DEVELOPMENT
ASSESSMENT UNIT
Tuesday, 2 November 2021
T O ST R IV E F O R B E T T ER T H IN G S
DEVELOPMENT ASSESSMENT UNIT MEETING 2 NOVEMBER, 2021
ITEM SUBJECT PAGE
ITEM-1 CONFIRMATION OF MINUTES 3
ITEM-2 DA 993/2021/HA - TWO STOREY DWELLING WITH ATTACHED STUDIO DWELLING AND STRATA SUBDIVISION – LOT 64 DP 1233988, NO. 57 GEORGE STREET, BOX HILL
4
DEVELOPMENT ASSESSMENT UNIT MEETING 2 NOVEMBER, 2021 MINUTES OF THE DEVELOPMENT ASSESSMENT UNIT MEETING HELD AT THE HILLS SHIRE COUNCIL ON TUESDAY, 26 OCTOBER 2021
PRESENT
Cameron McKenzie Group Manager – Development & Compliance (Chair) Ben Hawkins Manager – Subdivision & Development Certification Angelo Berios Manager – Environment & Health
Craig Woods Manager – Regulatory Services Paul Osborne Manager – Development Assessment Nicholas Carlton Manager – Forward Planning
Kristine McKenzie Principal Coordinator – Development Assessment APOLOGIES
NIL
CIRCULATED ELECTRONICALLY
ITEM-1 CONFIRMATION OF MINUTES RESOLUTION
The Minutes of the Development Assessment Unit Meeting of Council held on 19 October 2021 be confirmed.
ITEM-2 DA 1107/2021/HA – FITOUT OF RELOCATED FITNESS CENTRE, 24 HOUR USE OF THE FITNESS CENTRE AND SIGNAGE – LOT 2 DP 1265079, 1-14/70 THE PARKWAY BEAUMONT HILLS
PUBLIC NOTIFICATION OF THE DETERMINATION PURSUANT TO ITEM 20(2)(c) AND (d) OF SCHEDULE 1 OF THE ENVIRONMENTAL PLANNING & ASSESSMENT ACT, 1979
DECISION
The Development Application was approved subject to the conditions outlined in the report.
REASONS FOR THE DECISION
• Section 4.15 (EP&A Act) – Satisfactory.
• The Hills LEP 2019 – Satisfactory.
• State Environmental Planning Policy No 64 – Advertising and Signage – Satisfactory.
• State Environmental Planning Policy No 55—Remediation of Land – Satisfactory.
• DCP Part B Section 6 – Business – Satisfactory.
• DCP Part C Section 1 – Parking – Satisfactory.
HOW COMMUNITY VIEWS WERE TAKEN INTO ACCOUNT IN MAKING THE DECISION Notification letters were issued to adjoining properties over 14 days. Three submissions were received. The issues raised in the submissions were addressed in the report.
END MINUTES
DEVELOPMENT ASSESSMENT UNIT MEETING 2 NOVEMBER, 2021 ITEM-2 DA 993/2021/HA - TWO STOREY DWELLING WITH
ATTACHED STUDIO DWELLING AND STRATA SUBDIVISION – LOT 64 DP 1233988, NO. 57 GEORGE STREET, BOX HILL
THEME: Shaping Growth
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: 2 NOVEMBER 2021
DEVELOPMENT ASSESSMENT UNIT
AUTHOR: SENIOR TOWN PLANNER
SOPHIA BROWN
RESPONSIBLE OFFICER: PRINCIPAL COORDINATOR KRISTINE MCKENZIE
Applicant Universal Property Group
Owner BHSD Pty Ltd
Notification 14 days Number Advised Seven
Number of Submissions 1st notification – Three 2nd notification - Nil
Zoning R2 Low Density Residential
Site Area 449.9m2
List of all relevant s4.15(1)(a) matters
Section 4.15 (EP&A Act) – Satisfactory.
SEPP (Sydney Region Growth Centres) 2006 – Satisfactory.
SEPP (BASIX) 2004 – Satisfactory.
SEPP No. 55—Remediation of Land – Satisfactory.
Box Hill Growth Centres Precincts DCP 2018 – Variation, see report.
Section 7.11 Contributions: $24,603.38 Political Donations None Disclosed
Reasons for Referral to DAU 1. Variations to DCP 2. Submissions received.
Recommendation Approval subject to conditions.
DEVELOPMENT ASSESSMENT UNIT MEETING 2 NOVEMBER, 2021
EXECUTIVE SUMMARY
The Development Application is for the construction of a two storey dwelling, attached studio dwelling and strata subdivision.
