Lane Cove Local Planning Panel 19 November 2019

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Agenda

Lane Cove Local Planning Panel Meeting

19 November 2019,

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Notice of Meeting

 

Dear Panel Members,

 

Notice is given of the Lane Cove Local Planning Panel Meeting, to be held in the Electronic Meeting on Tuesday 19 November 2019 commencing at  . 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.

 

 

 

 

 

 

DECLARATIONS OF INTEREST

 

APOLOGIES

 

NOTICE OF WEBCASTING OF MEETING

 

Panel Members for this Electronic Review of Sec 4.55 (1A) report are the same as those considering the original application for the construction of the Grandstand, Youth Centre & Amenities Building approved on the 2nd July 2019.

 

Being Chair – Hon D. Lloyd

                        Mr G. Brown

                        Mr D. Johnson

                        Ms M. Linders

 

 

Lane Cove Local Planning Panel Reports

 

1.       Phoenix Street, Lane Cove................................................................................... 4

 

 

 

 

 

 


 

Lane Cove Local Planning Panel Meeting 19 November 2019

Phoenix Street, Lane Cove

 

 

Subject:          Phoenix Street, Lane Cove    

Record No:    DA19/54-01 - 68782/19

Division:         Environmental Services Division

Author(s):      Greg Samardzic 

 

 

 

Property:

Phoenix Street, Lane Cove (also known as No. 2 Little Street, Lane Cove)

DA No:

DA 54/2019

Date Lodged:

13 November 2019

Cost of Work:

Unchanged - $2,700,000.00

Owner:

Lane Cove Council

Applicant:                        

As above

 

Description of the proposal to appear on determination

Section 4.55(1A) Modification to an approved grandstand, youth centre, amenities building and associated works

Zone

RE1 Public Recreation under Lane Cove Local Environmental Plan 2009

Is the proposal permissible within the zone

Yes

Is the property a heritage item

No

Is the property within a conservation area

No

Is the property adjacent to bushland

No

BCA Classification

Class 9b and 10b

Stop the Clock used

No

Notification

Not required as the proposed modification is minor 

 

REASON FOR REFERRAL

 

The application is referred to Council’s Local Planning Panel for determination as Council is the owner of the subject land.

 

EXECUTIVE SUMMARY

 

The proposal seeks to modify Condition No. 25 of DA 54/2019 for construction of a grandstand, youth centre and amenities building approved by the Lane Cove Planning Panel on 2 July 2019. The condition requires submission of a Stage 2 Contamination Report and a Remediation Action Plan (RAP) and to be reviewed by an NSW EPA Accredited Site Auditor prior to the issue of a Construction Certificate. The condition also requires that no works occur until the site has been fully remediated.

 

The required reporting has occurred and has been reviewed by the Site Auditor. The submitted RAP recommended the option of ‘cap and containment’ of the contaminates to successful validation. The suggested approach has been supported by the Site Auditor and it requires construction to commence on site which in turn requires that a relevant Construction Certificate be issued. It is proposed to delete part of Condition No. 25 that refers to no works occurring until the site is fully remediated and that validation occurs prior to the issue of the Occupation Certificate.    

 

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 satisfactory.

 

The Section 4.55 Modification Application is reported to the Lane Cove Local Planning Panel with a recommendation for approval subject to a modified Condition No. 25 which calls for all contaminated soil to be ‘capped and contained’ and a validation report be submitted prior to the issue of the Occupation Certificate.

 

SITE

 

The site is described as Lot 2 DP 326066, Lots 5 & 6 DP 12618 and Lots 54 – 58 and 93 - 96 DP 5922, is known as Phoenix Street, Lane Cove and is also known as No. 2 Little Street, Lane Cove. The site is located between Little Street and Phoenix Street and south of the Lane Cove Civic Centre. The site is part of the overall complex known as Lane Cove Aquatic Centre. Toward the east is a Council Child Care Centre with amenities at the lower level and an area used as temporary public car parking with vehicular access from Phoenix Street.

