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ASSESSMENT UNIT

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The issues raised mainly relate to the scope of the new works and the impact on the residential experience. The proposal does not conflict with the requirements of the Law and Regulations regarding spatial planning and is considered reasonable. Note: The property is subject to existing usage rights and commercial use of the property has not ceased.

Comment: The subject application requires consent for the increase, extension and intensification of the existing use, but it is considered that the proposed additional works will not result in a significant over-intensification of the use of the existing car wash. Comment: The application in question does not require a change in the existing use of the premises, but an expansion, increase and intensification of the current use. Firstly, whether the impact of the operation of the existing use on residential amenity is acceptable.

Approval of the subject application will result in a reasonable intensification of use and will not adversely affect any surrounding residential property. Is the proposal compatible with the existing or desired future character of the area or locality in which it is proposed to be located.

Special areas

Site and building

3. Compliance with DCP Part B Section 2 - Signage

Compliance with DCP Part D Section 1 - Parking

Issues Raised in Submissions

1st Notification

2nd Notification

External Referrals

The issues raised in the submissions have been addressed in the report and approval is

Development in Accordance with Submitted Plans (as Amended)

Construction Certificate

3. Building Work to be in Accordance with BCA

External Finishes

Signage

Protection of Public Infrastructure

Sydney Water Building Plan Approval

Builder and PCA Details Required

Management of Building Sites – Builder’s Details

DURING CONSTRUCTION

Hours of Work

Compliance with Critical Stage Inspections and Other Inspections Nominated by the Principal Certifying Authority

Roof Water Drainage

ATTACHMENT 1 – LOCALITY PLAN

ATTACHMENT 2 – AERIAL PHOTOGRAPH

ATTACHMENT 3 – ZONING PLAN

ATTACHMENT 4 – APPROVED PLANS

ATTACHMENT 4 – APPROVED PLANS

ATTACHMENT 5 – PROPOSED SITE PLAN

ATTACHMENT 6 – PROPOSED FLOOR PLAN

ATTACHMENT 7 – PROPOSED ELEVATIONS

ATTACHMENT 8 – SIGNAGE DETAILS

ATTACHMENT 9 – PHOTOGRAPHS

EXECUTIVE SUMMARY

PROPOSAL

The proposed place of public worship is a single-storey structure set back at least 10.7m from Hill Road, which is greater than the minimum 7.5m setback permitted in this part of West Pennant Hills. The subject allotment is situated on a bend and is adjacent to a new 2-storey dwelling to the south-west and a vacant lot to the north with a proposed 2-storey dwelling under evaluation. The parking area will be screened by a 1.5m wide landscaped strip planted with resilient Lillypilly hedge which will assist with noise reduction and soften the visual impact and integrate the site design with the natural environment.

The building has been designed in a similar style and form to standard single storey dwellings to maintain the residential character of the area and minimize any adverse visual impact whilst maintaining a functional facility. Taken as a whole, the proposal provides an effective design solution that would serve the operational needs of the church and that would have as little impact on the surrounding area as possible. Council staff have assessed the acoustic report and have raised no objections in relation to the potential for noise generation under conditions which include the implementation of the report's recommendations.

The submitted report modeled the potential noise impacts using valid ambient noise emission criteria and ambient noise level measurements at the site. Noise impacts from traffic and construction site operations have been assessed and, subject to the recommendations being implemented, including the use of selected building materials and the installation of a 1.8m fence near the south-west boundary, the impacts of external noise intrusion on the development and noise emissions from the operation of the development will according to the acoustic criteria. As there are no residential properties within this development and the hours of use are limited, the expected acoustic impacts will be negligible and consistent with the surrounding residential character.

Compliance with The Hills Development Control Plan

DEVELOPMENT

Due to car parking requirements and site constraints, 1.5m landscaped areas are

Issues Raised in Submissions

The Council's Landscape Assessment Officer has recommended additional landscaping to the front of the site to improve the streetscape. To support the tree, the road will have to be moved 7.8 m to the south, while the retaining walls will have to be moved 4.9 m to the west. To compensate for the loss of the tree, the proposed landscape design allows for 5 replacement trees plus an additional tree is requested north of the driveway, bringing the total to 6 replacement trees.

Due to wildfire requirements, trees may not form a continuous canopy of the structure. Significant retaining walls on the northern and western elevations will limit any area available for landscaping, further detracting from the aesthetic and environmental value of the proposal. The traffic manager of the municipality has assessed the proposal and there is no traffic-related objection to the proposal.

The acoustic assessment report submitted with the development application has been reviewed by an Environmental Health Officer and is considered satisfactory subject to the recommendations of the report being implemented (see condition no. 19). The design addresses the constraints of the location and responds accordingly to the context of the place. The restrictions are consistent with the surrounding site, street, character and include site restrictions and are in accordance with the controls, with the exception of required landscape strips adjacent to the parking lot and site coverage.

Due to the intended use as a church facility, it is considered that private open space on the site will not be used in the same way as for residential land uses. The extended retaining walls result in the removal of a healthy existing tree at the front of the property which is close to the front boundary and is kept entirely within the required front 7.5m setback. The unnecessary walls will also remove the only tree on the site, which is a valuable asset to the local area, the streetscape and the amenity of the site and the surrounding area.