The proposed development includes variations to density, fill and studio dwelling balconies or living areas overlooking laneways under the provisions of the Box Hill Growth Centres Precincts DCP. The Box Hill Development Control Plan (DCP) 2018 limits fill to a maximum of 500mm and the development proposes maximum fill of 810mm. The DCP also requires that studio dwellings are to have balconies or living areas that overlook laneways for casual surveillance, and the development proposes a balcony for the studio dwelling overlooking George Street as there is no laneway provided in the street network for the site. SEPP (Sydney Region Growth Centres) 2006 requires that the density for the site is a minimum 15 dwellings per hectare which is proposed to be amended to a minimum density of 10 dwellings per hectare and a maximum density of 15 dwellings per hectare, and 18.9 dwellings per hectare is provided. The variations to the DCP and draft SEPP are considered reasonable as the proposal will not result in adverse amenity impacts to neighbouring properties and is consistent with the objectives of the SEPP (Sydney Region Growth Centres) 2006 and Box Hill Development Control Plan 2018.
The application was notified for 14 days on two occasions. Submissions from three properties were received in response to the first notification period, and no submissions were received in response to the second notification period. The issues raised primarily relate to concerns regarding density, streetscape and character, traffic and parking. The proposal is consistent with the envisaged character for the area and the development complies with the minimum car parking requirements.
The application is recommended for approval subject to conditions of consent.
BACKGROUND
Development Application No. 735/2016/ZB approved a subdivision creating 72 residential lots including a new road and demolition. The subject site was created as one of these lots, known as Lot 64 DP 1233988.
The subject Development Application was lodged on 11 January 2021. The proposal was notified for 14 days and submissions were received from three properties.
A letter was sent to the applicant on 5 February 2021 requesting additional information including demonstrating compliance with the definition of ‘studio dwelling’, roof details, secondary street façade, sill heights, parking spaces, fencing, location of utilities, shadow diagrams, bin storage areas, and plans to detail restrictions under Deposited Plan 1233988.
The applicant was also requested to provide a response to the submissions.
Additional information was received on 8 March 2021. The amended proposal was re- notified for 14 days and no submissions were received during the notification period.
A letter was sent to the applicant on 19 May 2021 indicating that all previous information (requested in the letter dated 5 February 2021) had not been adequately addressed and a further response to these outstanding matters was requested. The letter also requested the applicant provide a response to the submissions received following the notification period and address Council’s Subdivision Engineer’s concerns regarding vehicular access and strata subdivision.
DEVELOPMENT ASSESSMENT UNIT MEETING 2 NOVEMBER, 2021
Additional information was received from the applicant on 3 June 2021.
Further letters were sent to the applicant on 28 July 2021 and 28 August 2021 indicating that the concerns raised in the letters dated 5 February 2021 and 19 May 2021 had not been satisfactorily addressed and remain outstanding.
Additional information was received on 2 September 2021.
PROPOSAL
The Development Application is for the construction of a two storey dwelling with attached studio dwelling and strata subdivision.
The ground floor of the principal dwelling includes a bedroom, bathroom, laundry, family room, dining room, kitchen, living room, and a double garage with one space for use of the dwelling and one space for use of the studio dwelling.
The first floor of the principal dwelling includes three bedrooms including a master bedroom with en-suite and walk-in-wardrobe, rumpus room and bathroom. An attached studio dwelling on the first floor includes two bedrooms, kitchen, bathroom, living room and balcony to the front.
ISSUES FOR CONSIDERATION
1. Compliance with SEPP (Sydney Region Growth Centres) 2006 a) Permissibility
The land is zoned R2 Low Density Residential under SEPP (Sydney Region Growth Centres) 2006. Development for the purpose of a dwelling house, studio dwelling and strata subdivision are permissible within the zone and are defined as follows:
dwelling house means a building containing only one dwelling.
studio dwelling means a dwelling that—
(a) is established in conjunction with another dwelling (the principal dwelling), and (b) is on its own lot of land, and
(c) is erected above a garage that is on the same lot of land as the principal dwelling, whether the garage is attached to, or is separate from, the principal dwelling,
but does not include a semi-detached dwelling.
dwelling means a room or suite of rooms occupied or used or so constructed or adapted as to be capable of being occupied or used as a separate domicile.
Clause 2.6 of SEPP (Sydney Region Growth Centres) 2006 states that land to which the precinct plan applies may be subdivided with consent.
