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Agenda

Inspection Committee Meeting

4 December 2010, 8:30am

 


 

Notice of Meeting

 

Dear Councillors

 

Notice is given of the Inspection Committee, to be held in the On Site on Saturday 4th December 2010 commencing at 8:30am. The business to be transacted at the meeting is included in this business paper.

 

Yours faithfully



Peter Brown

General Manager

 

 

Important Information

 

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

 

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

 

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

 

Committee Meeting Procedures

 

The Inspection Committee Council meeting is chaired by the Mayor, Councillor Win Gaffney. Items referred to the Committee are referred to a Council or Committee Meeting for determination. Minutes of Council and Committee meetings are published on Council’s website www.lanecove.nsw.gov.au by 5pm of the Thursday following the meeting.

 

The Meeting is conducted in accordance with Council's Code of Meeting Practice. The order of business is listed in the Agenda on the next page. That order will be followed unless Council resolves to modify the order at the meeting.

 

If you do not understand any part of the information given above; require assistance to participate in the meeting due to a disability; or wish to obtain information in relation to Council, please contact Council’s Manager Governance on 99113525.

 

 

 


Inspection Committee 4 December 2010

 

TABLE OF CONTENTS

 

 

 

 

 

 

Referred Reports FROM Planning and Building Committee 15 November 2010

 

1.       Environmental Services Division Report No. 444

SUBJECT: 9 Holdsworth Avenue, St Leonards (8:30am)

 

Environmental Services Division Reports

 

2.       Environmental Services Division Report No. 455

SUBJECT: 43 Berry Road, St Leonards (9:00am)

 

3.       Environmental Services Division Report No. 457

SUBJECT: 43A Berry Road, St Leonards (9:15am)

 

4.       Environmental Services Division Report No. 473

SUBJECT: 16 Greenwich Road, Greenwich (9:30am)  

 

5.       Site Inspection Request By Councillor S. Forrest

SUBJECT: Implications for Public walkway and bushland associated with the development of boramil place  (10:30am)

 

 

 

 

             


Inspection Committee Meeting 4 December 2010

 

Environmental Services Division Report No. 444

 

 

 

 

 

Reference:    Environmental Services Division Report No. 444

Subject:          9 Holdsworth Avenue, St Leonards

Planning and Building Committee at its meeting on 15 November 2010 resolved that the matter be referred to the next Inspection Committee Meeting to held on the 04 December 2010.   

Record No:    DA10/94-01 - 46400/10

Author(s):       Andrew Thomas 

 

 

Property:                     9 Holdsworth Avenue, St. Leonards

 

DA No:                         94/10

 

Date Lodged:              Section 82A Review – 3 September 2010

 

Cost of Work:              $320,000

 

Owner:                                    S. Southall

 

Applicant:                    Ian Middleton and Sarah Southall

 

 

DESCRIPTION OF PROPOSAL TO APPEAR ON DETERMINATION

The proposal is a section 82A Review of conditions 2,4 and 5 and part of condition 6 of the development consent DA10/94 which approved alterations and additions to the existing dwelling house and ancillary structures.

ZONE

R2 : Low Density Residential.

IS THE PROPOSAL PERMISSIBLE WITHIN THE ZONE?

 

Yes

IS THE PROPERTY A HERITAGE ITEM?

No

IS THE PROPERTY WITHIN A CONSERVATION AREA?

No

DOES BUSHLAND APPLY TO THE PROPERTY?

No

BCA CLASSIFICATION

Class 1a, 10a and 10b

STOP THE CLOCK USED

No

NOTIFICATION

 

The notification of the Section 82A Review is the same as for the original development application

Neighbours                        5–13 and 12–16 Holdsworth     Avenue and 6–10 Berry Road

Ward Councillors              East

Progress Association       St. Leonards – Wollstonecraft

Other Interest Groups        N/A

 

 

REASON FOR REFERRAL

 

The original application was determined under the delegated authority of the Manager Development Assessment, and is referred to the Planning and Building Committee Meeting at the request of Councillor Palmer on behalf of the owner.

 


 

EXECUTIVE SUMMARY

 

·     The application is a Section 82A Review of Determination which has been submitted following the approval of DA10/94 for major alterations and additions to an existing single storey dwelling house.

 

·     Conditions were imposed that sought to address non-compliances with the Development Control Plan (DCP) 2009 in relation to the following:-

 

-           a front terrace that in part was forward of the building line; and

-           a detached garage that proposed a trafficable roof and that was located on the front boundary.

 

In addition a condition was imposed to reduce potential overlooking from two first floor level decks.

·     Two submissions – one from each adjoining owner – were received in response to the notification of the development application.  Concerns raised by both adjoining owners included potential overlooking.

 

·     The application was approved on 16 August 2010.

 

·     The Section 82A Review was notified and one letter of objection was received from one of the adjoining owners.

 

·     The Section 82A Review is submitted to the Planning and Building Committee for review and determination. 

 

BACKGROUND

 

Under the provisions of Section 82A of the Environmental Planning and Assessment Act 1979 an applicant may request Council to review its determination. 

 

Relevant detail follows which place the request in context with those pertinent subclauses of the legislation highlighted in bold. In relation to subclause (3A) below no amendments have been made to the development application as originally submitted and notified.

 

82A   Review of Determination

“(1)    If the consent authority is a council, an applicant may request the council to review a determination of the applicant’s application…

(3A)   In requesting a review, the applicant may make amendments to the development described in the original application….

(4)     The Council may review the determination if:

         (a) it has notified the request for review in accordance with:

              (i) the regulations….

          (b) it has considered any submissions made concerning the request for review….

(4A)   As a consequence of its review, the council may confirm or change the determination.

(5)     The decision whether or not to review the determination must not be made by the person who made the determination unless that person was the council, but is to be made by a person who is qualified under subsection (6) to make the review.

(6)     If the council reviews the determination, the review must be made by:

(a)   if the determination was made by a delegate of the council - the council or another delegate of the council who is not subordinate to the delegate who made the determination….

(7)     The council must give notice of the result of the review to the applicant as soon as practicable after the review.

(8)     If on the review the council grants development consent, or varies the conditions of a development consent, the council must endorse on the notice the date from which the consent, or the consent as varied, operates.

(9)     If on a review the council changes a determination, the changed determination replaces the earlier determination as from the date of the review.

 (11)  A decision on a review may not be further reviewed under this section.”

 

SITE

 

The subject site is a rectangular lot with a frontage of 15.24m and an area of 557.4m2. The site is located on the high west side of the street and towards the street’s intersection with Marshall Avenue to the north. The site has a fall of 6m from its rear to its front boundary. The site’s rear yard is generally level. The front yard has a rise of 3.5m from the street. There is a major tree along the site’s north side boundary and a mature street tree in front of the site.

 

Existing development on the site consists of a partly demolished single storey dwelling house that is elevated at the front. There is no existing parking on the site.

 

Adjoining development to the north, at 7 Holdsworth Avenue, and to the south, at 11 Holdsworth Avenue, consists of a part single and part 2 storey dwelling house. Each site has a detached garage at the front with trafficable roofs.

 

The locality is residential and contains a mix of generally older single storey dwelling houses and more recent 2 storey dwelling houses located on the high side of the street.  Some of the dwelling houses on the high side of the street include a garage at the front of the site.

 

PROPOSAL

 

The proposal is a Section 82A Review seeking the deletion of three and the amendment of a fourth condition of  the development consent  for alterations and additions to the existing dwelling house’s ground floor level; a first floor level; a garage and store; a swimming pool and cabana; and fences to the front and rear yards. The four conditions are summarised below:-

·     Condition 2 : deletes a portion of an attached front ground floor terrace and steps;

·     Condition 4: requires a setback and splay for a detached double garage at the front of the site;

·     Condition 5: ensures that the garage roof would not be trafficable; and

·     Condition 6: requires privacy screens on the north side of both the front and rear first floor level decks.

 

The review requests the deletion of conditions 2, 4 and 5 and the amendment of condition 6 by requiring only the screen for the front deck to be removed.

 


The applicants have submitted and/or refer to the following documents with their request for a Section 82A Review:-

·     A covering letter dated 2 September 2010;

·     Their town planning consultant’s report dated 3 September 2010; and

·     The Statement of Environmental Effects prepared by their architect dated 10/5/10.

 

The above three documents are attached at AT1-AT2. The town planner’s report addresses each of the four conditions that are the subject of this review.

