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Minutes

Planning and Building

Committee Meeting

21 April 2008, 8:22PM

All minutes are subject to confirmation at a subsequent

meeting and may be amended by resolution at that meeting.


Planning and Building Committee 21 April 2008

 

Minutes

 

 

 

 

PRESENT:

 

Councillor R. D’Amico (chair), Councillor T. Lawson, Councillor I. Longbottom and Councillor A. Smith.

 

ALSO PRESENT:

 

Executive Manager - Environmental Services and Chief Executive Secretary.

 

Environmental Services Division Reports

 

Environmental Services Division Report No. 128

SUBJECT: 13 Phoenix Street, Lane Cove

 

RESOLVED on the motion of Councillors Longbottom and Lawson that

 

 

Condition:   Landscaping which will grow to the height of building on applicants property to soften impact of wall on properties to the north. 

That:-

 

A.         Pursuant to Section 80(3) of the Environmental Planning and Assessment Act 1979, as amended, the Council grants a deferred development consent to Development Application 341/07 for alterations and additions to an existing dwelling-house (dwelling-house A) including minor demolition at the rear; a new first floor level; front pergola; carport and front and side fences, and the erection of a two storey dwelling-house (dwelling-house B) with integrated double garage; a new driveway fence and rainwater tanks, on the existing site being Lot 20, DP 1288 and known as 13 Phoenix Street, Lane Cove, subject to the registration of the subdivision of the site into two Torrens title lots approved by Council on 11 April 2007.

 

            Documentary evidence as requested of the above information must be submitted to Council within 12 months of the granting of this deferred commencement consent.  Commencement of the approval cannot commence until written approval of the submitted information has been given by Council.

 

B.         Subject to A above being satisfied, a development consent and plans be issued, subject to the following conditions:

 

Plans

 

1.         (20) That the development be strictly in accordance with drawing numbers:

 

            (i)         General

 

                        DA01, Issue E, dated 8.2.08;

                        DA02, Issue C, dated 11.9.07; and

                        DA24, Issue O, dated 8.2.08; (as amended by Council on 8.4.08); and

 

            (ii)        Dwelling-house A

 

                        DA03-07, and DA09-11, Issue C, dated 11.9.07; and

                        DA08, Issue D, dated 22.10.07; and

 

            (iii)       Dwelling-house B

 

                        DA12, Issue D, dated 30.1.08;

                        DA13-19, Issue C, dated 11.9.07;

 

            by STC Architects.

 

Specific

 

(i)         Dwelling-house A/front lot

 

2.         In order to reduce overshadowing to 15 Phoenix Street, the maximum height must not exceed RL 63.18 and the maximum eave width on the southern side must not exceed 440mm.  PLANS ARE TO BE AMENDED TO COMPLY PRIOR TO THE ISSUE OF A CONSTRUCTION CERTIFICATE.

 

3.         In order to reduce its gross floor area potential to about 11m2, and to prevent access to the rest of this lower floor level, the internal walls of the workshop/storeroom at the rear, south-western corner are to be bricked in.  Pest and/or termite inspections are only to be provided from the existing access door located on the northern elevation.  PLANS ARE TO BE AMENDED TO COMPLY PRIOR TO THE ISSUE OF A CONSTRUCTION CERTIFICATE.

 

4.         In order to maintain a front setback consistent with the adjoining villa development, the detached front pergola is to be set back a minimum of 7.5m from the front boundary.  PLANS ARE TO BE AMENDED TO COMPLY PRIOR TO THE ISSUE OF A CONSTRUCTION CERTIFICATE.

 

5.         In order to reduce the potential use of the attached rear ground floor deck, its width (depth) must not exceed 3m.  PLANS ARE TO BE AMENDED TO COMPLY PRIOR TO THE ISSUE OF A CONSTRUCTION CERTIFICATE.

 

6.         In order to maintain the privacy of 15 Phoenix Street, and villas 5 and 6, a privacy screen 1.7m in height above the FFL of the rear attached ground floor deck and both rear first floor decks, is to be erected along its extreme northern and southern sides.  PLANS ARE TO BE AMENDED TO COMPLY PRIOR TO THE ISSUE OF A CONSTRUCTION CERTIFICATE.

 

7.         In order to reduce the overlooking potential from the rear attached ground floor deck into the swimming pool of 15 Phoenix Street, the Camellia tree (located between the Orange tree and Magnolia tree) is to be retained or, alternatively, if this tree is removed a privacy screen 1.7m in height above the FFL of this deck is to be attached to its rear, western side from the corner of the deck up to the Magnolia tree.  PLANS ARE TO BE AMENDED TO COMPLY PRIOR TO THE ISSUE OF A CONSTRUCTION CERTIFICATE.

