An email was sent to the applicant on 8 December 2020 requesting that the change to the rear setback be addressed. State Environmental Planning Policy (SEPP) (Affordable Rental Housing) 2009 defines a secondary residence as follows;. development for the purposes of a secondary residence includes the following:. a) the construction of, or alterations or additions to, a secondary residence. The site is zoned R2 Low Density Residential under the terms of The Hills Local Environment Plan 2019.
The following address the main development standards of the LEP that are relevant to the subject proposal:. In light of the above, it is considered that the variation to the rear setback is supportable in this case. Stormwater from the development is directed to the rainwater tank with overflow to the street.
The development complies with minimum setbacks with the exception of a minor 120mm change to the rear setback for the first floor.
Internal Referrals
Development in Accordance with Submitted Plans (as amended)
The changes in red include: - Privacy screen for bedroom 4 to match the powder coated aluminum privacy screens for the other 1st floor windows from floor to top of screen height of 1.7m.
External Finishes
Construction Certificate
Building Work to be in Accordance with BCA
Adherence to Waste Management Plan
No work (including excavation, earth filling or soil transformation) may be carried out before the Building Certificate is issued, where a Building Certificate is required. Transporters of asbestos waste (of any load over 100kg of asbestos waste or 10 square meters or more of asbestos sheets) must provide information to the NSW EPA regarding the movement of waste using their WasteLocate online reporting tool.
Provision of Domestic Waste Storage Area(s)
Air Conditioner Location
House Numbering
Landscaping
Bushfire Requirements - BAL 12.5 – Residential i) Asset Protection Zone
Limit planting in the immediate vicinity of the building that may come into contact with the building over time and if it is not properly maintained;. When considering landscape species, consideration should be given to the estimated size of the plant at maturity. In terms of section 4.17 (1) of the Environmental Planning and Assessment Act 1979, and The Hills Section 7.12 Contribution Plan, a contribution of $6,785.47 will be paid to Council.
This amount must be adjusted at the time of actual payment in accordance with the terms of the Hills Section 7.12 Contribution Plan. You are advised that the maximum percentage of the charge for development in terms of section 7.12 of the Act with a proposed construction cost is within the scope specified in the table below;. A building plan approval must be obtained from Sydney Water Tap in™ to ensure that the approved development will not impact on Sydney Water infrastructure.
A copy of the building plan approval and receipt from Sydney Water Tap in™ (if not already provided) must be submitted to the Lead Certifier on request prior to commencing works.
Management of Building Sites
Consultation with Service Authorities
Approved Temporary Closet
Erosion and Sedimentation Controls
Stabilised Access Point
Details and Signage - Principal Contractor and Principal Certifier Details
Property Condition Report – Private Assets
Tree Protection Fencing
Tree Protection Signage
Trenching and Excavation within Tree Protection Zone
Demolition or earthworks within the Tree Protection Area of trees identified for retention must be carried out in order to avoid damage to tree roots. Where roots within the Tree Protection Area are exposed by excavation, temporary root protection should be installed to prevent them from drying out. Root protective sheets should be glued in place and kept moist during the period when the root zone is exposed.
Root pruning should be avoided, but all cuts should be clean, made with sharp tools such as shears, pruners, handsaws, chainsaws, or special root pruning equipment. If possible, roots to be pruned should be located and exposed using minimally destructive techniques such as hand digging, compressed air or water jet, or nondestructive techniques. All root pruning must be carried out in accordance with Section 9 of Australian Standard 4373-2007 Pruning of trees for maintenance.
Protection of tree crowns and soil protection within the tree protection zone Caution must be exercised when operating cranes, drilling rigs and similar equipment near trees to.
Protection of Tree Canopy and Ground Protection within Tree Protection Zone Care shall be taken when operating cranes, drilling rigs and similar equipment near trees to
This may include jute netting or hessian covering as multiple layers over exposed roots and excavated soil profile extending to the full depth of the root zone. The builder/contractor is responsible for instructing and controlling subcontractors regarding working hours.
Survey Report and Site Sketch
Deepened Edge Beam
Critical Stage Inspections and Inspections Nominated by the Principal Certifier Section 6.6 of the Environmental Planning and Assessment Act 1979 requires critical stage
Compliance with BASIX Certificate
Roof Water Connection to Kerb
Dust Control
Before a professional certificate is issued, an updated expiration report must be prepared and submitted to the municipality. The updated report should identify any damage to adjacent properties and the means of rectification for Council approval.
LOCALITY PLAN
AERIAL MAP
SITE PLAN
ELEVATIONS
SECTION
SHADOW DIAGRAMS
LANDSCAPE PLAN
- Compliance with LEP Savings Provisions Clause 8A(1) of LEP 2019 states the following
- Compliance with LEP 2012
- Compliance with DCP 2012
- Stormwater Impacts
- Issues Raised in Submissions
- Internal Referrals
- External Referrals
- Tree Removal
- Replacement Planting Requirements
- Road Opening Permit
- Construction Certificate
- Reflective Qualities
- Building Work to be in Accordance with BCA
- Bushfire Requirements - BAL 29 – Residential i) Asset Protection Zones
- Adherence to Waste Management Plan
- Management of Construction and/or Demolition Waste
- Sydney Water Building Plan Approval
- Approved Temporary Closet
- Erosion and Sedimentation Controls
- Stabilised Access Point
- Details and Signage - Principal Contractor and Principal Certifier Details
- Hours of Work
- Survey Report and Site Sketch
- Compliance with BASIX Certificate
- Critical Stage Inspections and Inspections Nominated by the Principal Certifier Section 6.6 of the Environmental Planning and Assessment Act 1979 requires critical stage
- Roof Water Drainage
- Dust Control
The width of the plot in question is 18.8 meters on the building line and the width of the house is 85% (16 metres). The subject site is entrusted by a Sydney Water easement at the rear of the property. The entrance portal also matches the design, materials and colors of the existing home.
