Lane Cove Council

 

 

 

 

 

Inspection Committee

 

 

 

AGENDA

 

 

 

DATE OF MEETING:          1 September 2007

 

LOCATION:                          On Site

 

TIME:                                    8:30AM

 

 

 

 

 

Important Information

 

The Inspection Committee inspects sites in order for Councillors to inform themselves and listen to any person who has an issue or concern about the proposal.  It is appropriate that any debate and decision take place at a Council Meeting, not onsite.

 

Councillors enter premises at the invitation of the property owner/occupier, and Council encourages the property owner/occupier to allow relevant third parties to accompany the Committee on its inspection.

 

The Committee is governed by Council’s Code of Meeting Practice, and no recording of the meeting is allowed.

 

 

Lane Cove Council business papers and minutes are available on Council’s website www.lanecove.nsw.gov.au.  Copies of attachments are available at the Customer Service Counter, Lane Cove Council, Lane Cove Library and Greenwich Library.


INSPECTION COMMITTEE

 

1 SEPTEMBER 2007

 

 

 

ITEM                                                  REPORT CONTENT                                                PAGE

 

 

 

Environmental Services Division Reports

 

1.       Environmental Services Division Report No. 26

SUBJECT: 10, 12 & 12A Poole Street, Longueville

  

 

***** END OF AGENDA *****

 

                


INSPECTION COMMITTEE

 

1 SEPTEMBER 2007

 

 

 

 

Inspection Committee at the Meeting 1 September 2007

28 August 2007 to Inspection Committee

Environmental Services Division Report No. 26

Subject:           10, 12 & 12A Poole Street, Longueville    

Record No:     DA06/388-01 - 24593/07

Author(s):       May Li 

 

 

 

Property:                      10, 12 & 12A Poole Street, Longueville

 

DA No:                        388/2006

 

Date Lodged:               22 December 2006

 

Cost of Work:              $5,500,000.00

 

Owner :                       D Fite & D Lowes

 

Author:             May Li

 

DESCRIPTION OF PROPOSAL TO APPEAR ON DETERMINATION

Demolition of all existing structures including a heritage item except an in-ground swimming pool at 10 Poole Street, construction of two detached dwelling houses and associated structures, consolidation and boundary adjustment

ZONE

2(a2) – Residential

IS THE PROPOSAL PERMISSIBLE WITHIN THE ZONE?

Yes

IS THE PROPERTY A HERITAGE ITEM?

Yes.  10 Poole Street, Longueville is listed as a heritage item

IS THE PROPERTY WITHIN A CONSERVATION AREA?

No.  However, the subject site is located in vicinity to other heritage items: No.6 Poole Street, and No. 5 and No.7 Stuart Street, Longueville.

DOES DCP 1- BUSHLAND APPLY TO THE PROPERTY?

No

BCA CLASSIFICATION

Class 1a, 10a and 10b

STOP THE CLOCK USED

Yes - 182 days

NOTIFICATION

Neighbours        1-8 Poole Street, 1-7 Stuart Street, 41, 66 & 68 Lucretia Avenue, Longueville

 

Ward Councillors         A Smith, K Freedman, & J Hassarati

Progress Association    Longueville Residents Association

The development proposal was also advertised on North Shore Times newspaper in January 2007.

 

REASON FOR REFERRAL:

 

The development application has been called by Councillor Smith and Freedman due to the land use concerns.

 

EXECUTIVE SUMMARY:

 

The proposed development involves demolition of all existing structures including a heritage item at 10 Poole Street except the in-ground swimming pool at 10 Poole Street for the construction of two dwelling houses. 

 

The existing dwelling house known as Derwent House located at 10 Poole Street; Longueville is listed as an item of local heritage significance.  The proposed demolition of the heritage item is likely to create an adverse impact on the heritage value of the Lane Cove local government area. 

 

The existing dwelling house with an in-ground swimming pool located at 12 Poole Street is less than 10 years old.  Replacement of a two storey 4 bedroom structurally sound dwelling house with another dwelling house of a similar size is unlikely to promote an ecologically sustainable development.  The ecological sustainable design (ESD) investigation report submitted by the applicant has not provided an analysis between the existing dwelling house and the proposed dwelling house at 12 Poole Street.  It is considered that the proposed development does not comply with the objectives of Environmental Planning and Assessment Act 1979.

 

The design of the proposed dwelling houses does not comply with the Lane Cove Code for Dwelling Houses relating to cut and fill, floor space ratio, and the set back of above ground swimming pool requirements.

