m

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Attachments

Ordinary Council Meeting

5 May 2008


Ordinary Council 5 May 2008

 

Attachments

 

 

 

 

 

 

Referred Reports

 

Environmental Services Division Report No. 142

28 George Street, Greenwich

 

AT1: Amended Site Location Plan........................................................................................ 5

 

AT2: Neighbour Notification Plan.......................................................................................... 7

 

General Managers Reports

 

General Managers Report No. 17

Draft Budget and Management Plan 2008 - 2011

 

AT1: 2008 – 2011 Draft Budget: Note: Attachment circulated separately............................ 9

 

AT2: 2008 – 2011 Management Plan  Note: Attachment circulated separately................. 10

 

AT3: 2008 - 2009 Draft Fees and Charges Note: Attachment circulated separately......... 11

 

General Managers Report No. 20

Asia Pacific Technology Exchange (APTEX)

 

AT1: General Manager's Report No.17 with attachments.................................................. 13

 

AT2: NSROC press release............................................................................................... 25

 

AT3: Draft letter of support.................................................................................................. 26

 

Corporate Services Division Reports

 

Corporate Services Division Report No. 24

Requests for Financial Assistance - NSW Councils or the Local Government and Shires Association (LGSA)

 

AT1: Request for Financial Assistance  from NSW Councils or the LGSA Draft Policy... 29

 

Environmental Services Division Reports

 

Environmental Services Division Report No. 124

83 Kenneth Street, Longueville

 

AT1: Site Location Plan....................................................................................................... 31

 

AT2: Neighbour Notification Plan........................................................................................ 33

 

Environmental Services Division Report No. 28

Lane Cove Market Square Status Report

 

AT1: Energy Performance Report prepared by Bassett Consulting Engineers................. 35

 

AT2: Letter from APP Corporation Pty Ltd dated 5 October 2005..................................... 62

 

AT3: Council request for additional information.................................................................. 80

 

AT4: APP's response to Council request for additional information................................... 89

 

AT5: Draft Energy Management Report prepared by Bassett Consulting Engineers........ 98

 

AT6: 'Doing the right thing' Sustainability Strategy 2007-2015......................................... 106

          


Ordinary Council 5 May 2008

 

Attachments

 

 

 

 

Referred Reports

 

Environmental Services Division Report No. 142

28 George Street, Greenwich

 

AT1: Amended Site Location Plan........................................................................................ 5

 

AT2: Neighbour Notification Plan.......................................................................................... 7


ATTACHMENT 1

Environmental Services Division Report No. 142 - Amended Site Location Plan

 

 


 


ATTACHMENT 2

Environmental Services Division Report No. 142 - Neighbour Notification Plan

 

 

     


Ordinary Council 5 May 2008

 

Attachments

 

 

 

 

General Managers Reports

 

General Managers Report No. 17

Draft Budget and Management Plan 2008 - 2011

 

AT1: 2008 – 2011 Draft Budget: Note: Attachment circulated separately............................ 9

 

AT2: 2008 – 2011 Management Plan  Note: Attachment circulated separately................. 10

 

AT3: 2008 - 2009 Draft Fees and Charges Note: Attachment circulated separately......... 11


ATTACHMENT 1

General Managers Report No. 17 - 2008 – 2011 Draft Budget: Note: Attachment circulated separately.

 

 

 

 

 

 

 

Placeholder for Attachment 1

 

 

 

General Managers Report No. 17

 

 

 

2008 – 2011 Draft Budget: Note: Attachment circulated separately.

 

175 Pages

 

 


ATTACHMENT 2

General Managers Report No. 17 - 2008 – 2011 Management Plan  Note: Attachment circulated separately.

 

 

 

 

 

 

 

Placeholder for Attachment 2

 

 

 

General Managers Report No. 17

 

 

 

2008 – 2011 Management Plan  Note: Attachment circulated separately.

 

63 Pages

 

 


ATTACHMENT 3

General Managers Report No. 17 - 2008 - 2009 Draft Fees and Charges Note: Attachment circulated separately.

 

 

 

 

 

 

 

Placeholder for Attachment 3

 

 

 

General Managers Report No. 17

 

 

 

2008 - 2009 Draft Fees and Charges Note: Attachment circulated separately.

