ASSESSMENT UNIT

The proposal involves the demolition of the existing house and the construction of a three-storey house, swimming pool, retaining walls and modifications to the existing outbuilding. The proposed house has a total length of 36.2 m over the front facade, which is 60.1% of the front facade. The variation in the width of the house is considered reasonable given its consistency with the width of the existing house on the site and articulation implemented in the design of the building.

The following address the main development standards of the LEP that are relevant to the subject proposal:. The proposed cut and fill on the site is to be facilitated by retaining walls along the rear of the dwelling and to the driveway which runs parallel to the southern side boundary. The existing building has frontage similar to the proposed building width, more or less to full permissible width of the property boundaries.

The proposed house contains recessive colors, with the facade of the house being made of fiber cement and gray in color. The proposed development is not in line with the objectives of the RU6 Transition Area.

The bulk and scale of the building does

Concerns are raised to the scope of the

Internal Referrals

The Hills Future Community Strategic Plan

Development in Accordance with Submitted Plans (as amended)

2. External Finishes

Tree Removal

Compliance with Bushfire Risk Assessment Report Requirements – BAL 29 & BAL 19

Protection of Existing Vegetation

Minor Engineering Works

Construction Certificate

Demolition Notification

Building Work to be in Accordance with BCA

10. Restriction on Building Use

Air Conditioner Location

Imported ‘Waste Derived’ Fill Material

Adherence to Waste Management Plan

Management of Construction and/or Demolition Waste

Commencement of Domestic Waste Service

Provision of Domestic Waste Storage Area(s)

Erosion and Sediment Control/ Soil and Water Management Plan

18. Landscape Plan

Application to Install/Amend a system of Sewage Management

Section 7.12 Contribution

PRIOR TO WORK COMMENCING ON THE SITE

Protection of Existing Trees

Demolition Inspections

Sydney Water Building Plan Approval

Management of Building Sites

Consultation with Service Authorities

26. Approved Temporary Closet

Erosion and Sedimentation Controls

Stabilised Access Point

Details and Signage - Principal Contractor and Principal Certifier Details

Demolition Works and Asbestos Management

Discontinuation of Domestic Waste Services

Roof Water Drainage
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
Landscaping Works
Dust Control
Removal of Septic Tank and Effluent Disposal Area
Landscaping Prior to Issue of any Occupation Certificate
Completion of Engineering Works
Retaining Walls
Privacy Screen
Installation/Amendment of System of Sewage Management

The furnishing of the location will be carried out prior to the issue of a professional certificate. The landscaping must either be certified in accordance with the approved plan by a licensed landscape architect or to the satisfaction of the council's Environment and Health manager. All landscaping must be maintained at all times in accordance with THDCP Part C, Section 3 – Landscaping and the approved landscape plan.

A privacy screen to a minimum height of 1.7m from natural ground level shall be provided along the edge of the first floor balconies on the northern and southern elevations, as indicated on the approved plans. A 1.7m high privacy screen is also to be provided to the ground floor stairs and landing and bedroom no. The privacy screen should be constructed using durable weather-resistant materials that are consistent in color and finish with the rest of the home.

If glass is used, the entire screen must be fixed with clear glass which cannot be opened or moved. The privacy screen must be provided prior to occupation or use of the structure.

THE USE OF THE SITE

Maintenance of Landscaping Works

Lighting

ATTACHMENT 1 – LOCALITY PLAN

ATTACHMENT 2 – AERIAL PHOTOGRAPH

ATTACHMENT 3 – ZONING MAP

ATTACHMENT 4 – SITE PLAN

ATTACHMENT 5 –DWELLING ELEVATIONS

ATTACHMENT 6 – DWELLING SECTIONS

ATTACHMENT 7 – OUTBUILDING ELEVATIONS

ATTACHMENT 8 – OUTBUILDING SECTIONS AND PERSPECTIVES

ATTACHMENT 9 – LANDSCAPE PLAN

ITEM-3 DA 436/2020/HA/A - SECTION 8.2 REVIEW OF

EXECUTIVE SUMMARY

Council staff advised the applicant that if they believed it was development that could be