 

15 of 16 submissions received relating to the proposed development raised objections to demolition of the heritage building.  The owners of the adjoining properties of 1 and 3 Stuart Street also raised concern to overlooking impacts, over shadowing and noise impacts to their properties.

 

The potential loss of an identified heritage item of significance to the Lane Cove area must be actively considered by Council as a separate issue to the merit of the proposed structures. The proposed development in its current format is not supported.

 

SITE:

 

The subject site is located at the southern side of Poole Street, Longueville bounded by Lucretia Avenue to the east and Stuart Street to the south. 

 

It comprises the following titles:

 

Lots 1 & 2, DP 333694 is known as 10 Poole Street with a rear boundary directly to the Lane Cove River.  It is a battle axe allotment with an access width of 4.572m to Poole Street.  The site also has a right of carriageway footway access from the western boundary to Stuart Street and Longueville Park.  The land has a rear frontage to the Lane Cove River.  An existing two storey dwelling house with attached garage and an in-ground swimming pool and a pool house are located on the site.  The site area is 3206m2. 

 

Lot 11, DP 601751 known as 12A Poole Street is also a battle axe allotment with an access handle to Poole Street and the total area of 613m2.  An existing two storey dwelling house with an in-ground swimming pool is located on the site.

 

Lot 10, DP 601751 known as 12 Poole Street is rectangular in shape, with a frontage directly to Poole Street and a site area of 570m2.  An existing two storey dwelling house with an in-ground swimming pool is located on the land.  It is noted that the development consent for the construction of the existing dwelling house at 12 Poole Street was approved on 24 August 1999 and the development consent for the swimming pool was approved on 28 July 2000.  The existing buildings on 12 Poole Street are less than 10 years old and are in a structurally sound condition.

 

The land falls gradually from Poole Street to Lane Cove River by approximately 21 metres. 

 

Surrounding developments comprise dwelling houses and the Longueville Park is located in Stuart Street. 

 

Refer to AT1 for the Neighbour Notification Plan of the site.

 

PROPOSAL:

 

The proposal is detailed as follows:

 

-          Demolition of all existing structures including the heritage item, except the in-ground swimming pool at 10 Poole Street.

 

-           Consolidation of the land of 10 and 12A Poole Street.

 

-           A boundary adjustment between 10 and 12 Poole Street.

 

-          Construction of a dwelling house on the consolidation land of 10 and 12A Poole Street.  The dwelling house is comprised of three individual pavilions linked with open covered areas. 

 

The northern pavilion would be a three storey structure containing a play room, terrace, a sculpture pool and storage rooms on the lower ground level; an arrive podium, laundry, guest room and linen storage room on the ground level, gym, steam room, massage, two offices, a library, a bar and toilets on the first floor level. 

 

The centre pavilion would be a two storey structure containing a family room and kitchen on the lower ground level, 4 bedrooms with bathrooms and gallery on the ground level.

 

The southern pavilion would be a two storey structure with basement containing three parking spaces, cellar, plant room, store, lift and water tanks storage area on the basement level, foyer area, covered decks, bar cellar, sitting room, dining room/library and reflection pool on the ground level, master bedroom with bathrooms, sitting room, walk-in robes, bar and a 32m length above ground lap swimming pool on the first floor.

 

The gross floor area of the dwelling house at 10 Poole Street would be approximately 1864.8m2 and the FSR approximately 0.52:1.

 

-          Construction of a dwelling house on 12 Poole Street containing a squash court, storage and a toilet on the lower ground level; an entry, two bedrooms, living room, and a bathroom on the ground floor, two bedrooms with bathrooms on the first floor.

 

There is no on site parking provision proposed for the dwelling house within the boundaries of 12 Poole Street.  Two parking spaces located at the arrival court area of the main house at 10 and 12A Poole Street are shown as easement parking spaces for 12 Poole Street on the amended plan (DA005 dated 23.5.07).

 

The gross floor area of the dwelling house is approximately 319m2 and the FSR is 0.51:1.

 

Refer to AT2 for the architectural plans of the proposed development. 

 

PREVIOUS APPROVALS/HISTORY:

 

There has been no previous development applications lodged for 10 and 12A Poole Street found in Council’s Authority system. 

 

Development Application No. 160/1999 for demolition of the existing dwelling house and construction of a new two storey dwelling house at 12 Poole Street was approved by Council on 24 August 1999 and Development Application No. 207/2000 for the construction of an in-ground swimming pool at 12 Poole Street was approved by Council on 28 July 2000.  Other development applications lodged for the site is not relevant to the current development proposal. 

