Lane Cove Council

 

 

 

Planning and Building Committee

 

MINUTES

 

DATE OF MEETING:
17 December 2007
LOCATION:
Council Chambers
TIME:
8:15PM

All minutes are subject to confirmation at a subsequent meeting and may be amended by resolution at that meeting.

 

Lane Cove Council business papers and minutes are available on Council’s website www.lanecove.nsw.gov.au

 


PRESENT:

 

Councillor R D’Amico (chair), Councillor I. Longbottom, Councillor Smith

and Councillor T.Lawson.

 

ALSO PRESENT:

 

Executive Manager - Environmental Services, Manager Development Assessment Unit and Chief Executive Secretary.

 

 

ADJOURNED:

 

The meeting was adjourned at 8:15pm.

 

RESUMED:

 

The meeting resumed at 9:56pm.

 

 

 

Environmental Services Division Reports

 

Environmental Services Division Report No. 523

SUBJECT: 52B Cliff Road, Northwood

 

DECISION UNDER DELEGATED AUTHORITY

 

RESOLVED on the motion of Councillors Longbottom and D'Amico that the matter be referred to the first Inspection Committee to be held in 2008 and that height poles be erected to the satisfaction of the General Manager.

 

 

The motion was carried unanimously.

 

 

Environmental Services Division Report No. 532

SUBJECT: 85 Arabella Street, Longueville

 

DECISION UNDER DELEGATED AUTHORITY

 

RESOLVED on the motion of Councillors Longbottom and Smith that pursuant to Section 80(1)(a) of the Environmental Planning and Assessment Act, 1979, as amended, the Council grant consent to Development Application D105/07 for the demolition of a  dwelling-house and garage, and the construction of a two storey dwelling-house over a basement garage; a detached garage, a car space and a pool house; a swimming pool; front, rear and side boundary walls and retaining walls, on Lot 19 DP1284, and known as 85 Arabella Street, Longueville, subject to the following conditions:-

 

A.        The ceiling height is to be reduced by a minimum of 300mm.    Vertical shadow diagrams are to be submitted showing the impact on the adjoining neighbours windows.  PLANS ARE TO BE AMENDED TO COMPLY PRIOR TO THE ISSUE OF A CONSTRUCTION CERTIFICATE.

         

B.        A roller door across the width of the rear car space must have a finish the same as the adjoining garage and height no greater that that of the adjoining garage.  PLANS ARE TO BE AMENDED TO COMPLY PRIOR TO THE ISSUE OF A CONSTRUCTION CERTIFICATE.

 

C.        In order to address potential overlooking from the northern window of the first floor level retreat into a bedroom window and adjoining balcony at the front of the first floor level of 83 Arabella Street, louvres are to be erected and angled once the screens are in place to avoid a privacy impact on the adjoining neighbours.    PLANS ARE TO BE AMENDED TO COMPLY PRIOR TO THE ISSUE OF A CONSTRUCTION CERTIFICATE.

 

D.                In order to address potential overlooking into the first floor family room window on the north elevation of 87 Arabella Street, the louvres to the wet area windows at the first floor level are to be erected and angled once the screens are in place to avoid a privacy impact on the adjoining neighbours. PLANS ARE TO BE AMENDED TO COMPLY PRIOR TO THE ISSUE OF A CONSTRUCTION CERTIFICATE.

 

E.         The roof top/attic level terrace is to be deleted. PLANS ARE TO BE AMENDED TO COMPLY PRIOR TO THE ISSUE OF A CONSTRUCTION CERTIFICATE.

 

Plans

 

1.       (20) That the development be strictly in accordance with drawing numbers A100-106,           Revision 2, dated August 2006 and as amended up to 26.7.07, by Altis Architecture.

 

2.         To promote public safety, by providing reasonable sight distances, the following  safety measure is required:

 

·    a 1m x 1m splay is to be provided on the northern side of the driveway off Arundel Street – no structure within this splay area is to exceed a height of 900mm above the FFL of the garage slab;       PLANS ARE TO BE AMENDED TO COMPLY PRIOR TO THE ISSUE OF A CONSTRUCTION CERTIFICATE.

         

3.         To address the potential to overlook the adjoining rear yard of both 83 and 87 Arabella Street, the height of the privacy screen above the level of the landing for the garage stairs is to be increased to a minimum of 1.7m.  PLANS ARE TO BE AMENDED TO COMPLY PRIOR TO THE ISSUE OF A CONSTRUCTION CERTIFICATE.

