Logo Watermark

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Agenda

Lane Cove Local Planning Panel Meeting

2 April 2019, 5:00pm

 

LC_WebBanner


 

Notice of Meeting

 

Dear Panel Members,

 

Notice is given of the Lane Cove Local Planning Panel Meeting, to be held in the Council Chambers, 48 Longueville Rd, Lane Cove on Tuesday 2 April 2019 commencing at 5:00pm. The business to be transacted at the meeting is included in this business paper.

 

Craig - GMYours faithfully

 

 

 

 

Craig Wrightson

General Manager

 

Lane Cove Local Planning Panel Meeting Procedures

 

The Lane Cove Local Planning Panel (LCLPP) meeting is chaired by The Hon David Lloyd QC. The meetings and other procedures of the Panel will be undertaken in accordance with the Lane Cove Lane Cove Local Planning Panel Charter and any guidelines issued by the General Manager.

The order of business is listed in the Agenda on the next page. That order will be followed unless the Panel resolves to modify the order at the meeting. This may occur for example where the members of the public in attendance are interested in specific items on the agenda.

Members of the public may address the Panel for a maximum of 3 minutes during the public forum which is held at the beginning of the meeting. All persons wishing to address the Panel must register prior to the meeting by contacting Council’s Office Manager – Environmental Services on 9911 3611. Speakers must address the Chair and speakers and Panel Members will not enter into general debate or ask questions during this forum. Where there are a large number of objectors with a common interest, the Panel may, in its absolute discretion, hear a representative of those persons.

Following the conclusion of the public forum the Panel will convene in closed session to conduct deliberations and make decisions. The Panel will announce each decision separately after deliberations on that item have concluded. Furthermore the Panel may close part of a meeting to the public in order to protect commercial information of a confidential nature.

Minutes of LCLPP meetings are published on Council’s website www.lanecove.nsw.gov.au by 5pm on the Friday following the meeting. If you have any enquiries or wish to obtain information in relation to LCLPP, please contact Council’s Office Manager – Environmental Services on 9911 3611.

Please note meetings held in the Council Chambers are Webcast. Webcasting allows the community to view proceedings from a computer without the need to attend the meeting. The webcast will include vision and audio of members of the public that speak during the Public Forum. Please ensure while speaking to the Panel that you are respectful to other people and use appropriate language. Lane Cove Council accepts no liability for any defamatory or offensive remarks made during the course of these meetings.

The audio from these meetings is also recorded for the purposes of verifying the accuracy of the minutes and the recordings are not disclosed to any third party under the Government Information (Public Access) Act 2009, except as allowed under section 18(1) or section 19(1) of the PPIP Act, or where Council is compelled to do so by court order, warrant or subpoena or by any other legislation.

 

 

 


Lane Cove Local Planning Panel 2 April 2019

TABLE OF CONTENTS

 

 

 

DECLARATIONS OF INTEREST

 

APOLOGIES

 

NOTICE OF WEBCASTING OF MEETING

 

public forum

 

Members of the public may address the Panel to make a submission.

 

Lane Cove Local Planning Panel Reports

 

1.       496-520 Pacific Highway, St Leonards............................................................... 3

 

2.       Advertising Panels to 67 Bus Shelters, Lane Cove Local Government Area................................................................................................................................ 3

 

  


 

Lane Cove Local Planning Panel Meeting 2 April 2019

496-520 Pacific Highway, St Leonards

 

 

Subject:          496-520 Pacific Highway, St Leonards    

Record No:    DA15/212-01 - 14124/19

Division:         Environmental Services Division

Author(s):      Henry  Burnett 

 

 

 

Property:

496-520 Pacific Highway, St Leonards

DA No:

DA212/2015

Date Lodged:

22 December 2015

Cost of Work:

No change to original cost of work.

Owner:

New Hope VIMG Pty Ltd

Applicant:                        

New Hope VIMG Pty Ltd

C/O – Urbis Pty Ltd

Proposal

Section 4.55(1A) Modification to a Mixed Use Development

Zone

B4 Mixed Use

Notification

Notified in accordance with Council policy and nil submissions received.   

 

REASON FOR REFERRAL

 

The proposal is referred to the Lane Cove Local Planning Panel as the development is subject to a Planning Agreement.

 

EXECUTIVE SUMMARY

 

The proposal seeks to modify an approved mixed use development. The proposed modifications principally relate to internal layout changes only as described in the report and the outer façade design remains as approved.

 

The proposal has been assessed against the relevant provisions of Section 4.55(1A) of the Environmental Planning and Assessment Act 1979 as detailed in the report and is generally considered satisfactory with the exception of the air-conditioning units.

 

The proposed placement of air-conditioning units on balconies is not considered to meet the Apartment Design Guide and Lane Cove Development Control Plan 2010 in relation to urban design, energy efficiency and the layout and functionality of private open space areas.

 

The proposal was notified in accordance with Council policy and nil submissions were received.

 

The Section 4.55 Modification Application is reported to the Lane Cove Local Planning Panel with a recommendation for approval with the exception of the air-conditioning condenser modification.

 

SITE

 

The site is known as 496-520 Pacific Highway, St Leonards and is an amalgamation of three adjoining allotments legally known as Lot 1 DP 1179636, SP82937 and Lot 1 DP 1203289. The site has a total area of 3,752m2. The site is on the southern side of the Pacific Highway and is bounded within Friedlander Place to the east, Christie Street to the west and Nicholson Street to the south. The site is adjoined by a mixture of high rise commercial and residential development. The existing site structures have been demolished and excavation, piling and shoring construction has commenced.  Site Plan and Notification Plan attached (AT1 and AT2).

 

Figure 1: The Site (Shaded Red)

(Source: Nearmap / Photograph Date: March 2019)

 

PREVIOUS APPROVALS/HISTORY

 

Date

Description

04/01/2018

Deferred Commencement Development Consent granted to DA212/2015 for construction of mixed-use building comprising non-residential podium, 429 apartments and associated car parking and upgrade works to Friedlander Place, by the Sydney North Planning Panel. The deferred commencement matter pertained to the approval of Sydney Trains on a number of construction matters.

 

07/09/2018

The operative consent for DA212/2015 was issued.

 

26/10/2018

Section 4.55 Modification Application to modify the construction hours (condition 17) approved by Council on 26 October 2018.

 

 

PROPOSED MODIFICATION

 

The proposed modification application relates to internal layout changes as clouded in red on the submitted plans and does not alter the approved façade curved edge design. It is noted that condition 144 of the original consent requires façade modifications to where the northern and eastern facades meet to provide for a continuation of the curved façade. The applicant has stated that these will be sought under separate application.

 

The proposal was amended during the assessment of the modification application to reinstate an adaptable unit and associated accessible parking space resulting in no change being made to the originally approved number of adaptable units and associated accessible parking space provision.

 

A summary of the modifications proposed (as amended) is provided in the following table:

 

Level

 

Proposed Modification

Basement Levels (Basement 06 – Basement 01)

 

Basement 06 – Basement 03

 

Modification to parking layout including relocation of accessible space bays, motorcycle bays and a minor reconfiguration of the north-eastern residential storage cages;

 

Basement 02

 

Modification to parking layout including relocation of accessible space bays and motorcycle bays with Basement 02, relocation of commercial bicycle bays to Nicholson Street level and relocation of accessible residential visitor bays to Basement 01.

 

Basement 01

 

Deletion of basement cut-out protecting adjoining trees as they have been subsequently approved for removal, relocation of golf-room from Level 1 to Basement 01 and associated storage layout amendments, provision of air-lock and worm-farm, relocation of commercial bicycle bays to Lower Ground Level, reconfiguration of retail and commercial waste room and provision of air-lock to lift corridor.

 

Basement Parking and Retail Levels (Nicholson Street – Lower Ground)

 

Nicholson Street

Modification to parking layout, amended retail entry doors, provision of vertical transport in tenancy N1, and reconfiguration of accessible toilet and service areas.

 

Lower Ground

 

Vertical transport from N1 in to Retail Tenancy LG, reconfigured retail lobby, reconfiguration of retail and commercial bicycle spaces, minor internal access changes.

 

Retail and Residential Lobby/Facilities Levels (Ground – Level 01)

 

Ground Floor

Reconfiguration of retail lobby in north-western corner and provision of vertical transport (escalator) to lower ground retail tenancy, relocation of stair in Retail Tenancy G1, provision of sauna in pool area and provision of sliding doors to various entrances.

 

Level 01

Deletion of golf room and associated increase in Retail Tenancy G1 floor area, new lift/stair configuration for Retail Tenancy G1, inclusion of music room within kids play area and amended residential corridor design.

 

Commercial Levels (Level 02-03)

 

Level 02-03

 

Additional balcony access points and Level 02 and relocated riser space on Level 02 and 03.

 

 

Commercial and Residential Apartment Levels (Level 04-07)

 

Level 04-07

Commercial: Amenities to comply with NCC, void adjacent to south-eastern commercial lift lobby and relocated riser space.

Residential: Air-conditioning condensers to balconies, reconfiguration and enlargement of Unit Type 5 (reduction in balcony by 5-6m2 to minimum 35m2), reconfiguration and enlargement of Unit Type 6 (no change to balcony area).

 

Residential Apartment Levels (Levels 08-43)

 

Level 08-21

All Units: Air-conditioning condensers to balconies

Unit Type 5: enlargement and reduction in balcony area by 5-6m2 to minimum 33m2.

Unit Type 7: reconfiguration and enlargement through relocation of riser space (no change to balcony area).

Unit Type 8: reconfiguration and enlargement (no change to balcony area).

Unit Type 9 (Level 08-09 only): 2 x 2 bedroom adaptable units no longer adaptable – provided elsewhere at U0812 and a 12th 3-bedroom unit is to be identified on the CC plans as adaptable (Refer condition 1).

 

Level 22-29

All Units: Air-conditioning condensers to balconies

Unit Type 20: enlargement and reduction in balcony area by 5-6m2 to minimum 31m2.

Unit Type 21: reconfiguration and enlargement through relocation of riser space (no change to balcony area).

Unit Type 8: reconfiguration with no change to internal floor area or balcony area.

 

Level 30-35

All Units: Air-conditioning condensers to balconies

Unit Type 21: reconfiguration and enlargement through relocation of riser space (no change to balcony area).

Unit Type 8: reconfiguration with no change to internal floor area or balcony area.

 

Level 36

All Units: Air-conditioning condensers to balconies

Unit 3601: Reduction in internal area of 3 bedroom unit from 148m2 to 120m2 (no change to balcony area).

Unit 3602: 2 bedroom unit to 3 bedroom unit (area taken from Unit 3601).

Unit Type 29: entrance relocated, internal enlargement and reconfiguration due to riser space relocation and part balcony designated non-trafficable.

 

Level 37

All Units: Air-conditioning condensers to balconies

Unit Type 29: entrance relocated, internal enlargement and reconfiguration due to riser space relocation.

Unit 3707: 3 bedroom to 2 bedroom unit, decrease in internal area from 132m2 to 103m2 and decrease in balcony area to 19m2.

Unit 3706: 2 bedroom to 3 bedroom unit, increase in internal area from 92m2 to 116m2 and increase in balcony area to 27m2

 

Level 38-41

All Units: Air-conditioning condensers to balconies

Unit Type 29 entrance relocated, internal enlargement and reconfiguration due to riser space relocation.

Unit 3901 (Level 39 only): Internal reconfiguration to relocate bedroom.

Unit 4104 (Level 41 only): minor internal reconfiguration.

