ASSESSMENT UNIT

The development application includes a variation to the Box Hill Growth Center Precincts Development Control Plan relating to fencing along the secondary boundary of the proposed corner site. All the proposed plots meet the minimum plot size, therefore the proposed development is considered satisfactory in relation to the above development standards (or applicable clauses) from the draft amendment of SEPP.

Internal Referrals

Since many of these homes only have a single garage, this is more curbside parking for two additional homes. Not to mention that the selling price of these homes, being a smaller block of land, will lower our selling price, bringing down the mid-price of four bedroom homes due to the lot size.

The proposed development is consistent with the planning principles, vision and objectives

Subdivision Certificate Preliminary Review

Prior to the submission of a Subdivision Certificate application a draft copy of the final plan,

Process for Council Endorsement of Legal Documentation

External Finishes

BCA Compliance

Adherence to Waste Management Plan

Transporters of asbestos waste (of any load over 100kg of asbestos waste or 10 square

Disposal of Surplus Excavated Material

Commencement of Domestic Waste Service

Provision of Kitchen Waste Storage Cupboard

Provision of Domestic Waste Storage Areas

Construction Certificate

Building Work to be in Accordance with BCA

Protection of Public Infrastructure

Minor Engineering Works

Vehicular Crossing Request

Western Sydney Growth Areas – Payment of Special Infrastructure Contribution A special infrastructure contribution is to be made in accordance with the Environmental

Section 7.11 Contribution

The following monetary contributions must be paid to Council in accordance with Section

Security Bond Requirements

Security Bond – Road Pavement and Public Asset Protection

Erosion and Sediment Control/ Soil and Water Management Plan

The detailed design must be accompanied by an Erosion and Sediment Control Plan

Engineering Works
Erosion and Sediment Control/ Soil and Water Management
Standard of Works
Compliance with BASIX Certificate
Landscaping
Maintenance of BASIX Commitments
Satisfactory Final Inspection

The approved ESCP measures must be in place before work begins and maintained during construction and until the site is stabilized to ensure their effectiveness. All BASIX requirements must be implemented before an occupation certificate is issued and maintained throughout the life of the proposed development in accordance with the approved BASIX certificates.

32. Landscaping Prior to Issue of any Occupation Certificate

Property Condition Report – Public Assets

Completion of Engineering Works

Section 73 Compliance Certificate

Provision of Telecommunication Services

The provision of fixed-line telecommunications infrastructure in the fibre-ready facilities to all

Provision of Electrical Services

Site/ Lot Classification Report – Vacant Residential Lots

Waste and Recycling Management

ATTACHMENTS

ATTACHMENT 1 – LOCALITY PLAN

ATTACHMENT 2 – AERIAL PHOTOGRAPH

ATTACHMENT 3 – GROWTH CENTRES SEPP LAND ZONING MAP

ATTACHMENT 4 – GROWTH CENTRES SEPP RESIDENTIAL DENSITY MAP

ATTACHMENT 5 – GROWTH CENTRES SEPP HEIGHT OF BUILDINGS MAP

ATTACHMENT 6 – PROPOSED PLAN OF SUBDIVISION

ATTACHMENT 7 – SITE PLAN

ATTACHMENT 8 - UNIT 1 FLOOR PLANS

ATTACHMENT 9 - UNIT 1 ELEVATIONS

ATTACHMENT 10 - UNIT 1 ELEVATIONS

ATTACHMENT 11 - UNIT 2 FLOOR PLANS

ATTACHMENT 12 – UNIT 2 ELEVATIONS

ATTACHMENT 13 – UNIT 2 ELEVATIONS

ATTACHMENT 14 – SOLAR ACCESS DIAGRAMS

ATTACHMENT 15 – LANDSCAPE PLAN

ATTACHMENT 16 – PRECEDING SUBDIVISION APPROVED PLAN OF SUBDIVISION

ITEM-3 1089/2021/ZE - SMALL LOT HOUSING DEVELOPMENT

EXECUTIVE SUMMARY

The width of the proposed ramps had not been demonstrated to be in compliance with council ramp standards. After reviewing the information submitted, it was found that the concerns previously expressed about the setbacks in the garage had not been satisfactorily addressed. The applicant was requested to redesign the proposed dwelling to meet the 5.5m garage offset requirement and to avoid any potential impact on the footpath/roadside.

The flat on lot 161 (unit 16.1) faces George Street, while the flat on lot 162 (unit 16.2) faces Dressage Street. The plot is generally regular in shape except for the corner at the Dressage Street/George Street junction. The surrounding area is R3 Medium Density Residential and on the opposite side of Dressage Street is zoned R2 Low Density Residential.

The site slopes generally from south-east to north-west with the corner spread at the Dressage Street/George Street junction being the highest point on the site. A padmount substation is located on the north-eastern part of the site, facing Dressage Street.