 

33 Pages

 

 


Ordinary Council 5 May 2008

 

Attachments

 

 

 

 

General Managers Reports

 

General Managers Report No. 20

Asia Pacific Technology Exchange (APTEX)

 

AT1: General Manager's Report No.17 with attachments.................................................. 13

 

AT2: NSROC press release............................................................................................... 25

 

AT3: Draft letter of support.................................................................................................. 26


ATTACHMENT 1

General Managers Report No. 20 - General Manager's Report No.17 with attachments

 

 












 


ATTACHMENT 2

General Managers Report No. 20 - NSROC press release

 

 

 


ATTACHMENT 3

General Managers Report No. 20 - Draft letter of support

 

 

 

 

 

 

 

 

 

Date:

 

 

Ref:

 

Mr Richard Symon, Chief Executive Officer

National Stock Exchange of Australia Ltd, &

Mr Geoff Mullins, Chairman

Enterprise Pacific Ltd. C/-

Suite 303,20 Bungan Street

MONA VALE  NSW 2103.

 

 

 

 

 

Dear  Sirs,

 

RE:     ASIA PACIFIC TECHNOLOGY EXCHANGE

 

Lane Cove Council would like to congratulate you on the recent announcement of your intention to establish an Asia Pacific Technology Exchange to provide a trading platform for the stocks of Technology Companies from Australia and the Asia Pacific.

 

It is very pleasing that you have decided to locate the Exchange in our northern Sydney region, a region with a highly skilled workforce, good quality tertiary educational facilities and growth in the technology sector.

 

Lane Cove Council strongly supports regional economic development and wishes you every success with the establishment of Australia’s NASDAQ in northern Sydney.

 

I am sure you do understand Council’s position with respect to the establishment and operation of the Exchange.  Our involvement  must, of necessity, be one of support and encouragement but falling short of the giving of any assurance or undertaking or the making of any representation as to the financial soundness or otherwise of any advice, information or opinion given, recommendation made, or strategy or course of action embarked upon or otherwise recommended by the active participants in the Exchange.   Thus, Council cannot accept any liability for any loss arising in any way as a result of any reliance by any person on, nor be held responsible for, any such advice, information, opinion, recommendation, strategy or course of action.

 

That being said Council looks forward to being kept informed of progress toward the establishment of the Exchange.

 

Yours sincerely,

 

 

 

 

 

Ian Longbottom

MAYOR

  


Ordinary Council 5 May 2008

 

Attachments

 

 

 

 

Corporate Services Division Reports

 

Corporate Services Division Report No. 24

Requests for Financial Assistance - NSW Councils or the Local Government and Shires Association (LGSA)

 

AT1: Request for Financial Assistance  from NSW Councils or the LGSA Draft Policy... 29


ATTACHMENT 1

Corporate Services Division Report No. 24 - Request for Financial Assistance  from NSW Councils or the LGSA Draft Policy

 

 

C02007

REQUESTS FOR FINANCIAL ASSISTANCE FROM NSW COUNCILS OR THE LOCAL GOVERNMENT AND SHIRES ASSOCIATION (LGSA)

Dated 5 May 2008

Key Words: assistance, financial, legal, local government, support.

Objective

To establish criteria for providing financial assistance to:-

·      NSW Councils faced with financial, social or environmental issues

·      Campaigns where the issues directly relate to the Lane Cove Local Government Area.

 

Policy

Requests for financial assistance will only be considered by Council if:-

 

(a)   the request has a direct relevance to the Lane Cove Local Government Area; or

 

(b)   the request is in relation to a natural disaster; or

 

(c)   the request relates to a local government issue and will have an impact on Lane Cove.

 

 

 

  


Ordinary Council 5 May 2008

 

Attachments

 

 

 

 

Environmental Services Division Reports

 

Environmental Services Division Report No. 124

83 Kenneth Street, Longueville

 

AT1: Site Location Plan....................................................................................................... 31

 

AT2: Neighbour Notification Plan........................................................................................ 33


ATTACHMENT 1

Environmental Services Division Report No. 124 - Site Location Plan

 

 


 


ATTACHMENT 2

Environmental Services Division Report No. 124 - Neighbour Notification Plan

 

 

 


Ordinary Council 5 May 2008

 

Attachments

 

 

 

 

Environmental Services Division Reports

 

Environmental Services Division Report No. 28

Lane Cove Market Square Status Report

 

AT1: Energy Performance Report prepared by Bassett Consulting Engineers................. 35

 

AT2: Letter from APP Corporation Pty Ltd dated 5 October 2005..................................... 62

 

AT3: Council request for additional information.................................................................. 80

 

AT4: APP's response to Council request for additional information................................... 89

 

AT5: Draft Energy Management Report prepared by Bassett Consulting Engineers........ 98

 