The housing width of 85% is considered acceptable, as the proposal fits into the existing streetscape and character of the place. The changes and additions are designed taking into account the landscape environment and the constraints of the respective site. The proposal will divert stormwater that currently discharges to the rear of the lot to the street.
Concerns about the overall height and width of the new additions and the proposed fallback to the eastern border. The proposal will divert rainwater previously drained to the rear of the lot to the street. The submitted draft rainwater plan shows that this area will drain into the existing mud pit at the rear of the plot (see appendix 7).
Plans submitted with planning permission must be amended to include the terms of the building consent. All construction work must be carried out in accordance with the provisions of the Building Code of Australia. The sign must be erected in accordance with section 98A(2) of the Environmental Planning and Assessment Regulations 2000.
The sign must be put up in a prominent place and show – a) name, address and telephone number of the main certification company for the work, .. b) name and out-of-hours contact telephone number of the main contractor/person responsible for the work. The dust emission must be controlled to minimize nuisance for the residents in the surrounding premises.
LOCALITY MAP
AERIAL PHOTOGRAPH
SECTIONS
SYDNEY WATER COMMENTS
CONCEPT STORMWATER PLAN
DEPOSITED PLAN 23922
- Section 4.55 of the Environmental Planning and Assessment Act 1979
- State Environmental Planning Policy (Sydney Region Growth Centres) 2006 – Appendix 11 The Hills Growth Centre Precincts
- Box Hill Growth Centre Precincts Development Control Plan
- Issues Raised in Submissions
The variation application relates to a multi-family residential development creating 46 residential units to separate the development into eight levels and add stratification of the residential units. The application in question seeks to divide the development into eight phases and provide stratification of housing units. During the assessment of this development application, the applicant requested the inclusion of a stratum division of the units.
This is important in relation to the scope of the amendment application and that the changes sought mean that the proposal is still essentially the same development. Development and strata subdivision of one of the development sites in phase two above to create eight units/strata title residential lots, including the construction of eight units on proposed lots 13 to 20. Development and strata subdivision of one of the development sites in phase two above to create six units/ strata title residential plots including the construction of six units on proposed plots 37 to 42.
Development and strata subdivision of one of the development sites in phase two above to create five units/strata title residential lots, including the construction of five units on proposed lots 43 to 47. Development and strata subdivision of one of the development sites in phase two above to create five units/ strata title residential lots, including the construction of five units on proposed lots 48 to 52. The amendment application seeks to amend the subdivision to include the development of the development and strata subdivision of the to include approved dwellings.
The proposed amendment application complies with Article 4.55, paragraph 1, A of the Environment and Planning Act 1979. The approved development takes into account the objectives of the area, which shows that the development meets these requirements. The proposed amendment leads to virtually the same development and maintains the objectives of the area.
The proposed change has been reviewed against the provisions of the Box Hill Growth Center Precincts Development Control Plan (Box Hill DCP). The redefinition plan is carried out by a surveyor who is commissioned by a landowner (or developer in this case) outside the development appraisal process.
IS DELETED
Section 7.11 Contribution
Street addresses for lots within this subdivision will be assigned as part of this pre-listing process. Note that the contributions set forth in Section 7.11 shall be updated at the time of actual payment in accordance with the provisions of the applicable Plan. Before paying the above contributions, the applicant is advised to contact the Development Contributions Officer of the Council on 9843 0268.
Council Contribution Plans can be viewed at www.thehills.nsw.gov.au or a copy can be inspected or purchased from the Council Administration Centre. If the Strata Certificate is issued by a certification body other than the Council, a copy of the Strata Certificate, together with all supporting documentation relied upon as part of the same, must be submitted to the Council.
IS AMENDED TO
Final Plan and Section 88B Instrument
All residential lots must be charged with a restriction using the terms "rainwater tanks" included in the standard considerations. g) Limitation – Leftovers. Residual lots 7 through 12 (phase two) must be burdened with a restriction by using the “residual lots”. terms included in the standard recitals. Lots to be managed as an asset protection zone require a positive covenant that affects the entire lot.
Plots with a defined asset protection zone measured against a boundary or restricted development area (see below) require a restriction and a positive covenant referring to an area defined on the plan. Plots with a defined approved residential footprint require a separate restriction (see above) within the nominated asset protection zone. The restriction and positive covenant must specifically identify that the asset protection zone referred to earlier was determined based on a performance-based solution as indicated in the Rural Fire Service comments attached to this consent.
APPROVED SUBDIVISION PLAN (RETAINED AS STAGE ONE)
APPROVED SITE PLAN
PROPOSED STRATA SUBDIVISION/ STAGING PLANS Stage 2
LETTER FROM APPLICANT DATED 15 MAY 2018
