Source: http://businesspapers.randwick.nsw.gov.au/Open/2010/10/PL_12102010_MIN.HTM
Timestamp: 2019-07-16 12:50:57
Document Index: 445052765

Matched Legal Cases: ['Application No. 224', 'art 9', 'art 3', 'art 5', 'art 1', 'art 1', 'art 2']

Minutes of Planning Committee Meeting - 12 October 2010
Tuesday, 12 October 2010 AT 6:27pm
Central Ward - Councillors T Seng (Chairperson) &
The meeting was adjourned at 6.28pm and was resumed at 6.54pm.
RESOLVED: (Smith/Matson) that the apologies received from Crs Andrews, Hughes and Procopiadis be accepted and leave of absences from the meeting be granted.
Confirmation of the Minutes of the Planning Committee Meeting held on Tuesday 14 September 2010
PL103/10
RESOLUTION: (Mayor, Cr Matson/Smith) that the Minutes of the Planning Committee Meeting held on Tuesday 14 September 2010 (copies of which were circulated to all Councillors) be and are hereby confirmed as a correct record of the proceedings of that meeting.
a) Cr Bowen declared that he does not have an interest in Item D77/10.
b) Cr Tracey declared a non significant non pecuniary interest in Item D77/10 as he knows the objector as a member of a neighbouring Labor Party branch.
c) Cr White declared that he does not have an interest in Item D77/10.
d) Cr White declared a significant non pecuniary interest in Item D75/10 as the applicant is his accountant and also a friend. Cr White indicated that he would not take part in the debate or the vote on the matter.
D77/10 7 Northumberland Street, Clovelly
For Helen Callaghan - Applicant
D75/10 Development Application Report - 22 Mirrabooka Crescent, Little Bay (DA/224/2010)
PL104/10
Having declared an interest in this matter earlier in the meeting, Cr White left the Council Chamber during the debate and the vote on the matter.
RESOLUTION: (Nash/Matthews) -
A. That Council supports the objections under State Environmental Planning Policy No. 1 – Development Standards in respect to non-compliance with Clause 20B of Randwick Local Environmental Plan 1998, relating to minimum allotment sizes respectively, on the grounds that the proposed development complies with the objectives of the above clauses, and will not adversely affect the amenity of the locality, and that the Department of Planning be advised accordingly.
B. That Council, as the consent authority, grants development consent under Sections 80 and 80A of the Environmental Planning and Assessment Act 1979, as amended, to Development Application No. 224/2010 for the subdivision of the 22 Mirrabooka Crescent, Little Bay subject to the following conditions:
1. The development must be implemented substantially in accordance with the plans reference 101/0423, dated 29/03/10 and received by Council on 6 April 2010, the application form and on any supporting information received with the application, except as may be amended by the following conditions and as may be shown in red on the attached plans:
Failure to comply with these legislative requirements is an offence and may result in the commencement of legal proceedings, issuing of `on-the-spot`
penalty infringements or service of a notice and order by Council.
The following conditions are applied to satisfy the provisions of Council’s environmental plans, policies and codes for subdivision works.
4. The applicant shall create suitable rights of carriageway, easements for services, support and stormwater lines, as required. The applicant is advised that the minimum easement width for any stormwater line is 0.9 metres.
5. All conditions of this development consent and DA/714/2001 shall be satisfied prior to the issuing of a subdivision certificate.
6. A "restriction on the use of land” and “positive covenant" (under section 88B of the Conveyancing Act 1919) shall be placed on the title of proposed Lot 2, in conjunction with the registration of the proposed plan of subdivision for this property, to ensure that any future onsite detention system is maintained and that no works which could affect the design function of the detention system are undertaken without the prior consent (in writing) from Council. Such restriction and positive covenant shall not be released, varied or modified without the consent of the Council.
The "restriction as to user and positive covenant" are to be to the satisfaction of Council. A copy of Council’s standard wording/layout for the restriction and positive covenant may be obtained from Council’s Development Engineer John Flanigan on 9399 0924.
7. A formal subdivision application is required to be submitted to and approved by the Council and all conditions of this development consent are required to be satisfied prior to the issuing of the subdivision certificate.
MOTION: (Nash/Matthews) CARRIED - SEE RESOLUTION.
D76/10 Development Application Report - 13 Neptune Street, Coogee (DA/356/2010)
PL105/10
RESOLUTION: (Smith/Belleli) -
A. That Council supports the objections under State Environmental Planning Policy No. 1 – Development Standards in respect to non-compliance with Clause 20E of Randwick Local Environmental Plan 1998, relating to landscaped area on the grounds that the proposed development complies with the purpose for the clause, and will not adversely affect the amenity of the locality, and that the Department of Planning be advised accordingly.
