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ASSESSMENT UNIT

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The proposed variation is considered satisfactory as the layout of the streetscape and scale of the dwelling is consistent with the established character of the locality. The proposed maximum excavation required is 1.6 meters for the ground floor and private open space of the dwelling.

Internal Referrals

The noise impact caused by the proposed two-storey dwelling is consistent and expected from a residential development. The proposed two storey dwelling is in accordance with the site coverage, side and rear setbacks.

GENERAL MATTERS

Development in Accordance with Submitted Plans (as amended)

Construction Certificate

Building Work to be in Accordance with BCA

External Finishes

Tree Removal

6. Replacement Planting Requirements

Air Conditioner Location

Adherence to Waste Management Plan

Management of Construction and/or Demolition Waste

Commencement of Domestic Waste Service

Provision of Domestic Waste Storage Area

Proposed cost of the development Maximum percentage of the levy

Sydney Water Building Plan Approval

Management of Building Sites – Builder’s Details

Consultation with Service Authorities

18. Principal Certifying Authority

Approved Temporary Closet

Erosion and Sedimentation Controls

Stabilised Access Point

Builder and PCA Details Required

Roof Water Drainage

Survey Certificate

Dropped Edge Beam

27. Compliance with BASIX Certificate

Compliance with Critical Stage Inspections and Inspections Nominated by the PCA

Landscaping Works

Dust Control

Maintenance of Landscaping Works

ATTACHMENTS

ATTACHMENT 1 – LOCALITY PLAN

ATTACHMENT 2 – AERIAL PLAN

ATTACHMENT 3 – SITE PLAN

ATTACHMENT 4 – ELEVATIONS

ATTACHMENT 5 – ELEVATIONS

ATTACHMENT 6 – SECTIONS

ATTACHMENT 7 – AMENDED PLAN INDICATING CUT AND FILL

ATTACHMENT 8 –LANDSCAPE PLAN

The application was notified and submissions from four properties were received. The

ISSUES FOR CONSIDERATION

Compliance with Local Environmental Plan 2012

Compliance with DCP Part B Section 6 – Rouse Hill Regional Centre

Compliance with the Masterplan and Precinct Plan

DA 1581/2005/HB for the Town Centre Precinct Plan was approved on 26 July 2005 by

Activities: provide passive open

D05 Public Realm

D12 Public Realm

Issues Raised in Submissions

Future residents moving into apartments

Police Comments

Internal Referrals

IMPACTS

Development in Accordance with Submitted Plans

2. Construction Certificate

  • Play Equipment
  • Planting Requirements
  • Protection of Public Infrastructure
  • Structures Adjacent to Piped Drainage Easements
  • Requirements for Council Drainage Easements
  • Police Requirements
  • Park Signage

This does not include any encroaching structure expected to be removed/temporarily relocated when/when access to the easement area is required by Council (subject to clause and condition 31 below). Associated costs of removal and re-installation (concrete, shelter, bench and fence) for any major repairs related to works within the public drainage easement will only/specifically be covered by the landowners in accordance with the covenant required in condition 31 below. Vegetation in the park must be maintained at all times to allow natural surveillance and reduce opportunities for concealment.

Graffiti must be cleaned from surfaces in the park as soon as possible after it has occurred. The lighting on the site must be designed in such a way that it is not a nuisance for residents in the area or for motorists on nearby roads, and that there is no negative impact on the surrounding area in the event of slight overflow. Detailed information must be provided to the private certification authority before the building certificate is issued.

The signage is limited to displaying the park name and/or be wayfinding/directional signs. A sign must be erected in accordance with Clause 98 A (2) of the Environmental Planning and Assessment Regulations 2000.

14. Builder and PCA Details Required

Protection of Existing Trees

Approved Temporary Closet

Stabilised Access Point

20. Sydney Water Building Plan Approval

Trenching within Tree Protection Zone

Public Infrastructure Inventory Report

Compliance with Critical Stage Inspections and Inspections Nominated by the PCA

Project Arborist

Compliance with Requirements of Development Consent

Landscaping Prior to Issue of any Occupation Certificate

Completion of Engineering Works

Completion of Engineering Works

Public Infrastructure Inventory Report - Post Construction

Positive Covenant – Drainage Easement Encroachment

ATTACHMENT 1 – LOCALITY PLAN

ATTACHMENT 2 – AERIAL PHOTOGRAPH

ATTACHMENT 3 – LOCATION OF SITE

ATTACHMENT 4 – SITE PLAN

ATTACHMENT 5 –SECTION

ATTACHMENT 6 – LANDSCAPE PLAN

State Infrastructure Contribution (SIC) – Proposed

PROPOSAL

State Environmental Planning Policy (Sydney Region Growth Centres) 2006 Appendix 11 The Hills Growth Centre Precincts Plan

To support the well-being of the community by enabling educational, recreational, community, religious and other activities where they are compatible with the convenience of a low-density residential environment. To support the well-being of the community by enabling educational, recreational, community, religious and other activities where they are consistent with the amenity of a medium-density residential environment. The proposal will not prevent the development of facilities or services to meet the daily needs of residents. iii) Compliance with SEPP – Development Standards.

