Onsite Stormwater Detention (OSD) is required in accordance with Council’s adopted policy for the Hawkesbury River catchment area, the Upper Parramatta River Catchment Trust OSD Handbook, with amended parameters for the site storage requirement and permissible site discharge.
The stormwater concept plan prepared by Australian Consulting Engineers Drawings D00 to D05 Revisions B/G/D/E/C/B (respectively) is for development application purposes only and is not to be used for construction. The detailed design must reflect the approved concept plan and the following necessary changes:
a) Concrete benching is required to the invert level of the orifice plate in the OSD tank.
The design and construction of the OSD system must be approved by either Council or an accredited certifier. A Design Compliance Certificate (DCC) certifying the detailed design of the OSD system can be issued by Council. The following must be included with the documentation approved as part of any Construction Certificate:
- Design/ construction plans prepared by an accredited OSD designer.
- A completed OSD Drainage Design Summary Sheet.
- Drainage calculations and details, including those for all weirs, overland flow paths and diversion (catch) drains, catchment areas, times of concentration and estimated peak run-off volumes.
- A completed OSD Detailed Design Checklist.
- A maintenance schedule.
DEVELOPMENT ASSESSMENT UNIT MEETING 12 MARCH, 2019
PAGE 75 52. Compliance with BASIX Certificate
Under clause 97A of the Environmental Planning and Assessment Regulation 2000, it is a condition of this Development Consent that all commitments listed in BASIX Certificate No.
569183M_07 be complied with. Any subsequent version of this BASIX Certificate will supersede all previous versions of the certificate.
A Section 4.55 Application may be required should the subsequent version of this BASIX Certificate necessitate design changes to the development. However, a Section 4.55 Application will be required for a BASIX Certificate with a new number.
B) The addition of the following conditions (No’s. 2A, 2B, 67A, 67B and 67C) 2A. Application for Building Information Certificate
An application for Building Information Certificate is to be lodged within 30 days of the determination date of the D/A for the works built contrary to the approved plans for Townhouses 4-7 and for the unauthorised retaining walls. The information that is required to be submitted with the Building Information Certificate application includes:
i. Survey report
ii. Plans that clearly delineate the variations from the original Development Application plans.
iii. Documentation indicating certification of the development as it has been built, this being certification that would be required to be relied upon in order to issue an occupation certificate, such as structural certification of the buildings and retaining walls, list of critical stage inspections and dates, glazing certificates & drainage certificates.
iv. Written confirmation that the deck posts, retaining walls posts and masonry wall footings in the easement to drain water 2m wide have caused no damage to the pipe within the easement.
2B. Change of Building Use
A separate Development Application is to be lodged for a change of building use of Townhouses 1-3 from dwellings and garages built under the provisions of Volume two of the Building Code of Australia (BCA) to dwellings and a carpark built under the provisions of Volume one of the BCA. The separate application is to be lodged within 30 days of this Development Application being determined.
A Fire Safety Report will be required to be submitted to illustrate how the existing three storey building will be upgraded and capable of complying with Volume 1 of the BCA (class 2-9 buildings) with respect to:
Section B – Structure
Section C – Fire resistance
Section D – Access & Egress
Section E – Services & Equipment
Section F – Health & Amenity
Section J – Energy Efficiency (in conjunction with BASIX)
A clause by clause assessment against the Deemed-to-Satisfy (DTS) Provisions of Parts B,C,D,E,F & J of the BCA will be required in the report. Where any non-compliance with the DTS Provisions of the BCA is identified, the author of the report is required to make recommendations as to how the existing building may be brought into compliance with the BCA, either by a DTS solution or a building solution.
DEVELOPMENT ASSESSMENT UNIT MEETING 12 MARCH, 2019
PAGE 76 67A. Front Wall and Fence – Construction
Hand excavation to be undertaken within the Tree Protection Zone (TPZ) of existing trees to be retained, under the supervision of the Project Arborist. The masonry base of wall between fence columns is to be deleted within Tree Protection Zone of Tree 21 and 22 to street verge. Should tree roots be encountered during excavation then columns are to be relocated so as not to impact on tree roots. No excavation or filling to be undertaken within the TPZ of tree to be retained.