Compliance with SEPP (ARH) 2009

The subject application includes the construction of an attached secondary dwelling and is made in accordance with the State Environmental Planning Policy (Affordable Rental Housing) 2009. DEVELOPMENT ASSESSMENT UNIT MEETING 12 MAY 2020. development for the purposes of a secondary dwelling includes as lower: . a) erection or changes or additions to a secondary residence. The standard instrument defines the secondary residence as follows: secondary residence means an independent residence that:

The subject site is zoned R2 Low Density Residential and a secondary dwelling is permitted in the zone. A consenting authority must not consent to the development unless the floor area of the secondary dwelling does not exceed 60m². A consenting authority may not refuse consent if the secondary residence is within or attached to the main residence; or the site area is at least 450m².

A permitting authority may not refuse permission if no additional parking is provided on site.

Compliance with The Hills Development Control Plan

DEVELOPMENT

The adjoining property to the west of the subject site, on the corner of Lynstock Avenue and

The Hills Future Community Strategic Plan

Development in Accordance with Submitted Plans

External Finishes

Construction Certificate

Building Work to be in Accordance with BCA

You are reminded that the air conditioning must be designed so as not to operate

Adherence to Waste Management Plan

Management of Construction and/or Demolition Waste

House Numbering

A copy of the building plan approval and receipt from Sydney Water Tap in™ (if not already

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

A copy of the building plan approval and receipt from Sydney Water Tap in™ (if not already.

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

24. Roof Water Drainage

Dust Control

Maintenance of Landscaping Works

ATTACHMENT 3 – ARCHITECTURAL PLANS

Southern Elevation

ATTACHMENT 4 – NOTICE OF DETERMINATION 436/2020/HA

ITEM-4 DA 1615/2019/LD - DEMOLITION OF EXISTING

EXECUTIVE SUMMARY

DEVELOPMENT

The eastern facing window of the adjoining property (as shown on the Survey/Architectural

Issues Raised in Submissions

Most of the shadow of the proposed building falls on the side and front yard of the adjacent property, with minimal impact on the POS of the adjacent property given the existing vegetative screening along the common boundary currently occupying the same area of POS in the morning hours overshadows . Acoustic privacy through use of the pool and entertainment areas, and air conditioning system noise. The proposed house and swimming pool are allowed within the zone and the use of the property by the residents for normal household activities will not cause any unnecessary acoustic problems.

The air conditioner is not located in the immediate vicinity of the objector's property, as it is located on the southeast side of the proposed apartment. Visual privacy due to the topography of the site and the proximity of the new apartment near the common boundary and multiple levels and windows. The applicant does not propose to remove the existing vegetation located along the southwestern property boundary.

The council's Tree Management Officer has advised that the development will not affect existing vegetation along the southwestern boundary of the site. The applicant does not propose to change/adjust the boundary fence as part of the application. It is located on the southeast side of the house and is shielded from the streetscape by a fence and hedge screen.

The location of the household waste bins is now detailed on the site plan and is next to the air conditioner. The Council's Tree Management Officer reviewed the plans and advised that the earthworks required for the construction of the dwelling and related works would not affect the existing vegetation on the adjoining property. The ground levels along the south-west boundary remain as is, with earthworks for the garage and drainage lines located clear of the property boundary.

The privacy screen facing the pool will prevent the hedge from being pruned into the shared boundary. The existing landscape of the street and that of the immediate area consists of mainly open-style frontages for dividing the frontages of a street. The proposed enclosure for the subject development is considered to be less intrusive given its open style design, setback from property boundaries and vegetation that will front the enclosure.

The variations to the dwelling rear setback under the DCP 2012 have been considered and

Construction Certificate
Building Work to be in Accordance with BCA
Adherence to Waste Management Plan
Management of Construction and/or Demolition Waste

No work (including excavation, backfilling or land reclamation) shall be undertaken prior to the issue of the Construction Certificate, where a Construction Certificate is required. Plans submitted with the Construction Certificate must be amended to include the conditions of the Development Consent. All building work must be carried out in accordance with the provisions of the Building Code of Australia.