The minimum lot size applicable to the location/development is 300 m2 (unless a building envelope plan or integrated housing application is proposed). The proposed residential plots vary in size from 300m2 to 840m2 in accordance with the applicable minimum plot size. The site is subject to a split minimum density requirement that reflects the R2 and R3 zoning on the site.

The “residential net developable area” of the R2 part of the site is approximately 1.70 hectares, resulting in a minimum density requirement of 25.5 dwellings for this portion of the site. 34 residential plots are proposed at a density of 20 dwellings per hectare in the R2 portion of the site, which is in accordance with Clause 4.1B.

The minimum density applying to the R3 portion of the site is 18 dwellings per hectare

North West Priority Growth Area Land Use and Infrastructure Implementation Plan

Compliance with The Box Hill Growth Centre Precincts Development Control Plan

However, the variation is acceptable as the proposed block configuration is consistent with the ILP and road network shown in BHDCP. 3.1.2(8) In areas with a minimum residential density of ≤20dw/ha, no more than 40% of the total residential plots proposed in a street block may have a frontage of less than 10m wide. All plots within the two residential blocks in the R2 section of the site have a frontage of more than 10m.

Four of the lots within the R3 section of the site have a frontage width of less than 10m, representing 40% of the proposed block length. 3.1.2(15) The location of a zero plot line should be determined primarily by topography and should be on the low side of the plot to minimize water penetration and termite problems. The easements for repair are positioned so that the zero line can be applied to the low side of the lot.

3.3.1(21) An engineering design for the proposed road works must be submitted as well as plans showing the future road configuration following closure of the temporary road, including details of any necessary drainage and service requirements. Concept engineering plans detailing the proposed temporary road design have been submitted and reviewed by Council's Sub-Divisional Engineer.

Orderly and Economic Development Use and Development of Land

The key principle is whether both sites can achieve a development that is

Issues Raised in Submissions

The owners of No.23 and No.25 Nelson Road do not believe that the developer's offers are necessarily reasonable. It is believed that the owner of the relevant site has made a reasonable offer to the owners/representatives of No.23 and No.25 Nelson Road. The owner of No. 23 Nelson Road has no legal obligation, nor does it intend to dedicate or construct Residual Lot 124 as part of the proposed Limestone Road.

The developer's property valuation at No.23 Nelson Road supports the valuation for 23 Nelson Road. The owners of No. 23 Nelson Road have recently made reduced offers which are below the valuation given by the developer. It is accepted that the owners of No. 23 and No. 25 Nelson Road have actively participated in the negotiations with the applicant.

It is believed that the owner of the relevant site has made a reasonable offer to the owners/representatives of No.23 Nelson Road. It is believed that the owner of the relevant site has made a reasonable offer to the owners/agents at No.25 Nelson Road.

5. External Referrals

IMPACTS

Compliance with Sydney Water Requirements

Compliance with Transgrid Requirements

Subdivision Certificate Preliminary Review

5. Process for Council Endorsement of Legal Documentation

Acoustic Report

Tree Removal

Salinity Requirements

Contamination Assessment

Adherence to Construction Waste Management Plan

Management of Construction and/or Demolition Waste

  • Approved Street Naming
  • Street Trees
  • Water Sensitive Urban Design Handover Process
  • Road Opening Permit
  • Erosion and Sediment Control/ Soil and Water Management Plan
  • Works on Adjoining Land
  • Stormwater Discharge Acceptance

The storm water protrudes into the planned subsidence in Nelson Road south of the subject site front/inside Nelson Road 18 diagonally opposite. The temporary impoundment and associated tree removal (which will require separate approval if necessary) along the southern site boundary extending into 19 Nelson Road to ensure that the site is filled in such a way that Greybox Street and Waterflow Street are able to drain to Nelson Road via Bloomfield Street (eventually ), taking into account the fact that Nelson Road is being rebuilt at a higher level than existing. A letter from the owner of 19 Nelson Road was submitted with the development application approving these works.

The concept engineering design prepared by Malcolm Smith Revision B of May 2018 shows two options for handling this level difference along the southern boundary, a wall or the attachment mentioned above. No works are permitted/approved above 23 Nelson Road (future Limestone Road) as part of these works. The retaining wall along the northern boundary has been designed to meet this requirement while taking into account the need for Limestone Road to be built at a higher level, when later built by others, to match the proposed level in Nelson Road referenced Up.