 

4.         In order to control its potential use, the pool house is not to be used for habitable purposes.

 

5.         In order to address potential overlooking across the rear yard, and into the bedroom window and its adjoining balcony at the rear of the first floor level, of 83 Arabella Street, a physical privacy screen 1.7m above the FFL is to be erected along all of the northern side of the first floor level terrace. PLANS ARE TO BE AMENDED TO COMPLY PRIOR TO THE ISSUE OF A CONSTRUCTION CERTIFICATE.

 

6.         In order to reduce the potential loss of amenity caused by light spillage to a first floor bedroom window located in the centre of the southern elevation of 83 Arabella Street, a tree is to be planted in front of this window on the subject site with a minimum height of 3m at planting and that would achieve a minimum height of 6m at maturity. This tree it to be a native species that maintains foliage all year.  PLANS ARE TO BE AMENDED TO COMPLY PRIOR TO THE ISSUE OF A CONSTRUCTION CERTIFICATE.

 

7.         In order to reduce light spillage from the hall and stairway at each level internal lighting is to be orientated so that it does not cause light spillage in a northerly direction.

 

8.         A plan is to be submitted as part of a Construction Certificate that confirms that the site’s natural/soft landscaped area (as defined under Council’s Code and Development Application Checklist For Dwelling Houses, Fences, Private Swimming Pools and Outbuildings, August 2002) would not be less than 35% of the area of the site.

 

9.         Fences adjoining the driveway off Arabella Street, and any side boundary fence, are not to exceed a height of 900mm between the building line and street frontage.

 

10.       The door from the pool house giving access to the swimming pool must be self-closing and open away from the pool.  PLANS ARE TO BE AMENDED TO COMPLY PRIOR TO THE ISSUE OF A CONSTRUCTION CERTIFICATE.

 

11.       The proposed slot opening in the rear boundary wall is to be secured so as to prevent potential access to the swimming pool.   PLANS ARE TO BE AMENDED TO COMPLY PRIOR TO THE ISSUE OF A CONSTRUCTION CERTIFICATE.

 

12.       All metal external blinds are to have an anti-glare finish.

 

General

 

13.       (1) The submission of a Construction Certificate and its issue by Council or Private Certifier PRIOR TO CONSTRUCTION WORK commencing.

 

14.       (2) All building works are required to be carried out in accordance with the provisions of the Building Code of Australia.

 

15.       (137)  Lane Cove Council charges a fee of $30 for the registration of any Part 4A Certificates (compliance, construction, occupation or subdivision certificates) issued by an accredited certifier under the Environmental Planning and Assessment Act.

 

16.       (11) The approved plans must be submitted to a Sydney Water Check agent or Customer Centre to determine whether the development will affect Sydney Water’s sewer and water mains, stormwater drains and/or easements, and if further requirements need to be met.  Plans will be appropriately stamped.  For Quick Check agent details please refer to the web site www.sydneywater.com.au see Your Business then Building & Developing then Building & Renovating or telephone 13 20 92.

 

            The consent authority or a private accredited certifier must:-

 

·          Ensure that a Quick Check agent/Sydney Water has appropriately stamped the plans before the issue of any Construction Certificate.

 

17.       (12) Approval is subject to the condition that the builder or person who does the residential building work complies with the applicable requirements of Part 6 of the Home Building Act 1989 whereby a person must not contract to do any residential building work unless a contract of insurance that complies with this Act is in force in relation to the proposed work.  It is the responsibility of the builder or person who is to do the work to satisfy Council or the PCA that they have complied with the applicable requirements of Part 6.  Council as the PCA will not release the Construction Certificate until evidence of Home Owners Warranty Insurance or an owner builder permit is submitted. THE ABOVE CONDITION DOES NOT APPLY TO COMMERCIAL/INDUSTRIAL CONSTRUCTION, OWNER BUILDER WORKS LESS THAN $5000 OR CONSTRUCTION WORKS LESS THAN $12000.

 

18.       (17)  An Occupation Certificate being obtained from the Principal Certifying Authority before the occupation of any building.

 

19.       (35) All demolition, building construction work, including earthworks, deliveries of building materials to and from the site to be restricted to the following hours:-

 

Monday to Friday (inclusive)              7.00am to 5.30pm

Saturday                                            7.00am to 4.00pm

No work to be carried out on Sundays or any public holidays.