 

PROPOSAL DATA/POLICY COMPLIANCE:

 

The dwelling house at 10 and 12A Poole Street, Longueville

 

Total site area of 3819.8m2 including of 202.88m2 access handle area.  The calculations for floor space and site area have excluded the whole width of the access handle. 

 

Site Area (3566.92m2)

 

 

PROPOSED

CODE

COMPLIES

Floor Space Ratio        (max)

0.52:1

0.5:1

No

Soft Landscaped Area  (min)

39%

35%

Yes

Side Boundary Setback             (min)

1.5m

1.5m

Yes

Overall Height (m)        (max)

7.7m

9.5m

Yes

Ceiling Height (m)         (max)

7.0m

7.0m

Yes

No of Storeys

3

However, the lower ground level is under the natural ground level

2 from natural level

Yes

Building Line     (max)

N/A

7.5m

N/A

Foreshore Building Line            (min)

The proposed dwelling house is 17m away from the foreshore setback line established by line drawn from two adjoining neighbouring developments.

 

The new pool shed is proposed at the same location of the existing pool shed. 

Foreshore Setback line established by line drawn from neighbouring development

Yes

Cut and Fill       (max)

3.7m

1m

No

Deck/Balcony width     (max)

3m

3m (if elevated by >1m)

Yes

Solar Access    (min)

The proposed building does not shadow any of the north facing windows of the adjoining properties by more than 3 hours

3 hours to north elevation

Acceptable

 

FENCING

 

 

PROPOSED

CODE

COMPLIES

Height (max)

884mm

900mm

Yes

% Open Where > 900mm in Height  (min)

N/A

50%

N/A

Setback From Front Boundary if >900mm in height (min)

Nil

1m

N/A

Splays

Nil

1m

N/A

 

SWIMMING POOLS

 

 

PROPOSED

CODE

COMPLIES

Concourse Edge to Neighbour’s House  (min)

More than 3m

3m

Yes

Setback from boundary if concourse is <500mm above natural ground level  (min)

N/A

900mm from internal face of pool

450mm from edge of concourse

N/A

Setback from boundary if concourse is >500mm above natural ground level  (min)

1.6m

900mm from edge of concourse

Yes

Setback from boundary if concourse is >500mm above natural ground level and adjoins public open space   (min)

1.6m

1:1 setback measured from concourse edge

 

No

Height (max)

 

3.6m

1800mm

No

Setback if height is >1800mm (min)

1.6m

1:1 setback measured from concourse edge

No

Screening of facade where > 1.0m above ground level?

Screen proposed

Screening required

Yes

 

The dwelling house at 12 Poole Street, Longueville

 

Site Area (620 m2)

 

 

PROPOSED

CODE

COMPLIES

Floor Space Ratio        (max)

0.51:1

0.5:1

No

Soft Landscaped Area  (min)

42%

35%

Yes

Side Boundary Setback             (min)

Approximately 3.2m

1.5m

Yes

Overall Height (m)        (max)

8.4m

9.5m

Yes

Ceiling Height (m)         (max)

6.7m

7.0m

Yes

No of Storeys

2

2

No

Building Line     (max)

7.5m

7.5m

Yes

Foreshore Building Line            (min)

N/A

N/A

N/A

Cut and Fill       (max)

Less than 1m

1m

Yes

Deck/Balcony width     (max)

1m

3m (if elevated by >1m)

Yes

Solar Access    (min)

The proposed building does not shadow any of the north facing windows of the adjoining properties by more than 3 hours

3 hours to north elevation

Acceptable

 

FENCING

 

 

PROPOSED

CODE

COMPLIES

Height (max)

884mm

900mm

Yes

% Open Where > 900mm in Height  (min)

N/A

50%

N/A

Setback From Front Boundary if >900mm in height (min)

Nil

1m

N/A

Splays

Nil

1m

N/a

 

 

REFERRALS:

 

Manager Urban Design and Assets

 

The proposed development was referred to Council’s Development Engineer for comment.  The Development Engineer states that there is no objection raised to the proposed development relating to the stormwater management of the site. 

 

Manager Open Space

 

The proposed development was referred to Council’s Manager of Open Space for comment.  No objections have been raised relating to the proposed landscaping plans.