 

PREVIOUS APPROVALS/HISTORY

 

The development application was for significant alterations and additions to the dwelling house and a proposed garage, swimming pool and a front fence and retaining wall.

 

Two submissions were received, one from each adjoining owner. In summary the main concerns raised were overlooking and overshadowing. Overlooking was addressed by conditions whilst the level of overshadowing was assessed as reasonable.

 

The application was approved under the delegation of the Manager Development Assessment. A copy of the assessment report on the development application is attached at AT3.

 

Council has subsequently issued a Construction Certificate (CC) for the approved works to the dwelling house on 19 October 2010.  The CC excludes works at the front of the site that are the subject of this review. Demolition of part of the dwelling house has commenced and the front yard has generally been cleared. 

 

RESPONSE TO NOTIFICATION

 

One submission was received in response to the notification of the Section 82A Review. The issues raised in the submission are:

 

·     the garage roof should not be made trafficable;

·     whilst not objecting to the proposed use of the front terrace as an entertaining area this should satisfy Council’s safety and privacy guidelines; and

·     should Council agree to the request privacy screens should be provided on the southern side of the front terrace to ensure privacy and reduce noise.

 

COMMENTS

 

The assessment report on the development application that is attached at AT3 sets out the reasons for imposing each of the four conditions.  The relevant section of the report in relation to each of the four conditions is confirmed below in addition to a comment on the applicant’s reasons for a review of the condition.

 

·     Condition 2:  Table 1 on page 3 of the report confirms the degree of non-compliance and is discussed under the sub-heading (i) Front setback on pages 5 and 6.  Under the DCP minor design features may project forward of the building line.  The proposed front ground floor terrace adjoining the living and dining areas is not a minor feature.

 

·     Condition 4:  Table 4 on page 4 of the report addresses the non-compliance of the proposed garage relative to the required setback of a carport under the DCP and is discussed under the sub-heading Table 4: Garage on pages 7 and 8.  In addition although the DCP may only require a splay for fences over 900mm on major roads and on corner allotments, a splay was included to provide a reasonable line of sight.  Other garages in this street have been constructed with both a setback and a splay provision.

 

·     Condition 5:  Table 4 of the report also addresses the issue of a trafficable roof and this is also discussed under the sub-heading Table 4: Garage on pages 7 and 8.  Although the DCP only states that a carport forward of the building line should not have a trafficable roof the same principle has been applied to the trafficable roof for the proposed garage.  The intended use of this garage roof is confirmed under the sub-heading 8.2 Passive Surveillance on page 19 of the applicant’s Statement of Environmental Effects and this states:

 

A barbeque terrace, which overlooks the street, is planned above the proposed garage.

 

·     Condition 6:  Point 2 Overlooking under the sub-heading Response to Notification on page 8 of the report addresses the concerns raised by both adjoining owners.  This condition was imposed because the pine tree referred to by the applicant’s consultant would not totally prevent the potential overlooking from the proposed front first floor level deck.  The intended use of this deck/terrace is confirmed under the sub-heading 1.7.3 Private open space on page 27 of the applicant’s Statement and this states:

 

The roof top terrace fronting Holdsworth Avenue is a paved area designed for entertainment.

 

In addition to the sections of the attached assessment report referred to above that report also included comments in relation to the impacts of the front ground floor terrace; the trafficable garage roof and the general design of the alterations and additions to the existing dwelling house under the sub-heading Impacts on pages 9 and 10.

 

OPTIONS FOR PLANNING AND BUILDING COMMITTEE TO CONSIDER

The two options available are:-

1.         Reaffirm the original decision of 16 August 2010 to approve the proposal subject to all of the original conditions including conditions 2, 4, 5 and 6; or

2.         Delete some or all of conditions 2, 4 and 5 and part of condition 6 as requested by the applicant.

 

CONCLUSION

The development application that is addressed in this report was approved under the delegation of the Manager Development Assessment subject to conditions including conditions 2, 4, 5 and 6.  This report is a review under Section 82A of the EP&A Act 1979 of those four conditions of the development consent.

Two of these four conditions, i.e. conditions 4 and 5, relate to a garage forward of the building line. Although Council’s DCP does not have provisions for the setback or the trafficability of a garage in front of the building line, it does provide provisions for both the setback and the trafficability of a carport in this position. These two carport provisions have been applied to the garage that forms part of the original development.  

In relation to the other two conditions; condition 2 addresses the DCP requirement to maintain a reasonable building line, whilst condition 6 seeks to reduce overlooking from the two first floor level decks over both the front and rear yards of the adjoining property to the north of the site.  Whilst the Section 82A Review was notified and one objection has been received from the owner of the adjoining property on the site’s south side, the owner of the adjoining property on the site’s north side raised concerns in relation to overlooking in a submission to the original development application. 

The application is submitted to the Planning and Building Committee for review and determination.  Two options have been suggested for the Planning and Building Committee’s consideration.

 

RECOMMENDATION

 

That the request for a Section 82A Review be referred to the Planning and Building Committee for review and determination based on the two options outlined above.

 

 

 

 

 

 

Michael Mason

Executive Manager

Environmental Services Division

 

 

ATTACHMENTS:

AT‑1 View

Letter from Ian Middleton and Sarah Southall and Town Planning Consultant's Report

4 Pages

 

AT‑2 View

Statement of Environmental Effects dated 10.5.10

41 Pages

 

AT‑3 View

Delegated Authority Report No. 334

20 Pages

 

 

        


Inspection Committee Meeting 4 December 2010

 

Environmental Services Division Report No. 455

 

 

 

 

 

Reference:    Environmental Services Division Report No. 455

Subject:          43 Berry Road, St Leonards    

Record No:    DA09/292-01 - 47853/10

Author(s):       Rajiv Shankar 

 

 

Property:                     43 Berry Road, St Leonards

 

DA No:                         D292/09 Section 96 Modification

 

Date Lodged:              18 October 2010

 

Cost of Work:              $150 000 (original cost)

 

Owner:                                    L Beuchat & K Stansfield

 

Applicant:                    L Beuchat

 

DESCRIPTION OF PROPOSAL TO APPEAR ON DETERMINATION

Section 96 modification to DA 09/292 - Alterations and additions to existing semi-detached dwelling (attic and dormer addition).

ZONE

R2 Low Density Residential.

IS THE PROPOSAL PERMISSIBLE WITHIN THE ZONE?

Yes

IS THE PROPERTY A HERITAGE ITEM?

No

IS THE PROPERTY WITHIN A CONSERVATION AREA?

No

DOES DCP 1- BUSHLAND APPLY TO THE PROPERTY?

No

BCA CLASSIFICATION

Class 2

STOP THE CLOCK USED

No

NOTIFICATION

Neighbours                 24, 26, 28, 39, 41, 43A, 45 Berry Rd, 38, 40A, 40B Park Rd

Ward Councillors       Clr W Gaffney, Clr D Brooks-Horn, Clr P Palmer, Clr R Tudge

Progress Association St Leonards – Wollstonecraft Progress Association.

 

REASON FOR REFERRAL

 

The application has been called by Councillor Brookes Horn on behalf of the neighbour at 45 Berry Road, St Leonards.

 

EXECUTIVE SUMMARY

·     Development consent was granted on 25 January 2010 for alterations and additions to the existing semi detached dwelling.  The alterations and additions comprised:-

Demolition of the exiting carport and deck towards the rear and rebuilding of a garage and deck;

Extension of the existing bedroom on the lower ground floor; and

Extension of the upper ground floor towards the rear.

·     No objections were received in response to the notification of the application.

·     A late submission from the owner of 45 Berry Road, was received after the release of the approval notice and therefore could not be considered.

·     The Section 96 modification seeks to:-

Provide an attic space in the roof space at the rear.

Increase the roof ridge height by between 300mm and 600mm.  The external walls remain unchanged.  The building complies with the overall height requirement.

A dormer window is proposed in the northern roof pane.  No objections were received from the immediate adjoining owner.

Provide a window at lower ground level.

Minor internal room reconfiguration and deletion of part of the approved ground floor addition.

·     One letter of objection was received.  Reasons for objection included:-

The resident of 45 Berry Road did not get an opportunity to comment on the original proposal as they were away;

Increased overshadowing;

Increased bulk and scale;

Internal changes unclear;

The boundary wall of 43 Berry Road is built on 45 Berry Road;

No dilapidation report carried out on 45 Berry Road; and

No indication of intention to demolish the existing shared boundary fence.