Dwelling houses and studio dwellings are permissible in the R2 Low Density Residential zone under SEPP (Sydney Region Growth Centres) 2006.
DEVELOPMENT ASSESSMENT UNIT MEETING 2 NOVEMBER, 2021
b) Zone Objectives
The objectives of the zone are:
• To provide for the housing needs of the community within a low density residential environment.
• To enable other land uses that provide facilities or services to meet the day to day needs of residents.
• To allow people to carry out a reasonable range of activities from their homes, where such activities are not likely to adversely affect the living environment of neighbours.
• To support the well-being of the community, by enabling educational, recreational, community, religious and other activities where compatible with the amenity of a low density residential environment.
The proposal is considered to be consistent with the stated objectives of the zone, in that the proposal will provide for the housing needs of the community within a low density residential environment.
c) Development Standards
The following addresses the principal development standards of the LEP relevant to the subject proposal:
CLAUSE REQUIRED PROVIDED COMPLIES
2.6. Subdivision Subdivision permissible
with consent Strata subdivision
proposed. Yes
4.1B. Residential
Density Density must not be less than 15 dwellings per hectare.
18.9 dwellings per
hectare No, refer to
comments below.
4.3. Height of
Buildings 8.5 metres 8.135 metres Yes
i) Density
On 22 May 2017 the Department of Planning released the draft North West Land Use and Infrastructure Implementation Plan. In addition to a new growth centres structure plan and an infrastructure schedule the package proposes a draft amendment to State Environmental Planning Policy (Sydney Region Growth Centres) 2006 and associated draft changes to the DCP. The proposed changes include the introduction of density bands (rather than only minimum density) and reinstatement of minimum lot sizes for all residential areas (that were removed as part of the 2014 Housing Diversity changes).
The subject site will be affected by the replacement of the minimum density provision with a density band. The site currently has a minimum density of 15 dwellings per hectare which is proposed to be amended to a minimum density of 10 dwellings per hectare and a maximum density of 15 dwellings per hectare.
Development Application No. 735/2016/ZB approved the creation of 72 residential lots (DA 735/2016/ZB), 45 of which were zoned R2 Low Density Residential and the remainder within the R3 Medium Density Zone. The density proposed in both zones exceeded the minimum density control in place at the time. The land zoned R2 Low Density Residential had an area of 2.37 hectares with 45 residential lots, resulting in an approved density of 18.9 dwellings per hectare.
DEVELOPMENT ASSESSMENT UNIT MEETING 2 NOVEMBER, 2021 It is noted that Clause 4.1B(2) states that this clause applies to development for the purpose of an attached dwelling, a dual occupancy, a dwelling house, multi dwelling housing, a residential flat building, a secondary dwelling or a semi detached dwelling. It is noted that studio dwellings are not specifically mentioned in this clause. As a result, approval of the proposed development would not result in a density that further exceeds the abovementioned density band.
In this instance the inconsistency is supportable for the following reasons:
• The proposed lot sizes remain consistent with the SEPP as the studio dwelling is above the garage on the existing Torrens Title lot.
• No change is proposed to the site frontages which exceed the minimum permitted by the DCP.
• Clause 4.1B does not specifically refer to studio dwellings.
The proposal is therefore considered satisfactory with regard to SEPP (Sydney Region Growth Centres) 2006.
2. Compliance with Box Hill Development Control Plan (DCP) 2018
The proposal has been assessed against the provisions of the Box Hill DCP 2018. The proposed development achieves compliance with the relevant requirements of the above Development Controls with the exception of the following:
DEVELOPMENT
CONTROL DCP
REQUIREMENTS PROPOSED
DEVELOPMENT COMPLIANCE
Fill Maximum 500mm fill 810mm at north
western corner of the dwelling
No, however the proposal will not result in adverse amenity impacts to neighbouring properties.
Studio Dwelling Balconies or Living Areas Overlooking Laneways
Studio dwellings are to have balconies or living areas that overlook laneways for casual surveillance.
Studio dwelling balcony is provided overlooking George Street as there is no laneway provided in the street network for the site.
No, however the proposal will not result in adverse amenity impacts to neighbouring properties.
a) Fill
Section 4.1.1 of the Box Hill Growth Centre Precinct Development Control Plan 2018 prescribes a maximum fill of 500mm.
The development proposes maximum fill of 810mm. Attachment 4 shows the location of the fill exceeding 500mm.