All requirements of the waste management plan submitted as part of the development application must be implemented, except where it conflicts with other consent conditions. The information provided on construction and demolition waste is subject to change, provided that the same or a higher level of reuse and recycling is achieved as described in the plan. Any material moved to another location must be transported in accordance with the requirements of the Protection of the Environment Operations Act 1997 and only to a place that can be legally used as a disposal facility.

Receipts for all landfill/recycling must be kept on site at all times and presented in legible form to any authorized officer of the municipality who requests it. Shippers of asbestos waste (of any load of more than 100 kg of asbestos waste or 10 square meters or more of asbestos sheets) must provide the NSW EPA with waste movement information using their WasteLocate online reporting tool. Waste materials must be properly stored and secured in a designated waste area on site at all times before being reused on site or shipped to another location.

This includes waste materials such as paper and containers which should not fill the site or be removed from the site onto neighboring public or private property. A separate dedicated bin shall be provided on site by the builder for disposal of waste materials such as paper, containers and food waste generated by all workers. Construction waste containers are not permitted to be placed on public property at any time, unless a special application is approved by Council for the placement of a construction waste container in a public place.

Any material moved to another location must be transported in accordance with the requirements of the Protection of the Environment Operations Act 1997 and only to a place that can be legal.

Demolition Inspections

Demolition Notification

11. Surface Drainage

External Finishes

Restriction on Building Use

Tree Removal

Planting Requirements

PRIOR TO WORK COMMENCING ON THE SITE

Details and Signage - Principal Contractor and Principal Certifier Details

Management of Building Sites

Consultation with Service Authorities

Discontinuation of Domestic Waste Services

Approved Temporary Closet

Erosion and Sedimentation Controls

Stabilised Access Point

Sydney Water Building Plan Approval

Subfloor Drainage

Protection of Existing Trees

Trenching within Tree Protection Zone

Dust Control

Survey Report and Site Sketch

32. Compliance with BASIX Certificate

Location of Works

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 Connection to Kerb

Roof Water Drainage

Gutter Removal

Filtration Motor Noise

Pool Discharge Water

Pool Concourse – Grades

41. Pool not to be Filled Until Occupation

Temporary Fencing of Pools

Swimming Pool Safety Fencing

Warning Notice Whilst Pool Under Construction

Resuscitation Warning Notice

47. Landscaping Prior to Issue of any Occupation Certificate

Privacy Screen

ATTACHMENT 2 – AERIAL MAP

ATTACHMENT 3 – SITE PLAN

ATTACHMENT 4 – ELEVATIONS

ATTACHMENT 5 – FRONT FENCE DETAILS

ATTACHMENT 6 – SHADOW DIAGRAM

ATTACHMENT 7 – LANDSCAPE PLAN

ATTACHMENT 8 – SURVEY PLAN

ATTACHMENT 9 – SITE PHOTOGRAPHS

ITEM-5 DA 1946/2018/HC/A - SECTION 4.55(1) MODIFICATION

The proposed Section 4.55(1) Modification Application states that the contribution amount

The applicant is advised to contact the Council's Development Contributions Officer on 9843 0268 before paying the above contributions. Council Contribution Plans can be viewed at www.thehills.nsw.gov.au or a copy can be viewed or purchased from the Council's Administration Centre. The applicant is of the view that the contribution amount imposed should be based on the gross floor area (GFA) of the construction (9,290 m2) and not on the floor area (12,130 m2) as it happened.

A condition referred to in subsection (1) may only be imposed to require a reasonable commitment or contribution to the provision, extension or enhancement of the public goods and public services concerned. The applicant believes that the contributions were incorrectly calculated when using the gross floor area, as stated in the condition. The definition of the gross floor area is not in the contribution plan no. 15, therefore the applicant has used the definition under the State Environmental Planning Policy (Growth Centers in the Sydney Region) 2006. gross floor area means the sum of the floor area of each floor of a building, measured from the inside of external walls or from the inside of walls separating a building from which of any other building measured at a height of 1.4 meters above the ground and includes—. a) mezzanine area and development category.

The definition of ‘Gross Floor Area’ under SEPP Growth Centres is not relevant to the

Section 4.55 of the Environmental Planning and Assessment Act

Section 7.11 Contribution

ATTACHMENT 3 – APRROVED SITE PLAN WITH CALCULATIONS