 

SURROUNDING AREA

 

South of the site is a Council oval known as Pottery Green which is used for sports activities. East of Phoenix Street are two storey dwelling houses. West of Little Street there is an existing eight storey residential flat building which includes 200 basement public car parking spaces and is connected to the Aquatic Centre by a pedestrian over bridge. Also located on site towards the north, are three indoor pools, gymnasium and associated facilities, public car parking and the Council Civic Centre.

 

 

PREVIOUS APPROVALS/HISTORY

 

DA54/2019

Construction of a grandstand, youth centre, amenities building and associated works. Approved at the Lane Cove Planning Panel Meeting on 2 July 2019.

 

DA 31/2019

Construction of a concourse area to surround an approved 50m outdoor swimming pool and associated works. Approved at the Lane Cove Planning Panel Meeting on 23 May 2019.

 

DA 10/2019

Construction of a 50m outdoor swimming pool and associated works to replace the existing pool. Approved at the Lane Cove Planning Panel Meeting on 5 March 2019.

 

DA 30/2012

Alterations and additions to Lane Cove Aquatic and Leisure Centre and the erection of an illuminated flush wall sign. Approved 18.6.2012.

 

DA 53/1998

Aquatic Centre. Approved 17.8.1998.

 

 

BACKGROUND

 

The original outdoor pool and associated grandstand was originally constructed in 1961. In 1998 Lane Cove Council constructed the aquatic centre incorporating the existing outdoor pool. Alterations and additions have been carried out in accordance with the Development Application approved in 2012.

 

It had come to Council’s attention that the outdoor concrete swimming pool structure was dilapidated, structurally unsound and a danger to the public. In the interest of public safety, Council issued an order for the demolition of the unsound concrete pool structure.

 

The previous Development Application for the construction of a new pool structure was approved after the existing pool had been demolished. The previous application for the concourse area was approved after the existing grandstand and youth centre structure had been demolished. A final application was approved for a grandstand, youth centre and amenities building to complete the staged works.

 

PROPOSED MODIFICATION

 

The proposal seeks to modify Condition No. 25 of DA 54/2019 for construction of a grandstand, youth centre and amenities building approved by the Lane Cove Planning Panel. Condition No. 25 reads as:

 

A Stage 2 Contamination Report and a Remediation Action Plan (RAP) are to be submitted and reviewed by a NSW EPA Accredited Site Auditor prior to the issue of the Construction Certificate. No works are to occur until the subject site has been fully remediated.

 

The condition is essentially in two parts. The first part has been carried out in accordance with the condition with submission of:

 

·    ‘Preliminary Stage 2 Environmental Site Assessment, Proposed Lane Cove Aquatic Centre Redevelopment, 2 Little Street, Lane Cove, NSW’ dated 4 July 2019.

·    ‘Remediation Action Plan, Proposed Lane Cove Aquatic Centre Redevelopment, Proposed Pool and Concourse DA Area the proposed Grandstand DA Area. 2 Little Street, Lane Cove, NSW’ dated 10 July 2019.

Council has also engaged an NSW EPA Contaminated Sites Auditor and Certified Environmental Practitioner Site Contamination Specialist, Melissa Porter, from Senversa to review the process and work with Council on this matter.  Please also find attached an email from Melissa Porter dated 16 July 2019 in relation to this matter.  In this email she advised:

 

“I have reviewed the following final reports by EIS associated with the proposed development at the Lane Cove Aquatic Centre:

 

-      ‘Preliminary Contamination Screening, Proposed Lane Cove Aquatic Centre Re-Development, 2 Little Street, Lane Cove, NSW’ dated 4 July 2019.

-      ‘Preliminary Stage 2 Environmental Site Assessment, Proposed Lane Cove Aquatic Centre Redevelopment, 2 Little Street, Lane Cove, NSW’ dated 4 July 2019.

-      ‘Additional Environmental Site Assessment, Proposed Land Cove Aquatic Centre Redevelopment, Pool and Concourse DA Area and the Grandstand DA Area, Lane Cove Aquatic Centre, 2 Little Street, Lane Cove, NSW’ dated 10 July 2019.

