Principle 10: Aesthetics
6. Issues Raised in Submissions
The proposal was placed on public exhibition and notified to adjoining and surrounding properties. Two submissions were received and the issues raised are addressed in the following table.
ISSUE/OBJECTION COMMENT OUTCOME
This development had many objections from the start and now they seem to be changing things back to original plans. There were height and sight line issues raised in the initial development discussions and these are now ignored. The builder has also been doing work on Sundays.
The proposed building height conforms to the built form envisaged in the amended Target Site DCP as discussed in Section 4 above. The variation to the building height standard of 36 metres is considered satisfactory which is reflective of the desired scale envisaged in the DCP. The applicant’s justification to the building height variation is addressed in Section 3 above and is considered satisfactory.
The issue regarding construction on Sundays has been referred to Council’s Development Monitoring Team for investigation and any breach to construction hours will be dealt with accordingly.
Issue addressed.
As this adjustment to the DA is closer to the Heritage site listed on the LEP, a heritage impact statement was not submitted with the application. It is an outrageous eyesore and not suitable for the area on which it was built. We have similar concerns for the additional work to be undertaken.
A heritage assessment was provided within the Statement of Environmental Effects submitted with the application.
Council’s heritage officer has assessed the proposal and raised no objection from heritage point of view as it does not impact to the heritage item located within the Bunnings site on the other side of James Ruse Drive.
Issue addressed.
Concerns raised regarding additional traffic onto North Rocks Road which is just a single lane with the entrance to Bunnings with its set of lights very close to the North Rocks Road exit.
The proposed development will not generate additional traffic as the overall number of units will remain the same as previously approved for No. 23 and No. 25 North Rocks Road, which are now a combined site as a result of the amendments
Issue addressed.
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ISSUE/OBJECTION COMMENT OUTCOME
The area at the overpass of James Ruse Drive, the road in front of Bunnings and the development opposite, and the junction of North Rocks Road on Windsor Road is an extremely busy area even in the quietest times of day.
The additional traffic to be generated by this development would only worsen the traffic problem in the area.
The morning peak hour only allows one lane going towards Baulkham Hills until 10am and three lanes down to James Ruse Drive and then into the bottle neck that is North Rocks Road junction with Windsor Road.
Afternoon peak is always extremely heavy at this point also.
to the Target Site DCP. The traffic impact has been assessed during the assessment of the previous development applications for the 2 sites and was considered satisfactory subject to conditions which include the extension of the storage within the left turn slip lane along North Rocks Road (turning into Church Street) to address the additional traffic and congestion that will be generated by this development.
ENGINEERING COMMENTS
The application has been assessed by Council’s Senior Subdivision Engineer and no objection is raised subject to conditions.
RESOURCE RECOVERY COMMENTS
The application has been assessed by Council’s Resource Recovery Project Officer and no objection is raised subject to conditions.
HERITAGE COMMENTS
The application has been assessed by Council’s Heritage Officer and no objection is raised.
CONCLUSION
The Development Application has been assessed against the provisions of Section 79C of the Environmental Planning and Assessment Act 1979, Local Environmental Plan 2012 and Development Control Plan 2012 and is considered satisfactory.
The proposed development achieves the stepped built form envisaged in the amended Target Site DCP. The proposed development has been assessed having regard to the relevant provisions of both the Target Site DCP and Residential Flat Buildings DCP in relation to unit mix and sizes and is considered to be satisfactory. The proposal also satisfies the recommended internal and external areas in SEPP 65 Residential Flat Design Code (RFDC).
The issues raised in the submissions have been addressed in the body of the report and do not warrant refusal of the application.
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Approval is recommended subject to conditions.
IMPACTS Financial
This matter has no direct financial impact upon Council's adopted budget or forward estimates.
The Hills Future Community Strategic Plan
The proposed development is consistent with the planning principles, vision and objectives outlined within “Hills 2026 – Looking Towards the Future” as the proposed development provides for satisfactory urban growth without adverse environmental or social amenity impacts and ensures a consistent built form is provided with respect to the streetscape and general locality.
RECOMMENDATION
The Development Application be approved subject to the following conditions of consent.
GENERAL MATTERS
1. Development in Accordance with Submitted Plans
The development being carried out in accordance with the following approved plans and details, stamped and returned with this consent except where amended by other conditions of consent.
REFERENCED PLANS AND DOCUMENTS DRAWING
NO. DESCRIPTION REVISION DATE
DA001 Site Plan A 11/02/2015
DA012 Basement Level 1 Plan E 11/02/2015
DA023 Level 10 RL51.80 C 12/03/2015
DA024 Level 11 RL54.80 C 12/03/2015
DA025 Roof Plan D 13/08/2015
DA030 Elevations – Block A Sheet 1 C 13/08/2015 DA031 Elevations – Block A Sheet 2 B 13/08/2015
DA032 Height Plane Perspective A 11/02/2015
DA033 Perspective Sheet 1 A 13/08/2015
DA034 Perspective Sheet 2 A 13/08/2015
DA081 Section with Height Plane – Block A C 13/08/2015
000 Cover Sheet B 19/02/2015
100 Landscape Masterplan B 19/02/2015
101 Landscape Plan B 19/02/2015
102 Landscape Plan B 19/02/2015
103 Landscape Plan B 19/02/2015
200 Soil Depth & Planter Wall Heights
Plan B 19/02/2015
501 Landscape Details B 19/02/2015
502 Landscape Details & Specification
Notes B 19/02/2015
No work (including excavation, land fill or earth reshaping) shall be undertaken prior to the issue of the Construction Certificate, where a Construction Certificate is required.
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2. Construction Certificate
Prior to construction of the approved development, it is necessary to obtain a Construction Certificate. A Construction Certificate may be issued by Council or an Accredited Certifier. Plans submitted with the Construction Certificate are to be amended to incorporate the conditions of the Development Consent.