The required curb formation to address the crossing of the pavement back to the existing surface on Nelson Road to the north of the subject area should account for the required roadway adjustments in front of 25 Nelson Road, contained entirely within the curb as per the concept of engineering design prepared by Malcolm Smith Revision B dated May 2018 and letter dated 9 May 2018 by Greg Atkins. This includes, but is not limited to, the storm water tailings on the planned extension to Nelson Road south of the frontage of the subject area/ within 18 Nelson Road diagonally opposite.

21. Engineering Works and Design

The design must incorporate a standard kerb return radius of 7.5m based on a 4m splay

Any requirements relating to temporary road construction from the relevant section of the Council's DCP must also be complied with. All work must be carried out in accordance with a road safety statement; which must accompany the application for detailed planning/Building certificate. A temporary turning head shall be provided at the end of all roads extending to adjoining properties if/when developed.

This will not be required if Limestone Road is pre-built by others. e) Signage and line marking requirements/plan. This plan should address street name signs and posts, regulatory signs and posts (such as no parking or yield signs), directional signs and posts (such as chevron signs), speed limit signs and posts, and line markings, where necessary. Any temporary line markings should be sanded off as soon as they are no longer needed, they cannot be painted over.

Details of all signage and line marking must be submitted to the municipality's structural engineer for inspection before work begins. For existing public roads, signs and line markings may require separate/specific approval from the Local Traffic Committee.

Street name signs and posts must be provided in accordance with the above documents

Erection of Signage – Supervision of Work

Contractors Details

Erosion and Sediment Control/ Soil and Water Management

26. Service Authority Consultation – Subdivision Works

Pavement Design

Removal of Septic Tank and Effluent Disposal Area

Contamination

Stockpiles

31. Dam Decommissioning Requirements

Dust Control

Contamination – Further Assessment

34. Standard of Works

Critical Stage Inspections – Subdivision Works

Subdivision Earthworks – Lot Topsoil

Aboriginal Archaeological Sites or Relics

National Parks and Wildlife Act 1974

European Sites or Relics

Working Hours

Stage 1

Salinity – Post Earthworks

Validation Report

Western Sydney Growth Areas – Payment of Special Infrastructure Contribution

Information about the special infrastructure contribution can be found on the

Subdivision Certificate Application

Final Plan and Section 88B Instrument

Completion of Subdivision Works/ Satisfactory Final Inspection

Subdivision Works – Submission Requirements

Performance/ Maintenance Security Bond

Confirmation of Pipe Locations

Section 73 Compliance Certificate

Provision of Electrical Services

Provision of Telecommunication Services

Site/ Lot Classification Report

Security Bond – Temporary Turning Head

Security Bond – Temporary Public Road

Appendix A

Appendix B

ATTACHMENTS

ATTACHMENT 1 – LOCALITY PLAN

ATTACHMENT 2 – AERIAL PHOTOGRAPH

ATTACHMENT 3 – ZONING PLAN

ATTACHMENT 4 – DENSITY MAP

ATTACHMENT 5 – PROPOSED PLAN OF SUBDIVISION

ATTACHMENT 6 – APPROVED SUBDIVISION PLAN OVER NO.23 NELSON ROAD

ATTACHMENT 7 – CONCEPT SUBDIVISION PLAN OVER NO.19 NELSON ROAD

ATTACHMENT 8 – LOT 2 CONCEPT BUILDING ENVELOPE PLAN

ITEM-5 8/2018/SFH APPLICATION TO INSTALL A SOLID

The proposal does not comply with Council’s Local Approvals Policy due to flue height

ISSUES FOR CONSIDERATION

Local Government Act, 1993 Section 89 matters for consideration

Local Approvals Policy – Appendix 3 Installation of wood fire heaters The Policy requires, amongst other things, that;

The flue gas outlet point is within 15m (approximately 14m) of the wall of the neighboring property at 5 Warumbui Avenue, Baulkham Hills. It also appears that the flue is not the required 1m above the ridge line of the dwelling in question. The extension of the flue will cause the requirement that a flue height does not exceed 2 meters above the roof covering not be met.

Due to the topography of the site, the vent height is approximately level with windows on the objectors' property and cannot be changed to achieve numerical compliance with the policy. The height of the flue in relation to the neighboring building will probably cause unreasonable smoke nuisance for neighboring properties, especially during start-up and after filling. The objector informed the applicant of the requirements of Council policy which resulted in the relocation of the flue.

The application was assessed against the 'Matters for consideration' as indicated under Section 89 of the Local Government Act 1993 and against the Council's adopted Local Approval Policy, Appendix 3 - Installation of wood fired heaters. Smoke from the operation of the heater is likely to have an unreasonable impact on the health and comfort of the adjoining resident and is therefore unsatisfactory in relation to Section 89 of the Local Government Act, 1993.

References

Related documents

ITEM-3 PROPOSAL FOR ROAD RENAMING PARTS OF NELSON ROAD, BOX HILL A MOTION WAS MOVED BY COUNCILLOR DR GANGEMI AND SECONDED BY COUNCILLOR COLLINS OAM THAT the Recommendation