-      ‘Remediation Action Plan, Proposed Lane Cove Aquatic Centre Redevelopment, Proposed Pool and Concourse DA Area the proposed Grandstand DA Area. 2 Little Street, Lane Cove, NSW’ dated 10 July 2019. “

 

It is considered that the remediation approach recommended by EIS in the RAP is appropriate and contamination issues raised within previous assessments have been addressed. The proposed remediation works would ensure that the site is suitable for the proposed land uses, as a concrete lined swimming pool with associated concrete hardstand concourse and grandstand, through the cap and containment of contaminated fill. Successful validation would be required to confirm this.”

 

The first part of this condition has been complied with. The second part of this condition is the subject of this proposed modification. Essentially this portion of the condition requires that works on the site cannot commence until a full remediation of the site has occurred.  As can be seen from the attached RAP for the site, the proposed strategy for remediation includes a “cap and contain” approach for the treatment of this site which is the preferred option. It is stated that this option:

 

“would include the placement of an impermeable barrier such as concrete/pavers etc, or a warning barrier and non-contaminated soil material, over the existing ground surface to isolate the contaminated material and thereby reduce the health risk to future site users. This action may also reduce the transport of contamination via surface water movement and dust generation. “ See Page 11 of the RAP.

 

This is proposed as the most appropriate option as it would reduce the potential for disturbing asbestos and other contaminant impacted fill and be relatively easily integrated into the proposed development works and any asbestos management framework. The report states that the built development features would form an integral part of the capping strategy and therefore the conditions of consent need to align with this strategy. Remediation under the RAP cannot be completed prior to the construction certificate being issued as the works that are to be carried out under the Construction Certificate are an integral part of the remediation of the site. The works being carried out cap and contain the contaminated material.

 

It is considered that the second part of this condition is unreasonable and misguided as it does not consider the method of remediation.  Under these circumstances it would be appropriate for the second part of this condition to require remediation prior to the issue of the Occupation Certificate. It should also be noted that Council is following all actions required in the RAP, following the validation procedures and is being monitored by environmental consultants. A site validation report is to be prepared and the appointed environmental auditor review this process.

 

SECTION 4.55 ASSESSMENT

 

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

 

Under the provisions of Section 4.55(1)(a) of the Environmental Planning and Assessment Act, 1979, Council may, in response to an application, modify a consent granted by the Land and Environment Court if the development, as modified, is ‘substantially the same’ development as originally approved and involves a minor environmental impact.

 

The submitted documentation has been reviewed where the remediation action recommended by RAP and approved by the Accredited EPA Site Auditor Melissa Porter is the “cap and containment” approach. This method of remediation requires the issue of the Construction Certificate to carry out the required works. The RAP recommends this approach as the preferred option for this site provided validation is carried out on completion. It should be noted that the applicant would be completing a site validation report following completion of the remediation activities which would also be reviewed by the accredited site auditor prior to issue of the Occupation Certificate.

 

As such the proposal does satisfy the ‘substantially the same’ development criteria and involves a minor environmental impact. On this basis it is recommended that the subject Section 4.55 Modification Application be approved.

 

2.         Compliance with State Environmental Planning Policy No. 55 – Remediation of Land and Draft Remediation of Land SEPP

 

The provisions of State Environmental Planning Policy No 55 - Remediation of Land requires that Council investigate the likelihood that the site has previously been contaminated and to address the methods necessary to remediate the site. The subject site is presently occupied by the 'Lane Cove Aquatic and Leisure Centre'. The land has been used for many years for recreational purposes. It is unlikely that the land is contaminated to a degree where it is considered harmful to adjoining occupants and would require remediation.

 

The Draft Remediation of Land SEPP was subject to public exhibition between 31 January and 13 April 2018. The Draft SEPP maintains the overarching objectives being to promote the remediation of land to reduce the risk of potential harm to human health or the environment. The new draft measures primarily relate to scenarios where more complex remediation/ongoing management is required, and the certification of remediation works undertaken as development not requiring consent.