 

Other (Heritage, Traffic, Waterways, Rural Fire Service)

 

As discussed in the previous section of this report, No.10 Poole Street is listed as a heritage item of local significance in the Lane Cove LEP 1987.  The proposed development involves demolition of the heritage item and Heritage Impact Statement of the development application has been forwarded to Council’s heritage advisor and NSW Heritage Office for comment.  The proposal for demolition of the heritage building was not supported as indicated below:

 

·    Council’s Heritage Advisor

 

Council’s heritage advisor does not support the demolition of the heritage item and stated that the building is an unusual example of the architectural style of the period, reflecting the development of Longueville and contributes to the Lane Cove riverscape.  Refer to AT3 for the heritage advice. 

 

·    NSW Heritage Council

 

The NSW Heritage Council does not support the demolition of the heritage item and has stated that the residence is an imposing, architect-designed building, visible from the Harbour, purpose-designed to take advantage of all views and is intact.  In this instance, the Heritage Council recommended that Lane Cove Council considers alternatives to the demolition of this locally significant building.  Refer to AT4 for the comment of NSW Heritage Council.

 

NSW Maritime

 

The development proposal was referred to NSW Maritime as an integrated development.  The NSW Maritime stated that the applicant is required to make a separate application for the Part 3A Permit to NSW Maritime if Council grants development consent and before any physical works are commenced at the site. 

 

Environmental Planning and Assessment Act 1979 (the Act)

 

The Environmental Planning and Assessment Act contains objectives for the carrying out of development.  The proposal does not meet the following objective:

 

5          Objects

The objects of this Act are:

 

(vii)      ecologically sustainable development

 

The proposed development involves demolition of a building of heritage value of local significance and a building that is structurally sound and intact at 10 Poole Street. 

The existing dwelling house at 12 Poole Street is a less than 10 years old structure and is also in a structurally sound condition.  The proposed demolition is will create an adverse impact on the heritage value of Lane Cove and does not promote an ecologically sustainable development. 

 

The applicant has recently lodged an ecologically sustainable design (ESD) report for supporting the demolition of the existing buildings.  It is noted that the ESD only provided an analysis between the energy efficiency of three existing dwelling houses and the proposed two dwelling houses. It did not provided an analysis of energy efficiency of the existing dwelling house and the proposed dwelling house at 12 Poole Street.  The application has not provided an acceptable reason for the replacement of the dwelling house at 12 Poole Street.  The ESD Efficiency Investigation summary is included in AT5.  Accordingly, it is considered that the proposal is contrary to objective 5(vii) of the Environmental Planning and Assessment Act.

 

Lane Cove LOCAL Environmental Plan 1987 (Section 79C (1) (a)

 

2                Aims, Objectives etc

 

(1)        to preserve and where appropriate improve the existing character and environmental quality of the land to which it applies in accordance with the indicated expectations of the community, and

 

The proposed development involves demolition of a heritage listed building which will create a loss of heritage value to the local government area. 

 

The combined area of the car park and the water tanks storage area on the basement level is appropriately 600m2.  The excavation of the land for the construction of the basement area and the lower ground level of the north pavilion of the main house would create a significant impact on the land form of the subject site and the adjoining properties.  The proposed development is unlikely to preserve the environmental quality of the locality.

 

It is therefore considered that the proposal is contrary to Clause 2(1) of the aims and objectives of the LEP.  

 

18A      Protection of heritage items, heritage conservation areas and relics

 

(2)        When determining a development application required by this clause, the Council must take into consideration the extent to which the carrying out of the proposed development would affect the heritage significance of the heritage item or heritage conservation.

 

The Heritage Study of the Municipality of Lane Cove states that 10 Poole Street is listed because it is a substantial house of the mid-wars period in the picturesque cottage style.  The present appearance of the house is a modernisation of a Queen Anne style residence.  The proposed demolition of the heritage item has been referred to NSW Heritage Council and Council’s heritage advisor for comment.  Both of the NSW Heritage Council and Council’s Heritage Advisor did not agree with the recommendation of the Heritage Impact Statement of the development application and stated that the heritage building should be retained. 

 

 

 

Officer’s comment:

 

Given the above comments, it is considered that the proposed development does not comply with the aims and objectives of the Lane Cove LEP and is contrary to Clause 18A of the LEP.

 

Other Planning Instruments

 

Lane Cove Residential Zones Development Control Plan

 

Lane Cove Residential Zones Development Control Plan sets requirements for the development of residential zoned land in Lane Cove. 

 

Part II – Development in Foreshore Areas and Part VII – Residential Subdivision of the DCP applies to the proposed development.  The proposed development complies with the Foreshore setback and the minimum lot size requirements of the DCP.

