Development Assessment Unit

The minutes of the Council meeting for the Development Assessment Unit held on 26 August 2014 are confirmed. 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. Documentation indicating certification of the development (All certification that will be submitted with a certificate of occupancy for the premises, such as structural certification, list of critical stage inspections and dates, BASIX compliance, glazing certificates, fire safety certificates, etc.).

Penetrations through floors/walls under stairwells requiring an FRL must be protected in accordance with Part C3 of the BCA. iii. Openings within 3m of the boundary must be protected in accordance with C3.4 of the BCA. Altering the foundry floor plan to limit the area to be used for cottage industry.

The variation is considered to be satisfactory as the built form will not cause undue impact on the amenity of adjoining properties and responds appropriately to the site constraints. The rainwater is proposed to be discharged to an on-site disposal facility with an overflow that is directed to an existing drainage easement located at the rear of the property.

The proposed departure to the building height development standard will not cause

Max Dwelling Width

Comment

Issues Raised in Submissions

ENGINEERING COMMENTS

Development in Accordance with Submitted Plans

Compliance with NSW Rural Fire Service Asset Protection Zones

Replacement Planting Requirements

Protection of Existing Vegetation

Tree Removal

6. Protection of Public Infrastructure

Gutter and Footpath Crossing Application

Minor Engineering Works

Public Liability Insurance

External Finishes

Construction Certificate

Building Work to be in Accordance with BCA

Adherence to Waste Management Plan

Management of Construction and Demolition Waste

Commencement of Domestic Waste Service

Onsite Stormwater Detention – Upper Parramatta River Catchment Area Onsite Stormwater Detention (OSD) is required in accordance with Council’s adopted

Works in Existing Easement

Approved Plans to be Submitted to Sydney Water

PRIOR TO WORK COMMENCING ON THE SITE

Tree Protection Fencing

Mulching within Tree Protection Zone

Separate OSD Detailed Design Approval

Management of Building Sites – Builder’s Details

Consultation with Service Authorities

Principal Certifying Authority

26. Approved Temporary Closet

Erosion and Sedimentation Controls

Stabilised Access Point

Builder and PCA Details Required

Hours of Work

Roof Water Drainage

Survey Report

Compliance with BASIX Certificate

Compliance with Critical Stage Inspections and Other Inspections Nominated by the Principal Certifying Authority

Landscaping Works

Dust Control

OSD System Certification

Maintenance of Landscaping Works

ATTACHMENT 1 – LOCALITY PLAN

ATTACHMENT 2 – AERIAL PHOTOGRAPH

ATTACHMENT 3 – SITE PLAN

ATTACHMENT 4 – ELEVATION PLANS

ATTACHMENT 5 – LANDSCAPE PLAN

ATTACHMENT 6 – SHADOW DIAGRAMS 9AM

ATTACHMENT 6 – SHADOW DIAGRAMS 12PM

ATTACHMENT 6 – SHADOW DIAGRAMS 3PM

ATTACHMENT 7 – SITE PHOTOS

ATTACHMENT 8 – PHOTO OF ADJOINING PRIVATE OPEN SPACE AREA

09/05/2014 Letter sent to applicant requesting additional information regarding health and waste issues.

25/07/2014 Meeting held with the owner to discuss concerns with car

Compliance with DCP Part C Section 1 - Parking

Since the existing building has three rooms, a calculation has been made for only the extra floor space and seats.

The existing approved development has three spaces only. Based only on the additional

Recent development consents issued have included variations to car parking. Such

Compliance with Development Control Plan 2012 Part B Section 6 – Business The increase in floor space and setbacks on the site continues to comply with relevant

Compliance with Development Control Plan 2012 Part C Section 2- Signage

RESOURCE RECOVERY COMMENTS

ATTACHMENT 4 – FLOOR PLANS

ATTACHMENT 5 – ELEVATIONS

ATTACHMENT 6 – CONCEPT PERSPECTIVES

ATTACHMENT 7 – APPROVED PLANS OF FISH SHOP

The proposal complies with the relevant requirements of the 2012 Local Environmental Plan and the 2012 Development Control Plan, with the exception of the DCP site coverage requirements. The proposed site coverage is satisfactory as site coverage includes wastewater disposal areas on site. If these areas, which appear as landscape areas, were excluded from the calculations, the terrain coverage would suffice.

The issues raised in the submission relate to privacy, amenity, character of the locality, loss of property values, size of secondary dwelling, storm water discharge and health risks to neighbors from a gaseous sewage treatment system. The location of the dwelling is suitable and will not unreasonably affect the amenity or privacy of adjoining property owners having regard to the proposed side boundary setback and required landscape planting. Given the separation of the apartment and the system connected to the nearest neighboring apartment, the proposal is considered appropriate.