 

Level 42-43

All Units: Air-conditioning condensers to balconies

Unit4206: Additional storage (lower level) and reconfigured bedroom (upper level).

 

Roof Level (Roof Level)

 

Roof Level

 

Amended photovoltaic solar panel layout.

 

A comparison between the approved development and the proposed modification is provided in the following table:

 

Component

 

Approved

Proposed

Change

Supported

GFA

Res. Amenities: 1,604m2

Residential: 39,907m2

Non-Residential: 6,357m2

 

Total: 47,868m2

 

Res. Amenities: 1,607m2

Residential: 40,024m2

Non-Residential: 6,364m2

 

Total: 47,995m2

Res. Amenities: +3m2

Residential: +117m2

Non-Residential: +7m2

 

Total: +127m2

Yes

FSR

Residential: 11.064:1

Non-Residential: 1.694:1

 

Total: 12.758:1

 

Residential: 11.096:1

Non-Residential: 1.696:1

 

Total: 12.792:1

Residential: +0.032:1

Non-Residential:+ 0.002:1

 

 

Total: +0.034:1

Yes

Building Height (Max)

RL227.4

RL227.4

No change.

Yes

Apartment Mix

Studio: 44

1 bedroom: 108

2 bedroom: 221

3 bedroom: 53

4 bedroom: 2

5 bedroom: 1

 

Total: 429 apartments

 

Studio: 44

1 bedroom: 108

2 bedroom: 220

3 bedroom: 54

4 bedroom: 2

5 bedroom: 1

 

Total: 429 apartments

 

Studio: No change.

1 bedroom: No change.

2 bedroom: -1

3 bedroom: +1

4 bedroom: No change.

5 bedroom: No change.

 

Total: No change.

 

Yes

Adaptable Apartments

1 bedroom: 20

2 bedroom: 55

3 bedroom: 11

 

Total: 86 apartments

1 bedroom: 21

2 bedroom: 53

3 bedroom: 12

 

Total: 86 apartments

 

1 bedroom: + 1

2 bedroom: -2

3 bedroom: +1

 

Total: No change.

Yes

Parking

Residential Disabled: 86

Residential: 283

Residential Visitor: 41

Res. Visitor Disabled: 2

 

Total Residential: 412

 

Total Non-Residential: 80

 

Total: 492

 

Residential Disabled: 86

Residential: 283

Residential Visitor: 39

Res. Visitor Disabled: 4

 

Total Residential: 412

 

Total Non-Residential: 80

 

Total: 492

Residential Disabled: Nil

Residential: Nil

Residential Visitor: -2

Res. Visitor Disabled: +2

 

-

 

-

 

 

Total: No change.

Yes

 

SECTION 4.55(1A) ASSESSMENT

 

1.         Compliance with Section 4.55(1A) of the EP&A Act, 1979

 

In accordance with Section 4.55(1A) Modifications involving minimal environmental impact, the consent authority may consider a modification of development consent provided:

 

(a)  the proposed modification is of minor environmental impact;

 

The proposed modification is of no greater environmental impact. The design maintains the approved building envelope and does not reduce the extent of landscaping. The tree removal on the adjoining allotment is subject to separate approval. The proposed modification to alter the basement alignment is itself not resultant in the trees being removed. In any event, it would be considered a minor environmental impact.

 

(b)  the proposal is substantially the same development;

 

The proposal is substantially the same development being primarily the result of design refinement with only a minor increase in GFA in the context of the overall development, no alteration to the maximum building height, no change to the approved uses, no change to the outer façade design, no change to the total number of apartments, and a minor change to the apartment mix.

 

(c)  has been notified in accordance with the regulations and a development control plan;

 

The proposed modification was notified to surrounding residents in accordance with Council’s notification policy.

 

(d)  Council has considered any submissions regarding the proposed modification;

 

In response to the notification of the proposed modification nil submissions were received.

 

2.         Compliance with Section 4.55(3) of the EP&A Act, 1979

 

Section 4.55(3) requires Council to consider relevant matters referred to in Section 4.15(1) and any reasons given by the consent authority for the granting of the original consent.

 

Section 4.15(1) Matters for Consideration

 

(a)        The provisions of

 

(i)         Any environmental planning instrument

 

 SEPP 65

 

            The apartments proposed to be modification have been assessed with respect to SEPP 65 and the Apartment Design Guide. The internal and balcony areas of the modified apartments comply with or exceed the ADG minimums.

 

The following departures from the ADG are noted in the proposed modified design:

 

·     Apartment Type in south-eastern corner from Level 8-35 (27 apartments): Minimum dimension reduced in one bedroom to 2.979m where ADG requires 3m;

 

The departure is considered minor being 0.021m or 2.1cm, and the bedroom would be reasonable with an area of approximately 12m2.

 

            See below for further discussion on air-conditioning condensers.

 

            LCLEP 2009

 

The proposed modification has been assessed against the relevant provisions of LCLEP 2009:

 

Consideration

 

Control

Proposal

Compliance

Clause 4.4 – Floor Space Ratio

17:1 and 12:1

Total

15.03:1

Increase by 0.034:1 from 12.758:1 to 12.792:1

 

Yes

Clause 6.6(4) – Non-residential Floor Space Ratio

 

1.5:1

Increase by 0.002:1 from 1.694:1 to 1.696:1

Yes

 

 

(ii)        Any proposed instrument

 

N/A

 

(iii)       Any development control plan

 

The proposal retains compliance with LCDCP 2010 and is primarily design refinement detail for the purposes of Construction Certificate compliance or future tenants.

 

See below for further discussion on air-conditioning condensers.

 

(b)       The likely impacts of the development, including environmental impacts on both the natural and built environments, and social and economic impacts in the locality.

 

The likely impact of the development is unchanged for changes other than the proposal to locate air conditioner condensers on balconies.

 

(c)        The suitability of the site for the development

 

The proposed modification is considered minor and does not alter the suitably of the site for the development as previously assessed for changes other than the proposal to locate air conditioner condensers on balconies.

 

(d)       Any submissions made in accordance with this Act or the Regulations

 

In response to the notification of the proposed modification, nil submissions were received.

 

(e)        The public interest

 

The proposed modification, with the exception of the air-conditioning condensers, raises no public interest issues and provides reasonable design refinement with no adverse impacts.

 

AIR-CONDITIONING CONDENSERS

 

The proposal seeks to provide air-conditioning condensers for each unit on the balcony. The air-conditioning condensers on the balconies are not considered satisfactory on the following grounds:

 

·     The scale of the development being a building of 43 storeys and 429 units requires design excellence in accordance with Objective 2 of the Friedlander Precinct Block 3 controls contained within Lane Cove Development Control Plan 2010 Part D – Commercial Development and Mixed Use Localities;

 

·     The provision of a common plant for cooling and heating of apartments would enable greater energy efficiency potential as promoted by objective 2 above and Section 4U of the Apartment Design Guide;

 

·     Part B6 of Lane Cove Development Control Plan 2010 encourages minimising use of mechanical ventilation and promotion of energy efficiency to reduce fossil fuel usage;

 

·     The placement of condensers on balconies would reduce the functional areas of the balconies and is contrary to the design guidance contained with Section 4E of the ADG which states air-conditioning units should be located on roofs, in basements, or fully integrated into the building design; and

 

·     The Mirvac, JQZ and Loftex developments of a similar scale within the locality have provided a consolidated cooling and heating solution resulting in a superior urban/apartment design, long term and energy efficiency outcomes for future residents and body corporate.

 

The original design scheme included a centralised condenser plant on the roof and it is considered that this feature of the development should be retained for reasons outlined above.  It is considered that to allow a fundamental change to the energy use and climate control system for this building would unreasonably transfer and increase operation costs to the Body Corporate and residents.

 

 

 

REFERRALS

 

Traffic and Transport

 

No objections or further conditions required.

 

Environmental Health

 

No objections or further conditions required.

 

Tree Preservation

 

Council’s Tree Assessment Officer has confirmed the adjoining trees are approved for removal and that no objections are raised to the modification application.

 

CONCLUSION

 

The matters in relation to Section 4.55(1A) of the Environmental Planning and Assessment Act 1979 have been considered.

 

The proposed modifications have been assessed against the relevant environmental planning instruments and development control plans and are considered satisfactory except for proposed changes to the air-conditioning system.

 

The modification from a centralised air-conditioning system to individual condenser units on balconies is not considered a suitable outcome in relation to urban design, energy efficiency or balcony functionality and amenity.

 

The Section 4.55(1A) Modification Application is therefore considered satisfactory with the exception of the modification to the air-conditioning units.

 

 

RECOMMENDATION

 

PART A

 

That pursuant to section 4.55(1A) of the Environmental Planning and Assessment Act 1979, the Lane Cove Local Planning Panel at its meeting of 2 April 2019 exercising the functions of the Council as the consent authority grant consent to the Section 4.55 Modification Application to Development Application No. 212/2015, as amended by Part B of this determination, on land known as 496-520 Pacific Highway, subject to the following:

 

i.          The replacement of Condition 1 as follows:

 

1.         The development be strictly in accordance with the following drawings:

 