1. State Environmental Planning Policy 55 – Remediation of Land

State Environmental Planning Policy (Sydney Region Growth Centres) 2006 – Appendix 11 The Hills Growth Centre Precincts Plan

To support the well-being of the community by enabling educational, recreational, community, religious and other activities where they are consistent with the amenity of a medium-density residential environment. Under clause 4.1A(3), the minimum lot size for a residential house is 300 m2 if the residential density (per hectare) shown on the residential density map in relation to the land is 15, 18 or 30. The location of the building is identified with a minimum density of 18 dwellings per hectare; however, the proposed development seeks to create two lots with an area of 267.1m2 and 252.5m2 and does not meet the requirements of point 4.1A.

Despite Clause 4.1A (3), development permission may be granted for the erection of a dwelling house on a plot to which this clause applies if—. a) the erf arises from a subdivision for which development consent has been granted in accordance with clause 4.1AA and, in determining the development application for the erection of the dwelling house, the consenting authority considers any information it has considered for the purposes of that clause in making the determination of the development application for that subdivision, or. b) the development application is a single development application for development consisting of both of the following—. i) the subdivision of land into 2 or more lots,. ii) the construction of the dwelling house on one of the plots resulting from the subdivision. The proposal is in accordance with Clause 4.1AC(2)(b) in that it envisages the subdivision of land into two lots and includes the construction of a dwelling house on each proposed plot. Under Clause 4.1AC residential lots may be less than 300m2 but not less than 250m2 in accordance with Clause 4.1AA.

The proposed development therefore complies with the minimum lot size as set out in clause 4.1AC of the SEPP. The aim of the minimum density control of residential development is to ensure that residential development makes efficient use of land and infrastructure, contributes to the availability of new housing and ensures that the scale of residential development is compatible with the character of the area and neighboring land.

Draft North West Land Use Infrastructure Implementation Plan

The aim of controlling the maximum height of a building is to minimize the visual impact and to protect the amenity of neighboring buildings and land in terms of solar access to buildings and open space.

Box Hill Growth Centre Precincts Development Control Plan

DEVELOPMENT

Issues Raised in Submissions

Concern was expressed that the proposed development was not in keeping with the character of the area. Concerns were raised that the proposed dwellings did not comply with setback requirements. Concerns were raised that the proposed development did not comply with site coverage requirements.

Concerns were expressed that the proposed development would affect the value of surrounding properties. Concerns were raised that the proposed development would result in privacy and acoustic impacts on neighboring neighbours. Concerns have been raised that the proposed development would affect the area's existing stormwater drainage network and cause flooding problems.

Concerns have been raised that the proposed flats will be used as show homes. Concerns were expressed that the proposed development would affect utilities such as water, electricity, etc.

Approved Plan

The development application has been assessed against the relevant considerations under section 4.15 of the Environmental Planning and Assessment Act 1979, the State's Environmental Planning Policy (Sydney Region Growth Centres) 2006 – Schedule 11 Hills Growth Center Precincts Plan and Box Hill Growth Center Area Development Control Plan and is considered satisfactory despite the proposed amendment of the latter. The concerns raised in the submissions have been addressed by means of amended plans, conditions of consent or in the report and do not warrant further amendment or rejection of the application. The proposed development is consistent with the planning principles, vision and objectives outlined in Hills 2026 – Looking Towards the Future as the proposed development provides for satisfactory urban growth without negative environmental or social amenity impacts and ensures a consistent built form in terms of streetscape and general locality.

Drawing: Description: Prepared: Sheet: Revision: Date

Construction Certificate

Building Work to be in Accordance with BCA

7. Management of Construction and/ or Demolition Waste

Provision of Domestic Waste Storage Area(s)

Subdivision Works (Inter-allotment Drainage Works) Approval

Minor Engineering Works

Vehicular Crossing Request

15. Western Sydney Growth Areas – Payment of Special Infrastructure Contribution

Section 7.11 Contribution

Security Bond Requirements

18. Security Bond – Road Pavement and Public Asset Protection

Erosion and Sediment Control/ Soil and Water Management Plan

Engineering Works

Works within Easement for Padmount Substation – Design Certification

Fencing within Easement for Padmount Substation

24. Construction Waste Management Plan Required

Erosion and Sediment Control/ Soil and Water Management

Contractors Details

Protection of Existing Trees

30. Critical Stage Inspections/ Inspections Nominated by the Principal Certifier

Hours of Work

Critical Stage Inspections – Subdivision Works (Inter-allotment Drainage)

Working Hours

Compliance with BASIX Certificate

Building Adjacent to Proposed Boundary

Where any part of an existing/ partially constructed building is located within 2m of a

Building Services

Landscaping

Satisfactory Final Inspection

Maintenance of BASIX Commitments

Completion of Subdivision Works/ Satisfactory Final Inspection

Subdivision Works – Submission Requirements

Section 73 Compliance Certificate

Provision of Telecommunication Services

The developer (whether or not a constitutional corporation) is to provide evidence

