Planning and Building
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
21 April 2008, 8:22PM
All
minutes are subject to confirmation at a subsequent
meeting
and may be amended by resolution at that meeting.
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Minutes |
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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
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SUBJECT: |
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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 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. 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 · 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 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 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. |
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The
motion was carried unanimously. |
Councillor
Freedman joined the meeting.
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CONFIRMATION OF MINUTES OF Planning and Building Committee Meeting - 7
APRIL 2008 |
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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
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MINUTES *********
MEETING FILE REF: Document5