Comment:
The objectives of Section 4.1.1 of the Box Hill Growth Centre Precinct Development Control Plan 2018 are as follows:
DEVELOPMENT ASSESSMENT UNIT MEETING 2 NOVEMBER, 2021
a. To minimise the extent of cut and fill with residential allotments.
b. To protect and enhance the aesthetic quality of the area by controlling the form, bulk and scale of land forming operations.
c. To ensure that filling material is satisfactory and does not adversely affect the fertility or salinity of the soil, or the quality of surface water or groundwater.
d. To ensure that the amenity of adjoining residents is not adversely affected by any land forming operation.
The proposed variation to the maximum fill control is in response to the site slope of approximately 2.5 metres from the south eastern to north western corner of the site.
The maximum fill is associated with the building platform created for the two storey dwelling.
The proposed earthworks do not result in unreasonable adverse amenity or environmental impact such as privacy, overshadowing and visual impacts, and provides an appropriate form, bulk and scale of development which is sympathetic to the streetscape and adjoining properties.
Accordingly, the proposed variation to the maximum fill control is considered satisfactory in this instance.
b) Studio Dwelling Balconies or Living Areas
Section 5.2 of the Box Hill Growth Centre Precinct Development Control Plan 2018 requires studio dwellings to have balconies or living areas that overlook laneways for casual surveillance.
The development proposes a balcony for the studio dwelling overlooking George Street as there is no laneway provided in the street network for the site.
Comment:
The objectives of Section 5.2 of the Box Hill Growth Centre Precinct Development Control Plan 2018 are as follows:
a. To enable the development of a diversity of dwelling types.
b. To contribute to the availability of affordable housing.
c. To promote innovative housing solutions that are compatible with the surrounding residential environment.
d. To provide casual surveillance to rear lanes.
The development proposes a balcony for the studio dwelling overlooking George Street as there are no laneways envisaged within the indicative street network for the site.
The development does not undermine the objectives of the control as the development provides a diversity of dwelling types, and contributes to the availability of affordable housing that is compatible with the surrounding residential environment.
The proposed studio design is considered satisfactory.
DEVELOPMENT ASSESSMENT UNIT MEETING 2 NOVEMBER, 2021
3. Issues Raised in Submissions
The application was notified for 14 days on two occasions. Submissions from three properties were received in response to the first notification period, and no submissions were received in response to the second notification period. The issues raised in the submissions are summarised below.
ISSUE/OBJECTION COMMENT
Concern raised regarding parking, given the small frontage of current lots. The subject site is a corner lot which will mean limited opportunities for street parking. The driveway needs to be reassessed to allow for more parking on the property, and less on the street which will impact current residents. We object to allow an additional dwelling (attached or separate) as it will inconvenience the street dwellers.
Box Hill Growth Centre Precinct DCP requires two car spaces for the primary dwelling and one space for the studio dwelling. The primary dwelling has a single garage space and one parking space on the driveway. The studio dwelling has one garage space. The
development complies with the minimum off street car parking requirements under the Box Hill Growth Centre Precinct DCP.
Concerns regarding the provision of outdoor space and landscaping for the development.
The studio does not have access to outdoor space, and the door to outside does not make the space aesthetically pleasing nor functional.
Box Hill Growth Centre Precinct DCP requires 30% landscaped area for the site and the development provides 45% landscaped area.
The proposal complies with the required landscaping in accordance with the Box Hill Growth Centre Precinct Development Control Plan 2018. The studio dwelling is provided with a balcony which meets the requirements of DCP 2018.
The proposed colours do not fit in with current
houses in the area. The applicant has submitted an amended
colours and materials schedule (refer to Attachment 8). The proposed materials and finishes are considered to be consistent or compatible with the streetscape and future character of the neighbourhood.
Objection to this development for a two-storey dwelling with an attached studio. This area is zoned for low density housing. These kinds of developments are not wanted by existing residents, especially those within Victoria Estate. This is a family area and like many other families we have bought and built here to get away from duplexes, studios, units. This area of Box Hill should be single dwellings in keeping with the rest of the estate as well as High Grove and Killarny.
The proposed dwelling house and studio dwelling are permissible with consent in the R2 Low Density Residential zone under SEPP (Sydney Region Growth Centres) 2006. See comments in Section 1.
This development is not consistent with the streetscape, there are no other shared driveways along George Street and we do not wish there to be either. It looks like a duplex from the front and that brings the look of the area down and resembles inner city rather than suburbia. It is not in character with the surrounding area.