06/05/2014 Letter sent to applicant requesting additional information regarding on-site wastewater management and submission of a cost summary report. 25/06/2014 Letter sent to the applicant requesting additional information regarding the maximum area permitted for secondary dwelling under the LEP and to ensure that the dam capacity details in the BASIX commitments were correct. The flat will be located in front of the existing flat and is adjacent to the western boundary.

The secondary accommodation will comprise four bedrooms, bathroom, en-suite, laundry room, lounge and double garage. The secondary dwelling has a minimum setback of 86.81m from Annangrove Road and a setback of 5m from the western side boundary. The chosen colors are 'Manor Red' for the roof and 'Harvest Cream' for the brick wall.

It is proposed to use the existing vehicle access point off Annangrove Road and to

2. Compliance with DCP Part B Section 1 - Rural

Encourage a diversity of affordable housing choices and additional housing options for family members or relatives. Ensuring that the location and scale of the development are appropriate and do not adversely affect the environment. To ensure that the size and scale of secondary residences are small, low impact, complement the main residence and match the character of the area.

The site provides a suitable area for the construction of a secondary residence with access from the existing driveway from Annangrove Road. The secondary dwelling will allow for better housing choice in an area of large rural dwellings and while the existing dwelling is two storeys, the proposed secondary dwelling is single storey and is of a size and scale appropriate to the rural setting. The proposed outdoor space adjoins the proposed secondary home at the front of the property, creating a self-contained open space, with the main home having open space primarily at the rear.

The proposal is consistent with the relevant objectives for the DKP through the provision of housing that is of a high aesthetic standard, consistent with the rural residential character of Annangrove. To maximize the provision of space to maintain the rural character of the area. . iii). To minimize environmental impact due to impervious areas and to assist with stormwater management.

The extent of the variation is due in part to the required drainage areas of the site's sewage management systems. If these areas were not included in the calculations, the site coverage would be reduced to 2,391 m2, which would be consistent with the DCP. Wastewater landfills have no adverse visual impact as they are not structures and appear as a landscaped area.

As such, the location coverage of the waste water storage areas does not affect the rural character. The site will continue to have a suitable open space for each home and will be laid out appropriately.

2. Issues Raised in Submissions

No evidence has been presented to suggest that approval of the development will reduce property values, nor is it a planning matter. In relation to floor area, clarification is sought on its definition and why non-habitable areas are excluded. Please confirm that the calculations of floor areas comply, especially the calculations for the floor area of the floor and basement of the main residence.

The nominated floor areas are in accordance with clause 5.4 of LEP 2012 which allows a secondary residence to have a floor area equal to 20% of the floor area of a principal residence. Why would a variation of the coverage of the terrain be approved and where is the priority to approve such a variation for a second residence. The proposed variation in terrain coverage has been assessed and considered satisfactory.

The potential for rainwater runoff is greater, as the adjacent property lies below the subject plot. Based on the proximity of the home to a boundary, how will the development prevent the runoff of rainwater on the adjacent property and cause harmful effects. A condition has been recommended that adequate measures must be taken to ensure that rainwater from the development area is sorted, collected and diverted by pits and pipes to the existing dam.

It is also noted that the existing run-off from the property in question naturally falls to adjacent properties.

The location of the aerated

ENVIRONMENTAL HEALTH & SUSTAINABILITY COMMENTS

The Hills Future Community Strategic Plan

Construction Certificate

Building Work to be in Accordance with BCA

External Finishes

House Numbering

6. Stockpiles

Protection of Public Infrastructure

Installation of On-site Sewage Management System

Approval to Operate System of Sewage Management

Minor Engineering Works

Adherence to Waste Management Plan

Management of Construction Waste

13. Commencement of Domestic Waste Service

Provision of Domestic Waste Storage Area

Bushfire Requirements - BAL LOW – Rural i) Asset Protection Zones

Compliance with BASIX Certificate

A Section 96 Application may be required should the subsequent version of this BASIX

Section 94A Contribution

Provide Details of Accredited Aerated Wastewater Treatment System

Approved Plans to be Submitted to Sydney Water

Principal Certifying Authority

22. Stabilised Access Point

Compliance with Critical Stage Inspections and Other Inspections Nominated by the Principal Certifying Authority

ATTACHMENTS

ATTACHMENT 4 – ELEVATIONS

ATTACHMENT 5 – PHOTOGRAPHS