Provision of Electrical Services

Confirmation of Pipe Locations

Final Plan and Section 88B Instrument

Landscaping Prior to Occupation Certificate

51. Waste and Recycling Management

ATTACHMENT 3 – SEPP ZONING MAP

ATTACHMENT 4 – SEPP MINIMUM LOT SIZE MAP

ATTACHMENT 5 – SEPP MAXIMUM HEIGHT OF BUILDINGS MAP

ATTACHMENT 6 – SEPP MINIMUM RESIDENTIAL DENSITY MAP

ATTACHMENT 7 – PLAN OF PROPOSED SUBDIVISION

ATTACHMENT 9 – GROUND FLOOR PLAN

ATTACHMENT 10 – FIRST FLOOR PLAN

ATTACHMENT 11 – ELEVATIONS

ATTACHMENT 13 – SHADOW DIAGRAMS

EXECUTIVE SUMMARY

PROPOSAL

Compliance with DCP 2012

The proposed development meets the relevant requirements of the development checks above, except for the following:. No, however, the proposal provides a usable amount of private open space for the occupants of the home. The development offers approximately 111 m2 of private open space, which is less than the required POS space.

Generally, a formal landscape design is proposed with private open space for the dwelling to the front and rear of the existing dwelling. The alteration of private open space is considered acceptable as the development maintains compliance with the control objectives. Despite the numerical shortfall, the proposal provides acceptable private open spaces for use by the residents of the dwelling.

The variation in the constructed area is considered acceptable as the development remains consistent with the objectives of the audit. Overall, the landscaping result for the site will enhance the visual and landscape environment of the area.

3. Issues Raised in Submissions

Internal Referrals

The Development Application has been assessed against the relevant heads of consideration under Section 4.15 of the Environmental Planning and Assessment Act, 1979, The Hills Local Environmental Plan 2019 and The Hills Development Control Plan 2012 and is considered satisfactory. The issues raised in the submissions have been addressed in the report and do not justify refusal of the application.

Development in Accordance with Submitted Plans (as amended)

Planting requirements as per Condition No. 5

Construction Certificate
Building Work to be in Accordance with BCA
Health Care Premises
Planting Requirements
Provision of Parking Spaces
Separate application for other signs
Protection of Public Infrastructure
Vehicular Access and Parking
Vehicular Crossing Request
Minor Engineering Works
Road Opening Permit

The hedge must be maintained to a maximum of 1m in width at all times to ensure it remains within the property boundary. Before work begins and maintenance during building operations, adequate protection must be ensured so that no damage to public infrastructure occurs as a result of the workers. Any damage must be rectified in accordance with Council's requirements and to Council's satisfaction.

All driveways and car parking areas shall be separated from landscaped areas by a low level concrete curb or wall. All roads and car park areas must be graded, collected and drained by pits and pipes to a suitable legal discharge point. The design and construction of the engineering works listed below must be provided in accordance with Council Design Guidelines Subdivisions/Developments and Specifications of Works Subdivisions/Developments.

In high locations, a grate drain must be provided on the driveway at the property boundary. The entire construction site area must be graded, collected and drained by pits and pipes to the appropriate point of legal discharge.

Acoustic Requirements

Clinical Waste

Management of Construction and Demolition Waste

16. Commencement of Business Waste Service

Provision of Business Waste Storage Areas

Clause 94 Upgrade

Retaining Walls

Information about the special infrastructure contribution can be found on the Department of

Security Bond – Road Pavement and Public Asset Protection
Security Bond – External Works
Property Condition Report – Public Assets
Approved Temporary Closet
Erosion and Sedimentation Controls
Stabilised Access Point
Details and Signage - Principal Contractor and Principal Certifier Details
Waste Management Details Required

The controls will be in accordance with the details approved by the Council and/or as prescribed by the Council officers. The controls must be in accordance with the requirements with the details approved by the Council and/or as prescribed by the Council officers. Before starting work, submit written notice of the main contractor's (builder's) name, address, telephone number, email address and license number to the Chief Certifier.

No later than two days before work commences, the Council must have received written details from the Chief Certifier in accordance with Clause 103 of the Environmental Planning and Assessment Regulations 2000. A sign must be erected in accordance with Clause 98A(2) of the Environmental Planning and Assessment Regulations 2000. The sign must be erected in a prominent position and show – a) the name, address and telephone number of the Chief Certifier for the work, .. b) the name and out-of-hours contact telephone number of the main contractor/ person responsible for the work.

Before starting the works, the waste disposal and recycling location for all construction and demolition waste materials (bricks, concrete, timber, etc.) must be submitted and approved by the Main Certifying Authority. Alternatively, details of a suitably licensed bin hire company or site clearance company can be provided where the company is engaged to undertake all work during the construction of the development (collection, transport and disposal).

30. Standard of Works

Survey Report and Site Sketch

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

36. Section 73 Certificate must be submitted to the Principal Certifier before the

Landscaping Prior to Issue of any Occupation Certificate

Vegetation Outside Of Boundary

Hours of Operation/ By Appointment Only

Work Within Building

Offensive Noise

44. Noise to Surrounding Area

Lighting

Waste and Recycling Management

ATTACHMENT 4 – ELEVATIONS AND SIGNAGE PLAN