The proposal was exhibited as nominated Integrated Development for 31 days and notified locally. The issues raised in the submissions are summarised below.
ISSUE/ OBJECTION COMMENT
Additional traffic generation and the impact of additional vehicles on Charcoal Road.
The additional traffic generated as a result of the development is not anticipated to create a significant impact on the condition of Charcoal Road. If the existing condition needs attention or repairs; Council should be made aware of these outside of the development assessment process. Any future damage caused to Charcoal Road as a result of the planned development should be reported to Council for repair.
The recommended conditions below include requirements relating to the need to widen Charcoal Road fronting the development site to provide for compliant carriageway widths and sightlines around bends. These works will have to be completed before the subdivision can be finalised.
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PAGE 58 Impact on existing access via Charcoal Road
in the event of a bushfire.
The Rural Fire Service has undertaken an assessment of the proposed development including the bushfire report submitted in support of the same. No objection was raised to the proposed development by them subject to conditions/ a Bush Fire Safety Authority. The conditions/ Bush Fire Safety Authority includes a lot of requirements relating to access specifically but stops short of requiring the complete reconstruction/
upgrade of Charcoal Road and justifiably so.
A full upgrade of Charcoal Road would be onerous where there are only four additional lots proposed to be accessed to/ from Charcoal Road.
The applicant is required to carry out some work along Charcoal Road linked to providing for compliant carriageway widths and sightlines around bends as noted above.
Insufficient information provided/ made available for a proper assessment.
Additional information and amended plans were requested and received throughout the assessment process. Sufficient information has been submitted to Council to make a full and proper assessment. All documents and plans received from the applicant have been uploaded to Council’s application tracker which is accessible by members of the public.
Signage should be provided along Charcoal Road warning drivers of the road condition/
design.
Regulatory signage will be provided with the proposed development to Council’s requirements and the relevant standards.
This relates to the slow speed and narrowed road carriageway around the bends present though not to do with the existing road surface or geometry which cannot be reasonably placed on the applicant to address as part of this planned subdivision.
Question regarding the location of driveways on Charcoal Road and what has the developer done to overcome the potential dangerous situation?
The applicant has submitted a sight distance analysis showing signage and potential driveway locations to ensure access to the four planned lots along Charcoal Road complies with the relevant design standards/
requirements. The detailed design and final location of the planned driveways will be considered with future dwelling applications on these four lots. Should a driveway be proposed in a different spot to those nominated with the information provided with this subdivision application then it would
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PAGE 59 need to be similarly justified and considered with respect to the same requirements as part of that later application.
Question regarding the design of dwellings and if there will be any restrictions relating to the same.
Private restrictions relating to design are not a matter for consideration by Council. Any future dwelling is required to comply with the DCP and importantly the Rural Fire Service with respect to bushfire safety.
The Rural Fire Service have recommended stringent conditions around the future design and construction of any dwellings on the lots being created including the need for an emergency plan, perimeter access, fire trails, restricting the planned buildings to a nominated area clear of the bushfire threat and building design and construction standards no less than BAL 40. These recommendations have been included with the recommended conditions and will be created on the title of the newly proposed lots so that future purchasers are well aware of the same early in the process.
Question regarding the size of the building envelopes and if future owners are able to build two storey dwellings or sheds. What will the visual impact be?
As above the Rural Fire Service have recommended stringent conditions around the future design and construction of any dwellings on the lots being created including the need for an emergency plan, perimeter access, fire trails, restricting the planned buildings to a nominated area clear of the bushfire threat and building design and construction standards no less than BAL 40.
These recommendations have been included with the recommended conditions and will be created on the title of the newly proposed lots so that future purchasers are well aware of the same early in the process.
The building height is set by the maximum height permitted by the associated map included with the LEP and will likely only be a design constraint later if the dwelling is proposed on a sloping part of the site (noting the maximum building height is measured from the existing ground level at any given location).
Notwithstanding the fact the building platforms will be nominated on the title it is feasible that a future owner may seek to vary this requirement/ locate a dwelling elsewhere
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PAGE 60 on the property with a future development application and that variation is able to be considered on merit the same as any other variation. Any future dwelling will be required to be located such that bushfire safety (including the need for compliant bushfire setbacks/ Asset Protection Zones are provided), onsite wastewater disposal, site coverage and building setbacks as prescribed by the DCP are all addressed. If adjacent to the lot that is the subject of that future application the objector would be notified of that development and would be able to make a submission raising any concern with the design.
Question regarding the use of the association property and potential future uses.
The association property is required to be managed by a body corporate and is the subject to a community management statement. That management statement will include the Vegetation Management Plan required to be submitted to ensure the retention, protection and ongoing management of the remnant vegetation present on site. The association lot contains the remnant vegetation and the planned private road. There is no other development potential or use proposed (or permitted) by this planned development.