In this case, the Council cannot refuse development consent on the basis of the density or scale of the proposal.” Is the appearance of the proposal in harmony with the buildings around it and the character of the street.
State Environmental Planning Policy No 55 - Remediation of Land Clause 7 of SEPP 55 provides the following
Promote medium-density residential development in locations close to population centers and public transport routes. The development offers affordable housing in a medium-density residential environment that meets the housing needs of the community.
Compliance with DCP 2012
The objectives of Section 3.1 “Site Requirements” of The Hills DCP Part B Section 4 – Multi-Dwelling Housing are as follows:. The objectives of Section 3.3 'Barriers' of the Hills Development Control Plan, Part B, Section 4 - Multi-Dwelling Housing are as follows:.
Issues Raised in Submissions
The scale and size of the development is in line with the expected character of residential buildings in the area. This information does not have to be submitted with the application and does not play a role in the assessment of the application.
Internal Referrals
It is assessed that the proposed development is compatible with the character of the local area with reference to the expected future character of the location, which will assume a comparable shape, density and scale as the current proposal. Applying the AHSEPP Car Parking rate to the 15 boarding rooms results in 7.5 parking spaces.
Development in Accordance with Submitted Plans (as amended)
The variation in the existing maximum floor area ratio as required by the SEPP has been addressed in the report and is considered satisfactory. 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.
Construction Certificate
Building Work to be in Accordance with BCA
External Finishes
Tree Removal
Planting Requirements
Retention and Pruning of Neighbouring Trees
Tree Removal on Public Land
Protection of Public Infrastructure
Vehicular Access and Parking
All driveways and parking lots must be separated from landscaped areas by a low concrete curb or wall. All driveways and car parks must be graded, collected and drained by shafts and pipes to the appropriate point of legal discharge.
Vehicular Crossing Request
All driveways and car parking areas must be prominently and permanently marked, marked and maintained to ensure that access and egress are in a forward direction at all times and that parking and traffic circulation are appropriately controlled.
Minor Engineering Works
The entire site area must be graded, collected and drained by pits and pipes to a suitable point of legal discharge. e) Earthworks/ Site regrading. Retaining walls between lots must be located on the high side lot being retained, except for the need for easements for support on the low side lot next door.
Demolition Notification
This work must include the construction of any retaining walls necessary to ensure compliance with qualities within the edge area of the footpath. Earthworks and retaining walls are limited to the locations and elevations shown on the concept architectural plans with job no.
Demolition Inspections
If grading, trimming, top soiling and/or turfing of the footpath edge fronting the development site is required, a slope of between 2% and 4% falling from the boundary to the top of the curb must be provided. Where earthworks are not shown on the approved plan, the topsoil within plots must not be disturbed.
Acoustic Requirements
Any necessary adjustment or relocation of services is also required in accordance with the requirements of the relevant service authority.
Provision of Kitchen Waste Storage Cupboard
Adherence to Waste Management Plan
Communal Composting Areas
Management of Construction and/or Demolition Waste
Disposal of Surplus Excavated Material
Commencement of Domestic Waste Service
Construction of Waste Storage Area
The finishes and colors of the waste storage area should complement the design of the development.
Property Numbering and Cluster Mail Boxes for Multi Dwelling Housing, Residential Flat Buildings, Mixed Use Development, Commercial Developments and
Boarding House
Stormwater Management – Upper Parramatta River Catchment Area
Stormwater Pump/ Basement Car Park Requirements
Security Bond – Road Pavement and Public Asset Protection
The bond is repayable on written application to the Council and is subject to all work being repaired to the Council's satisfaction.
Security Bond Requirements
Erosion & Sediment Control Plan
Section 7.12 Contribution
If the cost of repairing any damage exceeds the value of the bond, the Council will undertake the works and issue an invoice to cover these costs.