·     The application before Council, is for a Section 96 modification and Council cannot revisit the original approval.

·     The Section 96 modification complies with Council’s requirements and is recommended for approval.

 

SITE

 

The site is located on the western side of Berry Road with a rear lane vehicular access from Berry Lane. The site is rectangular in shape with an area of 219.6 m2. The site falls towards the rear and north to south.

 

The site features a single storey brick and tile semi-detached dwelling with a two storey portion towards the rear. Towards the rear is a carport with a roller shutter providing vehicular access onto Berry Lane. There are no significant trees on the subject property.

 

The construction of the previously approved works is ongoing.

 

Neighbouring to the south is the other semi-detached dwelling. Towards the north is a single storey brick and tiled dwelling house with a double carport towards the rear which also gains vehicular access from Berry Lane.   Site Location plan and Notification plan attached (AT-1 and AT-2).

 


PROPOSAL

 

The proposal is a section 96 modification to DA 09/292 which approved alterations and additions to the semi detached dwelling.  The amendments include the following:-

 

·     Addition of a window on the ground floor;

·     Addition of an attic and a dormer within the roof space;

·     Change to roof line;

·     Removal of side extension (for cost saving); and

·     Amendment to floor plan (for cost saving).

 

 

PREVIOUS APPROVALS/HISTORY

 

D292/09 -   Alterations and additions to existing semi-detached dwelling house - approved 25 January 2010.

 

PROPOSAL DATA/POLICY COMPLIANCE

 

The original proposal was determined under LEP1987.  The Section 96 modification must be considered under the current LEP 2009 and DCP.

 

Local Environmental Plan 2009

 

Zoning:           R2 Low Density Residential

 

Site Area:        219m²

 

 

Proposed

Control

Complies?

Floor Space Ratio

0.7:1

0.7:1

Yes

Height of Buildings

8.8m

9.5m

Yes

 

DCP 2010

 

 

Proposed

Control

Complies?

Number of Storeys (max)

2

Attics are permitted within existing roof forms.

Dormer windows are to be provided away from the street frontage.

2

Yes

 

 

Yes

Maximum Ridge height

8.8

9.5m

Yes

Basix

Amended certificate provided

Amended certificate required

Yes

 

REFERRALS

 

Given the nature of the Section 96 modification no new referrals were required.

 


S.96(2) MATTERS FOR CONSIDERATION

 

96(2)(a)  The Development to Which the Consent Relates to is Substantially the Same Development

 

The proposed changes are relatively minor in nature and as such the proposed development is substantially the same as to that which was approved by Council.

 

96(2)(b)  Consultation with Relevant Minister, Public Authority or Approval Body

 

There is no requirement to consult with the Minister, public authority or approval body as a result of the proposed modifications.

 

96(2)(c)  Any Submissions Made

 

The proposal was advertised in accordance with Council’s requirements. One submission was received. The issues raised in the submission have been discussed later in the report.

 

79(C)(a)(i)  The Provisions of Any Environmental Planning Instrument

 

Lane Cove Local Environmental Plan 2009

 

The subject site is zoned R2 Low Density Residential under the provisions of Lane Cove Local Environmental Plan 2009.  The proposal is permitted with development consent of Council.

 

79(C)(a)(ii)  The Provisions of Any Draft Environmental Planning Instrument

 

There are no draft instruments that require consideration.

 

79(C)(a)(iii)  The Provisions of Any Development Control Plan

 

The original development application was assessed against Council’s Code for Dwelling Houses. 

 

The Section 96 modification has been assessed against Council’s Development Control Plan. The proposed amendments comply with the requirements of the DCP.

 

79(C)(b)  The Likely Impacts of the Development

 

This application seeks to include an attic within the existing roof form incorporating a dormer window.  The modification would not result in any significant impacts on the amenity of the adjoining and adjacent development. 

 

79(C)(c)  The Suitability of the Site for Development

 

The proposed modification would not affect the suitability of the site for this development.

 

79(C)(d)  Any Submissions Made

 

The proposal was notified in accordance with Council’s Policy.  One submission was received from the resident of 45 Berry Road. The issues raised in the submission have been addressed below:-

 


The resident of 45 Berry Road did not get an opportunity to comment on the original application because it was lodged during the Christmas holiday period.

Comment

The application was notified in accordance with Council policy (including an extended period over Christmas). 

 

The change in the roof form would increase the height of the roof resulting in more overshadowing.

Comment

The height of the external wall remains unchanged. The roof form increases between 300mm and 600mm at the ridge.  This increase in the height of the roof ridge is located towards the rear of the building. The increase in height is considered small and any increase in overshadowing would be minor. The proposed development remains within the maximum permissible height limit. The proposed dormer is on the opposite side of the building to 45 Berry Street.

 

Increase in Bulk and Scale.

Comment

The amended proposal complies with the DCP requirements with regard to floor space ratio and height. The height of the external wall remains unchanged. Therefore, it is considered that the increase in bulk of the proposed development would be reasonable. The building would maintain a single storey appearance from the street.

 

The internal changes are unclear.

Comment

The internal changes include substantial retention of the existing layout. The internal changes do not impact upon the bulk of the proposed development and do not raise any concerns.

 

The boundary wall of the development at 43A Berry Road is built on 45 Berry Road.

Comment

43A Berry Street is not the subject property and this matter is not subject to the section 96 modification.  It is the adjoining property (semi detached dwelling house) towards the south of the subject property. Therefore, this issue is not relevant in this development application.

 

No dilapidation report has been carried for out for 45 Berry Road in accordance with condition 18(3) of the consent.

Comment

This matter is not subject to the section 96 modification, however condition 18 of the original consent requires dilapidation reports if rock-pick machines are to be used. The proposed development is substantially a first floor addition and does not require the use of rock pick machines.

 

Notification drawings do not show boundary lines.

Comment

Boundary lines are clearly indicated on the lower floor plan and the ground floor plan.

 


There is no indication that the intention is to demolish the existing shared boundary wall.

Comment

This matter is not subject to the section 96 modification. The shared side boundary fence is between 45 and 43A Berry Road and not between 45 and 43 Berry Road (the subject property). Therefore, this issue is not relevant in this Section 96 modification.

 

The survey submitted does not depict the existing side boundary fence.

Comment

This matter is not subject to the section 96 modification.  As indicated above, the side boundary fence is between 45 and 43A Berry Road and not between 45 and 43 Berry Road (the subject property). Therefore, this issue is not relevant in this section 96 modification.

 

79(C)(e)  The Public Interest

 

The proposed modification does not create any additional environmental impacts or in any way adversely affect the adjoining properties.  As such it is considered that the development is in the public interest.

 

CONCLUSION

 

The application has been assessed having regard to the relevant Planning Instruments and Council controls. The proposal is considered to be satisfactory subject to the following conditions. The matters under Section 96 and Section 79C of the EP&A Act have been considered and are considered to be adequate and satisfactory.

 

 

RECOMMENDATION

Pursuant to the provisions of section 96 of the Environmental Planning and Assessment Act, 1979, as amended, the development consent D292/09 granted on 25 January 2010 for alterations and additions to existing semi-detached dwelling house on 43 Berry Road, St Leonards be amended in the following manner:-

A          Amend condition number 1 to read:-

1.    (20) That the development be strictly in accordance with drawing number 9A, 10A, 11, 12A, 13Aand 14A dated 10 October 2010 by Chris Thompson Building Design except as amended by the following conditions.

 

 

 

 

 

 

 

Michael Mason

Executive Manager

Environmental Services Division

 

 

ATTACHMENTS:

AT‑1 View

Site Location Plan

2 Pages

 

AT‑2 View

Notification Plan

1 Page

 

 

 


Inspection Committee Meeting 4 December 2010

 

Environmental Services Division Report No. 457

 

 

 

 

 

Reference:    Environmental Services Division Report No. 457

Subject:          43A Berry Road, St Leonards    

Record No:    DA09/293-01 - 48064/10

Author(s):       Rajiv Shankar 

 

 

Property:                     43A Berry Street, St Leonards

 

DA No:                         D293/09 Section 96 modification

 

Date Lodged:              15 October 2010

 

Cost of Work:              $150 000 (Original cost)

 

Owner:                                    J Death and S E Death

 

Applicant:                    J Death and S E Death

 

 

DESCRIPTION OF PROPOSAL TO APPEAR ON DETERMINATION

Section 96 modification to DA 09/292 - Alterations and additions to existing semi-detached dwelling (Change to roof line to match 43, internal alterations and alteration to windows).