Drawing Number

Title

Date and Revision

Prepared By

A.DA001

External View

01.11.2018 Rev B

Warren & Mahoney

A.DA004

Development Summary

07.02.2019 Rev C

Warren & Mahoney

A.DA012

Basement 6

01.11.2018 Rev B

Warren & Mahoney

A.DA013

Basement 5

07.02.2019 Rev C

Warren & Mahoney

A.DA014

Basement 4

01.11.2018 Rev B

Warren & Mahoney

A.DA015

Basement 3

01.11.2018 Rev B

Warren & Mahoney

A.DA016

Basement 2

01.11.2018 Rev B

Warren & Mahoney

A.DA017

Basement 1

01.11.2018 Rev B

Warren & Mahoney

A.DA018

Nicholson Street

01.11.2018 Rev B

Warren & Mahoney

A.DA019

Lower Ground

01.11.2018 Rev B

Warren & Mahoney

A.DA020

Ground Level

01.11.2018 Rev B

Warren & Mahoney

A.DA022

Basement 6

01.11.2018 Rev B

Warren & Mahoney

A.DA023

Basement 5

07.02.2019 Rev C

Warren & Mahoney

A.DA024

Basement 4

01.11.2018 Rev B

Warren & Mahoney

A.DA025

Basement 3

01.11.2018 Rev B

Warren & Mahoney

A.DA026

Basement 2

01.11.2018 Rev B

Warren & Mahoney

A.DA027

Basement 1

01.11.2018 Rev B

Warren & Mahoney

A.DA028

Nicholson Street

01.11.2018 Rev B

Warren & Mahoney

A.DA029

Lower Ground

01.11.2018 Rev B

Warren & Mahoney

A.DA030

Ground Level

01.11.2018 Rev B

Warren & Mahoney

A.DA101

Level 1

01.11.2018 Rev B

Warren & Mahoney

A.DA102

Level 2

01.11.2018 Rev B

Warren & Mahoney

A.DA103

Level 3

01.11.2018 Rev B

Warren & Mahoney

A.DA104

Level 4

01.11.2018 Rev B

Warren & Mahoney

A.DA105

Level 5

01.11.2018 Rev B

Warren & Mahoney

A.DA106

Level 6

01.11.2018 Rev B

Warren & Mahoney

A.DA107

Level 7

01.11.2018 Rev B

Warren & Mahoney

A.DA108

Level 8

07.02.2019 Rev C

Warren & Mahoney

A.DA109

Level 9

01.11.2018 Rev B

Warren & Mahoney

A.DA110

Level 10

01.11.2018 Rev B

Warren & Mahoney

A.DA111

Level 11

01.11.2018 Rev B

Warren & Mahoney

A.DA112

Level 12

01.11.2018 Rev B

Warren & Mahoney

A.DA113

Level 13

01.11.2018 Rev B

Warren & Mahoney

A.DA114

Level 14

01.11.2018 Rev B

Warren & Mahoney

A.DA115

Level 15

01.11.2018 Rev B

Warren & Mahoney

A.DA116

Level 16

01.11.2018 Rev B

Warren & Mahoney

A.DA117

Level 17

01.11.2018 Rev B

Warren & Mahoney

A.DA118

Level 18

01.11.2018 Rev B

Warren & Mahoney

A.DA119

Level 19

01.11.2018 Rev B

Warren & Mahoney

A.DA120

Level 20

01.11.2018 Rev B

Warren & Mahoney

A.DA121

Level 21

01.11.2018 Rev B

Warren & Mahoney

A.DA122

Level 22

01.11.2018 Rev B

Warren & Mahoney

A.DA123

Level 23

01.11.2018 Rev B

Warren & Mahoney

A.DA124

Level 24

01.11.2018 Rev B

Warren & Mahoney

A.DA125

Level 25

01.11.2018 Rev B

Warren & Mahoney

A.DA126

Level 26

01.11.2018 Rev B

Warren & Mahoney

A.DA127

Level 27

01.11.2018 Rev B

Warren & Mahoney

A.DA128

Level 28

01.11.2018 Rev B

Warren & Mahoney

A.DA129

Level 29

01.11.2018 Rev B

Warren & Mahoney

A.DA130

Level 30

01.11.2018 Rev B

Warren & Mahoney

A.DA131

Level 31

01.11.2018 Rev B

Warren & Mahoney

A.DA132

Level 32

01.11.2018 Rev B

Warren & Mahoney

A.DA133

Level 33

01.11.2018 Rev B

Warren & Mahoney

A.DA134

Level 34

01.11.2018 Rev B

Warren & Mahoney

A.DA135

Level 35

01.11.2018 Rev B

Warren & Mahoney

A.DA136

Level 36

01.11.2018 Rev B

Warren & Mahoney

A.DA137

Level 37

01.11.2018 Rev B

Warren & Mahoney

A.DA138

Level 38

01.11.2018 Rev B

Warren & Mahoney

A.DA139

Level 39

01.11.2018 Rev B

Warren & Mahoney

A.DA140

Level 40

01.11.2018 Rev B

Warren & Mahoney

A.DA141

Level 41

01.11.2018 Rev B

Warren & Mahoney

A.DA142

Level 42

01.11.2018 Rev B

Warren & Mahoney

A.DA143

Level 43

01.11.2018 Rev B

Warren & Mahoney

A.DA144

Roof plan

01.11.2018 Rev B

Warren & Mahoney

A.DA201

Pre & post Adaptable Layout

01.11.2018 Rev B

Warren & Mahoney

A.DA202

Pre & post Adaptable Layout

01.11.2018 Rev B

Warren & Mahoney

A.DA203

Pre & post Adaptable Layout

01.11.2018 Rev B

Warren & Mahoney

A.DA204

Pre & post Adaptable Layout

01.11.2018 Rev B

Warren & Mahoney

A.DA205

Pre & post Adaptable Layout

01.11.2018 Rev B

Warren & Mahoney

A.DA206

Pre & post Adaptable Layout

01.11.2018 Rev B

Warren & Mahoney

A.DA207

Pre & post Adaptable Layout

01.11.2018 Rev B

Warren & Mahoney

A.DA301

North & East Elevation

01.11.2018 Rev B

Warren & Mahoney

A.DA302

South & West Elevation

01.11.2018 Rev B

Warren & Mahoney

A.DA303

North Roof & Podium Elevation

01.11.2018 Rev B

Warren & Mahoney

A.DA304

South Roof & Podium Elevation

01.11.2018 Rev B

Warren & Mahoney

A.DA305

East Roof & Podium Elevation

01.11.2018 Rev B

Warren & Mahoney

A.DA306

West Roof & Podium Elevation

01.11.2018 Rev B

Warren & Mahoney

A.DA401

External Finishes

01.11.2018 Rev B

Warren & Mahoney

A.DA402

Roof Feature

01.11.2018 Rev B

Warren & Mahoney

A.DA403

Roof Feature

01.11.2018 Rev B

Warren & Mahoney

A.DA404

Balustrade Design

01.11.2018 Rev B

Warren & Mahoney

A.DA405

Signage Zones

01.11.2018 Rev B

Warren & Mahoney

A.DA406

Signage Zones

01.11.2018 Rev B

Warren & Mahoney

A.DA407

Feature Stair

01.11.2018 Rev B

Warren & Mahoney

A.DA408

Sky Garden

01.11.2018 Rev B

Warren & Mahoney

A.DA501

Building Sections

01.11.2018 Rev B

Warren & Mahoney

A.DA502

Ramp Section

01.11.2018 Rev B

Warren & Mahoney

A.DA503

Podium Retail Sections

01.11.2018 Rev B

Warren & Mahoney

A.DA504

Commercial Level Section

01.11.2018 Rev B

Warren & Mahoney

105

Landscape Masterplan

October 2017, Issue O

Arcadia Landscape Architecture

106

Detail Plan – plaza

October 2017, Issue O

Arcadia Landscape Architecture

107

Detail Plan – terrace

October 2017, Issue O

Arcadia Landscape Architecture

108

Landscape Sections – Sections A & B

October 2017, Issue O

Arcadia Landscape Architecture

109

Landscape Sections – Sections C & D

October 2017, Issue O

Arcadia Landscape Architecture

110

Landscape Sections – Sections E & F

October 2017, Issue O

Arcadia Landscape Architecture

111

Public Domain Furniture

October 2017, Issue O

Arcadia Landscape Architecture

112

Planting Palette

October 2017, Issue O

Arcadia Landscape Architecture

113

Materials Palette & Schedule

October 2017, Issue O

Arcadia Landscape Architecture

201

Landscape Masterplan – Ground

October 2017, Issue O

Arcadia Landscape Architecture

202

Landscape Plan – Nicholson Lane

October 2017, Issue O

Arcadia Landscape Architecture

203

Landscape Plan – Ground

 

October 2017, Issue O

Arcadia Landscape Architecture

204

Landscape Plan – Ground

October 2017, Issue O

Arcadia Landscape Architecture

205

Landscape Plan – Ground

October 2017, Issue O

Arcadia Landscape Architecture

206

Landscape Plan – Level 2

October 2017, Issue O

Arcadia Landscape Architecture

207

Landscape Plan – Level 3

October 2017, Issue O

Arcadia Landscape Architecture

208

Landscape Plan – Level 4

October 2017, Issue O

Arcadia Landscape Architecture

210

Landscape Details – Paving

October 2017, Issue O

Arcadia Landscape Architecture

211

Landscape Details – Walls & Steps

October 2017, Issue O

Arcadia Landscape Architecture

212

Landscape Details –Planting

October 2017, Issue O

Arcadia Landscape Architecture

213

Landscape Specification

October 2017, Issue O

Arcadia Landscape Architecture

 

 

            except as amended by the following:

 

(i)      The air-conditioning condensers on balconies are refused in accordance with Part B of the determination and are to be deleted from the plans prior to the issue of the relevant Construction Certificate;

(ii)      A 12th 3-bedroom adaptable unit is to be identified/provided in accordance with the ‘Development Summary’ prior to the issue of the relevant Construction Certificate; and

 

            except as amended by the following conditions.

 

PART B

 

That pursuant to section 4.55(1A) of the Environmental Planning and Assessment Act 1979, the Lane Cove Local Planning Panel at its meeting of 2 April 2019 exercising the functions of the Council as the consent authority refuse the air-conditioning condenser modification component of the Section 4.55 Modification Application to Development Application No. 212/2015, on land known as 496-520 Pacific Highway, on the following grounds:

 

Urban Design

 

1.       The location of the air-conditioning condensers on balconies does not promote design excellence warranted by the scale of the development.

         

          Particulars

          Objective 2 of Lane Cove Development Control Plan 2010 Part D – Commercial Development and Mixed Use Localities – Friedlander Precinct states the following:

 

2. To provide design excellence and iconic new development to mark the entry to St Leonards.

 

Energy Efficiency

 

2.       The provision of a common plant for cooling and heating of apartments would enable greater energy efficiency potential;

         

          Particulars

          Design Guidance within Objective 4U-2 of the Apartment Design Guide states the following:

 

Provision of consolidated heating and cooling infrastructure should be located in a centralised location (e.g. the basement).

 

3.       The provision of individual air-conditioning condensers to 429 residential apartments does not minimise the use of mechanical ventilation and promorition of energy efficiency to reduce fossil fuel usage;

         

          Particulars

          Part B6.3 of Lane Cove Development Control Plan 2010 states the following:

 

Minimise fossil fuel use and greenhouse gas emissions through the promotion of energy efficiency in the design of building envelopes and internal layouts, construction and use of buildings; and

 

Minimise the use of mechanical ventilation particularly air conditioning and maximize the opportunities for natural ventilation including cross ventilation for residential uses.

 

4.       It is considered that to allow a fundamental change to the energy use and climate control system for this building would unreasonably transfer and increase operation costs to the Body Corporate and residents; and

Usability of Private Open Space

 

5.       The placement of condensers on balconies would reduce the functional areas of the balconies and are not integrated in to the building design.

 

            Particulars

            Design Guidance within Objective 4E-3 of the Apartment Design Guide states the following:

 

            Air-conditioning units should be located on roofs, in basements, or fully integrated into the             building design.

 

 

 

 

 

Michael Mason

Executive Manager

Environmental Services Division

 

 

ATTACHMENTS:

AT‑1View

Site Location Plans

2 Pages

 

AT‑2View

Neighbour Notification Plan

2 Pages

 

 

 


ATTACHMENT 1

Site Location Plans

 

PDF Creator


 

PDF Creator


ATTACHMENT 2

Neighbour Notification Plan

 

PDF Creator


 

PDF Creator


 

Lane Cove Local Planning Panel Meeting 2 April 2019

Advertising Panels to 67 Bus Shelters, Lane Cove Local Government Area

 

 

Subject:          Advertising Panels to 67 Bus Shelters, Lane Cove Local Government Area    

Record No:    DA19/22-01 - 12377/19

Division:         Environmental Services Division

Author(s):      Greg Samardzic 

 

 

Property:

67 locations within the Lane Cove Council Local Government Area (LGA) – see below

DA No:

DA 22/2019

Date Lodged:

15 February 2019

Cost of Work:

$193,161.00

Owner:

Lane Cove Council and the Roads and Maritime Services (RMS)

Applicant:                        

Elton Consulting

 

Description of the proposal to appear on determination

Installation of advertising panels to bus shelters at 67 locations within the Lane Cove Local Government Area

Zone

R2 Low Density Residential, R3 Medium Density Residential, R4 High Density Residential, SP2 Infrastructure, E2 Environmental Conservation and RE1 Public Recreation zones

Is the proposal permissible within the zones

Yes and 21 of the 67 locations are subject to ‘existing use rights’ provisions

Is the property a heritage item

Yes - one location and satisfactory impacts

Is the property within a conservation area

Yes - one location and satisfactory impacts

Is the property adjacent to bushland

Relevant bushfire provisions are not relevant

BCA Classification

Class 10b

Stop the Clock used

No

Notification

Advertised in accordance with Council’s policy and no

submissions have been received      

 

REASON FOR REFERRAL

 

The subject Development Application is referred to the Lane Cove Local Planning Panel as a high number of the locations of the proposed advertising panels are on Council land.