The proposed site coverage is 2% more than the maximum allowable 60%, primarily due to the parking requirement for this facility. The council's landscape assessment officer assessed these concerns and recommended moving the driveway 25 feet south to preserve the tree and moving the retaining walls 15 feet west. To compensate for the loss of trees, the proposed landscape design allows for 5 replacement trees and recommends planting an additional tree north of the driveway, bringing the total to 6 replacement trees.

4. Internal Referrals

5. External Referrals

IMPACTS

Development in Accordance with Submitted Plans

Provision of Parking Spaces

Separate application for signs

4. Maximum capacity of premises

  • Construction Certificate
  • Building Work to be in Accordance with BCA
  • External Finishes
  • Separate Construction Certificate Required for Retaining Walls
  • Tree Removal
  • Compliance with NSW Rural Fire Service Requirements
  • Planting Requirements
  • Protection of Public Infrastructure
  • Structures Adjacent to Piped Drainage Easements
  • Vehicular Access and Parking
  • Vehicular Crossing Request
  • Minor Engineering Works

All driveways and parking areas shall be clearly and permanently line marked, signposted and maintained to ensure that entrances and exits are in a forward direction at all times and that parking and traffic circulation is adequately controlled. All driveways and parking spaces must be separated from landscaped areas by a low-lying concrete curb or wall. In rural areas, all entrances and car parks must provide for a formal exit in all kinds of weather.

All driveways and car parks must be graded, collected and drained by shafts and pipes to the appropriate point of legal discharge. Each driveway requires a separate vehicle crossing application accompanied by the applicable fee in accordance with the Council's Schedule of Fees and Charges. The design and construction of the engineering works listed below must be provided in accordance with the Council's Subdivisions/Developments Planning Guidelines and Subdivisions/Developments Works Specifications.

Works on existing public roads or any other land under the care and control of the Council must be approved and inspected by the Council in accordance with the Roads Act 1993 or the Local Government Act 1993. A separate application for minor engineering works and inspection fee is payable under Council Fees and Charges Scheme. The design, finish, gradient and location of all driveway crossings shall comply with the above documents and Council's Driveway Specifications.

The driveway must be at least 6 meters wide for the first 6 meters of the site, measured from the boundary. On higher grounds, a grate drain must be provided on the driveway at the property boundary. A separate fee for requesting vehicle crossings is payable as per the Board's Schedule of Fees and Charges.

All disused pavements and driveways shall be removed and replaced with curbs and gutters along with restoration and turfing of the adjacent footpath edge area.

Contamination

Air Conditioner Location

Acoustic Requirements

Management of Construction Waste

21. Disposal of Surplus Excavated Material

Commencement of Business Waste Service

Provision of Waste Storage Area

Onsite Stormwater Detention – Upper Parramatta River Catchment Area Onsite Stormwater Detention (OSD) is required in accordance with Council’s adopted

Design/ construction plans prepared by an accredited OSD designer

Security Bond – Road Pavement and Public Asset Protection

Erosion & Sediment Control Plan

Section 7.12 Contribution

Proposed cost of the development Maximum percentage of the levy

Public Infrastructure Inventory Report

Management of Building Sites – Builder’s Details

Consultation with Service Authorities

Principal Certifying Authority

Approved Temporary Closet

Stabilised Access Point

36. Erosion and Sedimentation Controls

Erosion & Sediment Control Plan Kept on Site

Construction Waste Management Details Required

Dropped Edge Beam

Compliance with Critical Stage Inspections and Inspections Nominated by the PCA

Stockpiles

43. Dust Control

Construction Noise

Contamination

Provision of Electricity Services

Provision of Telecommunications Services

Completion of Engineering Works

50. Public Infrastructure Inventory Report - Post Construction

OSD System Certification

Compliance with Rural Fire Service Requirements

Retaining Walls

Noise Management Plan

Acoustic Compliance Report

Hours of Worship and Use

57. Operational Noise Level Limits – Across entire site

Noise Management Signage

Noise Barrier Maintenance

Offensive Noise

Noise to Surrounding Area

Lighting

Final Acoustic Report

Offensive Noise - Acoustic Report

65. Waste and Recycling Management

ATTACHMENT 1 – LOCALITY PLAN

ATTACHMENT 2 – AERIAL PHOTOGRAPH

ATTACHMENT 3 – SITE PLAN

ATTACHMENT 4 – FLOOR PLAN

ATTACHMENT 5 – ELEVATIONS (2 PAGES)

PAGE 2

ATTACHMENT 6 – RETAINING WALL ELEVATIONS AND SITE SECTIONS

ATTACHMENT 7 – LANDSCAPE PLAN

ATTACHMENT 8 – PERSPECTIVES

ATTACHMENT 9 – NSW RURAL FIRE SERVICE LETTER (2 PAGES)

References

Related documents

PAGE 1 MINUTES OF THE DEVELOPMENT ASSESSMENT UNIT MEETING HELD AT THE HILLS SHIRE COUNCIL ON TUESDAY, 24 APRIL 2018 PRESENT Cameron McKenzie Group Manager – Environment & Planning