 

8.         In order to reduce overlooking into a bedroom window located towards the centre on the north elevation of 15 Phoenix Street, the window on the southern side of the ground floor family room is to be finished in obscure glass up to a height of 1.7m above the FFL or, alternatively, the sill of this window is to be raised to this same height.  PLANS ARE TO BE AMENDED TO COMPLY PRIOR TO THE ISSUE OF A CONSTRUCTION CERTIFICATE.

 

 

9.         The kitchenette at the first floor level is only to be equipped with a bar sink and bar fridge, and this level is not to be used as a separate occupancy.

 

10.       In order to comply with clause 3.8.3.3 of the Building Code of Australia, the door to the ground floor WC and first floor bathroom must:

 

            (i)         open outwards, or

            (ii)        slide, or

            (iii)       be readily removable from the outside of the sanitary compartment.

 

            PLANS ARE TO BE AMENDED TO COMPLY PRIOR TO THE ISSUE OF A CONSTRUCTION CERTIFICATE.

 

            (ii)        Dwelling-House B/rear lot

 

11.       In order to reduce the overlooking potential to the windows and courtyard on the southern side of villa 8 the following windows are to be finished in obscure glass up to a height of 1.7m above the relevant FFL of the corresponding room or, alternatively, are to have a sill height up to this same level:

 

·     all three ground floor family room windows;

·     the first floor bathroom, ensuite and each window of bedroom 1;

·     and in addition, an angled privacy screen 1.7m in height above the FFL of the rear ground floor deck is to be attached to its northern side and angled to prevent overlooking of villa 8.

 

            PLANS ARE TO BE AMENDED TO COMPLY PRIOR TO THE ISSUE OF A CONSTRUCTION CERTIFICATE.

 

12.       The following design changes or landscaping are required in order to reduce the potential for overlooking of both the rear of the dwelling-house at 15 Phoenix Street as well as its rear yard:

           

·     the ground floor deck on the southern side is to be deleted;

·     the ground floor kitchen, dining and lounge windows on the southern side are to be fixed; and

·     planting of locally indigenous species (e.g. Blueberry Ash) at an initial height of 2m is required for a distance of 4.5m to the east, and then returning for a distance of 4.5m to the north, in front of the ground floor lounge.

 

            PLANS ARE TO BE AMENDED TO COMPLY PRIOR TO THE ISSUE OF A CONSTRUCTION CERTIFICATE.

 

13.       A permanent sign is to be provided in the garage stating that the grated culverts in the driveway are for the purpose of conveying overland stormwater flows during extreme storm events, and that is the occupant’s responsibility to ensure that these are kept clear of obstructions and regularly cleaned.

 

14.       The kitchenette at the first floor level is only to be equipped with a bar sink and bar fridge, and this level is not to be used as a separate occupancy.

 

15.       In order to comply with clause 3.8.3.3 of the Building Code of Australia, the door to the first floor bathroom must:

 

            (i)         open outwards, or

            (ii)        slide, or

            (iii)       be readily removable from the outside of the sanitary compartment.

 

            PLANS ARE TO BE AMENDED TO COMPLY PRIOR TO THE ISSUE OF A CONSTRUCTION CERTIFICATE.

 

General

 

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

 

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

 

18.        (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.

 

19.       (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.

 

20.       (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.

 

21.       (17)  An Occupation Certificate being obtained from the Principal Certifying Authority before the occupation of either dwelling-house

 

22.       (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.

 

 

 

23.       (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.

 

24.       (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.

 

25.       (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.

 

26.       (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.

 

27.       (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.

 

28.       (49) Prior to the commencement of any construction work associated with the development, the Applicant shall erect a sign(s) at the construction site and in a prominent position at the site boundary where the sign can be viewed from the nearest public place.  The sign(s) shall indicate:

 

a)         the name, address and telephone number of the Principal Certifying Authority;

b)         the name of the person in charge of the construction site and telephone number at which that person may be contacted outside working hours; and

c)         a statement that unauthorised entry to the construction site is prohibited.

 

The signs shall be maintained for the duration of construction works.

 

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

 

30.       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.

c)         The dampcourse level, ant capping, anchorage and floor framing before the floor material is laid.

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

i)          Stormwater drainage lines prior to backfilling

k)         Completion.

 

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

 

b)         retaining walls;

c)         footings;

d)         reinforced concrete work;

e)         structural steelwork;

f)          upper level floor framing.

 

32.       (58) Structural Engineer's Certificate being submitted certifying that the existing building (dwelling-house A) is capable of carrying the additional loads.  Such Certificate being submitted PRIOR TO THE ISSUE OF A CONSTRUCTION CERTIFICATE.

 

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 colourbond corrugated galvanised or zincalume iron, in a mid to dark range colour and having an approved anti-glare finish.