AT6: 'Doing the right thing' Sustainability Strategy 2007-2015......................................... 106


ATTACHMENT 2

Environmental Services Division Report No. 28 - Letter from APP Corporation Pty Ltd dated 5 October 2005

 

 













































 


ATTACHMENT 3

Environmental Services Division Report No. 28 - Council request for additional information

 

 

 

 

 

 

 

22nd November 2005

Our Ref:  NF:JT D246/04

 

 

APP Corporation Pty Ltd

Level 1

53 Berry Street

NORTH SYDNEY  NSW  2060

 

 

Attention:  Sean Sample

 

 

Dear Sirs,

 

RE:     Development Application No.D246/04 – Lane Cove Market Square

 

In reference to the above and following your letter to Council of 16th August 2005 there are a number of issues that Council requires to be addressed.

 

The issues are as follows:

 

Condition No.5 – The Construction Management Plan shall be updated.  This is to include the revised curfew periods for heavy vehicles, delivery vehicles, demolition and excavation trucks.  In addition the required curfew times do not coincide with the truck movement with respect to major concrete pours being carried out and will need to be adjusted.  The revised CMP will also need to incorporate the upper drop off zone if adopted.

 

Condition No.6 – A revised truck analysis is required to be undertaken with actual builder’s vehicles to be used along the Tambourine Bay RoadSera StreetRiver Road route.  In addition the maximum vehicle accessing the loading dock via Austin Street and Longueville Road must be able to complete all turning manoeuvres without impinging on the opposite flow of traffic.

 

This condition has been outlined in the minutes of the August 9th meeting of the Lane Cove Traffic Committee.  Council is in receipt of a letter prepared by Sean Sample dated 5th October 2005 regarding the Construction Traffic and Pedestrian Management Plans.  A response to Mr. Sample’s letter will be addressed by Council’s Traffic Engineer.

 

Condition No.22 – Austin Street Wombat Crossing shall be designed, constructed, delineated and signposted as per Technical Direction TDT 2001/04 and Australian Standard 1742.13.


2.


Detailed design and construction drawings are required to be submitted outlining how the upper drop off zone will operate and the measures that will be undertaken whereby its operation does not affect traffic flow on Austin Street or the traffic signals at Austin Street and Longueville Road.

 

Condition 107 – Works on Council Property.

 

i.          Submit details of the pedestrian crossing, pram ramp and signage along Austin Street (including if the upper drop off zone is in place).

 

ii.         Show that properties No.22, 20 and 18 Burns Bay Road drain satisfactorily to a controlled drainage system so that no ponding occurs behind the new retaining wall structure.

 

iii.        Plan 02490 C02 issue “6” shows a detail of the new vehicle crossing in Austin Street having a grade of 9%.  The maximum crossfall permitted is 5%.  It is suggested that the concrete footpath upstream be altered to satisfy the standards.

 

iv.        Appendix B – Plan 001-001.  Area (iii) should include the private property works for stormwater and sewer downstream.

 

v.         Appendix C – Plan C08 Stormwater/Sediment Control and reference made to drainage plan C09.

 

            -           The volume of the sedimentation basin is to be indicated.

                        -           Submit calculation sheets detailing the inlet capacity of the collection pit, the quantity of flow in the pipe and the design pipe capacity.

                        -           A hydraulic grade line analysis of all pipelines in excess of Ø225mm.

                        -           Full calculations used for the design of the on-site detention system including the selection of the permitted site discharge, the sizing of storage facility, and the design of the outlet control.

                        -           Cross section of the detention system and Gross Pollution Trap.

                        -           A hydrological analysis of the upstream catchment and a hydraulic analysis of the relevant section of the piped drainage system, to determine overland flowrates through the site.

 

vi.        Submit a more detailed Sediment and Erosion Control Plan to incorporate measures outlined in condition 119 and in accordance with the guidelines set out in the manual “Managing Urban Stormwater, Soils and Construction”  prepared by LANDCOM ‘Fourth Edition 2004, Volume 1’.  This plan will need to show the full extent of erosion and sediment control for the site and down to the intersection of Austin Street and Austin Crescent.


3.

 

vii.       Plan C06 – Bulk Excavation Plan – Detail the polluted stormwater treatment requirements. 

 

viii.      Submit a dilapidation report on existing public infrastructure in the vicinity of the proposed development.  The report is to include a description of the location and nature of any existing observable defects to the following infrastructure including a photographic record.

