ATTACHMENT 8 AUSGRID REQUIREMENTS
5. POST EXHIBITION AMENDMENTS
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development is designed and managed in a manner which respects the natural attributes of the land.
As part of the development assessment process, to minimise any cumulative adverse impact on critically endangered specifies, compensatory offset measures would also be considered for any significant impacts that cannot be avoided or mitigated. The adequacy of the bio-banking credits will be a matter for further assessment at this time however it is noted that the proponent has already purchased 210 Cumberland Plain Woodland and 40 Sydney Shale Sandstone Transition Forest bio-banking biodiversity credits to compensate for any loss of vegetation.
Applicants Submission
The proponent E.J.Cooper are generally supportive of the controls and provisions for Box Hill North, however requested reconsideration, clarification and/or redrafting of the controls for the street network, local road hierarchy, road design and construction, public domain and residential development.
Where considered appropriate and necessary Council has amended the controls/objectives within the development control plan.
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Voluntary Planning Agreement
The key amendments to the draft Voluntary Planning Agreement include;
• The inclusion of Sub-Precincts A-I for the overall Box Hill North Precinct to allow for the staged provision of works; and
• Detailed schedule of works, including each item within the Sub-Precincts.
CONCLUSION
The draft Development Control Plan, Voluntary Planning Agreement and Contribution Plan as amended will support the urban development and ensure the completion, at no additional cost to Council of all necessary infrastructure to facilitate the provision of an effective, safe and well managed precinct. It is considered that the amendments proposed in this report adequately consider and respond to submissions received during the public exhibition.
If adopted, the Development Control Plan will come into force once the planning proposal to rezone within Box Hill North has been published on the NSW Legislation website, the Voluntary Planning Agreement will be executed by Council and the proponent and Contributions Plan 16 would be forwarded to IPART for endorsement in order to allow Council to apply for contribution gap funding. Once reviewed by IPART, the Contributions Plan will be reported back to Council for finalisation.
IMPACTS Financial
The VPA will ensure that all local infrastructure necessary to facilitate the urban development of the Precinct will be provided by the proponent, at no cost to Council.
Contribution Plan 16 will ensure that appropriate contributions are levied from lots which are not owned by the proponent. Council is only liable to transfer to the proponent monies actually received through Contribution Plan 16 as well as any associated
“Contribution Gap Funding” actually received from the NSW Government for infrastructure nominated in the VPA.
The Hills Future Community Strategic Plan
The VPA and CP plan supports the Community Strategic Direction by providing for facilities which will enhance and maintain an attractive and safe environment and ensure that future development is consistent with the Shire’s urban character.
RECOMMENDATION
1. The Hills Development Control Plan Part D Section 17 – Box Hill North, as amended and provided at Attachment 1, be adopted.
2. The Voluntary Planning Agreement for the Box Hill North Precinct, provided at Attachment 2, be finalised and the General Manager be authorised to sign this Voluntary Planning Agreement on behalf of the Hills Shire Council.
3. Contributions Plan 16 – Box Hill North, as amended and provided at Attachment 3, be forwarded to the Independent Pricing and Regulatory Tribunal for endorsement.
ATTACHMENTS
1. Summary of proposed amendments to the DCP and CP (4 Pages)
2. Draft The Hills Development Control Plan 2012 (Part D Section 17 – Box Hill North) (43 Pages)
3. Draft Contributions Plan 16 – Box Hill North (60 Pages)
4. Draft Box Hill North – Voluntary Planning Agreement (68 Pages)
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Attachment 1
Summary of proposed amendments to the DCP, CP and VPA Summary of Amendments to Draft Development Control Plan
Section Amendment
Index Pages have changes because amendments have been made as outlined in this table. Update section numbers and page numbers.
1.3 Aim, Vision and Objectives for this section of the DCP
Removal of: objective number (xi) as follows: “Promote economically viable development”, because this objective is not considered necessary.
Insertion of: objective number (xii) as follows: “Protect and rehabilitate waterways and riparian corridors as natural systems”.
This inclusion has been requested by Office of Water 2 Indicative Layout
Plan Replacement of: “Section 1.2” with “Section “1.3”. The purpose of this amendment was to correct the relevant reference.
2.1 Site Analysis –
objective (iii) Removal of: “in accordance with Council’s ESD objective 7”.