 

However, for abundant caution the original contamination conditions to include Condition No. 25 were imposed under the original consent D54/19 where it was required that relevant contamination reports be prepared prior to the issue of a Construction Certificate and no works to occur until the site was fully remediated. Since approval and with the submission of the relevant reports, the RAP recommended that instead of the subject site being fully remediated prior to construction, that a ‘cap and containment’ approach be adopted which requires further works to be undertaken on site. The site auditor concurs that it is appropriate to ‘cap and contain’ the identified contaminated soil for the development and be signed off prior to the issue of the Occupation Certificate.

 

There are clearly timing issues involved for the approved development in relation to addressing the relevant contamination matters and the second part of Condition No. 25 has been proved to be problematic. Council has no objections to the suggested ‘cap and contain’ approach which is now a new or unexpected development as it was not mentioned during the assessment of the original Development Application or discussed within the preliminary contamination report.

 

It is recommended that Condition No. 25 be modified which calls for all contaminated soil to be ‘capped and contained’ and a validation report be submitted prior to the issue of the Occupation Certificate. This would again ensure that contamination is again appropriately highlighted and addressed.

 

REFERRALS

 

Health and Environment

 

No objections to the proposed modification.

 

Site Auditor

 

No objections subject to a recommended draft condition being imposed where based on the proposed development scenario, the adopted remedial strategy and sequencing of works, a relevant validation report be requested prior to issue to an occupation certificate once all final pavements are installed.

 

CONCLUSION

 

The matters in relation to Section 4.55(1A) of the Environmental Planning and Assessment Act 1979 have been considered and the proposed modification has been assessed against the relevant environmental planning instruments and are considered satisfactory. The Section 4.55(1A) Modification Application is reasonable in this instance and therefore considered satisfactory. The relevant contamination issues on the subject site are still highlighted or are to be adequately addressed however it would occur on a different or at a more appropriate stage of the approved development.

 

The Section 4.55 Modification Application is recommended for approval subject to a modified Condition No. 25 which calls for all contaminated soil to be ‘capped and contained’ and a validation report be submitted prior to the issue of the Occupation Certificate.

 

 

RECOMMENDATION

 

That pursuant to section 4.55(1A) of the Environmental Planning and Assessment Act 1979, the Lane Cove Local Planning Panel at its electronic meeting of 19 November 2019 exercising the functions of the Council as the consent authority grant consent to the Section 4.55 Modification Application to Development Application No. 54/2019 for construction of a grandstand, youth centre, amenities building and associated works at Phoenix Street (also known as No. 2 Little Street) subject to the following:

 

 

i.          The replacement of Condition 25 as follows:

 

25.       All contaminated soil is to be ‘capped and contained’ in accordance with the submitted             Remediation Action Plan (RAP) and a Contamination Validation Report is to be submitted             and reviewed by an NSW EPA Accredited Site Auditor prior to the issue of the Occupation             Certificate or once all final pavements are installed.

 

 

 

 

 

 

 

 

Michael Mason

 

Executive Manager

 

Environmental Services

 

 

ATTACHMENTS:

AT‑1View

Justification Letter

4 Pages

 

AT‑2View

Stage 2 Environmental Report

323 Pages

 

AT‑3View

Remediation Action Plan

48 Pages

 

 

 

 


ATTACHMENT 1

Justification Letter

 

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ATTACHMENT 2

Stage 2 Environmental Report

 

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ATTACHMENT 2

Stage 2 Environmental Report

 

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Stage 2 Environmental Report

 

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Stage 2 Environmental Report

 

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Stage 2 Environmental Report

 

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Stage 2 Environmental Report

 

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ATTACHMENT 2

Stage 2 Environmental Report

 

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Stage 2 Environmental Report

 

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ATTACHMENT 2

Stage 2 Environmental Report

 

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Stage 2 Environmental Report

 

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ATTACHMENT 3

Remediation Action Plan

 

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ATTACHMENT 3

Remediation Action Plan

 

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Remediation Action Plan

 

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Remediation Action Plan

 

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Remediation Action Plan

 

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Remediation Action Plan

 

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