 

EXECUTIVE SUMMARY

 

The Development Application is for the installation of advertising panels to existing and new bus shelters across 67 locations within the Lane Cove Council LGA. The proposal involves the replacement of 58 existing panels and nine panels would be installed at new locations.

 

The Development Application has been assessed against the relevant provisions of Environmental Planning and Assessment Act 1979, Environmental Planning and Assessment Regulations 2000, State Environmental Planning Policy No. 64 – Advertising and Signage, State Environmental Planning Policy No. 19- Bushland in Urban Areas, State Environmental Planning Policy No. 55 – Remediation of Land, Sydney Regional Environmental Plan (Sydney Harbour Catchment) 2005 Lane Cove Local Environmental Plan 2009 and Lane Cove Development Control Plan and is compliant with the exception that illumination of signs within residential areas are not permit

The variation is satisfactory as the proposed advertising panels would not adversely impact on surrounding residential developments and it is recommended that a condition of consent be imposed to ensure the proper management of the panels would occur.

 

The existing advertising panels to be replaced have been in operation for a number of years and in accordance with a long-standing contractual agreement between Adshel and Council. The new sign panels are ancillary components to be installed onto bus shelters along busy thoroughfares that experience medium to high level of pedestrian, cyclist and vehicular traffic.

 

The proposal was advertised in accordance with Council policy and no submission have been received.

 

The proposal would provide for a comprehensive, consistent and rationalised rollout in modernising Lane Cove’s bus shelter furniture scheme including improved services and benefits residents and transport users of Lane Cove. 

 

The Development Application is recommended for approval by the Lane Cove Local Planning Panel subject to draft conditions.

 

SITE

 

Properties

There are 67 separate locations within the Lane Cove LGA (see figure below and Attachments AT-1 & AT-2 for details on each site):

 

Scale:

 

N/O: North Off.      N/S: North Side.       OPP: Opposite.

W/O: West Off.      W/S: West Side.       O/S: Other Side.

E/O: East Off.        E/S: East Side.

S/O: South Off.      S/S: South Side

 

·          Burns Bay Road W/O Rosenthal Avenue N/S, Lane Cove;

·          Burns Bay Road OPP Gentle Street, Lane Cove;

·          Burns Bay Road O/S NO 299/W, Lane Cove;

·          Burns Bay Road N/O Penrose Street W/S, Lane Cove;

·          Burns Bay Road N/O Penrose Street E/S, Lane Cove;

·          Burns Bay Road OPP View Street, Linley Point;

·          Burns Bay Road W/O Gentle Street N/S, Lane Cove;

·          Burns Bay Road E/O Centennial Avenue S/S, Lane Cove;

·          Burns Bay Road W/O Ross Smith Parade S/S, Lane Cove;

·          Burns Bay Road W/O Waterview Drive W/S, Linley Point;

·          Burns Bay Road N/O Waterview Drive E/S, Linley Point;

·          Burns Bay Road OPP Bridge Street, Lane Cove;

·          Burns Bay Road S/O Figtree Street W/S, Lane Cove;

·          Burns Bay Road S/O Graham Street W/S, Lane Cove;

·          Burns Bay Road S/O View Street E/S, Linley Point;

·          Burns Bay Road W/O Garthowen Avenue N/S, Lane Cove;

·          Burns Bay Road W/O Tambourine Bay Road S/S, Lane Cove;

·          Centennial Avenue E/O Cullen Street N/S, Lane Cove;

·          Centennial Avenue OPP Elizabeth Parade, Lane Cove;

·          Epping Road OPP Coxs Lane, Lane Cove;

·          Epping Road W/O Johnston Crescent N/S, Lane Cove;

·          Epping Road W/O Tantallon Road N/S, Lane Cove;

·          Epping Road E/O Centennial Avenue S/S, Lane Cove;

·          Epping Road SW/O Cumberland Avenue S/S, Lane Cove;

·          Epping Road E/O Centennial Avenue N/S, Lane Cove;

·          Epping Road W/O Sam Johnson Way N/S, Lane Cove;

·          Epping Road W/O Munro Street S/S, Lane Cove;

·          Epping Road E/O Wingadee Street N/S, Lane Cove;

·          Epping Road E/O Coxs Lane S/S, Lane Cove;

·          Epping Road W/O Sam Johnson Way S/S, Lane Cove;

·          Epping Road Outside 150 Epping Road – Meriton, Lane Cove;

·          Greenwich Road N/O Anglo Road E/S, Greenwich;

·          Greenwich Road S/O River Road W/S, Greenwich;

·          Kenneth Street S/O River Road W/S, Longueville;

·          Kenneth Street N/O Stuart Street W/S, Longueville;

·          Longueville Road N/O River Road West E/S, Lane Cove;

·          Longueville Road S/O Alpha Road W/S, Lane Cove;

·          Longueville Road OPP St Michaels School, Lane Cove;

·          Longueville Road N/O River Road West W/S, Lane Cove;

·          Longueville Road N/O Dorritt Street E/S, Lane Cove;

·          Longueville Road S/O Auston Street W/S, Lane Cove;

·          Longueville Road W/O Austin Street E/S, Lane Cove;

·          Longueville Road LC Interchange Stand B, Lane Cove;

·          Mitchell Street W/O Lower Serpentine Road S/S, Greenwich;

·          Mowbray Road W/O Pacific Highway S/S, Lane Cove;

·          Mowbray Road E/O Ralston Street S/S, Lane Cove;

·          Mowbray Road W/O Willandra Street S/S, Lane Cove;

·          Mowbray Road E/O Felton Avenue S/S, Lane Cove North;

·          Mowbray Road E/O Gay Street S/S, Lane Cove North;

·          Mowbray Road West E/O Rosalyn Street S/S, Lane Cove;

·          Mowbray Road West E/O Fitzsimmons Avenue S/S, Lane Cove West;

·          Orion Road E/O Sirius Road N/S, Lane Cove;

·          Pacific Highway N/O Burley Street W/S, Lane Cove North;

·          Pacific Highway N/O Norton Lane W/S, Lane Cove North;

·          Pacific Highway E/O Cobden Avenue S/S, Lane Cove;

·          Pacific Highway S/O Mowbray Road West W/S; Lane Cove North

·          Pacific Highway N/O Greenwich Road W/S, St Leonards;

·          Pacific Highway E/O Allison Avenue W/S, Lane Cove;

·          Pacific Highway E/O Osbourne Road S/S, Lane Cove;

·          Pacific Highway N/O Innes Road W/S, Greenwich;

·          Pacific Highway E/O Innes Road S/S, St Leonards;

·          River Road OPP Eastview Street, Greenwich;

·          River Road O/S Golf Course OPP NO 155 N/S, Northwood;

·          River Road OPP Greenwich Hospital, Greenwich;

·          River Road O/S Greenwich Hospital S/S, Greenwich;

·          River Road West E/O Fox Street N/S, Lane Cove; and

·          Tambourine Bay Road N/O Sofala Avenue W/S, Riverview.

 

 

 

 

 

 

 

BUS SHELTER LOCATIONS – BLUE (EXISTING) AND YELLOW (PROPOSED)

 

 

PREVIOUS APPROVALS/HISTORY

 

Council’s records indicate that since 1998 that Council and Adshel have been involved in a contractual agreement in the provision of bus shelters within the Lane Cove LGA. Documentation indicates that there are approximately 58 locations within the LGA including some locations along residential zoned roads (as State Environmental Planning Policy (SEPP) No. 64 – Advertising and Signage now prohibits advertising within residential areas) which contains Adshel installed bus shelters and associated illuminated advertising panels. 

 

On 13 March 2002, Council sent a letter of approval to Adshel to replace some of the existing bus shelters with advertising including three locations (which also now prohibits advertising either under the Lane Cove Local Environmental Plan (LCLEP) 2009 and SEPP No. 64 – Advertising and Signage) as follows:

 

·          Burns Bay Road opposite View Street, Linley Point (located within the E2 Environmental Conservation zone);

·          The northern side of Kenneth Street, west of Stuart Street, Longueville (affected by a heritage listed item); and

·          The western side of Mitchell Street, south of Lower Serpentine Road, Greenwich (affected by a heritage conservation area).

 

The applicant is now relying on the provisions of ‘existing use rights’ to permit the proposed advertising panels to be installed onto bus shelters at these locations and to shelters along residential zoned roads.

 

PROPOSAL

 

The subject Development Application is for the installation of advertising panels to existing and new bus shelters across 67 locations within the Lane Cove Council LGA where 58 proposed panels would replace existing panels and nine panels would be installed at new locations.

 

The application proposes three types of double sided advertising panels (see diagram below) as follows:

 

·          Digital – to display bright, high quality electronic images through use of Light Emitting Diode (LED) technology. They are static electronic displays

.

·          Scrolling – to allow for the presentation of two or more static messages that are rotated mechanically at regular intervals. They are illuminated or backlit.

 

·          Static – contain messages printed on paper or computer generated polyester panels which are illuminated through external power sources.

 

The dimensions of the digital LCD advertising panel are: 930mm x 1650mm (visual display area = 1.53m²).

 

The dimensions of the internally illuminated static and scrolling advertising panel are: 1145mm x 1745mm (visual display area = 1.99m²).

 

The locations are within road reserves (pedestrian/footpath verge areas) that are directly serviced by various bus routes that traverse the LGA with a major bus interchange located on Longueville Road near Pacific Highway. The applicant has provided a detailed analysis (see Attachment AT-1) of the locations including the type existing/proposed signage, the relevant zoning and any heritage constraints involved.

 

The subject Development Application does not relate to the construction of bus shelters on which the advertising panels will be displayed, as the shelters are classed as ‘exempt’ development under State Environmental Planning Policy (Infrastructure) 2007. The SEPP states that it does not cover bus shelter advertising.

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

TYPICAL SIGNAGE DETAILS

 

 

 

 

 

REFERRALS

 

Road and Maritime Services (RMS)

 

The application was referred to the RMS as a number of the locations are within SP2 Infrastructure (Classified Road) zoned areas of the LGA. The RMS responded in writing and raised no objections to the subject Development Application.

 

SECTION 4.15 ASSESSMENT

 

The following assessment is provided against the relevant provisions of Section 4.15 of the Environmental Planning and Assessment Act, 1979:

 

(a)  The provisions of:-

 

(i)         Any environmental planning instrument (EPI):

 

Permissibility

 

The applicant has sought consent for advertising panels to existing and proposed bus shelters within the Lane Cove LGA at 67 separate locations within the following zones:

 

·          R2 Low Density Residential;

·          R3 Medium Density Residential;

·          R4 High Density Residential;

·          IN2 Light Industrial;

·          SP2 Infrastructure;

·          RE1 Public Recreation; and

·          E2 Environmental Conservation. 

 

Signage is a permissible land use within the R2, R3, R4, IN2, SP2 and RE1 under LCLEP 2009. Signage is defined as:

 

signage means any sign, notice device, representation or advertisement that advertises or promotes any goods, services or events and any structure or vessel that is principally designed for, or that is used for, the display of signage, and includes any of the following:

(a)  an advertising structure,

(b)  a building identification sign,

(c)  a business identification sign,

but does not include a traffic sign or traffic control facilities.