These objectives are now obsolete.
2.1 Site Analysis –
objective (v) Removal of: “in accordance with Council’s ESD objectives 3 and 4”. These objectives are now obsolete.
2.1 Site Analysis – development control (a)
Removal of: development control (a) “Where variation is proposed from the Development Control Plan the applicant is to demonstrate that the proposed development is consistent with the vision and development objectives for the area and the objectives and controls in Section 1.2 of this part of the Development Control Plan”. This control duplicates Part 5 – Introduction of the Hills DCP 2012.
2.1 Site Analysis – development control (c)
Insertion of: “Watercourses should be protected from further degradation and their environmental function is to be improved to mimic natural systems.” This amendment was a request by Office of Water to discourage disturbance to natural watercourses.
2.1 Site Analysis Removal of: ‘Submission requirements’ section as this is considered to be unnecessary.
2.4 Street Network
– objective (ii) Removal of: objective (ii) “To provide an attractive and safe urban streetscape environment”. This is a duplication of objective (i).
2.4 Street Network
– objective (v) Removal of: objective (v) “To encourage cycling throughout Box Hill North”. This is a duplication of objective (i).
2.4 Street Network – development control (c)
Removal of: development control (c) “Cul-de-sacs may be included only in limited and appropriate circumstances where the applicant can demonstrate that street network objectives are satisfied”. This control is now obsolete.
2.4 Street
Network - Figure 4 Replacement of: Figure 4. The figure has been updated to include a new Indicative Street Layout has been prepared.
2.4 Street
Network - Figure 5 Replacement of: Figure 5. A new Road hierarchy has been prepared based on advice from Transport for NSW.
2.4 Street
Network - Table 1 Removal of: Table 1. Content of table is repeated in Section 2.5 Local Road Hierarchy.
2.5 Local Road
Hierarchy – Removal of: “Access Street: is a street providing local residential access with shared traffic and pedestrian use;” New Road
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Summary of Amendments to Draft Development Control Plan
Section Amendment
Objective (i) hierarchy has been prepared on advice from Transport for NSW.
Removal of: “Enhanced Collector Road: is a collector road that has a wider pavement to facilitate bus movements;” New Road hierarchy has been prepared on advice from Transport for NSW.
Insertion of: Local Road: provide local residential access with shared traffic and pedestrian use; and”. New Road hierarchy has been prepared on advice from Transport for NSW.
Insertion of: Riparian Edge Road: adjoins a riparian corridor on one side with property access and footpath on opposite side only.” New Road hierarchy has been prepared on advice from Transport for NSW.
2.5 Local Road Hierarchy – objective (ii)
Insertion of: “To provide a suitable interface between the riparian corridors and urban development to minimise edge effects.” New Road hierarchy has been prepared on advice from Transport for NSW.
Insertion of: “To provide a bushfire asset protection zone between urban development and the riparian corridors.” New Road hierarchy has been prepared on advice from Transport for NSW.
2.5 Local Road Hierarchy – development control (b)
Replacement of: development control (b) “…Any works in or within 40 metres of a watercourse…” This is a request from Office of Water.
2.5 Local Road Hierarchy – development control (c)
Replacement of: development control (c) “…Fish Passage Requirements for Waterway Crossing” (NSW Fisheries 2003) and the NSW Office of Water (2012) controlled activities guidelines for watercourse crossing on waterfront land.” This amendment was requested by the Office of Water.
2.5 Local Road Hierarchy – development control (d)
Insertion of: “Natural bases and a combination of elevated dry cells and recessed wet cells are to be incorporated into the design to facilitate the movement of aquatic, riparian and terrestrial fauna.” This was requested by the Office of Water.
2.6 Road Design and Construction – Development Control (g)
Removal of: “enhanced”. New Road hierarchy has been prepared on advice from Transport for NSW.
2.7 Public Transport – development control (a)
Removal of: “in accordance with Figure 6 or other routes”. Figure 6 has been removed and this reference is no longer considered to be necessary.
2.7 Public Transport – development control (b)
Insertion of: development control (b) “Provide adequate provision for bus turning at intersections of the Boundary Road, Red Gables Road and Cataract Road.”. This change was a request by Transport for NSW.
2.7 Public Transport – development control (d)
Removal of: “in accordance with Figure 6,” Figure 6 has been removed and this reference is no longer considered to be necessary.