 

37.       (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.

 

38.       (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.

 

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

 

39.       (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.

 

40.       (70) Protection of each dwelling-house against subterranean termites must be carried out in accordance with AS.3660.

 

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

 

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

 

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

 

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

 

45.       (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.

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

53.       (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.

 

54.       (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.

 

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

 

Landscape

 

56.       (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.

 

57.       (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.

 

58.       (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.

 

59.       (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.

 

60.       (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.

 

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

 

62.       (307a)  Any weeds listed under the Noxious Weeds Act must be continually eradicated ensuring there is no re-establishment.  Refer to Council’s website www.lanecove.nsw.gov.au for further information.

 

63.       (308)  Rubbish must be stored and sealed in a locked container / cage. Any building rubbish that is not contained must be cleaned up immediately, including the immediate worksite, surrounding area and/or public open space.

 

64.       (317)  A 1.8 m high fence of chain mesh shall be erected around the two street trees encompassing a radial distance of not less than 2m from the trunk of the trees and ending at the new driveway crossing on the south side. 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 every second panel stating ‘NO ENTRY TREE PROTECTION ZONE – 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.

 

65.       The existing Magnolia tree located adjacent to the south boundary line and behind the existing house must be retained and protected. A 1.8m high fence of chain mesh shall be erected a radial distance of not less than 4m from the trunk of the tree. 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.

 

66.       Trees to be retained shall be clearly identified on site by tagging with identification number and the radius of the TPZ as prescribed in Table 1 of the Tree Management Plan and Works Method Statement prepared by Ian English of Sydney Arboricultural Services dated 30.1.08. Those trees being removed shall be identified with marker pen. Identification of trees shall be to the satisfaction of Council’s Tree Assessment Officer. No site works may take place until this certification has been obtained and a copy forwarded to the accredited certifier and Council.

 

67.       The Arboricultural s and Specifications set out in the Tree Management Plan & Works Method Statement prepared by Ian English of Sydney Arboricultural Services dated 30/1/2008 must be followed at all stages of the development

 

68.       The following fourteen (14) trees shall be retained and protected:   1-3-4-5-6-7-8-9-10-11-12-13-14 and 28.  Remedial pruning of these trees shall only be carried out under Council’s Tree Preservation Order.

 

68(a)    Notwithstanding the need to protect tree 28 as detailed in Condition 68 this tree may be removed with the consent of the owner and Council.  Should tree 28 be removed prior to construction commencing the removal and disposal of tree 28 is to be at the cost of the applicant.

 

68(b)    The area between building two and the northern boundary is to be suitably landscaped with Blue Berry Ash trees or other species satisfactory to Council’s Manager, Open Space.

 

69.       (344)  All tree protection measures as specified in the Tree Management Plan & Works Method Statement prepared by Ian English of Sydney Arboricultural Services dated 30/1/2008 must be in place and approved by Council PRIOR TO THE ISSUE OF THE CONSTRUCTION CERTIFICATE, and must be maintained for the duration of works on the site.

 

70.       A copy of the Tree Management Plan & Works Method Statement referred to above shall be kept on site at all times for the duration of the development works. Any tradesperson working in close proximity to trees to be retained shall be made aware of the tree protection specifications in place.

 

71.       (359b)  Council’s Tree Preservation Officer is to view excavation works before backfilling. Arrangements for the officer to be on site must be made at least 2 business days in advance of backfilling.

 

72.       (363)  Any exposed roots on the soil surface along any excavated trench line must be protected using appropriate method as advised by a Level 5 Arborist. 

 

73.       The following fourteen (14) trees may be removed from the site: 2-15-16-17-18-19-20-21-22-23-24-25-26 and 27. The removed trees shall be replaced at a ratio of 1:1 and shall be of the same species composition. The replacement trees shall be 25L advanced pot size.

 

General Engineering Conditions/Front lot/Dwelling-House A

74.       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.

 

75.       Control of Stormwater Runoff.  Stormwater runoff from all impervious areas shall be collected and piped by gravity flow to the Council easement. 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.

 

76.       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.

 

77.       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’.

 

78.       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.

 

Engineering Conditions to be complied with Prior To Construction Certificate

 

79.       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 Practising Charted 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.  

 

80.       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. The 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.

 

81.       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.

 

82.       Excavation greater than 1m

            Where there are structures on adjoining properties including all council infrastructures, located within five (5) metres of the proposed excavation.

 

The applicant shall:-

(a)        seek independent advice from an 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; and

(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 s 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.

 

83.       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.

 

84.       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

85.       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. 

 

86.       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.

 

87.       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.

 

88.       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 Condition to be complied with Prior to Occupation Certificate

89.       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 the site drainage system has been constructed in accordance with the relevant Australian Standards and Council’s DCP Stormwater Management. 