 

All proposed advertising panels are permissible with the exception of one location at Burns Bay Road opposite View Street which is within the E2 zone (see Attachment A-3).

 

However, Clause 10 of SEPP No. 64 – Advertising and Signage prohibits the display of an advertisement other than a business identification sign on land under an EPI in certain land use zones or descriptions such as:

 

·          Environmental zones E1-E4;

·          Heritage areas (excluding railway stations);

·          Heritage conservation areas;

·          Recreation zones RE1 and RE2 (except sponsorship advertising at sporting facilities); and

·          Residential (but not a mixed residential and business zone, or similar zone). 

 

Further to the Burns Bay Road location mentioned above, there are other locations which are prohibited by SEPP No. 64 (see Attachment A-3).

 

The proposed size and dimensions of the panels are not considered to be large advertising panels that are typically covered by the provisions of SEPP 64. To avoid any doubt, the new panels are ancillary components to be installed on bus shelters on busy thoroughfares as demonstrated by the locations above that experience medium to high volumes of pedestrian, cyclist and vehicular traffic. Further, all bus shelters and advertising panels within residential zones are located and orientated in a context which would be similar to the proposed permissible panels to be erected within the SP2 zoned roads, where the majority of them would be adjacent to residential zoned areas.  

 

The bus shelters and associated signage panels would contain a certain orientation within and along road reserves where they would not directly orientate to any environmental conservation, heritage, public recreational and residential areas.

 

Nevertheless, Division 4.11 under the EP&A Act states that:

 

4.65   Definition of “existing use”

(a)         the use of a building, work or land for a lawful purpose immediately before the coming into force of an environmental planning instrument which would, but for this Division, have the effect of prohibiting that use, and

(b)        the use of a building, work or land:

(i)      for which development consent was granted before the commencement of a provision of an environmental planning instrument having the effect of prohibiting the use, and

(ii       that has been carried out, within one year after the date on which that provision commenced, in accordance with the terms of the consent and to such an extent as to ensure (apart from that provision) that the development consent would not lapse.

 

Further, Section 4.66(3) states that a use is considered to be abandoned if it ceases for a continuous period of 12 months.

 

The proposed advertising panels would replace a total of 21 existing panels which are now prohibited by SEPP 64 (see Attachment AT- 4).

 

The applicant is relying on the provisions of ‘existing use rights’ to permit the proposed advertising at these locations by submitting relevant documentation which indicates that a legally executed Council’s agreement with Adshel over the years to install, manage, upgrade and/or replace existing bus shelters with illuminated advertising had occurred. The proposed replacements are satisfactory as the illumination of signs would continue to be operated without an additional adverse impact at these affected locations.

 

The applicant has demonstrated that ‘existing use’ rights apply at these locations and it is evident that the existing advertising panels on these existing bus shelters have now occurred for a number of years on a continuous basis without adversely impacting on the existing character of these localities. The proposed replacements would not result in an over-intensification of use which would adversely impact on the immediate character of the affected locations. The cumulative impacts resulting from the replacement works of these existing advertising panels are considered minimal and reasonable. 

 

The objective of Part 5 of The Regulation is to regulate existing uses and set out the provisions for ‘existing use’ rights developments. These provisions are set out under Sections 41 to 46 and the relevant sections are as follows:

 

Section 41

 

41   Certain development allowed

(1)  An existing use may, subject to this Division:

(a)     be enlarged, expanded or intensified, or

(b)     be altered or extended, or

(c)     be rebuilt, or

(d)     be changed to another use, but only if that other use is a use that may be carried out with or without development consent under the Act, or

(e)     if it is a commercial use—be changed to another commercial use (including a commercial use that would otherwise be prohibited under the Act), or

(f)      if it is a light industrial use—be changed to another light industrial use or a commercial use (including a light industrial use or commercial use that would otherwise be prohibited under the Act).

 

The relevant locations (see Attachment A-4) would have proposed replacement works of existing advertising panels which are permissible under Section 41.

 

Section 42

 

Section 42 requires development consent for enlargement, expansion and intensification of existing uses:

 

42   Development consent required for any enlargement, expansion and intensification of an existing use.

(1)  Development consent required for any enlargement, expansion and intensification of an existing use.

(2)  The enlargement, expansion or intensification:

(a)     must be for the existing use and for no other use, and

(b)     must be carried out only on the land on which the existing use was carried out immediately before the relevant date.

 

The proposed replacement works would not result in an over-intensification of use or adversely impact on the immediate character of these affected locations (see Attachment A-4). 

 

Section 43

 

Section 43 requires development consent for alterations or extension to buildings and works that have existing use rights:

 

43   Development consent required for alteration or extension of buildings and works

(1)  Development consent is required for any alteration or extension of a building or work used for an existing use.

(2)  The alteration or extension:

(a)  must be for the existing use of the building or work and for no other use, and

(b)  must be erected or carried out only on the land on which the building or work was erected or carried out immediately before the relevant date.

 

A Development Application has been made that seeks to carry out replacement works of existing advertising panels (see Attachment A-4 for properties affected). This work would satisfy Section 43(2) as (a) the works relate to the existing use and (b) is proposed to be carried out only on the land on which the bus shelter is erected.

 

 

 

Section 44

 

Section 44 requires development consent for the rebuilding of buildings and works that have existing use rights:

 

44   Development consent required for rebuilding of buildings and works

(1)  Development consent is required for any rebuilding of a building or work used for an existing use.

(2)  The rebuilding:

(a)  must be for the existing use of the building or work and for no other use, and

(b)  must be carried out only on the land on which the building or work was erected or carried out immediately before the relevant date.

 

A Development Application has been made that seeks to carry out replacement works of existing advertising panels (see Attachment A-4 for properties affected).

 

Section 45

 

Section 45 requires development consent for changes of existing uses

45   Development consent required for changes of existing uses

Development consent is required:

(a)  for any change of an existing use to another use, and

(b)  in the case of a building, work or land that is used for different existing uses, for any change in the proportions in which the various parts of the building, work or land are used for those purposes.

 

This section would be satisfied as the subject Development Application would not involve a change of use.

 

Section 46

 

Section 46 states that uses may be changed at the same time as they are altered, extended, enlarged or rebuilt.

 

46   Uses may be changed at the same time as they are altered, extended, enlarged or rebuilt

 

Nothing in this Part prevents the granting of a development consent referred to in clause 42, 43 or 44 at the same time as the granting of a development consent referred to in clause 45.

 

This section would be satisfied as the subject Development Application do not involve a change of use.

 

SEPP No. 64 – Advertising and Signage

 

The relevant requirements of SEPP 64 are as follows

 

Clause 3 1(a) Assessment

 

(1)  This Policy aims:

(a)  to ensure that signage (including advertising):

(i)  is compatible with the desired amenity and visual character of an area, and

(ii) provides effective communication in suitable locations, and

(iii) is of high quality design and finish, and

 

The proposed signage provides for a rationalised signage scheme for the bus shelters that are in proportion to the scale of the structures and are in keeping with the existing character of the localities.

 

Schedule 1 Assessment:

 

 

Assessment

Compliance

Character of the area

Is the proposal compatible with the existing or desired future character of the area or locality in which it is proposed to be located?

 

 

 

 

 

 

 

 

 

 

 

 

Is the proposal consistent with a particular theme for outdoor advertising in the area or locality?

 

The majority of the signage seeks to replace existing advertising panels at existing locations. The new panels are ancillary components to be installed on bus shelters on busy thoroughfares that experience medium to high volumes of pedestrian, cyclist and vehicular traffic.

 

The proposal would remain compatible with the character of the area.

 

The proposed size and dimensions of the panels are not considered to be large advertising panels that are typically covered by the provisions of SEPP 64 such as large billboards.

 

The proposal would not change the advertising theme of the area.

 

 

 

Yes

Special Areas

Does the proposal detract from the amenity or visual quality of any environmentally sensitive areas, heritage areas, natural or other conservation areas, open space areas, waterways, rural landscapes or residential areas?

Given the minor scale of the panels to be attached to bus shelters, it would not adversely impact on special areas in particular the heritage, environmental conservation, public recreational, foreshore and residential areas of Lane Cove LGA.

Yes

 

Assessment

Compliance

Views and vistas

Does the proposal obscure or compromise important views?

 

 

 

 

 

 

 

 

 

Does the proposal dominate the skyline and reduce the quality of vistas?

 

 

Does the proposal respect the viewing rights of other advertisers?

Three panels (one at Michell St and two on Greenwich Road having been identified having views to/from Sydney Harbour and the Sydney Central Business District. The proposed panels are confined within the shelters and are restricted in size in order to mitigate visual impact.

 

The panels are to be attached to bus shelters on footpath areas.

 

No impact.

 

 

 

Yes

Streetscape, setting or landscape

Is the scale, proportion and form of the proposal appropriate for the streetscape, setting or landscape?

 

 

 

Does the proposal contribute to the visual interest of the streetscape, setting or landscape?

 

 

 

 

Does the proposal reduce clutter by rationalising and simplifying existing advertising?

 

Does the proposal screen unsightliness?

 

 

Does the proposal protrude above buildings, structures or tree canopies in the area or locality?

 

 

Does the proposal require ongoing vegetation management?

 

 

 

 

The panels are of a small scale attached to bus shelters and would not have adverse impacts on the streetscape setting.

 

The panels would contribute positively to the streetscape and setting providing public domain infrastructure and advertising consistent with the lane Cove LGA.

 

The panels would not add to any clutter.

 

The proposal would not screen unsightliness.

 

The panels are attached to bus shelters near ground level and would not protrude above buildings or tree canopies.

 

No.

Yes

 

Assessment

Compliance

Site and building

Is the proposal compatible with the scale, proportion and other characteristics of the site or building, or both, on which the proposed signage is to be located?

 

 

Does the proposal respect important features of the site or building, or both?

 

 

 

 

 

 

 

 

 

Does the proposal show innovation and imagination in its relationship to the site or building, or both?

The panels would be appropriately proportioned for the bus shelter structures.

 

 

 

The design and orientation of the advertising panels attached to bus shelters respects important features such as on heritage, environmental conservation, public recreational and residential uses on specific locations throughout the LGA.

 

 

The new modern panels are ancillary components to be installed on bus shelters located on busy thoroughfares.

 

 

Yes

Associated Devices and Logos

Have any safety devices, platforms, lighting devices or logos been designed as an integral part of the signage or structure on which it is to be displayed?

The proposed advertising panels would be integrated with the bus shelter structures.

 

Appropriate lighting would have been incorporated in the overall design of the bus shelters through use of lighting devices and electrical wiring.

 

All serviceable items of the proposed installation would be inaccessible to the public and locked behind the external panel.

 

Servicing would be conducted only by maintenance staff.

Yes

 

Assessment

 

Compliance

 Illumination

Would illumination result in unacceptable glare?

 

 

 

 

Would illumination affect safety for pedestrians, vehicles or aircraft?

 

 

Would illumination detract from the amenity of any residence or other form of accommodation?

 

 

 

 

Can the intensity of the illumination be adjusted, if necessary?

 

 

Is the illumination subject to a curfew?

No adverse glare would occur as levels of illumination would be controlled both at day and night times.

 

Illumination levels would not generate unacceptable glare to pedestrian and motorists.

 

The panels would be directed away from any nearby residence, heritage, environment conservation, public recreational areas.

 

Intensity would be adjusted depending on environmental variables and seasons.

