENT 5 – DEMOLITION PLAN

ATTACHMENT 5 – DEMOLITION PLAN

ATTACHMENT 6 – PROPOSED PARKING LAYOUT

ATTACHMENT 7 - FLOOR PLANS (BASEMENT)

ATTACHMENT 7 – FLOOR PLANS (GROUND FLOOR)

ATTACHMENT 7 – FLOOR PLANS (LEVEL 1)

ATTACHMENT 7 – FLOOR PLANS (LEVEL 2)

ATTACHMENT 8 – ELEVATIONS

ATTACHMENT 9 – LANDSCAPE PLANS

ATTACHMENT 9 – LANDSCAPE PLANS

ATTACHMENT 10 – SHADOW DIAGRAMS

ATTACHMENT 11 –PERSPECTIVES

ATTACHMENT 11 –PERSPECTIVES

ATTACHMENT 11 –PERSPECTIVES

ATTACHMENT 12 –FINISHES SCHEDULE

A section 96(2) variation application seeks to vary an approved multi-dwelling dwelling (townhouse) by increasing the floor area of ​​each unit, changing the mix of units and redesigning car parks and communal open spaces.

PROPOSAL

Encourage the development of medium-density housing in locations that are close to population centers and public transportation routes. The proposed amendment is considered to be consistent with the stated objectives of the site in that the proposal would result in a medium density residential development that is consistent with existing and future medium density locality expectations. The proposal is considered to provide balanced urban growth as it is compatible with the existing built environment within the R3 medium density residential zone.

The proposal has a density of 93.6 people per hectares and is compatible with the established Castle Hill area and is consistent with Council's desired future density provisions under The Hills Corridor Strategy.

Compliance with Development Control Plans

The proposed increase in floor area per dwelling will result in the buildings to be located

North West Rail Link and Corridor Strategy

Since the public exhibition of the Castle Hill Structure Plan, the subject site has not been

Issues Raised in Submissions

There is no doubt that the site benefits from a water drainage easement and the unwillingness of the encumbered lot owners to comply with the easement conditions set out in the Conveyancing Act is in no way grounds for denial or modification. 33 and 34 of the original consent require that in the event that engineering works included in the scope of approval and works requiring stormwater drainage extend onto adjacent land, the written consent of all affected adjacent property owners must be obtained prior to construction and present them to the council. The certificate has been issued. The proposed amendment does not change the engineering works or interphase stormwater drainage requirements.

Council staff's position in assessing the original development application was to determine whether the subject development was capable of providing a pipe inter-allocation drainage within an existing easement. As the adjacent downstream properties contain a registered easement which may benefit the site in question, the subject development is capable of achieving a piped inter-allotment drainage. This is a compliance matter for the Chief Certifying Authority to ensure at the Construction Certificate stage.

Owners' consent to access downstream internal drainage easements is a civil matter to be settled by landowners.

Internal Referrals

CONCLUSION

Section 94 Contribution

The following monetary contributions are to be paid to the Council in accordance with Section 94 of the 1979 Planning and Assessment Act to meet the increased demand for public facilities and services resulting from the development. Prior to payment of the above contributions, the applicant is advised to contact the Council's Development Contributions Officer on 9843 0268. The Council's Contributions Plans can be viewed at www.thehills.nsw.gov.au or a copy can be inspected or purchased from the Council's Administration Centre.

Compliance with BASIX Certificate

ATTACHMENTS

ATTACHMENT 1 – LOCALITY PLAN

ATTACHMENT 2 – AERIAL PHOTOGRAPH

ATTACHMENT 3 – PROPOSED SITE PLAN/LANDSCAPE PLAN

ATTACHMENT 4 – APPROVED BASEMENT PLAN

ATTACHMENT 5 – PROPOSED BASEMENT PLAN

ATTACHMENT 6 – APPROVED ELEVATIONS

ATTACHMENT 6 – APPROVED ELEVATIONS

ATTACHMENT 7 - PROPOSED ELEVATIONS

ATTACHMENT 8 –

References

Related documents

MINUTES OF THE DEVELOPMENT ASSESSMENT UNIT MEETING HELD AT THE HILLS SHIRE COUNCIL ON TUESDAY, 10 MAY 2022 PRESENT Cameron McKenzie Group Manager – Development & Compliance Chair