B. That Council, as the consent authority, grants development consent under Sections 80 and 80A of the Environmental Planning and Assessment Act 1979, to Development Application No. DA/356/2010 for alterations to the existing dwelling and construction of a new one bedroom apartment above the dwelling, demolition of the existing garage and construction of a new triple garage with terrace above fronting Neptune St, reconfigured entry, new lift; and associated landscaping at at No. 13 Neptune Street, Coogee, subject to the following conditions:
1. The development must be implemented substantially in accordance with the plans numbered 1.1, 1.2, 1.3, 1.4, 2.1, 2.2, 2.3, 2.4 and 3.1, stamped received by Council 18 May 2010, the application form and on any supporting information received with the application, except as may be amended by the following conditions and as may be shown in red on the attached plans:
2. The colours, materials and finishes of the external surfaces to the building are to be consistent with the materials and colours plan number 4.1 stamped received by Council 18 May 2010.
6. The finished ground levels external to the building are to be consistent with the development consent and are not to be raised (other than for the provision of paving or the like on the ground) without the written consent of Council.
7. Lighting to the premises shall be designed so as not to cause a nuisance to nearby residents or motorists and to ensure that light overspill does not affect the amenity of the area.
9. In accordance with Council’s Section 94A Development Contributions Plan effective from 2 July 2007, based on the development cost of $997,221.00 the following applicable monetary levy must be paid to Council: $9,972.00.
10. The following damage/civil works security deposit requirement is to be complied with prior to a construction certificate being issued for the development, as security for making good any damage caused to the roadway, footway, verge or any public place; or as security for completing any public work; and for remedying any defect on such public works, in accordance with section 80A(6) of the Environmental Planning and Assessment Act 1979:
11. Prior to the issuing of an occupation certificate the applicant must meet the full cost for Council or a Council approved contractor to:
a) Construct new concrete vehicular crossing and layback at kerb including any associated roadworks opposite the vehicular entrance to the site.
NOTE: This may involve pickup/runoff of the gutter as determined by Council’s Engineering Technical Officer George Pandelidis to assist in preventing vehicles scraping as they enter and exit the driveway.
b) Reconstruct a 1.3m wide concrete footpath along the full site frontage. Any unpaved areas on the nature strip must be turfed and landscaped to Council’s specification.
12. The applicant must meet the full cost for Council or a Council approved contractor to repair/replace any damaged sections of Council's footpath, kerb & gutter, nature strip etc which are due to building works being carried out at the above site. This includes the removal of cement slurry from Council's footpath and roadway.
13. All external civil work to be carried out on Council property (including the installation and repair of roads, footpaths, vehicular crossings, kerb and guttering and drainage works), must be carried out in accordance with Council’s Policy for “Vehicular Access and Road and Drainage Works” and the following requirements:
14. A Works Zone is to be provided in Neptune Street for the duration of the construction works. The ‘Works Zone’ shall be provided to the satisfaction of the Randwick Traffic Committee and shall have a minimum length of 12 metres. The prescribed fee for the Works Zone must be paid to Council at least four (4) weeks prior to the commencement of work on the site.
15. The Council’s Development Engineer has inspected the above site and have determined that the design alignment level (concrete/paved/tiled level) at the property boundary for driveways, access ramps and pathways or the like, shall be:
· In accordance with approved plans by Jackson Architects Drawing no. FD001-FD003 and stamped by Council 4th June 2010.
16. The design alignment levels (concrete/paved/tiled level) issued by Council must also be indicated on the building plans for the construction certificate. The design alignment level at the street boundary, as issued by the Council, must be strictly adhered to.
17. The above alignment levels and the site inspection by Council’s Development Engineer have been issued at a prescribed fee of $121.00 (inclusive of GST). This amount is to be paid prior to a construction certificate being issued for the development.
20. A Section 73 Compliance Certificate under the Sydney water Act 1994 must be obtained. Application must be made through an authorised Water Servicing Coordinator. Please refer to “Your Business” section of Sydney Water’s web site at www.sydneywater.com.au then the “e-developer” icon or telephone 13 20 92.
21. Detailed drainage plans shall be submitted to and approved by the certifying authority prior to the issue of a construction certificate. The drainage plans shall demonstrate compliance with the conditions of this development approval.
22. Stormwater runoff from the site shall be discharged to the kerb and gutter along the site frontage in Neptune Street by gravity.