2.7 Public Transport
– Figure 6 Removal of: Figure 6. This figure is no longer required within the DCP.
2.8 Pedestrian and Cycle Network – development control (b)
Removal of: development control (b) “Ensure pedestrian and cycle facilities in public spaces are safe, well lit, clearly defined, functional and accessible to all users.” This control is now obsolete.
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Summary of Amendments to Draft Development Control Plan
Section Amendment
2.8 Pedestrian and Cycle Network – Figure 7
Replacement of: Figure 7. A new indicative layout plan has been prepared.
2.9 Public Domain –
Riparian Corridors Insertion of: “…the environmental significance of these areas and is consistent with the Office of Water Controlled Activity Guidelines (2012). A range of themed elements such as boardwalks, eco-pathways, and educational tracks should be utilised in appropriate locations (i.e. within the outer 50 percent of the Vegetated Riparian Zone at locations which cause minimal harm).”
2.9 Public Domain Insertion of: Figure 8, Riparian Corridor Protection Areas. A map denoting the Riparian Corridor Protection Areas has been inserted as a request by Office of Water.
2.10 Stormwater
Management Replacement of: objective (iv) “To encourage reuse, recycling and harvesting of stormwater to reduce wastage of water” to “To encourage reuse, recycling and harvesting of stormwater to reduce demand on potable water supply”. The objective has been amended to include more accurate wording.
Removal of objective (v) “To assist in the protection and enhancement of stream health”. This objective is obsolete.
Removal of: objective (vi) “To ensure the integrity of watercourses is protected and enhance in accordance with Council’s ESD objective 4”. This objective is obsolete.
Insertion of: objective (vii) “To ensure the integrity of watercourses is protected and enhanced in accordance with Council’s ESD objective”. Replaces obsolete objective (vi).
2.10 Stormwater Management - Development control (iv)
Removal of: “maximum pipe design 100-year ARI”. This wording is obsolete.
2.10 Stormwater Management – Development control (x)
Removal of: development control (x) “Natural drainage channels and creeks are to be retained wherever possible”. This control is obsolete.
2.10 Stormwater Management – Development control (xi)
Insertion of development controls (xi) “The natural form, characteristics and function of waterways, including riparian land, are to be retained, restored, protected and enhanced wherever possible”. To ensure adequate infrastructure for adequate public transport is required.
2.10 Stormwater Management – Development control (xii)
Insertion of development controls (xii) “Constructed waterways, including riparian land, are to replicate as close as possible the form, characteristics and function of existing waterways at that location”. To ensure adequate infrastructure for adequate public transport is required.
2.10 Stormwater Management – Development control (xiii)
Insertion of development controls (xiii) “Waterway rehabilitation and construction works are to apply ‘Best Practice’ combination of soft and hard engineering techniques establishing a water
sensitive, geomorphically stable, diverse and functional waterway corridor that addresses urban influences and considers the
immediate waterway corridor and aquatic systems both upstream and downstream of a subject site.
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Summary of Amendments to Draft Development Control Plan
Section Amendment
As a minimum, waterway design and construction ought to follow the principles and guidelines in the Constructed Wetlands Manual (Department of Land and Water Conservation, NSW 1998) and A Rehabilitation Manual for Australian Streams (Cooperative Research Centre for Catchment Hydrology, 2000).”
Table 1
Summary of Amendments to the draft Development Control Plan
Summary of Amendments to Draft Section 94 Contributions Plan
Section Amendment
Contribution Rates Table - Contribution by Dwelling Type (Page 5)
A note has been included under the contribution rate schedule to identify that the contributions are subject to a Ministerial Directive cap (currently $30,000 per lot/dwelling).
Contribution Rates Schedule (Page 41, Table 8)
A note has been included under the contribution rate schedule to identify that the contributions are subject to a Ministerial Directive cap (currently $30,000 per lot/dwelling).
Works Schedules
(Pages 32 – 39) Additional details have been included in the descriptions for water management embellishment and open space facility items to provide identification of the scope and nature of works to be completed.
Location of Facilities Maps (Pages 45 – 59)
All maps have been updated to reflect the new Indicative Layout Plan.
Table 2
Summary of Amendments to the draft Section 94 Contributions Plan
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ATTACHMENT 2
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