 

No curfew is proposed and is satisfactory due to the small scale of the panels. The panels would not pose significant additional impacts to that of existing illuminated panels. The luminance would adjust to light/weather conditions. It is recommended that a draft condition be imposed to ensure the proper management of the panels would comply with the luminance rules within Cl. 3.9 Illuminated Signage - Table 1 of Council’s Signage & Advertising DCP and that the maximum night-time luminance of signage would be at one-quarter levels of day-time levels.

Yes

Safety

Would the proposal reduce the safety for any public road?

 

 

Would the proposal reduce the safety for pedestrians or bicyclists?

 

 

Would the proposal reduce the safety for pedestrians, particularly children, by obscuring sightlines from public areas?

The panels are set back between 1.2m – 4.090m from the kerb to enhance safety.

 

The proposal would promote safety for pedestrians by being seen due to illumination.

 

Illumination promotes safety and would not obstruct sightlines from public areas.

Yes

 

The applicant has also considered the relevant SEPP 64 – Transport Corridor Outdoor Advertising and Signage Guidelines which outline best practice for advertising in transport corridors. The guidelines contain land use compatibility and design assessment criteria for advertising within transport corridors. An assessment against the guidelines has occurred and it is considered that the proposal would comply with its relevant criteria. The consideration of impact issues above and detailed conclusions made in the submitted Statement of Environmental Effects (SEE) are considered well founded.

 

Accordingly, the proposal is considered satisfactory with respect to SEPP No. 64 – Advertising and Signage.

 

State Environmental Planning Policy No. 19 – Bushland in Urban Areas

 

The provisions of SEPP 19 are applicable due to the proposed location at Burns Bay Road opposite View Street located within the E2 zone. The general aim of this policy is to protect and preserve bushland within urban areas given its value to the community as part of the natural heritage, its aesthetic value, and its value as a recreational, educational and scientific resource.

 

The proposed works at this site would involve the replacement of an existing illuminated advertising panel. The remainder of the site supports tree plantings and there would be no greater impact onto the bushland located on the subject location.

 

Overall, the proposal would be acceptable with regard to potential additional impacts to the adjoining bushland and the provisions of SEPP 19.

 

State Regional Environmental Planning Policy (Sydney Harbour Catchment) 2005

 

Matters for consideration include biodiversity, ecology and environmental protection, public access to and scenic qualities of foreshores and waterways, maintenance of views, control of boat facilities and maintenance of a working harbour. Under Schedule 3 of the SEPP, signage may be considered to be minor development if it is not visible from a waterway and it is considered that all signage proposed would fit within that category.

 

There are locations (see Attachment A-5) which are located within close proximity to the harbour.

 

All panels (with the exception of one panel at Mitchell Street) would not be visible from harbour due to the orientation of the roads or existing developments between the harbour foreshore and the proposed advertising panels.  

 

It is proposed to replace the existing static sign at Mitchell with a new static sign. The existing context in which the sign would be located contains views of Sydney Harbour and the Sydney Central Business District   It is considered that the proposed replacement would be reasonable when viewed from the harbour due to the small scale of the sign and that it would not obstruct the relevant views obtained from other vantage points located behind the proposed sign.

 

The application would be acceptable with regards to the SEPP. 

 

SEPP 55 Remediation of Land

 

The subject locations do vary and given the history of these locations being used as bus shelters with advertised signage panels or as bus stops within existing road reserves or pedestrian/footpath verge areas, it would be unlikely that the locations would be contaminated and would require remediation in this instance.

Lane Cove Local Environmental Plan 2009

 


 

Aims/Objectives and Zone Objectives

 

The aims/objectives of the LEP are as follows:

 

1.2   Aims of Plan

(1)  This Plan aims to make local environmental planning provisions for land in Lane Cove in accordance with the relevant standard environmental planning instrument under section 33A of the Act.

(2)  The particular aims of this Plan are as follows:

(a)         to establish, as the first land use priority, Lane Cove’s sustainability in environmental, social and economic terms, based on ecologically sustainable development, inter-generational equity, the application of the precautionary principle and the relationship of each property in Lane Cove with its locality,

(b)         to preserve and, where appropriate, improve the existing character, amenity and environmental quality of the land to which this Plan applies in accordance with the indicated expectations of the community,

(c)         in relation to residential development, to provide a housing mix and density that:

(i)           accords with urban consolidation principles, and

(ii)         is compatible with the existing environmental character of the locality, and

(iii)         has a sympathetic and harmonious relationship with adjoining development,

(d)        in relation to economic activities, to provide a hierarchy of retail, commercial and industrial activities that enables the employment capacity targets of the Metropolitan Strategy to be met, provides employment diversity and is compatible with local amenity, including the protection of the existing village atmosphere of the Lane Cove Town Centre,

(e)        in relation to the management of open space, public and privately-owned bushland, riparian and foreshore land:

(i)          to protect and, where possible, restore all bushland areas, including all rare and threatened species and communities, and

(ii)         to protect and, where possible, restore all riparian land along, and the inter-tidal zones and foreshores of, the Lane Cove River and Sydney Harbour and their tributary creeks, and

(iii)        to make more foreshore land available for public access, and

(iv)        to link existing open space areas for public enjoyment,

(f)  in relation to conservation:

(i)         to protect, maintain and effectively manage public and privately-owned watercourses and areas of riparian land, foreshores and bushland and, where possible, restore them to as close a state to natural as possible, and

(ii)         to ensure that development does not adversely affect the water quality or ecological systems of riparian land or other areas of natural environment, and

(iii)         to control all new buildings to ensure their compatibility with surrounding existing built form and natural environmental character, and

(iv)        to conserve heritage items,

(g)         in relation to community facilities, to provide for the range and types of accessible community facilities that meet the needs of the current and future residents and other users,

(h)         in relation to the principle of integrating land use and transport, to relate development to sustainable traffic levels,

(i)          in relation to accessibility, to increase the number of accessible properties and facilities in Lane Cove,

(j)          in relation to housing, to increase the number of affordable dwellings in Lane Cove and to promote housing choice.

 

The proposed works are to be located at 67 different location and within the following zones:

 

·          R2 Low Density Residential;

·          R3 Medium Density Residential;

·          R4 High Density Residential;

·          IN2 Light Industrial;

·          SP2 Infrastructure;

·          E2 Environmental Conservation; and

·          RE1 Public Recreation zones.

 

The R2 Low Density Residential zone objectives are:

 

·         To provide for the housing needs of the community within a low density residential environment.

·         To enable other land uses that provide facilities or services to meet the day to day needs of residents.

·         To retain, and where appropriate improve, the existing residential amenity of a detached single family dwelling area.

·         To encourage new dwelling houses or extensions of existing dwelling houses that are not highly visible when viewed from the Lane Cove River or Parramatta River.

·         To ensure that landscaping is maintained and enhanced as a major element in the residential environment.

 

The R3 Medium Density Residential zone objectives are:

 

·         To provide for the housing needs of the community within a medium density residential environment.         

·         To provide a variety of housing types within a medium density residential environment.

·         To enable other land uses that provide facilities or services to meet the day to day needs of residents.

·         To encourage the erection of buildings that are designed in response to the characteristics of the site and locality.

·         To maximise the residential amenity of medium density housing in the area.

·         To provide for a suitable visual transition between high density residential areas and lower density residential areas.

·         To ensure that landscaping is maintained and enhanced as a major element in the residential environment.

 

The R4 High Density Residential zone objectives are:

 

·         To provide for the housing needs of the community within a high density residential environment.

·         To provide a variety of housing types within a high density residential environment.

·         To enable other land uses that provide facilities or services to meet the day to day needs of residents.

·         To provide for a high concentration of housing with good access to transport, services and facilities.

·         To ensure that the existing amenity of residences in the neighbourhood is respected.

·         To avoid the isolation of sites resulting from site amalgamation.

·         To ensure that landscaping is maintained and enhanced as a major element in the residential environment.

 

The IN2 Light Industrial zone objectives are:

 

·           To provide a wide range of light industrial, warehouse and related land uses.

·           To encourage employment opportunities and to support the viability of centres.

·           To minimise any adverse effect of industry on other land uses.

·           To enable other land uses that provide facilities or services to meet the day to day needs of workers in the area.

·           To support and protect industrial land for industrial uses.

·           To ensure that landscaping is a significant element in development viewed from the public domain and neighbouring properties.

·           To recognise the close proximity of this zone to adjoining residential areas and seek to mitigate potential conflict between industrial and residential uses

 

The SP2 Infrastructure zone objectives are:

 

·         To provide for infrastructure and related uses.

·         To prevent development that is not compatible with or that may detract from the provision of infrastructure.

 

The E2 Environmental Conservation zone objectives are:

 

·         To protect, manage and restore areas of high ecological, scientific, cultural or aesthetic values.

·         To prevent development that could destroy, damage or otherwise have an adverse effect on those values.

 

The RE1 Public Recreation zone objectives are:

 

·         To enable land to be used for public open space or recreational purposes.

·         To provide a range of recreational settings and activities and compatible land uses.

·         To protect and enhance the natural environment for recreational purposes.

·         To make provision for rights of public access to more foreshore land and to link existing open space areas

 

The proposed advertising panels are linked with the provision of bus shelters which would facilitate the integration of land use and transport. The bus shelters and associated advertising panels would provide for facilities or services that meet the day to day needs of residents and workers within the LGA. The proposed replacement of an existing illuminated advertising panel at the bus shelter located within the E2 Environmental Conservation zone which prohibits signage for one location at Burns Bay Road opposite View Street is satisfactory and would not contain adverse ecological impacts. The proposed sign at this would be orientated along the orientation of Burns Bay Road and would not face the trees area which sits in behind the bus shelter.

 

The proposed advertising panels are existing and where proposed as a new use are of a small scale and satisfy the requirements of the aims/objectives of LCLEP 2019 and are not inconsistent with relevant zone objectives in particular in relation to the E2 zone objectives.

 

Part 5 - Heritage assessment

 

The Lane Cove LEP states that:-

 

The consent authority may, before granting consent to any development:

 

(a)  on land on which a heritage item is located, or

(b)  on land that is within a heritage conservation area, or

(c)  on land that is within the vicinity of land referred to in paragraph (a) or (b),

 

require a heritage management document to be prepared that assesses the extent to which the carrying out of the proposed development would affect the heritage significance of the heritage item or heritage conservation area concerned.

 

There are locations (see Attachment A-6) which are located within a heritage item or a heritage conservation area and in vicinity of a heritage item.

 

Given the minor scale of signage proposed it is considered that the location and design of the proposed panels within bus shelters would not contain adverse impacts onto the above heritage item/s and the Greenwich heritage conservation area. The level of illumination would comply with relevant Australian Standards to control obstrusive lighting. The advertising panels would be subtle and controlled in a manner to minimise distraction. The proposal would not adversely impact upon any of the heritage fabric of these items and the proposed advertisement panels at these locations are satisfactory.

 

The proposal would comply with the intentions of the heritage conservation provision of the LEP.

 

(ii)        Any proposed instrument (Draft LEP, Planning Proposal)

 

Draft Environment SEPP

 

The draft Environment SEPP is being prepared by the Department of Planning and Environment to protect and manage the natural environment. No draft controls relating to signage have been exhibited.

 

(iii)       Any development control plan

 

Comprehensive LCDCP 2010

 

Part N – Signage

 

The proposal has been assessed with against the relevant provisions of Part N as detailed in the following table:

 

Part N- Signage

 

PART N – SIGNAGE

DCP Control

Proposed

Complies

N. 2.1.3 Location and Design of Signage and Advertising

a)         ensure the façade of a building is not cluttered with signage and that the portion of any building above an awning is generally free.