 

            A.         Road pavement

            B.         Kerb and gutter

            C.        Constructed footpath

            D.        Drainage pits

            E.         Traffic signs

            F.         Any other relevant infrastructure

 

            The report is also to be submitted to Lane Cove Council, attention Development Engineer, prior to the issue of the construction certificate.  The report shall be used by Council as Roads Authority under the Roads Act to assess whether restoration works are required prior to the issue of the occupation certificate.

 

Condition 45 – Construction Noise Management Plan (CNMP)

 

The Construction Noise Management Plan prepared by Bassett Acoustics dated 26 May 2004 has been reviewed and Council has identified a number of areas where further information is required.

 

Section 5.5

 

The CNMP concludes that the construction noise objective will be exceeded during the development period and makes a number of recommendations to mitigate the impact.

 

Insufficient information has been submitted to Council showing how these recommendations are to be implemented.

 

Section 5.5.2 School Construction Noise Assessment

 

The acoustic predictions for school noise show that  compliance with the Internal Noise Criteria cannot be achieved with the classroom windows open.  The report predictions show that if the classroom windows are closed they will just meet the criteria.

 

The applicant needs to investigate further noise mitigation measures that may be appropriate here as the school should not be forced to keep their windows closed to enable the applicant to meet their acoustic requirements.  It would be an onerous requirement on the school for them to keep their windows closed to achieve a quiet study environment.


4.

 

In addition, the Bassett Report recommends that the contractor should conduct their own acoustic assessment and submit this for approval.  Council requires a copy of the assessment.

 

Section 6 Noise Complaint Testing

Section 6.2 Contingency Plans

 

The CNMP has detailed a number of contingency plans should noise be measured as “excessive” at surrounding sensitive receivers.  There is no definition of what an “excessive” level might be.  The applicant should submit further information on what noise levels might be defined as “excessive”.

 

Section 6.3 Noise Complaint Management Procedures

 

A flowchart has been included showing the noise complaint management procedure in the event of a noise/vibration complaint.

 

The flowchart requires amending to show target timeframes for responding to and resolving noise/vibration complaints.

 

The procedure should also be amended such that a copy of the complaint, investigation, recommendations implemented actions are submitted to Council/the PCA.

 

Section 7.0

 

The report advises that the contractor will update and reissue the CNMP when appointed.  Council will review any amendments to the CNMP.

 

Council will require routine acoustic monitoring is conducted during the demolition and construction phase of the development to demonstrate compliance with noise objectives outlined in the Basset Acoustics CNMP.  The results of any routine monitoring should be submitted to Council/PCA for review.

 

Condition 28 – Construction Waste Management Plan (WMP)

 

Condition 28 of the consent requires the submission of a construction WMP prior to issue of a construction certificate.  Council requires a copy of the WMP.

 

Condition 31 – Garbage Room

 

Condition 31 requires details of appropriate waste and recycling bin storage facilities to be provided to Council prior to issue of construction certificate.  This information has not been shown on the submitted plans (17 August 2005).


5.

 

Condition 34 – Acoustic Assessment

 

The recommendations contained within the Bassett Acoustics (5 July 2004), are general in nature and contain a caveat that detailed construction recommendations for acoustic compliance be provided during the detailed design stage of the project.

 

Council has not received sufficient information to be able to determine whether all project specific noise levels are able to be complied with.

 

Council requires a copy of the detailed construction recommendations for acoustic compliance.

 

Upon completion of the development a compliance certificate shall be submitted to Council/PCA demonstrate compliance with the project specific noise levels as detailed in the Bassett Acoustics report (5 July 2004).

 

Condition 36 – Mechanical Services Acoustic Report

 

Council has not received a mechanical services acoustic report in accordance with the requirements of Condition 36.

 

Condition 144 – Energy and Sustainability (Energy Performance Report)

 

Council has reviewed the energy performance report and further information is required.

 

Section 3.5.1 Insulation

 

1.         The Energy Performance Report (ERP) advises that a full thermal analysis is to be undertaken and that consideration will be given to providing insulation on the exterior of thermally massive walls.  The schedule submitted by APP (6/10/2005) does not provide a copy of the full thermal analysis.

 

2.         The EPR provides minimum requirements for thermal resistance of external walls being:

 

            External walls R1.5

            Roof                            R2.5

            Floors                         R1.0

 

            The APP schedule does not indicate if the proposed level of insulation will meet these minimum requirements.

 

3.         The EPR advises that consideration will be given during the design stage to providing insulation to the exterior of thermally massive walls.  The APP schedule has not addressed this recommendation.


6.

 

Section 3.5.2 Radiant Barrier

 

The EPR recommends provision of radiant barriers to all air conditioned areas.

