The car park at the rear of the building will be an elevated car park. The height of the rear of the building is compounded by the fall over the site. In terms of size and scope, the proposal is considered acceptable.
The highest point of the development is at the rear of the building due to the slope of the land. It also serves to meet an assessment of the proposal under S79C(1)(b) – the likely impacts of that development, including environmental impacts on both the natural and built environment, and social and economic impacts of the place. Access is deemed to be sufficient if:. a) the facilities and services listed above are located at a distance of not more than 400 m from the site and the total slope does not exceed 1:14, with alternating acceptable slopes for short distances, or. b) public transport is available for residents who want it. i) which is located at a distance of not more than 400 meters from the site of the development, and. ii) which takes those residents to a place which is not more than 400 meters away from the relevant facilities or services, and. iii) which is available both to and from the development during the day at least once between 08:00 and 12:00 and at least once between 12:00 and 18:00 Monday to Friday (both days inclusive).
Development Standards that cannot be used as grounds to refuse consent (Division 2)
- Compliance with Local Environmental Plan 2012
- Compliance with DCP 2012
- Issues Raised in Submissions
- Integrated Development – Section 91 of the Environmental Planning &
- Development in Accordance with Submitted Plans (as Amended)
- Construction Certificate
- Building Work to be in Accordance with BCA
- Clause 94 Considerations
- SEPP (Housing for Seniors or People with a Disability)
- Provision of Parking Spaces
- Colours and Materials
- Accessibility and Adaptability
- Separate Application for Signs
- Tree Removal
- Planting Requirements
- Replacement Planting Requirements
- Adherence to Waste Management Plan
- Management of Construction and/or Demolition Waste
- Protection of Public Infrastructure
- Vehicular Access and Parking
- Minor Engineering Works
- Compliance with NSW Roads and Maritime Services
- Compliance with NSW Rural Fire Service
- Noise Assessment
- Onsite Stormwater Detention – Hawkesbury River Catchment Area (Rural) Onsite Stormwater Detention (OSD) is required in accordance with Council’s adopted
- Draft Legal Documents
- Principal Certifying Authority
- Builder and PCA Details Required
- Tree Protection Fencing
- Tree Protection Signage
- Mulching within Tree Protection Zone
- Trenching within Tree Protection Zone
- Erosion and Sedimentation Controls
- Stabilised Access Point
- Erosion & Sediment Control Plan Kept on Site
- Separate OSD Detailed Design Approval
- Sydney Water Building Plan Approval
- Survey Report
- Compliance with Critical Stage Inspections and Other Inspections Nominated by the Principal Certifying Authority
- Stockpiles
- Dust Control
- Project Arborist
- Construction and Fit-out of Food Premises
- Mechanical Ventilation in Food Premises
- Construction Noise
- Contamination
- Connection to Reticulated Sewer
- Vegetation Management Plan
- Regulated Systems
- OSD System Certification
- Creation of Restrictions/Positive Covenants
- Operating and Staffing of the Facility
- Vegetation Management
- Waste and Recycling Management
- Waste and Recycling Collection
- Hours of Operation of the Loading Dock
- Offensive Noise - Acoustic Report
- Lighting
No work (including excavation, pouring or soil deformation) may be carried out prior to the issuance of the building certificate, if a building certificate is required. Plans submitted with the Building Certificate must be amended to include the terms of the Development Permit. All building work must be carried out in accordance with the provisions of the Building Code of Australia.
Modernization works are carried out with parts of the building permit and are completed before the issuance of the use permit. The contribution must be paid before a building or compliant building permit is issued. The sign must be erected in accordance with section 98A(2) of the Environmental Planning and Assessment Regulations 2000.
LOCALITY PLAN
AERIAL PHOTOGRAPH
ZONING PLAN
SITE PLAN
ELEVATIONS
SHADOW DIAGRAMS
LANDSCAPE PLAN
KEY OF EXISTING/PROPOSED DEVELOPMENT
LANDSCAPE ELEVATIONS
ELEVATION HEIGHT OVERLAYS
THE SITE
It is located on the south side of the center of Grajski grič and is about a 620-meter walk from the future Grajski grič railway station. Primary frontage is on Cecil Avenue (approximately 762 metres), with secondary frontage (two lots) on Roger Avenue (approximately 36 metres), a cul-de-sac connecting to Francisco Street. Part of the northwestern border borders the cemetery of St. Pavla, which is a local heritage listed in the Local Environmental Plan 2012 (LEP 2012).
The area is currently divided into Part R1 General Residential and Part R3 Medium Density Residential under the LEP 2012. In the preparation of the LEP 2012, the R1 General Residential Zone was used to provide a transition from the retail core in the centers to adjacent residential uses. This zone has been used to translate the former 3(b) Business. Commercial) zone in the LEP 2005 in the absence of an "office only" type of zone in the standard instrument template.
PLANNING PROPOSAL
Commercial) area in the LEP 2005 if there is no 'office only' area in the standard instrument template.
STRATEGIC CONTEXT A Plan for Growing Sydney
The site in question is located on the southern edge of the Castle Hill Center and is well placed to deliver both commercial and residential outcomes, in line with its residential orientation. The hierarchy of centres, as outlined in the Centers Direction, identifies Castle Hill as the main center of the Shire. Stimulate a mix of businesses, shops, homes and community functions in the core of the centre.
Delivering the jobs identified in the strategy is critical to the success of Castle Hill as a major hub to enable the provision of jobs to support the anticipated housing growth. Part of the subject site (approximately 10,000m2) falls within the Castle Hill Designated Area and is designated as suitable for employment generating use with a floor area ratio of 1.5:1 (see Figure 6). It requires the planning proposal to be consistent with the North West Rail Link Corridor Strategy, including growth projections and the proposed future character for each of the sites.