The dwelling house and studio dwelling are permissible with consent in the R2 Low Density Residential zone. The proposal presents as a single dwelling when viewed from the street as the studio dwelling is located above the garage. Furthermore, it is noted that even if the proposal appears to present as a dual occupancy, these developments are also permitted in the R2 Low Density Residential
DEVELOPMENT ASSESSMENT UNIT MEETING 2 NOVEMBER, 2021
ISSUE/OBJECTION COMMENT
zone and are not considered to be out of character.
This development is not economically positive, what is positive about building a house with an attached studio? It creates more traffic, increasing risk of road traffic accidents and again less parking.
The proposed traffic generation is not beyond the capacity of the subject site. A studio dwelling is a permitted land use in the R2 Low Density Residential zone. The parking
provisions comply with the requirements under DCP 2018.
Economic impact is not a matter for consideration under Section 4.15 of the Environmental Planning and Assessment Act 1979.
Although the two driveways facing George Street there will be insufficient space for street parking on George Street. This means most of the street parking will be on the Billets Way leading to traffic congestion especially at the corner.
The development proposes a single driveway crossover. The development is not expected to have a greater impact on the availability of on- street parking beyond that expected by a single dwelling.
4. Internal Referrals
The application was referred to following sections of Council:
• Forward Planning (Section 7.11 Contributions),
• Land Information,
• Subdivision Engineering.
No objection was raised to the proposal subject to conditions.
CONCLUSION
The Development Application has been assessed against the relevant heads of consideration under Section 4.15 of the Environmental Planning and Assessment Act, 1979, SEPP (Sydney Region Growth Centres) 2006, Box Hill Development Control Plan 2018 and is considered satisfactory subject to conditions of consent.
The variation to density and fill controls have been considered and addressed in the report, and will not adversely impact on the environmental amenity of the locality. The issues raised in the submissions have been addressed in the report and do not warrant refusal of the application.
Approval is recommended subject to conditions.
IMPACTS Financial
This matter has no direct financial impact upon Council's adopted budget or forward estimates.
DEVELOPMENT ASSESSMENT UNIT MEETING 2 NOVEMBER, 2021 The Hills Future Community Strategic Plan
The proposed development is consistent with the planning principles, vision and objectives outlined within “Hills 2026 – Looking Towards the Future” as the proposed development provides for satisfactory urban growth without adverse environmental or social amenity impacts and ensures a consistent built form is provided with respect to the streetscape and general locality.
RECOMMENDATION
The Development Application be approved subject to the following conditions:
GENERAL MATTERS
1. Development in Accordance with Submitted Plans
The development being carried out in accordance with the following approved plans and details, stamped and returned with this consent except where amended by other conditions of consent.
REFERENCED PLANS AND DOCUMENTS
DRAWING NO. DESCRIPTION REVISION DATE
A.01 Locality Plan, Site Analysis and Roof Plan C 26/05/2021
A.02 Site Plan C 26/05/2021
A.03 Ground Floor Plan C 26/05/2021
A.04 First Floor Plan C 26/05/2021
A.05 Elevations C 26/05/2021
A.06 Elevations C 26/05/2021
A.07 Sections C 26/05/2021
A.10 Fencing C 26/05/2021
A.11 Colour Schedule B 08/02/2021
8322-64 Draft Strata Subdivision Plan (3 Pages) A 03/12/2020 No work (including excavation, land fill or earth reshaping) shall be undertaken prior to the issue of the Construction Certificate, where a Construction Certificate is required.
2. External Finishes
External finishes and colours shall be in accordance with the details submitted with the development application and approved with this consent.
3. Approved Subdivision Plan
The subdivision component of the development must be carried out in accordance with the approved plan of subdivision prepared by SDG, Issue A, dated 3 December 2021 except where amended by other conditions of consent.
Specifically, the units in the development have been approved for strata subdivision only.
4. Construction Certificate
Prior to construction of the approved development, it is necessary to obtain a Construction Certificate. A Construction Certificate may be issued by Council or a Registered Certifier.
Plans submitted with the Construction Certificate are to be amended to incorporate the conditions of the Development Consent.
DEVELOPMENT ASSESSMENT UNIT MEETING 2 NOVEMBER, 2021 5. Building Work to be in Accordance with BCA
All building work must be carried out in accordance with the provisions of the Building Code of Australia.
6. Air Conditioner Location
The air-conditioning unit location is to be as shown on the approved plans or is to comply with the criteria of exempt development as outlined in the SEPP - Exempt & Complying Development Codes 2008.