 

The APP schedule has restricted radiant barrier to residential apartments only.  The applicant should  provide radiant barriers to all air conditioned areas.

 

Section 4.1.1 Thermal Comfort Levels

 

The EPR indicates that relaxing the internal temperature ranges from 20oC-24oC to 19oC-25oC will provide energy savings of up to 15%.

 

The APP submission advises that relaxing the internal temperature ranges will only provide negligible energy savings.

 

Council requires detailed calculations showing how this calculation was arrived at.

 

Section 4.1.2 Internal Zoning

 

The EPR details that the provision of independently controlled zones will result in a significant reduction in energy costs (and presumably energy consumption) and that optimum zoning will be provided.

 

The APP submission advises that independently controlled zones were “considered but not applicable”.  Insufficient information has been provided to justify this conclusion.

 

Council requires further information detailing why independently controlled zoning is considered to be not applicable.

 

Section 4.1.5 Air Conditioning

 

The EPR stipulated that each specialty retail area would be provided with a reverse cycle package air conditioner unit.

 

In addition that each area would have its own independent air conditioning control unit.

 

The APP submission has not confirmed that each specialty retail area will be provided with a reverse cycle package air conditioner unit, and that each area would have its own independent air conditioning control unit.

 

Insufficient details have been provided on where each of these is to be installed. 


7.

 

Council requires full details of the location of all reverse cycle package air conditioning units and where the independent air conditioning control units are to be provided.

 

Section 4.1.6 Heating

 

The EPR stipulated that each specialty retail area would be provided with a reverse cycle package air conditioner unit.

 

The APP submission has not confirmed that each specialty retail area will be provided with a reverse cycle package air conditioner unit.

 

Council requires full details of the location of all reverse cycle package air conditioning units.

 

Section 4.1.7 Outdoor Air Economy Cycles

 

The EPR advises that when outdoor air temperatures are favourable, cooling shall be provided through 100% outside air conditioning air ventilation.

 

The APP submission appears to indicate that the facility to enable 100% outside air conditioning air ventilation will not be included in the initial development and that there will be provision made for future economy cycle control.

 

In accordance with the EPR, economy cycle control should be included at this stage of the development.

 

Council requires confirmation that this will be included.

 

Section 4.2.3 Integrated Daylight/Electric Lighting Control

 

The EPR recommends that photo electric sensors be installed at the building facades to take advantage of natural lighting and save energy.

 

The APP submission has not provided any detail as to where and how many photo electric sensors are to be installed.

 

Council requires full details on where photo electric sensors are to be installed.

 

Section 4.2.4 Lighting Control System

 

The EPR recommends that a fully integrated lighting control system be installed.

 

The APP submission has not provided any detail on where or if the integrated lighting control system is to be installed.


8.

 

Council requires full details on where the integrated lighting control system is to be installed.

 

Section 4.2.5 Electronic Ballasts

 

The EPR recommends that electronic ballasts be installed in all common area lighting.

 

The APP submission does not provide sufficient detail on where or if electronic ballasts are to be installed.

 

Council requires full details on location and numbers of electronic ballasts to be installed.

 

Section 4.2.6 Power Factor Optimisation

 

The APP submission does not indicate if power factor correction equipment is to be installed.

 

Council requires further information detailing if power factor correction equipment is to be incorporated in this development.

 

Council requires further information detailing if power factor correction equipment is to be incorporated in this development.]

 

Section 4.3.2 Lift Motor Variable Frequency Drive control

 

The EPR recommends that variable frequency dry lifts should be installed for the residential lift.

 

The APP submission, whilst advising that variable frequency drive will be installed for electric lifts, does advise which lifts are to be electric lifts.

 

Section 4.3.3 Lift Motor Drive Regeneration

 

The EPR recommends that lift motor drive regeneration be considered for this project as it reduces energy consumption and electrical demand.

 

The APP submission advises that lift motor drive regeneration is not feasible, however, does not provide any details on how this conclusion was reached.

 

Council requires further information as to why lift motor drive regeneration was considered unfeasible.




9.

 

Condition 145 – Draft Energy Management Plan

 

Council has received and reviewed the Draft Energy Management  Plan (Bassett Consulting Engineers, 9 August 2005) and it appears to be satisfactory.

 

Your early attention to the above is anticipated and if you require any further advice or contact you can direct your enquiries to the undersigned.