 

Lane Cove Code for Dwelling Houses, Fences, Private Swimming Pools and Outbuildings (The Code)

 

Lane Cove Code for Dwelling Houses applies to the site and provides development standards for the proposal.

 

3.         Design, Density and Streetscape

 

3.1       General

 

Objectives:

 

a.         Dwelling be designed with regard to site conditions so as to minimum their impact on the landform.

b.         Dwelling blend into natural landscape.

c.         Dwelling designs have regard to the amenity of adjoining properties.

 

Standards:

 

1.   A minimum of cut and fill on-site, limited to no more than 1m cut or 1m of fill at any point on the site.

2.   The preservation of existing trees.

 

The maximum cut in the proposed development is 3.7m below the natural ground level.  The proposed basement area with water tank storage area is approximately 600m2 and the construction of proposed development would create a significant excavation to the land.  The proposed development does not comply with the maximum cut requirement of the Code. 

 

3.2       Floor Space Ratio

 

The maximum permissible FSR for the sites is 0.5:1 in accordance with the FSR table of the Code.

 

The FSR of the dwelling house on 10 Poole Street is 0.52:1 and the FSR of the dwelling house at 12 Poole is 0.51:1.  The proposed development does not comply with the FSR requirement of the Code. 

 

5.         Private Swimming Pools and Spas

 

General Requirements:

 

d.         The maximum height of the pool concourse shall not exceed 1800mm at any point above natural ground level (measured immediately below that section of the concourse).  A concourse may exceed 1800mm if its edge is setback from the boundary at a ration of 1:1.

 

The proposed lap swimming pool is approximately 3.6m above the natural ground level.  The concourse of the lap pool is 1.6m from the eastern boundary of the site and the proposal does not comply with the above requirement of the Code, which would require a 3.6m setback. 

 

Sydney Regional Environmental Plan (Sydney Harbour Catchment ) 2005

 

The subject site is located with the Sydney Harbour Catchment area and given the proximity to the water frontage, is identified as being within the Foreshores and Waterways Area.

 

It is considered that the proposed development is not contrary to the Regional Environmental Plan. 

 

Sydney Harbour Foreshores Area Development Control Plan

 

The DCP applies to all development proposals within the Foreshores and Waterways Area identified in SREP (Sydney Harbour Catchment) 2005.  The subject site is located within a foreshore area identified on the map and therefore the DCP applies to the proposed development.

 

The proposed development complies with the objectives and the provisions of the DCP.

 

Variations to Council’s Codes/PolicIes (seCTIONS 79c(1)(a), (1)(b), and (1)(c)

 

The non-compliances to the Code have been outlined in the compliance tables in the previous sections of this report.  The applicant has not submitted justification for the non-compliances with Council’s Code relating to the FSR, cut and fill and set backs.

 

RESPONSE TO NOTIFICATION (Section 79C(1)(d)

 

The development proposal was notified in accordance with Council’s notification policy between 10 January 2007 and 1 March 2007.  16 submissions were received in response to the notification of the development application.  15 submissions raised objections to the proposed development and a submission supported the proposal.  The issues raised in the objections can be summarised as follows.

 

·          Derwent House has been a landmark in Longueville.  It is one of the few significant houses and land surrounds in the area.  It is of heritage value and should be treated accordingly.

 

Officer’s comment:

 

Derwent House located at 10 Poole Street is listed as a heritage item in accordance with Lane Cove LEP 1987.  Council’s heritage advisor and the Heritage Council have advised that the building adds value to the heritage significance of Lane Cove area.  The demolition of the heritage item can not be supported unless Council is convinced the argument input forwarded by the Heritage Impact Statement.

 

·          The scale of the proposed development is out of proportion to existing homes in our neighbourhood.

 

Officer’s comment:

 

The dwelling house at 10 Poole Street is proposed to be built on a site area of 3567m2 with a gross floor area of 1855m2.  Its scale is larger than all existing nearby dwelling houses, and it is agreed that the proposal will be out of proportion with the surrounding development. 

 

·          We are concerned about possible commercial use of the proposed building.  There are reception area and meeting room shown on the plans. 

 

Officer’s comment:

 

The proposed application applies for the construction of two dwelling houses on two proposed allotments.  Dwelling houses are permissible in 2(a2) zones in accordance with Lane Cove LEP 1987.  Originally, there was a proposed meeting room shown on the first floor plan of the dwelling house at 10 Poole Street.  This was altered by the applicant to be a library. 

 

·          Noise from air conditioners located adjacent the boundary.