23. As the above site may encounter seepage water within the depth of the garage excavation, the garage or similar structures are to be suitably tanked and waterproofed. A Structural Engineer\Geotechnical Engineer shall certify the tanking & waterproofing has been carried out to an acceptable standard, to the satisfaction of the certifying authority. A copy of the certification is to be forwarded to Council.
b) Adequate provision is to be made for the ground water to drain around the garages (to ensure that the garages will not dam or slow the movement of the ground water through the development site).
c) Seepage Water must not be drained from the site.
24. Prior to the Principal Certifying Authority issuing an occupation certificate for the proposed development the applicant is to contact Council’s Manager of Waste in regards to meeting Council’s requirements for waste services to the new unit.
25. That part of the nature-strip upon Council's footway which is damaged during the construction of the proposed works shall be excavated to a depth of 150mm, backfilled with topsoil equivalent with 'Organic Garden Mix' as supplied by Australian Native Landscapes, and re-turfed with Kikuyu turf or similar. Such works shall be completed at the applicant’s expense prior to the issue of a final Occupation Certificate.
26. Suitable landscape treatment that will enhance and improve the appearance of the proposed works, as well as reduce the impact of the development upon both the streetscape and neighbouring properties shall be provided throughout the front portion of the site within those areas shown on the Landscape Plan by Jane Coleman Landscape Architect, drawing DA-04, issue A, dated 12.05.10.
27. Prior to the commencement of site works, the PCA must ensure that the following additional details have been included on an amended plan:
a) A planting plan and plant schedule at a scale of 1:100 or 1:200, indicating the location of all proposed planting, which are to be drawn at their mature size, with a suitable mixture of shrubs, accent plants and ground covers to be provided.
c) All planter boxes and garden beds constructed on slab must have a minimum soil depth of 600mm, with a construction detail to be provided.
d) Ground covers that will spill over the northern edge of the proposed garage shall be provided within the raised planter of the proposed terrace area above the garage.
e) Native coastal shrubs that will attain a minimum height of 1 metre at maturity shall be provided within the terrace planter above the garage as well as the garden area at the northwest corner of the site.
f) The feature tree shown in the front yard must be a native coastal species that will attain a minimum height at maturity of between 4-7 metres.
Removal & Replacement of Street Tree
28. The applicant shall submit a total payment of $349.25 (including GST) being to cover the cost for Council to:
a. Remove the existing street tree, Metrosideros excelsa (NZ Xmas Tree) from Council’s Neptune Street nature strip, in line with the western site boundary, as while appearing in reasonable health, this species is in decline along the east coast due to a combination of old age and pest attack, with large quantities having been removed from nature strips and public parks; and
b. Being the cost for Council to supply and install 1 x 25 litre street tree, using a more reliable native coastal species, Banksia integrifolia (Coastal Banksia), which shall be planted in this same area upon completion of all works.
The applicant must contact Council’s Landscape Development Officer on 9399-0613 (and quoting the receipt number), and giving at least four working weeks notice, to arrange for removal of the existing street tree prior to the commencement of site works, as well as for planting of the new street tree upon completion.
Removal of trees in rear yard
29. Approval is granted for removal of the following trees, subject to full implementation of the approved landscape plan:
a) Those four smaller Allocasurina glauca (Swamp She Oaks), from the stand of seven trees in the rear yard, along the eastern boundary, between the southeast corner of the existing dwelling, in order to avoid future overcrowding;
b) One Allocasurina torulosa (Forest Oak) in the southeast corner of the site, as despite being sited away from all works, is in poor condition due to the past removal of its vertical leaders.
Protection of trees in rear yard
30. In order to ensure retention of the remaining three larger, dominant Allocasurina glauca (Swamp She Oaks) in the rear yard, along the eastern boundary, between the southeast corner of the existing dwelling and shed in good health, the following measures are to be undertaken:
a. All documentation submitted for the Construction Certificate application must show the retention of these trees, with the position and diameter of their trunks and canopies to be clearly shown on all drawings.
b. This group of three trees must be physically protected as one group by installing a total of four star pickets setback a distance of 2.0 metres (measured off the outside edge of their trunks at ground level), on all four sides, so as to completely enclose these trees as one group for the duration of works.
c. This fencing shall be installed prior to the commencement of demolition and construction works and shall remain in place until all works are completed, to which signage containing the following words shall be clearly displayed and permanently attached: “TREE PROTECTION ZONE (TPZ), DO NOT REMOVE/ENTER".
d. Within this TPZ, there is to be no storage of materials, machinery or site office/sheds, nor is cement to be mixed or chemicals spilt/disposed of and no stockpiling of soil or rubble, with all Site Management Plans needing to acknowledge this requirement.