 

20.       (36) Stockpiles of topsoil, sand, aggregate, spoil or other material capable of being moved by water to be stored clear of any drainage line, easement, natural watercourse, footpath, kerb or roadside.

 

21.       (37) The development shall be conducted in such a manner so as not to interfere with the amenity of the neighbourhood in respect of noise, vibration, smell, dust, waste water, waste products or otherwise.

 

22.       (46) Continuous balustrading is to be provided to all balconies, decks, terraces, landings and the like where more than 1 metre above the ground or floor surface beneath.  Such balustrading is to have a minimum height of 1 metre.  Openings in the balustrade must not allow a 125mm sphere to pass through and where the floor is more than 4 metres above the ground or floor surface below, any horizontal or near horizontal elements within the balustrade between 150mm and 760mm above the floor must not facilitate climbing.

 

23.       (47) Continuous balustrading is to be provided to all stairways and ramps where more than 1 metre or 5 risers above the ground or floor surface beneath.

 

The balustrade is to have a height of not less than 865mm above the nosings of the stair treads or the floor level of the ramp or landing and any opening does not permit a 125mm sphere to pass through it and for stairs, the sphere is tested above the nosings.

 

24.       (48) Depositing or storage of builder's materials on the footpath or roadways within the Municipality without first obtaining approval of Council is PROHIBITED.

 

Separate approval must be obtained from Council's Works and Urban Services Department PRIOR TO THE PLACEMENT of any building waste container ("Skip") in a public place.

 

25.       (49) Under the Home Building Regulation 1997, a signboard must be erected on the site in a prominent position indicating in clear and legible characters the following information:-

 

·    The name of the Licensee shown on the licence;

·    The words "Licensed Contractor” or words to that effect;

·    The number of the Licence held by the Licensee;

·    Such signboard not to exceed 900 mm x 600 mm.

 

26.       (50) The cleaning out of ready-mix concrete trucks, wheelbarrows and the like into Council's gutter is PROHIBITED.

 

27.       (52) The swimming pool being surrounded by a fence:-

 

a) That forms a barrier between the swimming pool; and

 

i)   any residential building or movable dwelling situated on the premises; and

ii)   any place (whether public or private) adjacent to or adjoining the premises; and

 

b) That is designed, constructed and installed in accordance with the standards as prescribed by the Regulations under the Swimming Pool Act, 1992, and the Australian Standard 1926-1986.

 

   SUCH FENCE IS TO BE COMPLETED BEFORE THE FILLING OF THE SWIMMING POOL.

 

28.       (53) The filter and pump being located in a position where it will create no noise nuisance at any time or, alternatively, being enclosed in an approved soundproof enclosure.  If noise generated as a result of the development results in an offensive noise Council, may prohibit the use of the unit, under the provisions of the Protection of the Environment Operations Act 1997.

 

29.       (54) In accordance with the requirements of the Swimming Pools Act 1992 and Regulations thereunder a warning notice is to be displayed in a prominent position in the immediate vicinity of the swimming pool at all times.

 

The notice must be in accordance with the standards of the Australian Resuscitation Council for instructional posters and resuscitation techniques and must contain a warning "YOUNG CHILDREN SHOULD BE SUPERVISED WHEN USING THIS POOL".

 

30.       (55) Fibrecrete Swimming Pool Shell being constructed in accordance with AS.2783-1985 "Concrete Swimming Pool Code, AS 3600-1988 - "Concrete Structure" and "AW1 Fibresteel Technical Manual, November 1981".

 

31.       Standard Condition (56) Where Lane Cove Council is appointed as the Principal Certifying Authority, it will be necessary to book an inspection for each of the following stages during the construction process.  Forty eight (48) hours notice must be given prior to the inspection being required:-

 

a)    The pier holes/pads before filling with concrete.

b)    All reinforcement prior to filling with concrete.

d)         Framework including roof and floor members when completed and prior to covering.

e)    Installation of steel beams and columns prior to covering

f)     Waterproofing of wet areas

g)    Pool reinforcement prior to placement of concrete.

i)     Stormwater drainage lines prior to backfilling

k)    Completion.