 

Yours faithfully,

 

 

 

 

 

Norm Fletcher

TOWN PLANNER

 


ATTACHMENT 4

Environmental Services Division Report No. 28 - APP's response to Council request for additional information

 

 

 

 

 

 

 

22nd November 2005

Our Ref:  NF:JT D246/04

 

 

APP Corporation Pty Ltd

Level 1

53 Berry Street

NORTH SYDNEY  NSW  2060

 

 

Attention:  Sean Sample

 

 

Dear Sirs,

 

RE:     Development Application No.D246/04 – Lane Cove Market Square

 

In reference to the above and following your letter to Council of 16th August 2005 there are a number of issues that Council requires to be addressed.

 

The issues are as follows:

 

Condition No.5 – The Construction Management Plan shall be updated.  This is to include the revised curfew periods for heavy vehicles, delivery vehicles, demolition and excavation trucks.  In addition the required curfew times do not coincide with the truck movement with respect to major concrete pours being carried out and will need to be adjusted.  The revised CMP will also need to incorporate the upper drop off zone if adopted.

 

Condition No.6 – A revised truck analysis is required to be undertaken with actual builder’s vehicles to be used along the Tambourine Bay RoadSera StreetRiver Road route.  In addition the maximum vehicle accessing the loading dock via Austin Street and Longueville Road must be able to complete all turning manoeuvres without impinging on the opposite flow of traffic.

 

This condition has been outlined in the minutes of the August 9th meeting of the Lane Cove Traffic Committee.  Council is in receipt of a letter prepared by Sean Sample dated 5th October 2005 regarding the Construction Traffic and Pedestrian Management Plans.  A response to Mr. Sample’s letter will be addressed by Council’s Traffic Engineer.

 

Condition No.22 – Austin Street Wombat Crossing shall be designed, constructed, delineated and signposted as per Technical Direction TDT 2001/04 and Australian Standard 1742.13.


2.


Detailed design and construction drawings are required to be submitted outlining how the upper drop off zone will operate and the measures that will be undertaken whereby its operation does not affect traffic flow on Austin Street or the traffic signals at Austin Street and Longueville Road.

 

Condition 107 – Works on Council Property.

 

i.          Submit details of the pedestrian crossing, pram ramp and signage along Austin Street (including if the upper drop off zone is in place).

 

ii.         Show that properties No.22, 20 and 18 Burns Bay Road drain satisfactorily to a controlled drainage system so that no ponding occurs behind the new retaining wall structure.

 

iii.        Plan 02490 C02 issue “6” shows a detail of the new vehicle crossing in Austin Street having a grade of 9%.  The maximum crossfall permitted is 5%.  It is suggested that the concrete footpath upstream be altered to satisfy the standards.

 

iv.        Appendix B – Plan 001-001.  Area (iii) should include the private property works for stormwater and sewer downstream.

 

v.         Appendix C – Plan C08 Stormwater/Sediment Control and reference made to drainage plan C09.

 

            -           The volume of the sedimentation basin is to be indicated.

                        -           Submit calculation sheets detailing the inlet capacity of the collection pit, the quantity of flow in the pipe and the design pipe capacity.

                        -           A hydraulic grade line analysis of all pipelines in excess of Ø225mm.

                        -           Full calculations used for the design of the on-site detention system including the selection of the permitted site discharge, the sizing of storage facility, and the design of the outlet control.

                        -           Cross section of the detention system and Gross Pollution Trap.

                        -           A hydrological analysis of the upstream catchment and a hydraulic analysis of the relevant section of the piped drainage system, to determine overland flowrates through the site.

 

vi.        Submit a more detailed Sediment and Erosion Control Plan to incorporate measures outlined in condition 119 and in accordance with the guidelines set out in the manual “Managing Urban Stormwater, Soils and Construction”  prepared by LANDCOM ‘Fourth Edition 2004, Volume 1’.  This plan will need to show the full extent of erosion and sediment control for the site and down to the intersection of Austin Street and Austin Crescent.


3.

 

vii.       Plan C06 – Bulk Excavation Plan – Detail the polluted stormwater treatment requirements. 

 

viii.      Submit a dilapidation report on existing public infrastructure in the vicinity of the proposed development.  The report is to include a description of the location and nature of any existing observable defects to the following infrastructure including a photographic record.

 

            A.         Road pavement

            B.         Kerb and gutter

            C.        Constructed footpath

            D.        Drainage pits

            E.         Traffic signs

            F.         Any other relevant infrastructure

 

            The report is also to be submitted to Lane Cove Council, attention Development Engineer, prior to the issue of the construction certificate.  The report shall be used by Council as Roads Authority under the Roads Act to assess whether restoration works are required prior to the issue of the occupation certificate.