 N/A

N/A

b)         that signage is well designed, complementary to the architecture on which the signage is to be erected, in terms of materials, finishes, colours and ensure that architectural features of a building are not altered or obscured.

Proposed advertising panels are designed to be integrated into the new bus shelter structures that are being installed throughout the Lane Cove LGA.

Yes

c)         consideration of existing signage on a building, land and streetscape to ensure that the new signage does not result in visual clutter or overcrowding of signage.

The proposed advertising panels would be the only signage on the bus shelter structures.

Yes

d)         consideration of the viewing angles of signage, visibility from the street level and nearby buildings.

The proposed advertising panels would be sited to ensure safe visibility of the content of the signage to promote and protect motorist safety.

Yes

e)         that proposed signage does not unduly obstruct viewing angles to existing approved signage.

Achieved

Yes

f)          signage which is supported from, hung from or placed on other signs will not be supported.

N/A

N/A

g)         All proposal must detail the contents of the signage and advertisements in English, regardless of other content/languages used.

The contents of the panels would comply with the Outdoor Media Association (OMA) Model Advertising Devices Code.

Yes

h)         where a logo is sought as part of a sign or advertisement in addition to the written component (as part of the contents), it will be necessary to demonstrate the need for the logo.

The contents of the panels would comply with the Model Code.

Yes

i)          whether proposed signage is appropriate in relation to the desired future character of the precinct in which it is proposed to be located, see Section 2.2 ‘Character Statements’

The proposed advertising panels would be installed into bus shelter structures that are located in areas where there is a high flow of pedestrian and motorist movement.

Yes

N. 2.6 Signage on heritage items or in conservation area

Signage on heritage items or in conservation areas may be limited in what is permitted in comparison to nearby buildings. Signage should be sympathetic to the architectural design of the heritage item or conservation area and should be of a scale which is appropriate for the articulation and modulation of the building on which it is located.

The panels are to be located to bus shelters in an appropriate scale and would not adversely affect the heritage values of any items in the vicinity.

Yes

 

N. 2.8.1 Advertising on bus shelters & telephone booths 

Third party advertising on bus shelters and telephone booths may be permitted and is subject to a merit assessment by Council in relation to its location and potential impacts on amenity. This type of signage must be contained wholly within the structure on which it is located.

A merit assessment has been undertaken and the proposed panels would be wholly located within the bus shelter structures. The proposal would not adversely impact on the amenity and character of existing localities.

Yes

 

PART N – SIGNAGE

DCP Control

Proposed

Complies

N. 3.9.1 Illuminated Signage - General 

a)         Advertisements must comply with the luminance rules shown in table 1.

b)         The maximum night-time luminance of signage must be one-quarter of the prescribed values.

c)         For night time use, the sign (whether internally illuminated or lit from its exterior) must no cast a shadow on areas that were previously lit and that have a special lighting requirement, for e.g. pedestrian crossings.

d)         Light sources for illuminated signs must focus solely on the sign and be shielded so that glare does not extend beyond the sign and have no light source visible to passing motorist with a light output greater than of a 65W incandescent bulb.

e)         The level of reflectance of an advertisement and its content is not to exceed the ‘minimum coefficients of luminous intensity per unit area for class 2A material’ as set out in AS/NZS 1906.1:1993 Flashing illuminated advertisements will not be approved.

Council may limit the hours of operation to no later than 10pm.

It is recommended that a condition be imposed to ensure that the panels would be illuminated with luminance levels appropriate for the location under Table 1 and surrounding land uses to allow for 24 hours, 7 seven days a week illumination including that the maximum night-time luminance of signage would be at one-quarter levels of day-time levels.

Yes

PART N – SIGNAGE

DCP Control

Proposed

Complies

 

N. 3.10 Signage - General 

Signage is to respect the residential nature of the area and is to be of a scale which does not detract from the streetscape or the property on which the sign is located.

 

Illuminated signage is not permitted in residential areas.

There is a total of 23 advertising panels to be located within the residential zoned areas of the LGA. The proposed illuminated panels are of an appropriate scale which would not detract from the existing residential localities within the LGA.

No, however the proposal is to replace the majority of existing panels located within the residential areas and the level of illumination can be managed (with compliance with the DCP luminance rules and night-time illumination to be at one quarter levels to day-time levels) to ensure any adverse impacts are minimised.

 

(iiia) Any planning agreement that has been entered into or any draft planning agreement that has been offered to enter into

 

There are no known VPA’s that have been entered or proposed by the applicant or owners of the land.

 

(iv) The regulations (to the extent that they prescribe matters for the purposes of this paragraph)

 

The relevant matters of the regulation have been addressed.

 

(b) The likely impacts of that development, including environmental impacts on both the natural and built environments, and social and economic impacts in the locality

 

The impacts of the development are considered satisfactory as assessed in this report subject to recommended draft conditions of consent.

 

(c)  The suitability of the site for the development

 

The locations are suitable for the proposed development.

 

(d) Any submissions made in accordance with this Act or the regulations

 

The proposal was advertised for 14 days in accordance with Council policy and no submissions were received.

 

(e) Public Interest

 

The proposal would be in the public interest as the advertising panels would assist in funding the installation of new bus shelters throughout the Lane Cove LGA. It would provide for a comprehensive, consistent and rationalised rollout in modernising Lane Cove’s bus shelter furniture scheme providing for improved services and amenity to the residents and transport users of Lane Cove. 

 

CONCLUSION

 

The matters in relation to Section 4.15 of the Environmental Planning and Assessment Act 1979 have been satisfied.

 

The Development Application has been assessed against the relevant provisions of Environmental Planning and Assessment Act 1979, Environmental Planning and Assessment Regulations 2000, State Environmental Planning Policy No. 64 – Advertising and Signage, State Environmental Planning Policy No. 19- Bushland in Urban Areas, State Environmental Planning Policy No. 55 – Remediation of Land, Sydney Regional Environmental Plan (Sydney Harbour Catchment) 2005 Lane Cove Local Environmental Plan 2009 and Lane Cove Development Control Plan and is considered to be satisfactory.

 

Having regard to the existing use and minor scale of structures the proposed signs would be reasonable and therefore is recommended for approval.

 

 

RECOMMENDATION

 

That pursuant to section 4.16 of the Environmental Planning and Assessment Act 1979, the Lane Cove Local Planning Panel at it’s meeting of 2 April 2019, exercising the functions of the Council as the consent authority, grant development consent to Development Application 22/2019 for the installation of advertising panels to 67 bus shelters within the Lane Cove Local Government Area at the following locations:

 

·          Burns Bay Road W/O Rosenthal Avenue N/S, Lane Cove;

·          Burns Bay Road OPP Gentle Street, Lane Cove;

·          Burns Bay Road O/S NO 299/W, Lane Cove;

·          Burns Bay Road N/O Penrose Street W/S, Lane Cove;

·          Burns Bay Road N/O Penrose Street E/S, Lane Cove;

·          Burns Bay Road OPP View Street, Linley Point;

·          Burns Bay Road W/O Gentle Street N/S, Lane Cove;

·          Burns Bay Road E/O Centennial Avenue S/S, Lane Cove;

·          Burns Bay Road W/O Ross Smith Parade S/S, Lane Cove;

·          Burns Bay Road W/O Waterview Drive W/S, Linley Point;

·          Burns Bay Road N/O Waterview Drive E/S, Linley Point;

·          Burns Bay Road OPP Bridge Street, Lane Cove;

·          Burns Bay Road S/O Figtree Street W/S, Lane Cove;

·          Burns Bay Road S/O Graham Street W/S, Lane Cove;

·          Burns Bay Road S/O View Street E/S, Linley Point;

·          Burns Bay Road W/O Garthowen Avenue N/S, Lane Cove;

·          Burns Bay Road W/O Tambourine Bay Road S/S, Lane Cove;

·          Centennial Avenue E/O Cullen Street N/S, Lane Cove;

·          Centennial Avenue OPP Elizabeth Parade, Lane Cove;

·          Epping Road OPP Coxs Lane, Lane Cove;

·          Epping Road W/O Johnston Crescent N/S, Lane Cove;

·          Epping Road W/O Tantallon Road N/S, Lane Cove;

·          Epping Road E/O Centennial Avenue S/S, Lane Cove;

·          Epping Road SW/O Cumberland Avenue S/S, Lane Cove;

·          Epping Road E/O Centennial Avenue N/S, Lane Cove;

·          Epping Road W/O Sam Johnson Way N/S, Lane Cove;

·          Epping Road W/O Munro Street S/S, Lane Cove;

·          Epping Road E/O Wingadee Street N/S, Lane Cove;

·          Epping Road E/O Coxs Lane S/S, Lane Cove;

·          Epping Road W/O Sam Johnson Way S/S, Lane Cove;

·          Epping Road Outside 150 Epping Road – Meriton, Lane Cove;

·          Greenwich Road N/O Anglo Road E/S, Greenwich;

·          Greenwich Road S/O River Road W/S, Greenwich;

·          Kenneth Street S/O River Road W/S, Longueville;

·          Kenneth Street N/O Stuart Street W/S, Longueville;

·          Longueville Road N/O River Road West E/S, Lane Cove;

·          Longueville Road S/O Alpha Road W/S, Lane Cove;

·          Longueville Road OPP St Michaels School, Lane Cove;

·          Longueville Road N/O River Road West W/S, Lane Cove;

·          Longueville Road N/O Dorritt Street E/S, Lane Cove;

·          Longueville Road S/O Auston Street W/S, Lane Cove;

·          Longueville Road W/O Austin Street E/S, Lane Cove;

·          Longueville Road LC Interchange Stand B, Lane Cove;

·          Mitchell Street W/O Lower Serpentine Road S/S, Greenwich;

·          Mowbray Road W/O Pacific Highway S/S, Lane Cove;

·          Mowbray Road E/O Ralston Street S/S, Lane Cove;

·          Mowbray Road W/O Willandra Street S/S, Lane Cove;

·          Mowbray Road E/O Felton Avenue S/S, Lane Cove North;

·          Mowbray Road E/O Gay Street S/S, Lane Cove North;

·          Mowbray Road West E/O Rosalyn Street S/S, Lane Cove;

·          Mowbray Road West E/O Fitzsimmons Avenue S/S, Lane Cove West;

·          Orion Road E/O Sirius Road N/S, Lane Cove;

·          Pacific Highway N/O Burley Street W/S, Lane Cove North;

·          Pacific Highway N/O Norton Lane W/S, Lane Cove North;

·          Pacific Highway E/O Cobden Avenue S/S, Lane Cove;

·          Pacific Highway S/O Mowbray Road West W/S; Lane Cove North

·          Pacific Highway N/O Greenwich Road W/S, St Leonards;

·          Pacific Highway E/O Allison Avenue W/S, Lane Cove;

·          Pacific Highway E/O Osbourne Road S/S, Lane Cove;

·          Pacific Highway N/O Innes Road W/S, Greenwich;

·          Pacific Highway E/O Innes Road S/S, St Leonards;

·          River Road OPP Eastview Street, Greenwich;

·          River Road O/S Golf Course OPP NO 155 N/S, Northwood;

·          River Road OPP Greenwich Hospital, Greenwich;

·          River Road O/S Greenwich Hospital S/S, Greenwich;

·          River Road West E/O Fox Street N/S, Lane Cove; and

·          Tambourine Bay Road N/O Sofala Avenue W/S, Riverview.