You are reminded that the air conditioning must be designed so as not to operate:
(i) between 7am and 10pm — at a noise level that exceeds 5 dB(A) above the ambient background noise level measured at any property boundary, or
(ii) Between 10pm and 7am — at a noise level that is audible in habitable rooms of adjoining residences.
7. Adherence to Waste Management Plan
All requirements of the Waste Management Plan submitted as part of the Development Application must be implemented except where contrary to other conditions of consent. The information submitted regarding construction and demolition wastes can change provided that the same or a greater level of reuse and recycling is achieved as detailed in the plan.
Any material moved offsite is to be transported in accordance with the requirements of the Protection of the Environment Operations Act 1997 and only to a place that can lawfully be used as a waste facility. Receipts of all waste/recycling tipping must be kept onsite at all times and produced in a legible form to any authorised officer of the Council who asks to see them.
Transporters of asbestos waste (of any load over 100kg of asbestos waste or 10 square metres or more of asbestos sheeting) must provide information to the NSW EPA regarding the movement of waste using their WasteLocate online reporting tool
www.wastelocate.epa.nsw.gov.au.
8. Management of Construction and/or Demolition Waste
Waste materials must be appropriately stored and secured within a designated waste area onsite at all times, prior to its reuse onsite or being sent offsite. This includes waste materials such as paper and containers which must not litter the site or leave the site onto neighbouring public or private property. A separate dedicated bin must be provided onsite by the builder for the disposal of waste materials such as paper, containers and food scraps generated by all workers. Building waste containers are not permitted to be placed on public property at any time unless a separate application is approved by Council to locate a building waste container in a public place.
Any material moved offsite is to be transported in accordance with the requirements of the Protection of the Environment Operations Act 1997 and only to a place that can lawfully be used as a waste facility. The separation and recycling of the following waste materials is required: metals, timber, masonry products and clean waste plasterboard. This can be achieved by source separation onsite, that is, a bin for metal waste, a bin for timber, a bin for bricks and so on. Alternatively, mixed waste may be stored in one or more bins and sent to a waste contractor or transfer/sorting station that will sort the waste on their premises for recycling. Receipts of all waste/recycling tipping must be kept onsite at all times and produced in a legible form to any authorised officer of the Council who asks to see them.
Transporters of asbestos waste (of any load over 100kg of asbestos waste or 10 square metres or more of asbestos sheeting) must provide information to the NSW EPA regarding the movement of waste using their WasteLocate online reporting tool www.wastelocate.epa.nsw.gov.au.
DEVELOPMENT ASSESSMENT UNIT MEETING 2 NOVEMBER, 2021 9. Commencement of Domestic Waste Service
A domestic waste service must be commenced with Council and its Contractor. The service must be arranged no earlier than two days prior to occupancy and no later than seven days after occupancy of the development. All requirements of Council’s domestic waste management service must be complied with at all times. Contact Council’s Resource Recovery Team on (02) 9843 0310 to commence a domestic waste service.
10. House Numbering
The responsibility for house/unit numbering is vested solely in Council in order to provide a consistent and accurate system of street numbering throughout the Shire.
Approved numbering for this development is:
Overall Property Address: 57 – 57A George Street, Box Hill Main Dwelling: 57 George Street, Box Hill
Studio: 57A George Street, Box Hill
This address and by extension the studio itself may only be used in accordance with Council’s Development Consent.
The street numbers as issued are to be displayed at the entrance to the property for mail delivery and service providers including emergency services.
PRIOR TO THE ISSUE OF A CONSTRUCTION CERTIFICATE 11. Section 7.11 Contribution
The following monetary contributions must be paid to Council in accordance with Section 7.11 of the Environmental Planning and Assessment Act, 1979, to provide for the increased demand for public amenities and services resulting from the development.
Payments comprise of the following:-
The contributions above are applicable at the time this consent was issued. Please be aware that Section 7.11 contributions are updated at the time of the actual payment in accordance with the provisions of the applicable plan.
Prior to payment of the above contributions, the applicant is advised to contact Council’s Development Contributions Officer on 9843 0268. Payment must be made by cheque or credit/debit card. Cash payments will not be accepted.
This condition has been imposed in accordance with Contributions Plan No 15.
Council’s Contributions Plans can be viewed at www.thehills.nsw.gov.au or a copy may be inspected or purchased at Council’s Administration Centre.