ZONE

R2 Low Density Residential.

IS THE PROPOSAL PERMISSIBLE WITHIN THE ZONE?

Yes

IS THE PROPERTY A HERITAGE ITEM?

No

IS THE PROPERTY WITHIN A CONSERVATION AREA?

No

DOES DCP 1- BUSHLAND APPLY TO THE PROPERTY?

No

BCA CLASSIFICATION

Class 2

STOP THE CLOCK USED

No

NOTIFICATION

Neighbours                  24, 26, 28, 41, 43, 45, 47 Berry Rd, 38, 40A, 40B Park Rd

Ward Councillors       Clr W Gaffney Clr D Brooks-Horn, Clr P Palmer, Clr R Tudge

Progress Association St Leonards – Wollstonecraft Progress Association.

 

REASON FOR REFERRAL

 

The application has been called by Councillor Brooks Horn on behalf of the neighbour at 45 Berry Road, St Leonards.

 


EXECUTIVE SUMMERY

 

·     Development consent was granted on 25 January 2010 for alterations and additions to the existing semi detached dwelling.  The alterations and additions comprised:-

Demolition of the exiting carport and deck towards the rear and rebuilding of a garage and deck;

Extension of existing bedroom on the lower ground floor; and

Extension of the upper floor towards the rear.

·     No objections were received in response to the notification of the application.

      A late submission from the owner of 45 Berry Road was received after the release of the approval notice and therefore could not be considered.

·     The Section 96 modification seeks to:-

Increase the roof ridge height by between 300mm and 600mm to match the roof line of the adjoining semidetached dwelling.  The external walls remain unchanged.  The building complies with the overall height requirement;

Change to rear terrace door and reduce the south elevation window to a highlight window; and

Minor internal changes.

·     One letter of objection was received.  Reasons for objection included:-

The resident of 45 Berry Road did not get an opportunity to comment on the original proposal as they were away;

Increased overshadowing;

Increased bulk and scale;

Internal changes unclear;

The boundary wall of 43a Berry Road is built on 45 Berry Road;

No dilapidation report carried out on 45 Berry Road; and

No indication of intention to demolish the existing shared boundary fence.

·     The application before Council is for a Section 96 modification and Council cannot revisit the original approval.

·     The Section 96 modification complies with Council’s requirements and is recommended for approval.

 

SITE

 

The site is located on the western side of Berry Street with a rear lane vehicular access from Berry Lane. The site is rectangular in shape with an area of 217 m2. The site falls towards the rear and north to south.

 

The site features a single storey brick and tile semi-detached dwelling with a two storey portion towards the rear. Towards the rear is a carport with a sail over a roof framework.  There are no significant trees on the subject property.

 

Neighbouring to the north is the second semi-detached dwelling. Towards the south is a single storey brick and tiled dwelling house with a garage on the lower floor and an upper storey addition above. The garage gains vehicular access from Berry Lane.  Site Location Plans and Notification Plan attached (AT-1 and AT-2).

 

PROPOSAL

 

The proposal is to make amendments to the previously approved development application DA293/09 alterations and additions to existing semi-detached dwelling house. The amendments include the following:-

·     Increase the roof ridge height by between 300mm and 600mm to match the roof line of the adjoining semi detached dwelling.  The external walls remain unchanged.  The building complies with the overall height requirement;

·     Change to rear terrace door and reduction in size of south elevation window to highlight window; and

·     Minor internal changes.

 

PREVIOUS APPROVALS/HISTORY

 

DA293/09 - Alterations and additions to existing semi-detached dwelling – approved 25 January 2010.

 

PROPOSAL DATA/POLICY COMPLIANCE

 

Local Environmental Plan 2009

 

Zoning:           R2 Low Density Residential

 

Site Area:        217m2

 

 

Proposed

Control

Complies?

Height of Buildings

8.8m

9.5m

Yes

 

DCP 2010

 

 

Proposed

Control

Complies?

Maximum Ridge height

8.8m

9.5m

Yes

Basix

Amended certificate provided

Amended certificate required

Yes

 

REFERRALS

 

Given the nature of the Section 96 modification, no new referrals were required.

 

S.96(2) MATTERS FOR CONSIDERATION

 

96(2)(a)  The Development to Which the Consent Relates to is Substantially the Same Development

 

The proposed changes are relatively minor in nature and as such the proposed development is substantially the same as to that which was approved by Council.


 

96(2)(b)  Consultation with Relevant Minister, Public Authority or Approval Body

 

There is no requirement to consult with the Minister, public authority or approval body as a result of the proposed modifications.

 

96(2)(c)  Any Submissions Made

 

The proposal was advertised in accordance with Council’s requirements. One submission was received. The issues raised in the submission have been discussed later in the report.

 

79(C)(a)(i)  The Provisions of Any Environmental Planning Instrument

 

Lane Cove Local Environmental Plan 2009

 

The subject site is zoned R2 Low Density Residential under the provisions of Lane Cove Local Environmental Plan 2009.  The proposal is permitted with development consent of Council.

 

79(C)(a)(ii)  The Provisions of Any Draft Environmental Planning Instrument

 

There are no draft instruments that require consideration.

 

79(C)(a)(iii)  The Provisions of Any Development Control Plan

 

The original development was assessed against Council’s Code for Dwelling Houses.

 

The Section 96 modification has been assessed against Council’s Development Control Plan. The proposed amendments comply with the requirements of the DCP.

 

79(C)(b)  The Likely Impacts of the Development

 

This application seeks to make minor amendments to increase the ridge height of the roof between 300 and 600mm, alter windows and carry out internal amendments. The proposed modification will not result in any significant impacts on the amenity of the adjoining and adjacent development. 

 

79(C)(c)  The Suitability of the Site for Development

 

The proposed modification will not affect the suitability of site for this development.

 

79(C)(d)  Any Submissions Made

 

The proposal was notified in accordance with Council’s policy. One submission was received from the resident of 45 Berry Road. The issues raised in the submission have been addressed below:

 

The resident of 45 Berry Road did not get an opportunity to comment on the original application because it was lodged during the Christmas holiday period.

Comment

The application was notified in accordance with Council’s policy (including an extended period over Christmas). The application was also determined while the neighbour was on holidays.

 

The change in the roof form would increase the height of the roof resulting in more overshadowing.

Comment

The height of the external wall remains unchanged. The roof form increases between 300mm to 600mm at the ridge. This increase in height of the roof ridge is located towards the rear of the building. The increase in height is considered small and any increase in overshadowing would be minor. The proposed development remains within the maximum permissible height limit.   There is no dormer window proposed in this side of the roof form and the proposal complies with the 3 hours of sunlight requirement.

 

Increase in Bulk and Scale.

Comment

The amended proposal complies with the DCP requirements with regard to floor space ratio and height. The height of the external wall remains unchanged. Therefore, it is considered that the increase in bulk of the proposed development would be reasonable. The building will maintain a single storey appearance from the street.

 

The internal changes are unclear.

Comment

The internal changes include change to laundry. The internal changes do not impact upon the bulk of the proposed development and do not raise any concern.

 

The boundary wall of the development at 43A Berry Street is built on 45 Barry Street. The boundary wall was recently built and sponsored by the owners of 45 Berry Road.

Comment

This matter is not subject to the section 96 modification.  The lower floor plan indicates that the southern wall of the proposed garage is wholly within the subject property. Any dispute between a common boundary fence is a matter between the neighbours.

 

No dilapidation report has been carried for out for 45 Berry Road in accordance with condition 18(3) of the consent.

Comment

This matter is not subject to the section 96 modification.  However condition 18 of the original consent requires dilapidation reports if rock-pick machines are to be used. The proposed development is substantially a first floor addition and does not require the use of rock pick machines.

 

Notification drawings do not show boundary lines.

Comment

Boundary lines are clearly indicated on the lower floor plan and the ground floor plan.

 

There is no indication that the intension is to demolish the existing shared boundary wall.

Comment

This matter is not subject to the section 96 modification. The shared boundary wall has been indicated in dotted to indicate that it is proposed for demolition. Any dispute between a common boundary fence is a matter between the neighbours.