 

subject to the following conditions:

 

1.         That the development be strictly in accordance with the following stamped plan,

           

Drawing No.

Title

Author

Revision

Date

1

Front Elevation, Side Elevation, Front – Road Top View and Section A-A

oOh! Media

-

21-10-2016

Site#: 16098

Burns Bay Rd W/O Rosenthal Ave N/S, Lane Cove

Adshel

B

13/09/18

Site#: 16099

Burns Bay Rd OPP Gentle St S/S, Lane Cove

Adshel

B

13/09/18

Site#: 16100

Burns Bay Rd O/S NO. 299 W/S, Lane Cove

Adshel

B

13/09/18

Site#: 16101

Burns Bay Rd N/O Penrose St W/S, Lane Cove

Adshel

B

13/09/18

Site#: 16102

Burns Bay Rd N/O Penrose St E/S, Lane Cove

Adshel

B

13/09/18

Site#: 16103

Burns Bay Rd OPP View St W/S, Linley Point

Adshel

B

13/09/18

Site#: 16104

Burns Bay Rd W/O Gentle St N/S, Lane Cove

Adshel

B

13/09/18

Site#: 16105

Burns Bay Rd E/O Centennial Ave S/S, Lane Cove

Adshel

B

13/09/18

Site#: 16106

Burns Bay Rd W/O Ross Smith Pd S/S, Lane Cove

Adshel

B

13/09/18

Site#: 16107

Burns Bay Rd W/O Waterview Dr W/S, Linley Point

Adshel

B

13/09/18

Site#: 16108

Burns Bay Rd N/O Waterview Dr E/S, Linley Point

Adshel

B

13/09/18

Site#: 16109

Burns Bay Rd OPP Bridge St N/S, Lane Cove

Adshel

B

13/09/18

Site#: 16110

Burns Bay Rd S/O Fig Tree St W/S, Lane Cove

Adshel

B

13/09/18

Site#: 16111

Burns Bay Rd W/O Graham St N/S, Lane Cove

Adshel

B

13/09/18

Site#: 16112

Burns Bay Rd S/O View St E/S, Linley Point

Adshel

B

13/09/18

Site#: 16113

Burns Bay Rd W/O Garthowen Ave N/S, Lane Cove

Adshel

B

13/09/18

Site#: 16114

Burns Bay Rd W/O Tambourine Bay Rd S/S, Lane Cove

Adshel

B

13/09/18

Site#: 16116

Burns Bay Rd E/O Cullen St N/S, Lane Cove

Adshel

B

13/09/18

Site#: 16117

Centennial Ave N/O Elizabeth Pd, Lane Cove

Adshel

B

13/09/18

Site#: 16119

Epping Rd E/O Coxs Ln N/S, Lane Cove

Adshel

B

13/09/18

Site#: 16120

Epping Rd W/O Johnston Cr N/S, Lane Cove

Adshel

B

13/09/18

Site#: 16121

Epping Rd W/O Tantallon Rd N/S, Lane Cove

Adshel

B

13/09/18

Site#: 16122

Epping Rd E/O Centennial Ave S/S, Lane Cove

Adshel

B

13/09/18

Site#: 16123

Epping Rd W/O Cumberland St S/S, Lane Cove

Adshel

B

13/09/18

Site#: 16124

Epping Rd E/O Centennial Ave N/S, Lane Cove

Adshel

B

13/09/18

Site#: 16126

Epping Rd W/O Sam Johnson Way N/S, Lane Cove

Adshel

B

13/09/18

Site#: 16127

Epping Rd W/O Munro St S/S, Lane Cove

Adshel

B

13/09/18

Site#: 16128

Epping Rd E/O Wingadee St N/S, Lane Cove

Adshel

B

13/09/18

Site#: 16129

Epping Rd W/O Coxs Ln S/S, Lane Cove

Adshel

B

13/09/18

Site#: 16130

Epping Rd W/O Sam Johnson Way S/S, Lane Cove

Adshel

B

13/09/18

Site#: 16131

Epping Rd OPP Meriton S/S, Lane Cove West

Adshel

B

13/09/18

Site#: 16132

Greenwich Rd N/O Anglo Rd E/S, Greenwich

Adshel

B

13/09/18

Site#: 16136

Greenwich Rd S/O River Rd W/S, Greenwich

Adshel

B

13/09/18

Site#: 16138

Kenneth St S/O River Rd W/S, Longueville

Adshel

B

13/09/18

Site#: 16139

Kenneth St N/O Stuart St W/S, Longueville

Adshel

B

13/09/18

Site#: 16141

Longueville Rd N/O River Rd West E/S, Riverview

Adshel

B

13/09/18

Site#: 16142

Longueville Rd S/O Alpha Rd W/S, Lane Cove

Adshel

B

13/09/18

Site#: 16143

Longueville Rd N/O Alpha Rd E/S, Lane Cove

Adshel

B

13/09/18

Site#: 16144

Longueville Rd N/O River Rd W/S, Lane Cove

Adshel

B

13/09/18

Site#: 16145

Longueville Rd N/O Dorritt St E/S, Lane Cove

Adshel

B

13/09/18

Site#: 16146

Longueville Rd S/O Austin St W/S, Lane Cove

Adshel

B

13/09/18

Site#: 16147

Longueville Rd S/O Austin St E/S, Lane Cove

Adshel

B

13/09/18

Site#: 16148 & 16149

Longueville Rd E/O Parklands Ave N/S, Lane Cove

Adshel

B

13/09/18

Site#: 16157

Mitchell Rd W/O Lower Serpentine Rd S/S, Greenwich

Adshel

B

13/09/18

Site#: 16158

Mowbray Rd W/O Pacific Hwy S/S, Lane Cove

Adshel

B

13/09/18

Site#: 16159

Mowbray Rd E/O Ralston St S/S, Lane Cove

Adshel

B

13/09/18

Site#: 16160

Mowbray Rd W/O Willandra St S/S, Lane Cove

Adshel

B

13/09/18

Site#: 16161

Mowbray Rd E/O Felton Ave S/S, Lane Cove North

Adshel

B

13/09/18

Site#: 16162

Mowbray Rd E/O Gay St S/S, Lane Cove North

Adshel

B

13/09/18

Site#: 16163

Mowbray Rd West E/O Rosalyn St S/S, Lane Cove

Adshel

B

13/09/18

Site#: 16164

Mowbray Rd West E/O Fitzsimmons Ave S/S, Lane Cove West

Adshel

B

13/09/18

Site#: 16167

Orion Rd E/O Sirius Rd N/S, Lane Cove

Adshel

B

13/09/18

Site#: 16168

Pacific Hwy N/O Burley St W/S, Gore Hill

Adshel

B

13/09/18

Site#: 16169

Pacific Hwy N/O Norton Ln W/S, Artarmon

Adshel

B

13/09/18

Site#: 16170

Pacific Hwy E/O Cobden Ave S/S, Gore Hill

Adshel

B

13/09/18

Site#: 16171

Pacific Hwy S/O Mowbray Rd West W/S, Gore Hill

Adshel

B

13/09/18

Site#: 16172

Pacific Hwy N/O Greenwich Rd W/S, St Leonards

Adshel

B

13/09/18

Site#: 16173

Pacific Hwy S/O Allison Ave W/S, Lane Cove

Adshel

B

13/09/18

Site#: 16174

Pacific Hwy E/O Osbourne Rd S/S, Artarmon

Adshel

B

13/09/18

Site#: 16175

Pacific Hwy S/O Carlotta St W/S, Gore Hill

Adshel

B

13/09/18

Site#: 16176

Pacific Hwy E/O Innes Rd S/S, St Leonards

Adshel

B

13/09/18

Site#: 16178

River Rd E/O Eastview St N/S, Greenwich

Adshel

B

13/09/18

Site#: 16179

River Rd E/O Stevenson St N/S, Northwood

Adshel

B

13/09/18

Site#: 16180

River Rd E/O Standish St N/S (OPP Hospital), Greenwich

Adshel

B

13/09/18

Site#: 16181

River Rd E/O Standish St S/S (Outside Hospital), Greenwich

Adshel

B

13/09/18

Site#: 16182

River Rd West E/O Fox St N/S, Lane Cove

Adshel

B

13/09/18

Site#: 16184

Tambourine Bay Rd N/O Sofala Ave W/S, Riverview

Adshel

B

13/09/18

 

            except as amended by the following conditions.

 

2.         Management of Advertising Panels

 

The approved advertising panels are to consist of digital, scrolling and static signs in accordance with details/locations provided within the Statement of Environmental Effects. The signs are to comply with the following requirements:

 

·         The advertising panels are to have a minimum dwell time of 10 seconds per advertisement for areas where the speed limit is below 80km/h and 25 seconds for areas where the speed limit is 80km/h and over.

·         The electronic advertisement panels must be controlled to ensure maximum transition time of 0.1 seconds between advertisements. No transitional effects such as fly-ins or fade-outs are permitted and in the event of image failure, the default image must be a black screen.

·         Each individual advertisement must not involve any animation, flashing or movement.

·         The electronic advertisement panels must incorporate an electronically controlled light adjustment sensor to monitor ambient light and manage and adjust screen brightness to appropriately reflect the local conditions of each panel around the shelter.

·         The hours of operation/illumination shall be 24 hours 7 days per week in each location.

·         The level of illumination of the panels are to comply with Clause 3.9 Illuminated Signage - Table 1 of Lane Cove Development Control Plan Part N – Signage and Advertising. The maximum night-time luminance of the panels are to be one-quarter of the prescribed levels of Table 1.

·         The advertising panels including the contents must comply with NSW Department of Planning document ‘Transport Corridor Outdoor Advertising and Signage Guidelines’, the NSW Roads and Maritime document ‘Road Safety Advisory Guidelines for Sign Content’. 

·         All advertising must comply with the requirements of the Australian Association of National Advertisers’ Code of Ethics and Outdoor Media Association’s Code of Ethics.

·         The screen brightness outputs are to be designed to be in accordance to satisfy Australian Standard AS4282:1997 Control of the Obtrusive Effects of Outdoor Lighting.

 

 

 

 

 

Michael Mason

Executive Manager

Environmental Services Division

 

 

 

ATTACHMENTS:

AT‑1View

Individual Site Plans

134 Pages

Available Electronically

AT‑2View

Analysis of Locations

3 Pages

 

AT‑3View

Locations Prohibited under SEPP 64 and/or LCLEP 2009

2 Pages

 

AT‑4View

Locations Affected by 'Existing Use' Rights

2 Pages

 

AT‑5View

Locations Affected by SEPP (Sydney Harbour Catchment) 2005

2 Pages

 

AT‑6View

Locations Affected by a Heritage Item or Heritage Conservation Area and in Vicinity of a Heritage Item

2 Pages

 

AT‑7View

Advertisement in North Shore Times

1 Page

 

 

 


ATTACHMENT 2

Analysis of Locations

 

 


 


ATTACHMENT 3

Locations Prohibited under SEPP 64 and/or LCLEP 2009

 

PDF Creator


 

PDF Creator


ATTACHMENT 4

Locations Affected by 'Existing Use' Rights

 

PDF Creator


 

PDF Creator


ATTACHMENT 5

Locations Affected by SEPP (Sydney Harbour Catchment) 2005

 

PDF Creator


 

PDF Creator


ATTACHMENT 6

Locations Affected by a Heritage Item or Heritage Conservation Area and in Vicinity of a Heritage Item

 

PDF Creator


 

PDF Creator


ATTACHMENT 7

Advertisement in North Shore Times

 

PDF Creator