 

32.       Standard Condition (57) Structural Engineer's details being submitted to Council and approved PRIOR TO ISSUE OF CONSTRUCTION CERTIFICATE for the following:-

 

a)    underpinning;

b)    retaining walls;

c)    footings;

d)    reinforced concrete work;

e)    structural steelwork;

f)     upper level floor framing;

 

33.       (60) A temporary connection to be made to the sewers of Sydney Water (where available) with an approved toilet structure and toilet fixtures being provided on the site BEFORE WORK IS COMMENCED.  Where the Sydney Water sewer is not available a "Chemical Closet" type toilet shall be permitted.

 

34.       (61)  All timbers complying with Timber Framing Code AS 1684-79.

 

35.       (62) All glazing is to comply with the requirements of AS 1288.

 

36.       (63) All metal deck roofs being of a ribbed metal profile or colorbond corrugated galvanised or zincalume iron, in a mid to dark range colour and having an approved anti-glare finish.

 

37.       (64) In order to prevent any work encroaching on a neighbouring property, all new work is to be located wholly within the subject site. If any doubt is raised Council may request the submission of a survey report.

 

 

38.       (66) The removal, handling and disposal of asbestos from building sites being carried out in accordance with the requirements of the Construction Safety Act and the Regulations details of the method of removal to be submitted PRIOR TO COMMENCING ANY DEMOLITION WORKS.

 

39.       (67) 

(a)        The use of mechanical rock pick machines on building sites is prohibited due to the potential for damage to adjoining properties.

 

(b)        Notwithstanding the prohibition under condition (a), consideration will be given to the use of rock pick machines and may be approved by Council subject to:-

 

(1)        A Geotechnical Engineer's Report that indicates that the rock pick machine can be used without causing damage to the adjoining properties.

 

(2)        The report details the procedure to be followed in the use of the rock pick machine and all precautions to be taken to ensure damage does not occur to adjoining properties.

 

(3)        With the permission of the adjoining owners and occupiers comprehensive internal and external photographs are to be taken of the adjoining premises for evidence of any cracking and the general state of the premises PRIOR TO ANY WORK COMMENCING.  Where approval of the owners/occupiers is refused they be advised of their possible diminished ability to seek damages (if any) from the developers and where such permission is still refused Council may exercise its discretion to grant approval.

 

(4)        The Geotechnical Engineer supervises the work and the work has been carried out in terms of the procedure laid down.

 

REQUIREMENTS  OF THIS  CONDITION MUST BE SATISFIED PRIOR TO THE ISSUE OF THE CONSTRUCTION       CERTIFICATE.

 

40.       (68) An automatic fire detection and alarm system, designed to ensure the occupants are given adequate warning so they can evacuate the building in an emergency, must be installed in the dwelling.

 

          This requirement is satisfied by:-

 

(a)        Smoke alarms installed in—

            (i)         Class 1a buildings in accordance with 3.7.2.3 of the Building Code of Australia; and

            (ii)        in Class 1b buildings in accordance with 3.7.2.4 and 3.7.2.5 of the Building Code of Australia

(b)        Smoke alarms complying with AS 3786.

(c)        Smoke alarms connected to the consumer mains power where consumer power is supplied to the building.

 

Location – Class 1a buildings (dwellings)

 

Smoke alarms must be installed in a Class 1a building on or near the ceiling in—

 

(a)        any storey containing bedrooms—

            (i)         between each part of the dwelling containing bedrooms and the remainder of the dwelling; and

            (ii)        where bedrooms are served by a hallway, in that hallway; and

(b)        any other storey not containing bedrooms.

 

41.       (70) Protection of the dwelling against subterranean termites must be carried out in accordance with AS.3660.

 

42.       (72) The demolition works being confined within the boundaries of the site.

 

43.       (73) The site being cleared of all debris and left in a clean and tidy condition at the completion of all works.

 

44.       (74) All demolition works being completed within a period of three (3) months from the date of commencement.

 

45.       (75) Use of explosives is not permitted.

 

46.       (76) All machinery used on the site during demolition shall have a noise emission no greater than 75dB(A) when measured at a radius of 7.0 metres from the specified item.

 

47.       (77) All spillage deposited on the footpaths or roadways to be removed at the completion of each days work.

 

48.       (78) The site being properly fenced to prevent access of unauthorised persons outside of working hours.

 

49.       (79) Compliance with Australian Standard 2601 - The Demolition of Structures.

 

50.       (87) Pedestrians' portion of footpath to be kept clear and trafficable at all times.

 

51.       (103)  Floor wastes connected to an approved sanitary fitting are to be provided to all bathrooms, laundries and w.c's.