Clear Pedestrian Sight Lines
Tree Protection Fencing
Tree Protection Signage
Mulching within Tree Protection Zone
Trenching within Tree Protection Zone
Separate OSD Detailed Design Approval
Property Condition Report – Public Assets
Property Condition Report – Private Assets on 11 & 15 Torrs Street
Details and Signage - Principal Contractor and Principal Certifier Details
Management of Building Sites
Consultation with Service Authorities
Approved Temporary Closet
Stabilised Access Point
Erosion and Sedimentation Controls
Soil and Water Management Plan
Erosion & Sediment Control Plan Kept on Site
Notification of Asbestos Removal
Engagement of a Project Arborist
Demolition Works and Asbestos Management
Discontinuation of Domestic Waste Services
Hours of Work
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
Rock Breaking Noise
Construction Noise
Stockpiles
Asbestos Removal
Dust Control
Project Arborist
Section 73 Certificate must be submitted to the Principal Certifier before the issuing of an Occupation Certificate
Landscaping Prior to Issue of any Occupation Certificate
Completion of Engineering Works
Property Condition Report – Public Assets
Pump System Certification
Stormwater Management Certification
Creation of Restrictions/ Positive Covenants
Section 73 Compliance Certificate
Property Condition Report – Private Assets
Acoustic Compliance Report
Clearance Certificate
Final Inspection of Waste Storage Area
Offensive Noise
Waste and Recycling Management
Ventilation for Basement Carpark
Use of the Outdoor Communal Area
Complaints Procedure
Number of Lodgers
Provision of the Plan of Management and House Rules to Lodgers
LOCALITY PLAN
AERIAL MAP
ZONING AND HEIGHT OF BUILDING MAP
SITE PLAN
FLOOR PLANS
ELEVATIONS
SECTIONS
PERSPECTIVES
MID-WINTER SHADOW DIAGRAMS (2 PAGES)
LANDSCAPE PLANS (2 PAGES)
PLAN OF MANAGEMENT (19 PAGES)
Compliance with SEPP No. 55 – Remediation of Land
Pursuant to point 7 of the SEPP, the consent giver may not issue consent for the implementation of any construction on the land, unless: a) he considered whether the land is contaminated, and. In addition, it should be noted that the site in question was recently created under subdivision application 496/2016/ZB.
Compliance with SEPP (Educational Establishments and Child Care Facilities) 2017
This clause applies to development for the purpose of a centre-based childcare facility if:. a) the floor area of the building or site does not comply. space requirements) of the program and. Satisfactory – the presented landscape plan. has been reviewed by the Council's Landscape Assessment Officer and. consent has been recommended.
Compliance with LEP Savings Provisions Clause 1.8A(1) of LEP 2019 states the following
The use as a childcare facility in the center will promote a sense of community given the nature of such community land use. The proposal is considered to be consistent with the stated objectives of the area as the childcare center will provide facilities/services to meet the daily needs of residents and the proposal maintains the existing low density residential character of the area. iii) Development standards.
Compliance with DCP
This variation is minor and will not adversely affect the amenity value of the adjacent building to the north. The proposal is in line with the objectives of the audit and the variation is considered satisfactory in this case.
Streetscape and Character
It is clear that the scale of the proposed building is consistent with the expected character of residential development in the locality. The proposal is considered to be compatible with respect to the overall height of the built form.
Issues Raised in Submissions
The nursery is out of place and will significantly affect the character of the whole area. Concerns over the use of Parsons Circuit for parking in connection with the sports fields in the north of the district.
Conciliation Conference
The provision of the rainwater tank will be reinforced through a condition of consent (refer to Condition 1). Property values are not a matter for consideration under section 4.15 of the Planning and Environmental Assessment Act, 1979.
Internal Referrals
The proposal has been tested against Article 4.15 of the Environment Act 1979 and it is judged that the proposal is acceptable and will not lead to an unacceptable safety risk. The report's recommendations must be implemented as part of the development permit (see Condition 16).
External Referrals
Provided that the applicant complies with the Council's DCP parking requirements, no objection is raised to the proposal from a traffic and/or parking perspective. Furthermore, the crash fence must wrap around to the interface between the outdoor space and the Parsons runway view as marked.