Root pruning should be avoided, however where necessary, all cuts shall be clean cuts made with sharp tools such as secateurs, pruners, handsaws, chainsaws or specialised root pruning equipment. Where possible, the roots to be pruned should be located and exposed using minimally destructive techniques such as hand-digging, compressed air or water- jetting, or non-destructive techniques. No roots larger than 40mm diameter to be cut without Arborist advice and supervision. All root pruning must be done in accordance with Section 9 of Australia Standard 4373-2007 Pruning of Amenity Trees.
Infill fence panels are to be timber slats with a gap between each slat. Solid PVC is not permitted.
67B. Trenching within Tree Protection Zone
Any trenching for installation of drainage, sewerage, irrigation or any other services shall not occur within the Tree Protection Zone of trees identified for retention without prior notification to Council (72 hours’ notice) or under supervision of a project arborist.
If supervision by a project arborist is selected, certification of supervision must be provided to the Certifying Authority within 14 days of completion of trenching works.
67C. Project Arborist
The Project Arborist must be on site to supervise any works in the vicinity of or within the Tree Protection Zone (TPZ) of any trees required to be retained on the site or any adjacent sites.
Supervision of the works shall be certified by the Project Arborist and a copy of such certification shall be submitted to the Private Certifying Authority within 14 days of completion of the works.
67D. Landscaping Prior to Issue of any Occupation Certificate
Landscaping of the site shall be carried out prior to issue of any Occupation Certificate (within each stage if applicable). The Landscaping shall be either certified to be in accordance with the approved plan by an Accredited Landscape Architect or be to the satisfaction of Council’s Manager Environment and Health. All landscaping is to be maintained at all times in accordance with THDCP Part C, Section 3 – Landscaping and the approved landscape plan.
ATTACHMENTS 1. Locality Plan 2. Aerial Map
3. Approved Site Plan 4. Proposed Site Plan 5. Approved Elevations 6. Approved Elevations 7. Proposed Elevations 8. Proposed Elevations 9. Approved Landscape Plan 10. Proposed Landscape Plan
DEVELOPMENT ASSESSMENT UNIT MEETING 12 MARCH, 2019
PAGE 77 ATTACHMENT 1 – LOCALITY PLAN
DEVELOPMENT ASSESSMENT UNIT MEETING 12 MARCH, 2019
PAGE 78 ATTACHMENT 2 – AERIAL MAP
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PAGE 79 ATTACHMENT 3 - APPROVED SITE PLAN
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PAGE 80 ATTACHMENT 4 - PROPOSED SITE PLAN
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PAGE 81 ATTACHMENT 5 - APPROVED ELEVATIONS
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PAGE 82 ATTACHMENT 6 - PROPOSED ELEVATIONS
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PAGE 83 ATTACHMENT 7 – PROPOSED ELEVATIONS
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PAGE 84 ATTACHMENT 8 – PROPOSED ELEVATIONS
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PAGE 85 ATTACHMENT 9 – APPROVED LANDSCAPE PLAN
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PAGE 86 ATTACHMENT 10 – PROPOSED LANDSCAPE PLAN
DEVELOPMENT ASSESSMENT UNIT MEETING 12 MARCH, 2019
PAGE 87 ITEM-4 DA 2229/2018/LD - DEMOLITION OF THE EXISTING DWELLING AND CONSTRUCTION OF A THREE STOREY DWELLING AND RETAINING WALL - 4 SAVOY COURT WEST PENNANT HILLS.
THEME: Valuing our Surroundings
OUTCOME: 5 Well planned and liveable neighbourhoods that meets growth targets and maintains amenity.