 

The survey submitted does not depict the existing side boundary fence.

Comment

This matter is not subject to the section 96 modification.  The side boundary fence is indicated on the lower floor plan and the ground floor plan.

 


79(C)(e)  The Public Interest

 

The proposed modification does not create any additional environmental impacts or in any way adversely affect the adjoining properties.  As such it is considered that the development is in the public interest.

 

CONCLUSION

 

The application has been assessed having regard to the relevant Planning Instruments and Council controls. The proposal is considered to be satisfactory subject to the following conditions. The matters under Section 96 and Section 79C of the EP&A Act have been considered and are considered to be adequate and satisfactory.

 

 

RECOMMENDATION

Pursuant to the provisions of section 96 of the Environmental Planning and Assessment Act, 1979, as amended, the development consent D293/09 granted on 25 January 2010 for alterations and additions to existing semi-detached dwelling house on 43A Berry Road, St Leonards be amended in the following manner:

A          Amend condition number 1 as under:-

1.       (20) That the development be strictly in accordance with drawing number 4, 9A, 10A, 11, 12A, 13A and 14A dated 10 October 2010 by Chris Thompson Building Design except as amended by the following conditions.

 

 

 

 

 

 

Michael Mason

Executive Manager

Environmental Services Division

 

 

ATTACHMENTS:

AT‑1 View

Site Location Plans

2 Pages

 

AT‑2 View

Notification Plan

1 Page

 

 

 


Inspection Committee Meeting 4 December 2010

 

Environmental Services Division Report No. 473

 

 

 

 

 

Reference:    Environmental Services Division Report No. 473

Subject:          16 Greenwich Road, Greenwich    

Record No:    DA10/174-01 - 49637/10

Author(s):       May  Li 

 

 

Property:                     16 Greenwich Road, Greenwich

 

DA No:                         174/2010

 

Date Lodged:              11 August 2010

 

Cost of Work:              $1,024,000.00

 

Owner:                                    Thu Nguyen

 

Applicant:                    Thu Nguyen

c/- Glendenning Minto and Associate

 

 

DESCRIPTION OF PROPOSAL TO APPEAR ON DETERMINATION

Demolition of an existing single storey dwelling house and construction of a boarding house containing 16 single rooms and a caretaker’s accommodation.

 

ZONE

R4 – High Density Residential.

 

IS THE PROPOSAL PERMISSIBLE WITHIN THE ZONE?

Yes

IS THE PROPERTY A HERITAGE ITEM?

No

IS THE PROPERTY WITHIN A CONSERVATION AREA?

No

IS THE PROPERTY ADJACENT TO BUSHLAND?

No

BCA CLASSIFICATION

Class 3, 7a and 10b

STOP THE CLOCK USED

Yes – 83 days

NOTIFICATION

Neighbours:                 13, 15, 17, 16, 18, 20, 22 and 24 Anglo Road , 8, 10, 12 14, 18-20, 17, 19, 21, 23, and 25 Greenwich Road, Greenwich

Ward Councillors:      Councillor Brooks-Horn, Gaffney, Palmer and Tudge

Progress Association   Greenwich Community Association

 

 

REASON FOR REFERRAL

 

The development application has been called by Councillors Palmer and Tudge, although a number of other Councillors have flagged the application due to concerns raised by nearby residents. 

 

 

 

 

EXECUTIVE SUMMARY

 

·     The proposal involves demolition of a dwelling house and construction of a boarding house on the site.

 

·     The proposed use is permissible within the zone in accordance with Lane Cove Local Environmental Plan 2009 (the LEP).

 

·     State Environmental Planning Policy (Affordable Rental Housing) 2009 (the SEPP) outlines the development standards for boarding house developments and the proposal complies fully with the SEPP.

 

·     22 submissions were received during the notification of the development proposal and all submissions raised objections to the proposed development.  The main objection stated the proposed boarding house would not be compatible with the character of the neighbourhood.

 

·     The applicant has submitted amended plans to address a number of the concerns of the submissions including increasing the sizes of the private courtyard and the common kitchen and living areas.

 

·     The proposal has been reviewed by Council’s building surveyor, community service manager, development engineer, environmental service manager or Council’s tree assessment officer and provided draft conditions for Council’s consideration.

 

·     The proposed development must comply with the provisions of the SEPP – (Affordable Housing) 2009.  Council consent to this development cannot be refused on any of the development standards in the SEPP – (Affordable Housing), if the application meets the requirements of the SEPP.

 

·     Approval is recommended.

 

SITE

 

The subject site is located at the eastern side of Greenwich Road between Pacific Highway and River Road, Greenwich.  The site enjoys two street frontages facing Greenwich Road and Anglo Road.  The slope of the site falls from its front boundary at Greenwich Road to its rear boundary at Angola Road by approximately 6.5m.  An existing single storey dwelling house comprising 4 bedrooms is located on the site.  Site Location Plans and Notification Plan attached (AT-1 and AT-2).  Surrounding developments comprises the following developments:

 

To the North and East

 

A mixture of single and two storey dwelling houses are located along the eastern side of Greenwich Road and in Anglo Road.  Immediately to the north of the site at 14 Greenwich is a semi detached dwelling (zoned R4 – High Density Residential zone) and a dwelling house at 17 Anglo Road (zoned R2 – Low Density Residential).

 

To the South

 

A group of town houses are located on 18-20 Greenwich Road, Greenwich located within the R4- High Density zone.

 

 

To the West

 

Residential flat buildings are located along the western side of Greenwich Road within R4 zone. 

 

PROPOSAL

 

The initial proposal involves demolition of the existing dwelling house and construction of a boarding house development comprising 17 boarding rooms with a common kitchen/common living area and a three bedroom caretaker’s dwelling.  The proposed building also contained a double garage for the use of the caretaker.  Each of the boarding rooms contains a private bathroom.  Kitchenettes are proposed for two of the boarding rooms

 

The amended proposal has increased the size of the common kitchen/living area by reducing the number of rooms from 17 to 16.  The size of the courtyard has also been increased to meet the requirements of the SEPP.  Bike parking facility and clothing lines have also been included in the proposed plans. 

 

PREVIOUS APPROVALS/HISTORY

 

There are no previous development consents relevant to this application.

 

PROPOSAL DATA/POLICY COMPLIANCE

 

State Environmental Planning Policy (Affordable Rental Housing) 2009 (the SEPP) states the aims of the policy as the follows:-

“Aims of Policy

The aims of this Policy are as follows:

(a)  to provide a consistent planning regime for the provision of affordable rental housing,

(b)  to facilitate the effective delivery of new affordable rental housing by providing incentives by way of expanded zoning permissibility, floor space ratio bonuses and non-discretionary development standards,

(c)  to facilitate the retention and mitigate the loss of existing affordable rental housing,

(d)  to employ a balanced approach between obligations for retaining and mitigating the loss of existing affordable rental housing, and incentives for the development of new affordable rental housing,

(e)  to facilitate an expanded role for not-for-profit-providers of affordable rental housing,

(f)  to support local business centres by providing affordable rental housing for workers close to places of work,

(g)  to facilitate the development of housing for the homeless and other disadvantaged people who may require support services, including group homes and supportive accommodation.”

 

The SEPP also states the definition of boarding room means a room or suite of rooms within a boarding house occupied or so constructed or adapted as to be capable of being occupied by one or more lodgers.

 

Division 3 – Boarding Houses of the SEPP outlines the development standards for boarding developments.  The compliance is listed in the following table

 

Site Area (598.19m2)

 

 

PROPOSED

LEP/SEPP

COMPLIES

Zoning

R4

R1, R2, R3, R4, B1, B2, and B4

Yes

 

Clause 29 – Standards that Cannot be Used to Refuse Consent

 

The SEPP states that a consent authority must not refuse consent to development to which this Division applies on any of the following grounds if compliance has been achieved.

 

 

LEP/SEPP

Proposed

Complies

Floor Space Ratio             (max)

(0.8+0.5 bonus given by Clause 29(1)(c)(I) of the SEPP) = 1.3:1

 

0.94:1

Yes

Building Height

12m

11.3m

Yes

Landscaped area

The landscape treatment of the front setback area is compatible with the streetscape in which the building is located

The front setback of the proposed development is consistent with the streetscape of Greenwich Road

Yes

Solar Access

Where the development provides for one or more communal living rooms, if at least one of those rooms receives a minimum of 3 hours direct sunlight between 9am and 3pm in mid-winter.