 

Condition 45 – Construction Noise Management Plan (CNMP)

 

The Construction Noise Management Plan prepared by Bassett Acoustics dated 26 May 2004 has been reviewed and Council has identified a number of areas where further information is required.

 

Section 5.5

 

The CNMP concludes that the construction noise objective will be exceeded during the development period and makes a number of recommendations to mitigate the impact.

 

Insufficient information has been submitted to Council showing how these recommendations are to be implemented.

 

Section 5.5.2 School Construction Noise Assessment

 

The acoustic predictions for school noise show that  compliance with the Internal Noise Criteria cannot be achieved with the classroom windows open.  The report predictions show that if the classroom windows are closed they will just meet the criteria.

 

The applicant needs to investigate further noise mitigation measures that may be appropriate here as the school should not be forced to keep their windows closed to enable the applicant to meet their acoustic requirements.  It would be an onerous requirement on the school for them to keep their windows closed to achieve a quiet study environment.


4.

 

In addition, the Bassett Report recommends that the contractor should conduct their own acoustic assessment and submit this for approval.  Council requires a copy of the assessment.

 

Section 6 Noise Complaint Testing

Section 6.2 Contingency Plans

 

The CNMP has detailed a number of contingency plans should noise be measured as “excessive” at surrounding sensitive receivers.  There is no definition of what an “excessive” level might be.  The applicant should submit further information on what noise levels might be defined as “excessive”.

 

Section 6.3 Noise Complaint Management Procedures

 

A flowchart has been included showing the noise complaint management procedure in the event of a noise/vibration complaint.

 

The flowchart requires amending to show target timeframes for responding to and resolving noise/vibration complaints.

 

The procedure should also be amended such that a copy of the complaint, investigation, recommendations implemented actions are submitted to Council/the PCA.

 

Section 7.0

 

The report advises that the contractor will update and reissue the CNMP when appointed.  Council will review any amendments to the CNMP.

 

Council will require routine acoustic monitoring is conducted during the demolition and construction phase of the development to demonstrate compliance with noise objectives outlined in the Basset Acoustics CNMP.  The results of any routine monitoring should be submitted to Council/PCA for review.

 

Condition 28 – Construction Waste Management Plan (WMP)

 

Condition 28 of the consent requires the submission of a construction WMP prior to issue of a construction certificate.  Council requires a copy of the WMP.

 

Condition 31 – Garbage Room

 

Condition 31 requires details of appropriate waste and recycling bin storage facilities to be provided to Council prior to issue of construction certificate.  This information has not been shown on the submitted plans (17 August 2005).


5.

 

Condition 34 – Acoustic Assessment

 

The recommendations contained within the Bassett Acoustics (5 July 2004), are general in nature and contain a caveat that detailed construction recommendations for acoustic compliance be provided during the detailed design stage of the project.

 

Council has not received sufficient information to be able to determine whether all project specific noise levels are able to be complied with.

 

Council requires a copy of the detailed construction recommendations for acoustic compliance.

 

Upon completion of the development a compliance certificate shall be submitted to Council/PCA demonstrate compliance with the project specific noise levels as detailed in the Bassett Acoustics report (5 July 2004).

 

Condition 36 – Mechanical Services Acoustic Report

 

Council has not received a mechanical services acoustic report in accordance with the requirements of Condition 36.

 

Condition 144 – Energy and Sustainability (Energy Performance Report)

 

Council has reviewed the energy performance report and further information is required.

 

Section 3.5.1 Insulation

 

1.         The Energy Performance Report (ERP) advises that a full thermal analysis is to be undertaken and that consideration will be given to providing insulation on the exterior of thermally massive walls.  The schedule submitted by APP (6/10/2005) does not provide a copy of the full thermal analysis.

 

2.         The EPR provides minimum requirements for thermal resistance of external walls being:

 

            External walls R1.5

            Roof                            R2.5

            Floors                         R1.0

 

            The APP schedule does not indicate if the proposed level of insulation will meet these minimum requirements.

 

3.         The EPR advises that consideration will be given during the design stage to providing insulation to the exterior of thermally massive walls.  The APP schedule has not addressed this recommendation.


6.

 

Section 3.5.2 Radiant Barrier

 

The EPR recommends provision of radiant barriers to all air conditioned areas.

 

The APP schedule has restricted radiant barrier to residential apartments only.  The applicant should  provide radiant barriers to all air conditioned areas.

