LOCAL PLANNING PANEL MEETING 20 OCTOBER, 2021 THE HILLS SHIRE
PAGE 171 The plan of constraints which outlines the building platforms (Attachment 8) identifies a 6m setback is utilised for the secondary boundaries, however the plan itself has not correctly demonstrated this for the indicative building platform for lot 1. A condition of consent has been imposed creating the indicative building platform as a restriction over lot 1, and an additional condition has been imposed requiring the building platform to be amended to illustrate the 6m secondary setback to Oratava Avenue for lot 1.
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ISSUE/OBJECTION COMMENT
not supported by a traffic study/ report. report, however as part of the assessment of the application Council staff requested one to be prepared and submitted to support the application.
The traffic report was assessed by Council’s Engineering department and following amendments, is considered acceptable.
Concern was raised with regards to pedestrian safety along Oratava Avenue and the lack of footpaths present.
The proposed development will provide a 1.2m wide concrete footpath paving, including access ramps at all intersections, across the street frontage of the development site transitioning into the existing footpath adjacent. A condition of consent has also been imposed requiring the footpath to be constructed as part of the subdivision works. The provision of the footpath will improve pedestrian safety along the bend.
Concern was raised with regards to the proposed land acquisition and its impacts on the safety of the S-bend within Oratava Avenue.
The proposed land acquisition is subject to a separate application under 4/2021/RC.
Notwithstanding this, the proposed development has been designed in light of the proposed land acquisition. Council’s Engineering department have reviewed the civil design and traffic report submitted with the application and do not raise any concerns with regards to the safety of the S- bend subject to conditions and the implementation of traffic safety measures.
Concern was raised with regards to the driveway locations of those lots near the Oratava Avenue/ Larissa Avenue intersection.
A condition of consent has been imposed requiring Lots 3 and 14 to have restricted access from Oratava Avenue, meaning that any future driveways for these lots are to be located off Larissa Avenue. This will improve safety of Oratava Avenue and ingress/egress from these lots.
Concern was raised with regards to the removal of trees on the site and its impacts on the amenity of the area and wildlife.
As discussed earlier in this report, the application was supported by a Biodiversity Development Assessment Report (BDAR) which provided an assessment of the existing vegetation on site and the impacts of the development on this vegetation. The BDAR was reviewed by Council’s Ecology department and considered acceptable. The development will offset any impacts by the retirement of offset credits.
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Concern was raised that the proposed development would increase stormwater runoff in the area that would impact adjoining properties.
Council’s Engineering department have assessed the civil design and are satisfied that the proposed development has a legal point of discharge and will not result in stormwater runoff affecting adjoining properties.
Concern was raised that the earthworks would impact on adjoining properties and create privacy impacts and retaining walls/
level differences.
The application required several amendments to ensure that all proposed earthworks and retaining walls are appropriate and will not impact on adjoining properties. Privacy impacts will be assessed in greater detail for any future dwelling application; however the proposed levels of the lots do no create any significant level differences that may create potential privacy issues.
A condition of consent has been imposed requiring a dilapidation report to be prepared to identify any damage to private assets on adjoining properties and how any damage has been repaired/ rectified.
Concern was raised that the proposed lots were not of sufficient size to facilitate a suitable building platform.
The proposed lots are comply with the minimum lot size of 700m2 established under Clause 4.1 of the LEP.
The indicative building platforms are able to comply with the minimum 15m x 20m requirement or are otherwise large enough (>300m2), as discussed earlier in this report.
The proposed lots are considered to be sufficiently sized with adequate dimensions to allow a future dwelling house on each lot.
Concern was raised that the construction of the development would impact on access to adjoining properties.
A condition of consent has been imposed requiring a construction management plan to be submitted prior to the issue of a construction certificate and must demonstrate how the potential for conflict between resident and construction traffic is to be minimised and managed throughout all stages of the development. The construction management plan will require that suitable traffic controlling measures are in place to ensure that all vehicles are able to safely travel through the area.
Concern was raised the dual occupancies on
the lots would further exacerbate traffic and The proposed development does not include the built product, however dual occupancies
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density issues. are a permitted use within the R2 Low
Density Residential Zone. Dual occupancies, like dwelling houses, are not considered traffic generating developments and would not otherwise create any significant impacts on the traffic of the area.
Any dual occupancy will be subject to a separate development application and must be in accordance with the relevant controls.
Concern was raised that the proposed subdivision would result in future apartments on the lots created; further increasing density and traffic issues.
Residential Flat Buildings (apartments) are not a permitted use within the R2 Low Density Residential Zone and are otherwise prohibited from being developed on the proposed lots. The proposed lots are intended for future dwelling houses which are not considered a traffic generating development.
Concern was raised that the demolition of the existing structures would contain asbestos.
Conditions of consent have been imposed requiring that all asbestos material present in the existing structures is to be removed by a licenced asbestos removalist.
Prior to commencement of any demolition works involving asbestos containing materials, all adjoining neighbours and Council must be given a minimum five days written notification of the works. A condition of consent has been imposed reiterating this.
Concern was raised that the noise generated by the construction of the proposed development would impact adjoining properties.
All works related to the development will be restricted to between the hours of 7:00am and 5:00pm, Monday to Saturday. No work can occur outside the hours specified above on Sundays or public holidays. These hours are typical of construction hours and will ensure that any noise generated by the development will not impact on adjoining properties.
Concern was raised that the proposed development and extension of Larissa Avenue would increase crime within the area.
There is no substantiated evidence that the extension of Larissa Avenue will increase crime within the area. The extension of the road and creation of lots with future dwelling houses will provide opportunity for increased passive surveillance within the area and is unlikely to increase crime.
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PAGE 175 6. Internal Referrals
The application was referred to following sections of Council:
• Engineering
• Environmental Health
• Ecology
• Tree Management
• Resource Recovery
• Traffic
• Property
Based on amended plans and additional information submitted during the assessment there are no outstanding issues/ objections subject to a deferred commencement and conditions included below.