 

52.       (122) All rooms being provided with light and ventilation in accordance with the requirements of the Building Code of Australia.

 

53.       (130)  Compliance with the Waste Management Plan submitted under this application.

 

54.       (132)  It should be understood that this consent in no way relieves the owners or applicant        from any obligation to obtain any other approval which may be required under any covenant   affecting the land or otherwise nor relieve a person from the legal civil consequences of not     complying with any such covenant.

 

55.       (138) All overflow water and drainage including backwash from filter washing from the swimming pool must be directed to the sewer in accordance with Sydney Water's requirements.

 

56.       (141) Long Service Levy  Compliance with Section 109F of the Environmental Planning and Assessment Act 1979; payment of the Long Service Levy payable under Section 34 of the Building and Construction Industry Long Service Payments Act 1986 (or, where such a levy is payable by instalments, the first instalment of the levy) – All building works in excess of $25,000 are subject to the payment of a Long Service Levy at the rate of 0.35%.

 

COMPLIANCE WITH THE REQUIREMENTS OF THIS CONDITION MUST BE SATISFIED PRIOR TO THE ISSUE OF THE CONSTRUCTION CERTIFICATE.

 

57.       (142) BASIX - Compliance with all the conditions of the BASIX Certificate lodged with Council as part of this application.

 

Landscape

 

58.       (300)  A Tree Preservation Order applies in the Lane Cove local government area. The Order prohibits the cutting or removal of any tree except with the consent of Council, which must be strictly and fully complied with, and the penalty for contravention of this Order is up to one million, one hundred thousand ($1,100,000).  The co-operation of all residents is sought in the preservation of the bushland character of the Municipality.  All enquiries concerning the Tree Preservation Order must be made at the Council Chambers, Lane Cove.

 

59.       (301)  Prior to any works commencing on site a Tree Preservation Order Work Authority must be obtained to remove or prune those trees identified on the approved plans to be removed or pruned for construction.

 

60.       (302)  The protection on site, without damage, of all existing trees, excepting those shown in the approved plan to be removed or pruned.  Irrespective of this consent permission from Council must be obtained for the removal or pruning of any trees, including the cutting of any tree roots greater than 40 mm in diameter.

 

61.       (303)  There must be no stockpiling of topsoil, sand, aggregate, spoil or any other construction material or building rubbish on any nature strip, footpath, road or public open space park or reserve.

 

62.       (305)  All Aboriginal sites and relics in NSW are protected under the National Parks and Wildlife Act 1974.  If during the course of construction an Aboriginal site or relic is uncovered, works must cease and the Metropolitan Local Aboriginal Lands Council and the NSW National Parks and Wildlife Service must be notified immediately.

 

63.       (306) All materials brought onto the site must be weed free.

 

64.       The Argyle Apple tree at the front of the site is to be retained and protected for the duration of both the demolition and all construction activity.

 

 

65.       (349b) A 1.8 m high chain mesh fence shall be erected at least 1.2 m from the trunk of the Argyle Apple tree to be protected.  The fenced area shall not be used for the storage of building materials, machinery, site sheds, or for advertising and the soil levels within the fenced area shall remain undisturbed.

 

            A waterproof sign must be placed on the tree protection fencing stating ‘NO ENTRY TREE PROTECTION AREA – this fence and sign are not to be removed or relocated for the work duration .’  Minimum size of the sign is to be A3 portrait with NO ENTRY TREE        PROTECTION ZONE in capital Arial Font size 100, and the rest of the text in Arial font   size 65.

 

            Such fencing and signage must be erected PRIOR TO THE ISSUE OF THE CONSTRUCTION CERTIFICATE including demolition or site preparation and remain in place for the duration of the construction work.

 

General Engineering Conditions

66.       Design and Construction Standards.  All engineering plans and work shall be carried out in accordance with Council’s standards and relevant Development Control Plans except as amended by other conditions.

 

67.       Control of Stormwater Runoff.  Stormwater runoff from all impervious areas shall be  collected and piped by gravity flow to the street gutter. The design and construction of the drainage system is to fully comply with, AS3500 and Council's DCP-Stormwater management. The design shall ensure that the development, either during construction or upon completion, does not impede or divert natural surface water so as to have an adverse impact upon adjoining properties.

 

68.       Rainwater Reuse Tanks

The proposed Rainwater tanks are to be installed in accordance with Council’s rainwater tank policy and relevant Australian standards.