33. Prior to the commencement of any building or fire safety works, a construction certificate must be obtained from the Council or an accredited certifier, in accordance with the provisions of the Environmental Planning & Assessment Act 1979 and Environmental Planning & Assessment Regulation 2000.
34. Prior to the commencement of any building or fire safety works, the person having the benefit of the development consent must:-
ii) appoint a principal contractor for the building work, or in relation to residential building work and notify the Principal Certifying Authority and Council accordingly in writing, and
35. The building works must be inspected by the Principal Certifying Authority (or another certifying authority if the Principal Certifying Authority agrees), in accordance with sections 109 E (3) of the Environmental Planning & Assessment Act 1979 and clause 162A of the Environmental Planning & Assessment Regulation 2000, to monitor compliance with the relevant standards of construction, Council’s development consent and the construction certificate.
38. Prior to the issuing of an interim or final occupation certificate, a statement is required to be obtained from the Principal Certifying Authority, which confirms that the development is not inconsistent with the development consent and the relevant conditions of development consent have been satisfied.
39. A Fire Safety Certificate must be submitted to Council prior to the issuing of an Occupation Certificate, in accordance with the requirements of the Environmental Planning and Assessment Regulation 2000.
40. The required Long Service Levy payment, under the Building and Construction Industry Long Service Payments Act 1986, is to be forwarded to the Long Service Levy Corporation or the Council, prior to the issuing of a Construction Certificate, in accordance with Section 109F of the Environmental Planning & Assessment Act 1979.
41. All building, plumbing and drainage work must be carried out in accordance with the requirements of the Sydney Water Corporation.
42. A Certificate prepared by a professional engineer shall be submitted to the certifying authority prior to issuing a construction certificate which certifies the structural adequacy of the existing building to support an additional storey.
43. A Certificate prepared by a professional engineer, shall be submitted to the certifying authority prior to issuing an occupation certificate certifying the structural adequacy of the building including the balustrading to the external balconies.
44. Demolition work and the removal, storage, handling and disposal of building materials must be carried out in accordance with the following requirements (as applicable):
45. In accordance with Council’s Asbestos Policy, the following requirements are to be satisfied if any materials containing asbestos are present in the building:
47. The adjoining land and buildings located upon the adjoining land must be adequately supported at all times.
48. Except with the written approval of Council’s Manager of Health, Building & Regulatory Services, all building, demolition and associated site works (including site deliveries) must only be carried out between the hours of 7.00am to 5.00pm on Monday to Friday inclusive and (except as detailed below) between 8.00am to 5.00pm on Saturdays.
l) A local approval application must be submitted to and be approved by Council's Building Services section prior to commencing any of the following activities upon any part of the footpath, road, nature strip or in any public place:-
51. The existing levels of fire and safety within the building are to be upgraded in accordance with the following requirements and the fire safety certificate provisions of Part 9 of the Environmental Planning and Assessment Regulation 2000 must be complied with, prior to issuing an occupation certificate.
a) Fire safety and building upgrading works are to be implemented in accordance with the recommendations contained in the Building Code of Australia report prepared by AE & D Consulting dated 12.05.2010.
52. The fire safety upgrading works must be carried out prior to issuing of an Occupation Certificate for the development and written confirmation must be provided to Council which confirms that all of the upgrading works have been carried out in accordance with the conditions of consent.
MOTION: (Smith/Belleli) CARRIED UNANIMOUSLY - SEE RESOLUTION.
D77/10 Development Application Report - 7 Northumberland Street, Clovelly (DA/950/2007/A)
PL106/10
RESOLUTION: (Smith/Belleli) that Council as the consent authority, grants its consent under Section 96 of the Environmental Planning and Assessment Act 1979 as amended to modify Development Consent No DA/950/2007 for permission to remove the proposed external timber louvres from the northern upper level windows at 7 Northumberland Street, Clovelly in the following manner:
1. The development must be implemented substantially in accordance with the plans numbered 0611-A02, 0611-A03, 0611-A04, dated October 2007 and received by Council on 1 April 2008, the application form and on any supporting information received with the application, as amended by the Section 96 plan numbered 2049 CC0 6A, dated 16/3/09 and received by Council on 2 July 2010, only in so far as it relates to the modifications highlighted on the Section 96 plan and detailed in the Section 96 application, except as may be amended by the following conditions and as may be shown in red on the attached plans:
44. The lowest two panels of the stairwell window shall be maintained with fixed and obscured glazing.
D78/10 Development Application Report - 19 Franklin Street, Matraville (DA/204/2010)
PL107/10
RESOLUTION: (Belleli/Matthews) that the application be deferred to enable the applicant to submit amended plans.