 

Section 4.1.1 Thermal Comfort Levels

 

The EPR indicates that relaxing the internal temperature ranges from 20oC-24oC to 19oC-25oC will provide energy savings of up to 15%.

 

The APP submission advises that relaxing the internal temperature ranges will only provide negligible energy savings.

 

Council requires detailed calculations showing how this calculation was arrived at.

 

Section 4.1.2 Internal Zoning

 

The EPR details that the provision of independently controlled zones will result in a significant reduction in energy costs (and presumably energy consumption) and that optimum zoning will be provided.

 

The APP submission advises that independently controlled zones were “considered but not applicable”.  Insufficient information has been provided to justify this conclusion.

 

Council requires further information detailing why independently controlled zoning is considered to be not applicable.

 

Section 4.1.5 Air Conditioning

 

The EPR stipulated that each specialty retail area would be provided with a reverse cycle package air conditioner unit.

 

In addition that each area would have its own independent air conditioning control unit.

 

The APP submission has not confirmed that each specialty retail area will be provided with a reverse cycle package air conditioner unit, and that each area would have its own independent air conditioning control unit.

 

Insufficient details have been provided on where each of these is to be installed. 


7.

 

Council requires full details of the location of all reverse cycle package air conditioning units and where the independent air conditioning control units are to be provided.

 

Section 4.1.6 Heating

 

The EPR stipulated that each specialty retail area would be provided with a reverse cycle package air conditioner unit.

 

The APP submission has not confirmed that each specialty retail area will be provided with a reverse cycle package air conditioner unit.

 

Council requires full details of the location of all reverse cycle package air conditioning units.

 

Section 4.1.7 Outdoor Air Economy Cycles

 

The EPR advises that when outdoor air temperatures are favourable, cooling shall be provided through 100% outside air conditioning air ventilation.

 

The APP submission appears to indicate that the facility to enable 100% outside air conditioning air ventilation will not be included in the initial development and that there will be provision made for future economy cycle control.

 

In accordance with the EPR, economy cycle control should be included at this stage of the development.

 

Council requires confirmation that this will be included.

 

Section 4.2.3 Integrated Daylight/Electric Lighting Control

 

The EPR recommends that photo electric sensors be installed at the building facades to take advantage of natural lighting and save energy.

 

The APP submission has not provided any detail as to where and how many photo electric sensors are to be installed.

 

Council requires full details on where photo electric sensors are to be installed.

 

Section 4.2.4 Lighting Control System

 

The EPR recommends that a fully integrated lighting control system be installed.

 

The APP submission has not provided any detail on where or if the integrated lighting control system is to be installed.


8.

 

Council requires full details on where the integrated lighting control system is to be installed.

 

Section 4.2.5 Electronic Ballasts

 

The EPR recommends that electronic ballasts be installed in all common area lighting.

 

The APP submission does not provide sufficient detail on where or if electronic ballasts are to be installed.

 

Council requires full details on location and numbers of electronic ballasts to be installed.

 

Section 4.2.6 Power Factor Optimisation

 

The APP submission does not indicate if power factor correction equipment is to be installed.

 

Council requires further information detailing if power factor correction equipment is to be incorporated in this development.

 

Council requires further information detailing if power factor correction equipment is to be incorporated in this development.]

 

Section 4.3.2 Lift Motor Variable Frequency Drive control

 

The EPR recommends that variable frequency dry lifts should be installed for the residential lift.

 

The APP submission, whilst advising that variable frequency drive will be installed for electric lifts, does advise which lifts are to be electric lifts.

 

Section 4.3.3 Lift Motor Drive Regeneration

 

The EPR recommends that lift motor drive regeneration be considered for this project as it reduces energy consumption and electrical demand.

 

The APP submission advises that lift motor drive regeneration is not feasible, however, does not provide any details on how this conclusion was reached.

 

Council requires further information as to why lift motor drive regeneration was considered unfeasible.




9.

 

Condition 145 – Draft Energy Management Plan

 

Council has received and reviewed the Draft Energy Management  Plan (Bassett Consulting Engineers, 9 August 2005) and it appears to be satisfactory.

 

Your early attention to the above is anticipated and if you require any further advice or contact you can direct your enquiries to the undersigned.

 

Yours faithfully,

 

 

 

 

 

Norm Fletcher

TOWN PLANNER

 


ATTACHMENT 5

Environmental Services Division Report No. 28 - Draft Energy Management Report prepared by Bassett Consulting Engineers

 

 








 


ATTACHMENT 6

Environmental Services Division Report No. 28 - 'Doing the right thing' Sustainability Strategy 2007-2015