 

Officer’s comment:

 

Six air-conditioning units are proposed for the dwelling house at 10 Poole Street.  They are proposed to be located in a large enclosure adjacent to the arrival court, 3.1m from the southern boundary.  The location is considered a reasonable distance to the dwelling houses of the adjoining properties. 

 

·          3 storey section of house exceeds the height controls of Council’s Code for Dwelling Houses.

 

Officer’s comment:

 

The lower ground floor of the north pavilion of the dwelling house at 10 Poole Street would be built under the natural ground level.  The proposed building does not exceed two storey above the natural ground level.  The proposal complies with the height requirement of the Code.

 

·          The proposed development will over shadow the pool and private outdoor space of 3 Stuart Street, Longueville.

 

 

 

 

Officer’s comment:

 

The solar access requirement of the Code states that a portion of north facing windows of neighbouring dwellings receive at least 3 hours sun between 9am and 3pm on 22 June.  The shadow diagrams show that the proposed development does not shadow any facing windows of the adjoining properties by more than 3 hours.  There is no additional over shadowing to the pool and marginal early morning over shadowing of the open space of 3 Stuart Street caused by the proposal. 

 

·          The second house fronting Poole Street has no carparking

 

Officer’s comment:

 

There is no on site parking provisions proposed within the boundaries of 12 Poole Street.  However, two easement car parking spaces located at the arrival court for the second houses are shown on the amended plans.  However, the easement for the vehicle access to the easement parking spaces is not shown on the amended plans. 

 

CONCLUSION

 

The development application has been assessed in accordance with Section 79C of Environmental Planning and Assessment Act 1979.  The demolition of the heritage item will create an adverse impact on the heritage value of the local government area and the demolition of a building completed less than 10 years will not promote sustainable development.  The scale of the proposed dwelling building on 10 Poole Street is incompatible with the surrounding development, given its visual bulk and relationship with other dwelling houses in the locality.  The proposed development is not supported and the development application is recommended for refusal.

 

Executive Manager’s Comment:

 

A critical issue of the application relates to the heritage significance of heritage item 13153 located at 10 Poole Street, known as “Derwent House”.  The heritage dwelling house listing stated that the dwelling house is a “Substantial house of mid-wars period in the picturesque cottage style”.  The item is of local significance in the Lane Cove LEP.  Notwithstanding the issues of non-compliance with the proposed structures Council must address the fundamental question. Is this heritage item of such significance that any application for demolition should be rejected? 

 

If Council is of the view that this heritage item is significant, it must reject the contention of the applicant’s Heritage Impact Statement dated December 2006 that “the building does not have technical, social or historical significance”, as advised on the page of 36 of the applicant’s heritage statement.   After determining the significance of heritage item 13153 Council should then consider the merit of the proposed development.

 

 

 

 

 

 

 

 

RECOMMENDATION

 

That That Council as the consent authority pursuant to section 80 (1) (b) of the Environmental Planning & Assessment Act 1979 refuse consent to Development Application No.388/2006 for demolition of three existing dwelling houses, consolidation of No.10 and 12A with boundary adjustment for 12 Poole Street and construction of two new dwelling houses at 10, 12 and 12A Poole Street, Longueville, for the following reasons:

 

1.         The proposed demolition of heritage item 13153 located at 10 Poole Street is unreasonable and is rejected.

 

2.         The proposed development does not comply with the aims and the objectives of the Environmental Planning and Assessment Act 1979 and would not promote an ecological sustainable development to Lane Cove.

 

3.         The proposed development does not comply with the aims and the objective of Lane Cove Local Environmental Plan 1987. 

 

4.         The proposed development does not comply with the aims and the provisions of Lane Cove Code for Dwelling Houses, Fences, Private Swimming Pools and Outbuildings.

 

5.         The amenity for the future occupants at 12 Poole Street is considered unsatisfactory.

 

6.         The approval of the development application would not serve the public interest.

 

           

 

 

 

 

 

 

 

Michael Mason

Executive Manager

Environmental Services Division

 

 

TTACHMENTS:

AT‑1 View

Neighbour Notification Plan

1 Page

 

AT‑2 View

Development Proposal Plans

36 Pages

 

AT‑3 View

Heritage Consultant's Report

2 Pages

 

AT‑4 View

Advice from the Heritage Council

1 Page

 

AT‑5 View

Energy Efficiency Investigation Summary

1 Page

 

 

INS010907ES_26

*****   End of Environmental Services Division Report No. 26   *****

 

***** END OF AGENDA *****