 

2)         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.

 

             

General Engineering Conditions/Rear lot/Dwelling-House B

90.       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.

 

91.       Control of Stormwater Runoff.  Stormwater runoff from all impervious areas shall be collected and piped by gravity flow to the Council easement. The design and construction of the drainage system is to fully comply with, AS3500 and Council's DCP Stormwater Management. The proposed culvert detailed in drawing 15244 H01 issue 3 by Wallis & Spratt Pty Ltd is to be added to the new stormwater plan and constructed prior to occupation of the dwelling. 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.

 

92.       Rainwater Reuse Tanks

The applicant is to install a rainwater reuse system with a minimum effective capacity of 10000 Litres. Rainwater tanks are to be installed in accordance with Council’s rainwater tank policy and relevant Australian standards the plumbing requirements are as follows.

 

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 street kerb and gutter.

§ Rainwater tank is to be connected to all new toilets, one cold water washing machine tap and one outside tap within the development.

 

93.       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.  The 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.

 

94.       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.

 

95.       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’.

 

96.       Overland Flow around Buildings To prevent stormwater from entering the building the finished habitable ground floor level of the building must be a minimum of 150mm above the adjacent finished ground level.

 

 

Engineering Conditions to be complied with Prior To Construction Certificate

 

97.       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

 

98.       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.

 

99.       Excavation greater than 1m

            Where there are structures on adjoining properties including all council infrastructures, located within five (5) metres 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; and

(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 s 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.

 

100.     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.

 

101.     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.

 

102.     Construction near Drainage Easement / Pipeline.  The footings for proposed structures adjacent to the Council drainage easement shall be taken below the zone of influence of the Council stormwater line. The location and depth of the footings in relation to the stormwater line, along with the design of the footings, are to be detailed on engineering plans. The engineering plans are to be completed and certified by suitably qualified Engineer and be submitted to the principle certifying authority prior to the issue of the Construction Certificate.

 

103.     Positive Covenant Bond. The applicant shall lodge with Council a $1,000 cash bond to cover the registration of a Positive Covenant over the culvert. Lodgement of this bond is required prior to the issue of the construction certificate.

 

Engineering Conditions to be complied with Prior to Commencement of Construction

104.     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. 

 

105.     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.

 

106.     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.

 

107.     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

108.     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 the site drainage system has been constructed in accordance with the relevant Australian Standards and Council’s DCP Stormwater Management. 

 

2)         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.

 

109.     Work-As-Executed Plan.  A Work-As-Executed plan of the development is to be submitted to the Principal Certifying Authority prior to the issue of the Occupation Certificate. The Work-As-Executed plan must show the location of all structures in the vicinity of the Council drainage easement, indicating that all footings are located below the zone of influence of the Council stormwater line. The Work-As-Executed plan is to be signed by a Registered Surveyor clearly showing the surveyor’s name and the date. The Work-As-Executed plan shall be in accordance with Council’s standards and specifications

 

110.     Culvert Certified On completion of the culvert the design engineer shall certify that the culvert has been constructed in accordance with the approved plans, Council’s DCP Stormwater Management and AS3500. All documentation is to be submitted to the principle certifying authority prior to the issue of the Occupation Certificate

 

111.     Positive Covenant - (maintenance of culvert) Documents giving effect to the creation of a Positive Covenant over the culvert shall be registered on the title of the property prior to the issue of the Occupation Certificate. The creation of a Positive Covenant under Section 88E of the Conveyancing Act 1919 is to burden the property with the requirement to maintain the culvert. The wording of the terms of the Positive Covenant shall be obtained from Council.  

 

 

The motion was carried unanimously.

 

 

Councillor Freedman joined the meeting.

 

 

Environmental Services Division Report No. 142

SUBJECT: 28 George Street, Greenwich

 

RESOLVED on the motion of Councillors Smith and Lawson that the matter be referred to the Inspection Committee to be held on 3 May 2008 and that height poles be erected to the satisfaction of the Executive Manager, Environmental Services.

 

 

The motion was carried unanimously.

  

 

CONFIRMATION OF MINUTES OF Planning and Building Committee Meeting - 7 APRIL 2008

 

DECISION UNDER DELEGATED AUTHORITY

 

RESOLVED on the motion of Councillors Longbottom and Lawson that the minutes of the Planning and Building Committee Meeting held on the 7 April 2008 be received and confirmed.

 

The motion was carried unanimously.

 

 

CLOSE

 

The meeting closed at 10.27pm.

 

Confirmed at the Planning and Building Committee Meeting of 5th May 2008, at which meeting the signature herein is subscribed.

 

 

CHAIRPERSON

 

 

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

 

MEETING FILE REF:  Document5