MATTERS FOR CONSIDERATION
It is recommended that the yield of the site be limited to 326 dwellings, which is consistent with the approach taken to area planning in Castle Hill North and allows for significant development potential, even beyond that identified in the North West Rail Link Corridor Strategy. However, in terms of the Hills Corridor Strategy, a portion of the site is identified as job creation uses with a floor space ratio of 1.5:1. This part of the site could generate approximately 352 jobs, if developed in accordance with the Strategy.
The planning proposal includes rezoning the site to B4 mixed use, which would effectively extend the core of Castle Hill. It is recommended that the entire site be zoned R1 General Residential to manage the transition from a core town center to a low density residential development, consistent with Council's approach to zoning in LEP 2012. The subject site is located on the outskirts of Castle Hill Center and directly adjacent to single-family dwellings.
Individual (red dot) and group (purple) submissions to the Hills Corridor Strategy in the vicinity of the subject site. The development concept, provided in support of the planning proposal, suggests a publicly accessible through site pedestrian link, which will improve access from the south by the site to Castle Hill Center It is intended to negotiate further with the applicant to formalize public access via the through site link as part of the development.
It is intended to negotiate with the applicant for the provision of the through-site pedestrian link. Furthermore, should Council decide to proceed with the planning proposal, it is recommended that Council enter into negotiations with the applicant in relation to the proposed Voluntary Planning Agreement and that the matter be reported back to Council prior to the public exhibition of the planning proposal . . It is considered that as part of the Gateway and public exhibition process further consideration should be given to amendments to the Development Control Plan which support the planning proposal and ensure that appropriate development outcomes are achieved on the site.
The planning proposal seeks to promote better utilization of existing land and utilize the site's strategic location.
FLOOR SPACE RATIO 4.4 Floor space ratio
Specifications relating to the area. a) studio apartment or 1-room apartment with an internal floor area of at least 50 m2, but less than 65 m2, or b) 2-room apartment with an internal floor area of at least 70 m2, but less than 90 m2, or c) 3 or more room apartment with an internal floor area of at least 95 m2, but less than 120 m2. a) studio apartment or one-room apartment with an internal floor area of at least 65 m2, but less than 75 m2, or c) 3 or more room apartment with an internal floor area of at least 120 m2, but less than 135 m2. a) studio apartment or 1-room apartment with a minimum interior area of 75 m2, or b) 2-room apartment with a minimum internal floor area of 110 m2 or (c) 3- or more-room apartment with a minimum internal floor area. Hills DCP means the Hills Development Control Plan as in effect at the commencement of this Plan.
DESIGN EXCELLENCE 7.7 Design excellence
In accordance with the RMS Delegation of Authority and the recommendations in the Council resolution of May 27, 2014, the LTC recommendations are included in this report for consideration by the Council. Partial funding for Item 3 (concrete slabs at new bus stops) and full funding for Items 5 and 6 of the Recommendations is already included in the Work Program 2015/16. The operation of the Local Traffic Commission ensures that the local traffic situation is safely managed for the benefit of the local community.
Council accepts the recommendations of the Local Transport Committee for 21 March 2016 as detailed in the report. ITEM-2 SYDNEY METRO NORTHWEST - APPLICATION FOR APPROVAL OF PROPOSED TRAFFIC FACILITIES AT NORWEST, BELLA VISTA AND ROUSE HILL STATION AREAS. The Northwest Rapid Transit (NRT) Consortium has asked Council to consider and approve proposed transportation facilities on existing and proposed public roads around the Norwest, Bella Vista and Rouse Hill station areas.
In 2014, the NSW State Government announced that the NRT Consortium had been selected as the preferred operator of the North West Rail Link project (since renamed Sydney Metro Northwest). The roadworks in connection with these station areas also include various traffic facilities, including marked pedestrian crossings, regulatory and advisory signage and line marking on both existing and proposed new roads. Having considered a recommendation from the November 2015 Local Traffic Committee meeting regarding proposed traffic facilities in the Norwest and Bella Vista station areas, at the December 15 meeting.
As Norwest Boulevarde is a state road, all traffic facilities related to the proposed signaling of its intersection with Brookhollow Avenue and Century Circuit and the construction of bus zones on both sides of the road are subject to a separate approval process by the RMS under the terms of the Permit to Work Agreement (WAD) which was concluded between TfNSW and RMS. The NRT is now seeking final approval from Council for various traffic facilities, including a marked crosswalk, regulatory signs and lane markings on Brookhollow Avenue. Changes to the existing traffic signals and associated traffic facilities at Celebration Drive and Old Windsor Road, as well as the new signalized intersection at Celebration Drive and Lexington Avenue, will be subject to a separate approval process by the RMS under the terms of the WADs entered into between TfNSW and the RMS.
The proposed traffic facilities including directions and line markings in Precinct Streets A, B and D (East) have been reviewed and are considered acceptable. Tempus Street is not currently dedicated to the Council as a public road under the terms of the Roads Act 1993. Prior to the commencement of work related to the Sydney Metro North West project, a marked pedestrian crossing was located on Tempus Street, immediately south of the Main. Street crossing.
To support the proposed relocation of the northernmost pedestrian crossing in Tempus Street, NRT has prepared a technical note (Appendix 6) which provides details of expected pedestrian and traffic volumes as well as a formalized risk assessment using a. The proposed changes to traffic facilities, including signage and line marking in Tempus Street, have been reviewed and are considered acceptable.