STRATEGY:
5.1 The Shire’s natural and built environment is well managed through strategic land use and urban planning that reflects our values and aspirations
MEETING DATE: 12 MARCH 2019
DEVELOPMENT ASSESSMENT UNIT
AUTHOR: SENIOR HEALTH AND BUILDING SURVEYOR CHRISTOPHER GEORGIOU
RESPONSIBLE OFFICER: MANAGER – DEVELOPMENT ASSESSENT PAUL OSBORNE
Applicant H Chheng/ Ark Express Design Pty Ltd Owner Mr Feng Guo & Ms Ning Zhang
Notification 21 days
Number Advised 8 Properties – 14 property owners
Number of Submissions Four (4) submissions received. Three (3) current submissions.
Zoning R2 Low Density Residential
Site Area 1442.0m² overall site area. Proposed Lot 1 of approved Subdivision DA1108/2017/ZA has an area of 748m2 580m2 excluding the right of carriageway
List of all relevant s4.15(1)(a) matters
Section 4.15 (EP&A Act) – Satisfactory.
The Hills LEP 2012 – Satisfactory.
DCP Part B Section 2 – Residential – Satisfactory.
Section 7.12 Contribution: $9,986.25.
SEPP (Building Sustainability Index: BASIX) 2004 Political Donation None Disclosed.
Reason for Referral to DAU Three Submissions received.
Recommendation Approval subject to conditions.
DEVELOPMENT ASSESSMENT UNIT MEETING 12 MARCH, 2019
PAGE 88 EXECUTIVE SUMMARY
The Development Application is for the demolition of the existing dwelling and construction of a part two/part three storey dwelling and retaining walls at 4 Savoy Court, West Pennant Hills. The proposed works are within proposed Lot 1 approved under Subdivision DA 1108/2017/ZA for the creation of two residential lots. The proposed development has been designed to be fully compliant with the THDCP 2012 Part B, Section 2 – Residential.
The Development Application was notified at lodgement stage and four (4) submissions were received. One (1) submission was later withdrawn during the assessment process. The issues raised in the remaining three (3) submissions primarily relate to height, overshadowing, bulk and scale of a three storey development within the streetscape, visual and acoustic privacy, nuisance at construction stage, provision of off street parking and failure to blend in or complement the existing streetscape.
Although the proposed dwelling is considered to be satisfactory in terms of its design, the proposed form is of a contemporary design within the existing streetscape. The proposed development is not considered to unreasonably impact on the existing or future character of the locality.
These issues raised do not warrant refusal of the application.
The application is recommended for approval subject to conditions.
BACKGROUND
The Development Application was lodged on 12 June 2018. The proposal was notified for 21 days and four (4) submissions were received. Of the four (4) submissions received, one (1) submission was withdrawn following clarification and amendments made to the design i.e.
privacy screening to the satisfaction of the objector. The proposal was amended during the assessment process which has resulted in a better outcome providing greater setbacks to the boundaries, reducing the overall dwelling height to reduce the bulk and scale of the development, and maintaining neighbour amenity through appropriate privacy screening and window dimensions/placement.
PROPOSAL
The Development Application is for the demolition of the existing dwelling and construction of a part two/part three storey dwelling and retaining walls upon the subject allotment which is currently one parcel of land. The proposal has been designed for Proposed Lot 1 approved under the Subdivision DA 1108/2017/ZA for the creation of two residential lots.
The garage level consists of a double garage, gym room and entry hallway which provides a staircase for access to the above floors of the dwelling. The ground floor of the dwelling will contain a living room, lounge room, kitchen, three (3) bedrooms, bathrooms, laundry and a dining room, which provides access to the outdoor patio. The upper floor of the dwelling will contain an additional three (3) bedrooms, theatre room, bathrooms and a balcony.
The proposed brick veneer dwelling will consist of a mixture of platinum grey and ivory white render with grey accents, selected corrugated Colorbond roofing hidden by parapets with custom ironstone coloured sheeting and an aluminium timber look merbau garage door.
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PAGE 89 ISSUES FOR CONSIDERATION
1. Compliance with The Hills Local Environmental Plan 2012