Purpose: 1 bedroom
unit
No. of 1 Bedroom
Units: 1 Sum of Units Total S7.11 Open Space - Land $ 7,267.60 $ 7,267.60 $ 7,267.60 $ 7,267.60 Open Space - Capital $ 4,418.19 $ 4,418.19 $ 4,418.19 $ 4,418.19 Transport Facilities - Land $ 1,882.43 $ 1,882.43 $ 1,882.43 $ 1,882.43 Transport Facilities - Capital $ 4,746.32 $ 4,746.32 $ 4,746.32 $ 4,746.32 Administration $ 181.96 $ 181.96 $ 181.96 $ 181.96 Water Management - Land (KCP) $ 2,891.05 $ 2,891.05 $ 2,891.05 $ 2,891.05 Water Management - Capital (KCP) $ 3,215.84 $ 3,215.84 $ 3,215.84 $ 3,215.84 Total $24,603.38 $ 24,603.38 $ 24,603.38 $ 24,603.38
DEVELOPMENT ASSESSMENT UNIT MEETING 2 NOVEMBER, 2021
PRIOR TO WORK COMMENCING ON THE SITE 12. Sydney Water Building Plan Approval
A building plan approval must be obtained from Sydney Water Tap in™ to ensure that the approved development will not impact 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 Principal Certifier upon request prior to works commencing.
Please refer to the website http://www.sydneywater.com.au/tapin/index.htm, Sydney Water Tap in™, or telephone 13 20 92.
13. Management of Building Sites
The erection of suitable fencing or other measures to restrict public access to the site and building works, materials or equipment when the building work is not in progress or the site is otherwise unoccupied.
The erection of a sign, in a prominent position, stating that unauthorised entry to the site is not permitted and giving an after hours contact name and telephone number.
14. Consultation with Service Authorities
Applicants are advised to consult with Telstra, NBN Co and Australia Post regarding the installation of telephone conduits, broadband connections and letterboxes as required.
Unimpeded access must be available to the electricity supply authority, during and after building, to the electricity meters and metering equipment.
15. Approved Temporary Closet
An approved temporary closet connected to the sewers of Sydney Water, or alternatively an approved chemical closet is to be provided on the land, prior to building operations being commenced.
16. Erosion and Sedimentation Controls
Erosion and sedimentation controls shall be in place prior to the commencement of site works; and maintained throughout construction activities until the site is landscaped and/or suitably revegetated. The controls shall be in accordance with the details approved by Council and/or as directed by Council Officers. These requirements shall be in accordance with Managing Urban Stormwater – Soils and Construction produced by the NSW Department of Housing (Blue Book).
17. Stabilised Access Point
A stabilised all weather access point is to be provided prior to commencement of site works, and maintained throughout construction activities until the site is stabilised. The controls shall be in accordance with the requirements with the details approved by Council and/or as directed by Council Officers. These requirements shall be in accordance with Managing Urban Stormwater – Soils and Construction produced by the NSW Department of Housing (Blue Book).
18. Details and Signage - Principal Contractor and Principal Certifier Details
Prior to work commencing, submit to the Principal Certifier notification in writing of the principal contractor’s (builder) name, address, phone number, email address and licence number.
DEVELOPMENT ASSESSMENT UNIT MEETING 2 NOVEMBER, 2021 No later than two days before work commences, Council is to have received written details of the Principal Certifier in accordance with Clause 103 of the Environmental Planning and Assessment Regulations 2000.
Signage
A sign is to be erected in accordance with Clause 98A(2) of the Environmental Planning and Assessment Regulations 2000. The sign is to be erected in a prominent position and show – a) the name, address and phone number of the Principal Certifier for the work,
b) the name and out of working hours contact phone number of the principal contractor/person responsible for the work.
The sign must state that unauthorised entry to the work site is prohibited.
DURING CONSTRUCTION 19. Hours of Work
Work on the project to be limited to the following hours: - Monday to Saturday - 7.00am to 5.00pm;
No work to be carried out on Sunday or Public Holidays.
The builder/contractor shall be responsible to instruct and control sub-contractors regarding the hours of work.
20. Roof Water Drainage
Gutter and downpipes are to be provided and connected to an approved drainage system upon installation of the roof covering.
21. Survey Report and Site Sketch
A survey report and site sketch signed and dated (including contact details) by the registered land surveyor may be requested by the Principal Certifier during construction. The survey shall confirm the location of the building/structure in relation to all boundaries and/or levels.
As of September 2018 the validity of surveys has been restricted by legislation to 2 years after issue.
22. 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.
1161717M is to be complied with. Any subsequent version of this BASIX Certificate will supersede all previous versions of the certificate.