 

The  proposed north facing living room would receive more than 3 hours direct sunlight between 9am and 3pm in mid-winter

Yes

Private open space

One area of at least 20m2 within a minimum of 3m is provided for the use of the lodgers

 

 

One area of at least 8m2 with a minimum dimension of 2.5m is provided adjacent to the accommodation for a boarding house manager

 

A 21.4m2 (4.28m x5m) court yard on the ground level is proposed for the lodgers

 

The caretaker’s accommodation comprises a 17m2 (2.5m x6.8m) balcony

Yes

 

 

 

 

Yes

Parking

Not more than 1 car space per 10 boarding rooms and 1 car space for each employed person

A double garage is proposed for the caretaker’s accommodation

 

Yes

Accommodation size

At lease 12m2 for a single room and 16m2 for any other case

 

Only single rooms are proposed and the minimum room size is 12m2.

 

Yes

Bathroom and kitchen facilities

A boarding house may have private kitchen or bathroom but is not required to have those facilities in any boarding room

A bathroom is proposed for each room and two private kitchens are proposed for two rooms

Yes

 


Clause 30 of the SEPP - Standards for Boarding Houses

 

The SEPP states a consent authority must not consent to development to which this Division applies unless it is satisfied of each of the following:

 

 

SEPP Standards

Proposed

Compliance

(a)  Communal Living room

If a boarding house has 5 or more rooms, at least one communal living room will be provided

The proposed boarding contains 16 rooms.  A communal living room in a size of 20m2 (5.8mx3.6m) is proposed

 

Yes

(b)  Maximum room size

No boarding room will have a gross floor area (excluding any area used for the purposes of private kitchen or bathroom facilities) of more than 25m2

 

The sizes of the proposed rooms are less than 14.3m2

Yes

(c)  Maximum occupancy rate

No boarding room will be occupied by more than 2 adults lodgers

Single rooms are proposed

Yes

Will be confirmed by a condition of development consent

 

(d)  Bathroom and kitchen facilities

Adequate bathroom and kitchen facilities will be available within the boarding house for the use of each lodger

A private bathroom is proposed for each rooms and a common kitchen is proposed

 

Yes

(e)  Boarding house manager

If the boarding house has capacity to accommodate 20 or more lodgers, a boarding room or on site dwelling will be provided for a boarding house manager

 

A caretaker’s accommodation is proposed

Not required

(f)  Parking

If the boarding house is on land within a zone where residential flat buildings area permissible, no new car parking for lodgers will be provided on the site

The site is located within a R4 – High Density Residential zone and no parking for lodgers is proposed

 

A double garage is proposed for the caretaker’s accommodation

 

Yes

(g)  Boarding house on land within commercial zone

If the boarding house is on land zoned primarily for commercial purposed, no part of the ground floor of the boarding house that fronts a street will be used for residential purposes unless another environmental planning instrument permits such a use

 

The proposed boarding house is not on land zoned commercial

N/A

(h) Bicycle and motorcycle parking

At least one parking space will be provided for a bicycle, and one will be provided for motorcycle , for every 5 boarding rooms

Parking area is provided

Yes

 

As stated in the above compliance tables, the proposed development fully complies with all requirements of the SEPP.

 

Building Setbacks

 

The SEPP and Council’s DCP are silent on setback requirements for this type of development.

 

The front setbacks is in line with the established setback of the neighbouring properties to Greenwich Road and is 6.4m.  The setback to Anglo Road is 7.5m.  These setbacks are considered in keeping with the streetscape.

 

The setbacks proposed are 1.5m from both side boundaries.  For comparison purposes, the 1.5m side boundary setbacks are what would equate to those required for a 2 storey dwelling house. The building is part 2 and part 3 storey.  The setback for residential flat buildings exceed this setback requirement and would be 6m from side boundaries.  Such setbacks, could not be achievable on this site, which is 12.2m wide.  The site is not located in a low density residential zone, the site is zoned R4 - High Density residential.

 

REFERRALS

 

Building Surveyor

 

A preliminary assessment of the amended plans has been carried out against the Deemed to Satisfy Provisions (DTS) of the Building Code of Australia (2010) (BCA).

 

The proposed development may be constructed to generally comply with the DTS provisions of the BCA without major design modification.

 

Despite this, it is proposed to protect all opening within 3m from a boundary to be provided with self closing windows with drenches in accordance with Part C3.4 (Acceptable methods of protection) of the BCA.  Drenchers to all windows within 3m of boundary are shown on the amended plans.

 

No objections are raised to the proposed development.

 

Manager Community Services

 

The proposal seeks approval for the demolition of the existing dwelling followed by the construction of a boarding house containing 16 rooms and ancillary facilities together with a caretaker’s garage upon land at 16 Greenwich Road, Greenwich. One room would be suitable for a person with a disability, 2 rooms will have kitchenettes and all will be for use of single people. The application is made pursuant to the provisions of State Environmental Planning Policy (Affordable Rental Housing) 2009.

 

My understanding is that the State Environmental Planning Policy (Affordable Rental Housing) 2009 encourages the development of new affordable rental housing and assists the retention of existing affordable rental housing. This Planning Policy is consistent with Council’s current Social Plan which identifies affordable housing as a key priority social need. In the Social Plan at 9.2 Affordable and Appropriate Housing, Goal X2: Encourage affordable and appropriate housing, particularly for Seniors, People with a Disability and Youth, ID 4 recommends that Council:

 

“Develop an affordable housing policy, with strategies to increase its provision.”

 

Boarding houses are an important place for people to access low-cost affordable housing.  Many boarding houses have disappeared over the years changing the social fabric of the community.  As a general principle, because they offer affordability in areas where rental costs can be high, boarding house stock needs to be retained and/ or added to where possible.

 

I have no objection to the development.  It is consistent with both the State Environmental Planning Policy (Affordable Rental Housing) 2009 and Council’s current Social Plan which recommends the encouragement of affordable housing.

 

Manager Urban Design and Assets

 

The development engineer has provided the following advice:-

 

An exemption from OSD has been granted based on the storage requirement (SSR) for the site using the storage criteria for OSD would be SSR = 329 m2 imp. area x 0.025 m3/m2 = 8.2 m3. A 10,000L rainwater reuse system exceeds this requirement and is a more sustainable option.

 

The new driveway and proposed excavation have been conditioned. New footpath and kerb and gutter along the Greenwich Road and Anglo Road have been conditioned.

 

Where Council is to issue an approval the recommended conditions should be applied to the determination.

 

Manager Open Space

 

The Tree Assessment Officer has provided the following advice:-

 

The proposed development consists of demolition of the existing house and the construction of a boarding house. I have no objections to this proposal from an arboriculture or landscape perspective. There are no trees on the site worthy of retention save the Avocado tree on the Greenwich side of the allotment that is designated for retention.

 

All street trees adjacent to the property must be retained and protected for the duration of the proposed development. The Avocado tree shall also be protected from mechanical damage.

 

Manager Environmental Services

 

The Waste Contract Coordinator has provided the following advice:-

The main concerns from the application related to on-going waste management.  Concerns relating to possible odour and adverse visual impact for the neighbouring properties were considered.

While the proposed bin location is not enclosed the bins are being screened by a retaining wall and with the provision of a caretaker on site the proposed bin location is satisfactory. 

Draft  conditions of consent have been provided (see conditions 66 and 67).

 


Lane Cove LOCAL Environmental Plan 2009 (Section 79c(1)(a))

 

The proposed boarding development is permissible within the R4 – High Density Residential zone. 

 

The proposed development complies with the aims and objectives of the LEP 2009.

 

Other Planning Instruments

 

State Environmental Planning Policy (Affordable Rental Housing) 2009

 

As stated in the compliance table, the propose development complies with the development standards of the SEPP.

 

Lane Cove Development Control Plan

 

The proposed development complies with the stormwater management requirements of the DCP.

 

The development standards of the SEPP override the requirements of residential development of the DCP.

 

Section 94 Contributions

 

The proposed development would increase the population on the site.  There would be 16 boarding rooms and a 3 bedroom caretaker’s accommodation.  Given the existing dwelling house comprising 4 bedrooms, the net increasing of population of the site is calculated as the follows:

 

16 + 2.4 – 3.6 = 14.8 (persons)

 

The current rate of the S94 contribution is $8595.00 per person.  The required amount of the S94 contribution is:

 

$8595.00 x 14.8 = $127,206.00

 

A condition requiring S94 contribution is included in the recommendation (See draft condition 9.)