Note:

§ Rainwater draining to the Reuse tank is to drain from the roof surfaces only. No “on - ground” surfaces are to drain to the reuse tank.  “On - ground” surfaces are to drain via a separate system.

§ Mosquito protection & first flush device shall be fitted to the reuse tank.

§ The overflow from the rainwater reuse tank is to drain by gravity to the receiving system.

 

69.       Environmental Pollution Control Pit. A stormwater pit is to be installed on the new system, on the private property, just prior to the stormwater connecting to the receiving system. Environmental pollution Control Pit is to be designed to remove pollutants from the stormwater flow. The pit is to have a minimum dimension of 600 x 600 mm, a debris screen, sediment collection sump and must be designed to drain completely dry. The pit is to be maintained at all times.

 

Engineering Conditions to be complied with Prior To Construction Certificate

 

70.       Drainage Plans. The plans and supporting calculations of the proposed drainage system, are to be submitted with the Construction Certificate application.

 

Stormwater details shall be prepared and certified by a suitably qualified engineer. The design is fully comply with, AS3500 and Council's DCP Stormwater Management. The design and certification shall be submitted to the Principle Certifying Authority prior to the issue of the Construction Certificate.  

 

71.       Pool Construction

Overland Flow around pools:

The pool design shall ensure that either during construction or upon completion, surface water is not directed or diverted so as to have an adverse impact upon adjoining properties.

 

To prevent overland flows from entering the pool the coping level must be a minimum of 150mm above the adjacent finished ground level. The entire outside perimeter of the pool surround must have overland flow escape routes which will protect the pool from flooding.

 

72.       Services Prior to any excavation works, the location and depth of all services must be ascertained. All costs associated with adjustment of the public utility will be borne by the applicant.

 

73.       Excavation greater than 1m

       Where there are structures on adjoining properties including all council infrastructures, located within five meters of the proposed excavation, the applicant shall:-

 

(a)         seek independent advice from a Engineer on the impact of the proposed excavations on the adjoining properties

(b)         detail what measures are to be taken to protect those properties from undermining  during construction

(c)         provide Council with a certificate from the engineer on the necessity and adequacy of  support for the adjoining properties

(d)         provide a dilapidation report of the adjoining properties and Council infrastructure. The dilapidation survey must be conducted prior to any site     work. The extent of the survey must cover the likely “zone of influence” that may arise due to excavation works, including dewatering and/or construction induced vibration. The dilapidation report must be prepared by a practicing engineer.

 

            A second dilapidation report, recording structural conditions of all structures originally assessed prior to the commencement of works, must be carried out at the completion of the works.  

 

The above matters are to be completed and documentation submitted to Council PRIOR TO THE ISSUE OF A CONSTRUCTION CERTIFICATE.

 

All recommendations of the Geotechnical Engineer are to be carried out during the course of excavation. The applicant must give at least seven (7) days notice to the owner and occupiers of the adjoining allotments before the excavation works commence.

 

74.       Footpath Damage Bond. The applicant shall lodge with Council a $1000 cash bond or bank guarantee to cover damage to Council's roads, footpaths, kerb and gutter, drainage or other assets. Lodgement of this bond is required prior to the issue of the Construction Certificate.

 

75.       Boundary Levels. The levels of the street alignment shall be obtained from Council. These levels are to be incorporated into the design of the internal pavements, carparks, landscaping and stormwater drainage plans and shall be obtained prior to the issue of the Construction Certificate.

 

76.       Residential Crossing. The residential crossing shall be constructed to the specifications and levels issued by Council. An application shall be made to Council and relevant fees / bond, (being a $800 bond, plus inspection fee of $259 plus a design fee of $150, totalling $1209, - 2007/08) is to be paid to Council prior to the issue of any Construction Certificate for the provision of street alignment levels and Council inspections.

 

77.       Erosion and Sediment Control Plan. An Erosion and Sediment Control Plan (ESCP) shall be prepared by a suitably qualified consultant in accordance with the guidelines set out in the manual “Managing Urban Stormwater, Soils and Construction“ prepared by LANDCOM  ‘Fourth Edition 2004, Volume 1’.These devices shall be maintained during the construction works and replaced where considered necessary.