23. Critical Stage Inspections and Inspections Nominated by the Principal Certifier Section 6.6 of the Environmental Planning and Assessment Act 1979 requires critical stage inspections to be carried out for building work as prescribed by Clause 162A of the Environmental Planning and Assessment Regulation 2000. Prior to allowing building works to commence the Principal Certifier must give notice of these inspections pursuant to Clause 103A of the Environmental Planning and Assessment Regulation 2000.
An Occupation Certificate cannot be issued and the building may not be able to be used or occupied where any mandatory critical stage inspection or other inspection required by the Principal Certifier is not carried out. Inspections can only be carried out by the Principal Certifier unless agreed to by the Principal Certifier beforehand and subject to that person being a registered certifier.
24. Landscaping Works
Landscaping works, associated plantings and the construction of any retaining walls are to be undertaken generally in accordance with the approved plans.
DEVELOPMENT ASSESSMENT UNIT MEETING 2 NOVEMBER, 2021 25. Dust Control
The emission of dust must be controlled to minimise nuisance to the occupants of the surrounding premises. In the absence of any alternative measures, the following measures must be taken to control the emission of dust:
• Dust screens must be erected around the perimeter of the site and be kept in good repair for the duration of the construction work;
• All dusty surfaces must be wet down and suppressed by means of a fine water spray.
Water used for dust suppression must not cause water pollution; and
• All stockpiles of materials that are likely to generate dust must be kept damp or covered.
PRIOR TO ISSUE OF AN OCCUPATION AND/OR SUBDIVISION CERTIFICATE 26. Section 73 Certificate must be submitted to the Principal Certifier before the issuing of an Occupation Certificate
A Section 73 Compliance Certificate under the Sydney Water Act 1994 must be obtained from Sydney Water Corporation.
Make early application for the certificate, as there may be water and sewer pipes to be built and this can take some time. This can also impact on other services and building, driveway or landscape design.
Application must be made through an authorised Water Servicing Coordinator. For help either visit www.sydneywater.com.au > Building and developing > Developing your land >
water Servicing Coordinator or telephone 13 20 92.
The Section 73 Certificate must be submitted to the Principal Certifier before occupation of the development/release of the plan of subdivision.
27. Strata Certificate Application
When submitted, the Strata Certificate application must include:
• One copy of the final plan.
• The original administration sheet and Section 88B instrument.
• All certificates and supplementary information required by this consent.
• An AutoCAD copy of final plan (GDA2020/ MGA Zone 56).
Should the Strata Certificate be issued by a certifier other than Council a copy of the Strata Certificate, along with all supporting documentation relied upon as part of the same, must be submitted to Council.
THE USE OF THE SITE
28. Maintenance of Landscaping Works
The landscaping works, associated plantings and construction of retaining walls are to be effectively maintained at all times and throughout the life of the development.
DEVELOPMENT ASSESSMENT UNIT MEETING 2 NOVEMBER, 2021
ATTACHMENTS 1. Locality Plan 2. Aerial Photograph 3. Site Plan
4. South and West Elevations 5. North and East Elevations 6. Sections
7. Colour Schedule 8. Strata Subdivision Plan
DEVELOPMENT ASSESSMENT UNIT MEETING 2 NOVEMBER, 2021 ATTACHMENT 1 – LOCALITY PLAN
DEVELOPMENT ASSESSMENT UNIT MEETING 2 NOVEMBER, 2021 ATTACHMENT 2 – AERIAL PHOTOGRAPH
DEVELOPMENT ASSESSMENT UNIT MEETING 2 NOVEMBER, 2021 ATTACHMENT 3 – SITE PLAN
DEVELOPMENT ASSESSMENT UNIT MEETING 2 NOVEMBER, 2021 ATTACHMENT 4 – SOUTH AND WEST ELEVATIONS
Fill exceeds 500mm
DEVELOPMENT ASSESSMENT UNIT MEETING 2 NOVEMBER, 2021 ATTACHMENT 5 – NORTH AND EAST ELEVATIONS
DEVELOPMENT ASSESSMENT UNIT MEETING 2 NOVEMBER, 2021 ATTACHMENT 6 – SECTIONS
DEVELOPMENT ASSESSMENT UNIT MEETING 2 NOVEMBER, 2021 ATTACHMENT 7 – COLOUR SCHEDULE
DEVELOPMENT ASSESSMENT UNIT MEETING 2 NOVEMBER, 2021 ATTACHMENT 8 – STRATA SUBDIVISION PLAN
DEVELOPMENT ASSESSMENT UNIT MEETING 2 NOVEMBER, 2021