External Finishes
Compliance with Natural Resource Access Regulator Requirements
Planting Requirements
Provision of Parking Spaces
Separate application for signs
Protection of Public Infrastructure
Structures Adjacent to Piped Drainage Easements
Vehicular Access and Parking
Vehicular Crossing Request
Minor Engineering Works
The driveway must be at least 6 meters wide for the first 6 meters of the site, measured from the boundary. A 1.2m wide concrete footway pavement is to be provided across the street frontage of the development on Parsons Circuit which merges into the existing adjacent footway in accordance with the above documents.
Excavation Near Boundaries
All disused driveways and driveways should be removed and replaced with curb and gutter along with the restoration and sod construction of the adjacent footpath verge area. The entire site must be leveled, collected and drained through pits and pipes to an appropriate legal discharge point.
Construction Certificate
The design, finish, slope and location of all driveway intersections must comply with the above documents and city driveway specifications. A separate fee for requesting vehicle crossings is payable as per the Board's Schedule of Fees and Charges.
Building Work to be in Accordance with BCA
Earthworks and retaining walls are limited to the locations and elevations shown on the Concept Engineering Plan prepared by Australian Consulting Engineers Revision F dated. Where earthworks are not shown on the approved plan, topsoil within lots must not be disturbed. e) Concrete path pavement.
Air Conditioner Location and Noise Level
Acoustic Requirements
Retention of Trees
Adherence to Waste Management Plan
Waste and Recycling Collection Contract
Management of Construction Waste
The separation and recycling of the following waste materials is required: metals, wood, masonry products and clean waste plasterboard. Receipts for all waste/recycling fees must be kept on site at all times and shown in a legible form to any authorized officer of the Council who asks to see them.
Disposal of Surplus Excavated Material
The finishes and colors of waste storage areas should complement the design of the development. The salinity assessment and report recommendations prepared by GeoEnviro Consultancy Pty Ltd, reference JC14223A, dated April 2015 and submitted as part of development application 496/2016/ZB are to be implemented as part of this approval.
Maximum Number of Staff and Children
The waste storage area must be equipped with internal lighting such as automatic sensor lamps. The waste storage area must have appropriate waste education signs (EPA Waste and Recycling Signs which can be found on the NSW EPA website), be mounted in a visible position on interior walls, and be permanently maintained by the owner.
Education and Care Services National Regulations
Retaining Walls
Front Fencing Height
Ventilation for Basement Carpark
Separate Nappy Collection Service
A special infrastructure contribution must be made in accordance with Environmental Planning and Assessment (Special Infrastructure Contribution - Western Sydney Growth Areas) 2011 which is in force when this consent comes into force. Please contact the Danish Planning and Environmental Agency regarding agreements on payment.
Security Bond – Road Pavement and Public Asset Protection
Section 7.12 Contribution
Irrigation
A building plan approval must be obtained from Sydney Water Tap in™ to ensure that the approved development will not impact on Sydney Water's infrastructure. A copy of the building plan approval and receipt from Sydney Water Tap in™ (if not already provided) must be submitted to the Lead Certifier on request prior to commencing works.
Property Condition Report – Public Assets
Please refer to the website http://www.sydneywater.com.au/tapin/index.htm, Sydney Water Tap in™, or telephone 13 20 92.
Property Condition Report – Private Assets
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
Erosion and Sedimentation Controls
Soil and Water Management Plan
Hours of Work
These requirements must be in accordance with Managing Urban Stormwater – Soils and Construction produced by the NSW Department of Housing (Blue Book). The builder/contractor is responsible for instructing and controlling subcontractors regarding working hours.
Roof Water Drainage
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
Landscaping Works
Stockpiles
Additional Hand Wash Basin in Food Premises
Dust Control
Construction and Fit-out of Food Premises
Pipes and lines adjacent to the walls must be located at least 25 mm from the surface of the wall with supports. Pipes and lines entering floors, walls or ceilings must be flanged and all openings completely sealed.