 

The following details are to be included in drawings accompanying the Erosion and 

Sediment Control Plan:

 

·    Location and design criteria of erosion and sediment control structures,

·    Site access point/s and means of limiting material leaving the site

·    Means of diversion of uncontaminated upper catchment around disturbed areas

·    Procedures for maintenance of erosion and sediment controls

·    Details and procedures for dust control.

 

Engineering Conditions to be complied with Prior to Commencement of Construction

78.       Restoration.  Public areas must be maintained in a safe condition at all times. Restoration of disturbed Council land is the responsibility of the applicant. All costs associated with restoration of public land will be borne by the applicant.

 

79.       Materials on Roads and Footpaths. Where the applicant requires         the use of council land for placement of building waste, skips or storage of materials an application for “Building waste containers or materials in a public place” is to be made. Council land is not to be occupied or used for storage until such application is approved. 

 

80.       Works on Council Property. Separate application shall be made to Council's Urban Services Division for approval to complete, to Council's standards and specifications, any associated works on Council property.  This shall include vehicular crossings, footpaths, drainage works, kerb and guttering, brick paving, restorations and any miscellaneous works. Applications shall be submitted prior to the start of any works on Council property.

 

81.       Public Utility Relocation. If any public services are to be adjusted, as a result of the development, the applicant is to arrange with the relevant public utility authority the alteration or removal of those affected services. Any such work being carried out at the applicant’s cost and prior to the commencement of works.

 

82.       Pedestrian Access Maintained. Pedestrian access, including disabled and pram access, is to be maintained throughout the course of the construction as per AS 1742.3, ’Part 3 - Traffic control devices for works on roads’.

 

83.       Sediment and Erosion Control. The applicant shall install appropriate sediment control devices prior to any disturbance of the existing site. The devices are to be installed in accordance with an approved plan. These devices shall be maintained during the construction period and replaced where considered necessary. Suitable erosion control management procedures shall be practiced. This condition is imposed in order to protect downstream properties, Council's drainage system and natural watercourses from sediment build-up transferred by stormwater runoff from the site.

 

Engineering Conditions to be complied with Prior to Occupation Certificate

84.       Construction of Residential Driveway Crossing. A full width residential duty vehicular crossing shall be provided opposite each vehicular entrance to the site, with a maximum width of 5.0 metres and a minimum width of 3m at the boundary line. These works shall be carried out prior to the issue of the occupation certificate by a licensed construction contractor at the applicant’s expense and shall be in accordance with Council’s issued drawings and level sheets.

 

85.       Certificate of Satisfactory Completion.  Certificates from a registered and licensed Plumber, Builder, or a suitably qualified Engineer must be obtained for the following matters.  The plumber, builder is to provide a copy of their registration papers with the certificate. The relevant certificates are to be submitted to the Principal Certifying Authority, prior to issue of any Occupation Certificate.

 

1)         Confirming that all vehicular footway and gutter (layback) crossings are constructed or reconstructed in accordance with Lane Cove Council’s ‘specification for construction of residential vehicular footpath crossings’. (When the works are satisfactory, the applicant must request the Council Crossing Inspector to provide written evidence of satisfactory completion of the works).

 

2)         Confirming that the site drainage system has been constructed in accordance with the relevant Australian Standards and Council’s DCP Stormwater management. 

 

3)         All works have been completed in accordance with the issued Construction Certificate and conditions of this determination.

 

            If Council is appointed the Principal Certifying Authority then the appropriate inspection fee is to be paid to Council with the subject documentation.

 

 

The motion was carried unanimously.

 

Environmental Services Division Report No. 55

SUBJECT: Delegated Authority Report - November 2007

 

DECISION UNDER DELEGATED AUTHORITY

 

RESOLVED on the motion of Councillors Smith and Lawson that the report be received and noted.

 

 

The motion was carried unanimously.

  

 

CONFIRMATION OF MINUTES OF Planning and Building Committee Meeting – 19 NOVEMBER 2007

 

DECISION UNDER DELEGATED AUTHORITY

 

RESOLVED on the motion of Councillors Smith and Lawson that the minutes of the Planning and Building Committee Meeting held on the 3 December 2007 be received and confirmed.

 

The motion was carried unanimously.

 

 

 

CLOSE

 

The meeting closed at 11.02pm.

 

Confirmed at the Planning and Building Committee Meeting of 4th February 2008, at which meeting the signature herein is subscribed.

 

 

CHAIRPERSON

 

 

********* END OF MINUTES *********

 

MEETING FILE REF:  Document4