 

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

 

The development proposal was notified in accordance with Council’s notification policy.  22 submissions were received in response to the notification of the development application.  The issues raised in the submissions can be summarised as follows.

 

The bulk and scale of the proposed building is excessive

Comment

The proposed building height and FSR are below the development standards of the SEPP.  The SEPP encourages boarding house development.  Given that the site is located in a zone which permits residential flat buildings, a bonus of 0.5:1 on the permitted FSR is allowed under the SEPP for the purposes of a boarding development.

 

Overshadowing

Comment

It is agreed that the proposed building would overshadow the adjoining site to the south between 9am and 3pm in mid-winter.  This is also due to the site topography and orientation of the subdivision pattern in Greenwich Road. 

 

The LEP has increased the building height for the site and any redevelopment on the site would increase shadow impact to the adjoining property to the south.

 

Visual impact to adjoining properties

Comment

The proposed building has a two storey appearance from Greenwich Road and a three storey appearance from Angola Road.  There is no significant view loss impact to the adjoining dwelling houses.  The SEPP does not limit the number of storeys, and the building is less than the LEP height requirement of 12m for the zone.

 

Privacy impact to adjoining properties

Comment

It is agreed that the external stairs in the initial proposal would have over looking impacts to the adjoining dwelling houses to the north.  The external stairs have been deleted by amended plans. 

 

Highlight windows are proposed for the common kitchen and living room areas and a 1.8m high privacy screen to the common court yard is also proposed to minimise over looking impact to the adjoining houses to the north.

 

Window panels that are less than 1.5m above floor level on the north and south elevations would be required permanently fixed and obscure glass (condition 3).

 

Inadequate off street car parking provision

Comment

The proposal complies with the parking requirements of the SEPP.  The SEPP advises that no parking for lodgers may be provided.

 

Inadequate landscaping area

Comment

The proposal complies with the landscaping requirements of the SEPP.

 

Incompatible with the area character

Comment

The proposed development is different to the existing dwelling house developments in the neighbourhood.  However, the scale of the proposed development would be smaller than the future residential flat building development in Greenwich Road.  The SEPP encourages affordable housing developments in residential areas.

 

 

CONCLUSION

 

The matters in relation to Section 79C considerations have been satisfied.  The proposed development complies with the development standards of the State Environmental Planning Policy and would provide affordable housing in the Greenwich area. 

 

The various submissions area correct in their observation that this development proposal would be different to existing dwelling types in the area.  The SEPP – (Affordable Housing) 2009 provisions provide developers with particular rights and responsibilities when developing under this SEPP.  If the development proposed fully complies with the provisions of the SEPP, then Council cannot refuse the application on those grounds.  The generous development standards seek to encourage affordable housing opportunities for individuals.

 

The development application is recommended for approval subject to conditions.

 

 

RECOMMENDATION

 

That pursuant to Section 80(1)(a) of the Environmental Planning and Assessment Act, 1979, as amended, the Council grants development consent to Development Application 174/2010 for the demolition of the existing dwelling house and construction of a boarding house on Lot 12, DP 3044 and known as 16 Greenwich Road, Greenwich subject to the following conditions:-

 

General Conditions

 

1.         (20) That the development be strictly in accordance with the following drawings with No. 1038-10-DA01, dated 25-11-10, prepared by Hans Wildman and Associated Building Design Consultants except as amended by the following conditions.

 

-           Site/Site Analysis Plan, Sheet 1, Revision G;

-           Ground and First Floor Plans, Sheet 2, Revision G;

-           Garage and Lower Floor Plans, Sheet 3, Revision G;

-           Elevations, Sheet 4, Revision G;

-           Section A-A, Sheet 5, Revision F, dated 23-11-10.

 

2.         All boarding rooms must be used for single room only and can not be leased for more than one person at the same time and must not be used for back-packer type accommodation.

 

3.         Window panels that are less than 1.5m above floor level on the north and south elevations must be permanently fixed and obscure glass.

 

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

 

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

 

6.         (3) If there is a change of building use the provisions of Clause 78B of the Environmental Planning and Assessment Regulation 1998 must be complied with.

 

7.         (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 and Developing then Building and 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.

 

8.         (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.

 

9.         (14) THE PAYMENT OF A CONTRIBUTION FOR AN ADDITIONAL *PERSONS IN ACCORDANCE WITH COUNCIL'S SECTION 94 CONTRIBUTIONS PLAN.  THIS PAYMENT BEING MADE PRIOR TO THE ISSUE OF A SUBDIVISION CERTIFICATE AND IS TO BE AT THE CURRENT RATE AT TIME OF PAYMENT.  THE AMOUNT IS $127,206.00 AT THE CURRENT RATE OF $8,595.00 PER PERSON.   NOTE:  PAYMENT MUST BE IN BANK CHEQUE.  PERSONAL CHEQUES WILL NOT BE ACCEPTED.

 

THIS CONTRIBUTION IS FOR COMMUNITY FACILITIES, OPEN SPACE/ RECREATION AND ROAD UNDER THE LANE COVE SECTION 94 CONTRIBUTIONS PLAN WHICH IS AVAILABLE FOR INSPECTION AT THE CUSTOMER SERVICE COUNTER, LANE COVE COUNCIL, 48 LONGUEVILLE ROAD, LANE COVE.

 

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

 

11.       (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.

 

12.       (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.

 

13.       (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.

 

14.       (45) A “Fire Safety Schedule” specifying the fire safety measures that are currently implemented in the building premises and the fire safety measures proposed or required to be implemented in the building premises as required by Clause 168 – Environmental Planning and Assessment Regulation 2000 are to be submitted and approved PRIOR TO THE ISSUE OF THE CONSTRUCTION CERTIFICATE.

 

 

15.       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

g)         Stormwater drainage lines prior to backfilling

h)         Completion.

 

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

 

a)         underpinning;

b)         retaining walls;

c)         footings;

d)         reinforced concrete work;

e)         structural steelwork;

f)          upper level floor framing.

 

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

 

18.       Standard Condition (64) A check survey certificate is to be submitted at the completion of:-

 

a)         The establishment of the first floor level;

b)         The roof framing; and

c)         The completion of works.

 

Note:    All levels are to relate to the reduced levels as noted on the approved architectural plans and should be cross-referenced to Australian Height Datum.

 

19.       (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.

 

20.       (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), the principal certifying authority may approve the use of rock pick machines providing that:-

 

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

 

ii)         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.

 

iii)         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.

 

iv)        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.

 

21.       (72) The proposed works must be confined within the boundaries of the site.

 

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

 

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

 

24.       (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.

 

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

 

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

 

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

 

28.       (130)  Compliance with the Waste Management Plan submitted with the development application.

 

29.       (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.

 

30.       (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.

 

31.       (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.

 

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

 

General Engineering Conditions

33.       (A1) 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.

 

34.       (A2) Materials on Roads and Footpaths: Where the applicant requires the use of Council land for placement of building waste, skips or storing materials a “Building waste containers or materials in a public place” application form is to be lodged. Council land is not to be occupied or used for storage until such application is approved. 

 

35.       (A3) Works on Council Property: Separate application shall be made to Council's Urban Services Division for approval to complete, 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.

 

36.       (A4) Permit to Stand Plant: Where the applicant requires the use of construction plant on the public road reservation, an “Application for Standing Plant Permit” shall be made to Council. Applications shall be submitted and approved prior to the start of any related works. Note: allow 2 working days for approval.

 

37.       (A5) 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.

 

38.       (A6) 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. All costs associated with the relocation or removal of services shall be borne by the applicant.

 

39.       (A7) 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’.

 

40.       (A8) Council Drainage Infrastructure: The proposed construction shall not encroach onto any existing Council stormwater line or drainage easement. If a Council stormwater line is located on the property during construction, Council is to be immediately notified. Where necessary the stormwater line is to be relocated to be clear of the proposed building works. All costs associated with the relocation of the stormwater line are to be borne by the applicant.

 

41.       (A9) 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.

 

42.       (V8) Car Parking: All parking and associated facilities are to be designed and constructed in accordance with AS 2890 Series.