Rock Breaking Noise
Floor intersections with walls and exposed plinths in food preparation, storage and service areas must be covered. The bottom of the kitchen cabinets must not be covered with a kicking board and must be open and easy to clean.
Construction Noise
Solid construction is defined as brick, concrete blocks, structural fiber cement, or preformed panels that are filled with the appropriate material. Note: Copies of AS 4674-2004 can be obtained from www.saiglobal.com at: www.saiglobal.com and copies of the Food Safety Standards Code (Australia) can be obtained from Food Standards Australia New Zealand at www. foodstandards.gov.au.
Contamination
Crash Barrier Installation
Section 73 Certificate must be submitted to the Principal Certifier before the issuing of an Occupation Certificate
Landscaping Prior to Issue of any Occupation Certificate
Completion of Engineering Works
Property Condition Report – Public Assets
Property Condition Report – Private Assets
Food Shop Registration Requirements
Emergency Evacuation Plan
Plan of Management
LOCAL PLANNING COMMITTEE MEETING 17 MARCH 2021 HILLS SHIRE. c) supervision of children during evacuation and at the safe assembly point, depending on the capacity of the childcare center and the ratio between children and staff.
Certification of Crash Barrier
Noise Management Plan
Staff members are not allowed to arrive more than 30 minutes before opening and must leave within 30 minutes after the childcare center closes. Any change to the above working hours will require further Council approval.
Work Within Building
Maintenance of Landscaping Works
Offensive Noise
Lighting
Final Acoustic Report
Hours Of Operation For Waste Collection, Delivery / Dispatch Of Goods
Waste and Recycling Management
Waste and Recycling Collection
Waste and recycling may not be placed on public property for collection without prior written approval from the Council.
Crash Barrier Maintenance
Acoustic – Maintenance
Annual Events and Parking Management
Offensive Noise - Acoustic Report
Noise Management Plan to Be Kept On Site
AERIAL PHOTOGRAPH
SITE PLAN
BASEMENT FLOOR PLAN
GROUND FLOOR PLAN
FIRST FLOOR PLAN
FRONT ELEVATION (PARSONS CIRCUIT)
SOUTH-WEST ELEVATION (FAIRWAY DRIVE)
NORTH-WEST (SIDE) ELEVATION
REAR ELEVATION
SECTION
SHADOW DIAGRAMS
RETAINING WALL PLAN
LANDSCAPE PLAN
PHOTOMONTAGE
NATURAL RESOURCE ACCESS REGULATOR – GENERAL TERMS OF APPROVAL
88B INSTRUMENT DP 1215150
PLAN OF MANAGEMENT
SEPP 55 – Remediation of Land
Based on the scope of work undertaken for this assessment, the site is considered to be suitable for more sensitive residential development subject to the additional investigations, general waste and asbestos removal activities described in this report being undertaken.
Despite para. 2, planning permission can be granted for development on a plot of land in a zone shown in column 2 of the table for subsection 2 for multi-dwelling or residential properties where the area of the plot is less than the area. specified for this purpose and shown in column 3 of the table if the Council is satisfied that:. a) the shape of the proposed structures is compatible with adjacent structures in terms of their height to the street and building height, and. Planning permission may not be granted for development that contravenes a development standard, unless:. a) the consent authority is satisfied that: i) the applicant's written request has sufficiently dealt with the conditions that must be demonstrated in accordance with subsection 3, and.
Compliance with SEPP No. 65 – Design Quality of Residential Flat Buildings The proposal has been accompanied by a Design Verification Statement by a chartered
LOCAL PLANNING PANEL MEETING MARCH 17, 2021 THE HILLS SHIRE .. location and building typology have limited or no space for deep ground at ground level such as central business districts, restricted areas, high density areas high or in the center). The change is partly due to the limited nature of the site and.
Compliance with DCP Part D Section 6 – Rouse Hill Regional Centre
At least 25% or 50 m2 (whichever is greater) of open space on the ground floor must be provided on natural soil. The proposal provides for 801 m2 of common open space, of which 666 m2 as open space on the roof and 135 m2 as courtyards on the ground floor.