 

43.       (D7) Safety fence along the boundary of the property: Before commencement of any works, barrier or temporary fencing is to be provided along the full frontages of the property. This fence is for the safety of pedestrians on the public footpath.

 

44.       (F1) 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.

 

45.       (R2) Rainwater Reuse Tanks: The applicant is to install a rainwater reuse system with a minimum effective capacity of 10,000 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:-

·        Rainwater draining to the reuse tanks 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 and 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.

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

 

Engineering Conditions to be Complied with Prior to Construction Certificate

 

46.       (D3) Drainage Construction: The stormwater drainage on the site is to be constructed generally in accordance with plan numbered GO100429 issue 2 pages C1-C3 prepared by ACOR Apple yard dated 11/2010.

 

Certification by a suitably qualified engineer of the above plans is to be submitted to the Principal Certifying Authority stating that the design fully complies with, AS-3500 and Council's DCP-Stormwater Management. The plans and certification shall be submitted prior to the issue of the Construction Certificate.

 

The Principal Certifying Authority is to satisfy themselves of the adequacy of the certified plans for the purposes of construction. They are to determine what details, if any, are to be added to the construction certificate plans, in order for the issue of the Construction Certificate.

 

47.       (D1) Excavation Greater Than 1m: Where there are structures on adjoining properties including all Council infrastructures, located within 5 meters of the proposed excavation.

 

The applicant shall:-

a)      seek independent advice from a suitably qualified 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

 

The above matters are to be completed and documentation submitted to principal certifying authority prior to the issue of the Construction Certificate.

 

d)      Provide a dilapidation report of the adjoining properties and Council infrastructure. The dilapidation survey must be conducted prior to the issue of the Construction Certificate. 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 suitably qualified engineer.

 

A second dilapidation report, recording structural conditions of all structures originally assessed shall be submitted to the principle certifying authority prior to the issue of the Occupation Certificate.

 

All recommendations of the suitably qualified 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.

 

48.       (V1) Proposed Vehicular Crossing: The proposed vehicular crossing shall be constructed to the specifications and levels issued by Council. A ‘Construction of residential Vehicular Footpath Crossing’ application shall be submitted to Council prior to the issue of the Construction Certificate. All works associated with the construction of the crossing shall be completed prior to the issue of the Occupation Certificate

 

49.       (A10) Boundary Levels: The levels of the street alignment shall be obtained from Council. These levels are to be incorporated into the design of the internal pavements, car parking, landscaping and stormwater drainage plans and shall be obtained prior to the issue of the Construction Certificate. Note: The finished floor level of the proposed garage or carport shall be determined by Council.

 

50.       (K1) Council Construction Requirements: The applicant shall construct / reconstruct the following:-

-     New 1.5m wide concrete footpath along the entire frontage of Greenwich Road and Anglo Road.

-     New Kerb and Gutter along the entire frontage of Greenwich Road and Anglo Road.

-     Re turf all nature strips areas along the entire frontage of Greenwich Road and Anglo Road.

Each item is to be inspected prior to the pouring of any concrete (formwork) and on completion of the construction. An initial site meeting is to be conducted with Council and the contractor prior to the commencement of any of the above works to allow for discussion of Council construction / set out requirements.

An Inspection fee of $480.00 is to be paid prior to the issue of the Construction Certificate. 

51.       (B1) Council infrastructure damage bond: The applicant shall lodge with Council a $5000.00 cash bond or bank guarantee. The bond is to cover the repair of damage to Council's roads, footpaths, kerb and gutter, drainage or other assets as a result of the development. The bond will be released upon issuing of the Occupation Certificate. If Council determines that damage has occurred as a result of the development, the applicant will be required to repair the damage. Repairs are to be carried out within 14 days from the notice. All repairs are to be carried in accordance with Council’s requirements. The full bond will be retained if Council’s requirements are not satisfied. Lodgement of this bond is required prior to the issue of the Construction Certificate.

52.       (C1) Erosion and Sediment Control Plan: 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 Fourth Edition 2004 Volume 1’’ prepared by LANDCOM. The plan is to be submitted to the principal certifying authority to prior to the issue of the Construction Certificate.

Engineering Condition to be Complied with Prior to Commencement of Construction

53.       (C2) Erosion and sediment control: The applicant shall install appropriate sediment control devices prior to the start of any works on the site. The devices are to be installed in accordance with the approved plan satisfying condition ‘(C1) Erosion and sediment control plan’. The devices shall be maintained during the construction period and replaced when necessary.

Engineering Condition to be Complied with Prior to Occupation Certificate

54.       (M2) Certificate of Satisfactory Completion:  Certificates from a registered and licensed Plumber or a suitably qualified Engineer must be obtained for the following matters. The plumber 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.

 

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

Landscaping Conditions

55.       (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.

56.       (302)  The applicant must obtain a Tree Preservation Order Work Authority prior to pruning of any trees; greater than 4 m in height, located on the property or in neighbouring properties including the cutting of any tree roots greater than 40 mm in diameter.

57.       (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.

58.       (308)  Rubbish must be stored 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.

59.       (354)  Footing, trench or excavation that is within 3m of any tree greater than  4m in height; including neighbouring trees, must be carried out using hand held tools only with no tree roots greater than 40mm diameter to be severed or damaged

60.       (317) A 1.8 m high chain mesh fence shall be erected a radial distance of not less than 2.4 m from the trunk of the two Paperbark street trees located at the rear of the allotment and all street trees on the Greenwich Road side must be contained in the same way. The tree protection areas shall not be used for the storage of building materials, machinery, site sheds, or for advertising and soil levels within the tree protection areas shall remain undisturbed.

61.       (317) A 1.8 m high chain mesh fence shall be erected a radial distance of not less than 2.4 m from the trunk of the Avocado tree located at the front of the allotment. The tree protection areas shall not be used for the storage of building materials, machinery, site sheds, or for advertising and soil levels within the tree protection areas shall remain undisturbed

62.       (new) A waterproof sign must be placed on all tree protection zones 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 A4 portrait with NO ENTRY TREE PROTECTION ZONE in capital Arial Font size 100, and the rest of the text in Arial font size 65.

63.       (new) All tree protection measures and signage must be erected PRIOR TO THE ISSUE OF THE CONSTRUCTION CERTIFICATE OR THE COMMENCEMENT OF WORKS, WHICHEVER OCCURS FIRST. This includes demolition or site preparation works, and tree protection measures must remain in place for the duration of the development, including construction of the driveway crossing.

 

 

64.       Bond on Street and Council Trees

(327)  A bond of $10 000 must be paid to Council prior to the issue of Construction Certificate to ensure adequate protection measures are taken during the development to prevent mechanical damage to all street trees adjacent to the allotment.  This bond shall refundable on completion of works and following an inspection and certification of the tree by Council’s Tree Assessment Officer. This certification must be obtained by the Private Certifying Authority prior to issue of the occupation certificate. In the event of damages to the tree, as determined by Council’s Tree Assessment Officer, the cost of replacing the tree including labour will be incurred in addition to forfeiting the bond. The following formula shall be used for retention of all or part of the tree bond:

Breach of any condition - 25% of bond for each offence.

Trunk or root damage of any protected tree - 50% of bond for each offence.

Death or severe decline of any protected tree - 100% of bond and possible legal action by Council.

65.       (new) The proposed Landscape Plan produced by Concept Landscape Architects is to the satisfaction of Council and must be adopted as part of the development approval.

66.       (383)  The Applicant must ensure that all landscaping is completed to a professional standard, free of any hazards or unnecessary maintenance problems and that all plants are consistent with NATSPEC specifications.

67.       Waste Cupboard

An internal waste/recycling cupboard must be provided for each boarding rooms.  Details must be included in the plans for the Construction Certificate application. 

68.       Ongoing Waste Management

a)         Caretaker

A caretaker shall be engaged to undertake the following duties:

·      Maintain and clean garbage area

·      Monitor contamination and sort recycled waste into appropriate recyclables

·      Transport garbage and recycling bins weekly to the street for collection and return bins when emptied, and

b)         Provision of waste services:

(143) Prior to the issue of an Occupation Certificate, the applicant must make written application to Council for the provision of domestic waste services.

 

 

Michael Mason

Executive Manager

Environmental Services Division

 

 

ATTACHMENTS:

AT‑1 View

Amended Site Location Plans

3 Pages

 

AT‑2 View

Notification Plan and Letter

2 Pages