MOTION: (Belleli/Matthews) CARRIED - SEE RESOLUTION.
D79/10 Development Application Report - 93 Yorktown Parade, Maroubra (DA/718/2010)
PL108/10
A. That Council supports the objections under State Environmental Planning Policy No. 1 – Development Standards in respect to non-compliance with Clauses 20F of Randwick Local Environmental Plan 1998, relating to floor space ratio on the grounds that the proposed development complies with the objectives of the above clauses, and will not adversely affect the amenity of the locality, and that the Department of Planning be advised accordingly.
B. That Council as the relevant consent authority grant development consent under Section 80 and 80A of the Environmental Planning and Assessment Act 1979 (as amended) to Development Application No. DA/718/2010 for enclosure of balconies to town house style multi unit housing development at 93 Yorktown Parade, Maroubra, subject to the following conditions:
1. The development must be implemented substantially in accordance with the plans numbered 10/00018-1, 10/00018-2 & 10/100018-3, dated 28/7/10 and received by Council on 27 August 2010, the application form and on any supporting information received with the application, except as may be amended by the following conditions and as may be shown in red on the attached plans:
2. The external materials, colours and finishes of the building are required matching, as closely as possible, to the existing building.
5. Prior to the commencement of any building works, the following requirements must be complied with:
6. The building works must be inspected by the Principal Certifying Authority (or another certifying authority if the Principal Certifying Authority agrees), in accordance with sections 109 E (3) of the Environmental Planning & Assessment Act 1979 and clause 162A of the Environmental Planning & Assessment Regulation 2000, to monitor compliance with the relevant standards of construction, Council’s development consent and the construction certificate.
7. A sign must be erected and maintained in a prominent position on the site for the duration of the works, which contains the following details:
9. Except with the written approval of Council’s Manager of Health, Building & Regulatory Services, all building, demolition and associated site works (including site deliveries) must only be carried out between the hours of 7.00am to 5.00pm on Monday to Friday inclusive and between 8.00am to 5.00pm on Saturdays and all building activities are strictly prohibited on Sundays and Public Holidays.
10. Noise and vibration emissions during the construction of the building and associated site works must not result in damage to nearby premises or result in an unreasonable loss of amenity to nearby residents and the relevant requirements of the Protection of the Environment Operations Act 1997 and NSW DECC Guidelines must be satisfied at all times.
11. Public safety must be maintained at all times and public access to the site and building works, materials and equipment on the site is to be restricted, when work is not in progress or the site is unoccupied, to the satisfaction of Council.
12. A Construction Site Management Plan is to be developed and implemented prior to the commencement of any works. The site management plan must include the following measures, as applicable to the type of development:
13. Public safety and convenience must be maintained at all times during demolition, excavation and construction works and the following requirements must be complied with:
M20/10 Miscellaneous Report - 8 Davidson Crescent, Maroubra (DA/183/2010)
PL109/10
RESOLUTION: (Smith/Belleli) that Council, as the consent authority, refuses development consent under Sections 80 and 80A of the Environmental Planning and Assessment Act 1979, as amended, to Development Application No. DA/183/2010 for strata subdivision of an attached dual occupancy at 8 Davidson Crescent, Maroubra, for the following reasons:
1. The proposed development is inconsistent with objectives of the 2A zone. In particular it contravenes Clause 2(l) & Clause 10(1)(a, b, c, and e) under Randwick Local Environmental Plan 1998 (Consolidation) in that the proposed subdivision is likely to lead to a cumulative increase in the density of the residential 2A zone areas of Randwick and discourages a mix of housing and housing affordability.
2. The proposed development does not comply with Clause 20B(1) under Randwick Local Environmental Plan 1998 (Consolidation) in that the proposed subdivision is well below the minimum standard and will result in a subdivision pattern that will be inconsistent with the dominant subdivision pattern in the locality.
3. The SEPP 1 objection is not well founded in the circumstances of the case. The proposed development will not enhance the amenity of the locality and will undermine the objectives that deal with housing affordability and diversity, and will increase densities in areas that are not easily accessible to public transport and services.
4. The proposed development will result in a proliferation of strata titled attached dual occupancy developments on substandard lots in the 2A Zone due to the commercial attractiveness of having separate titles for the dual occupancies.
NR7/10 Notice of Rescission Motion - Notice of Rescission Motion submitted by Crs Matson, Smith & Woodsmith - 491 Bunnerong Road, Matraville (DA/907/2009)
PL110/10
RESOLUTION: (Mayor, Cr Matson/Woodsmith) that the resolution passed at the Ordinary Council meeting held on Tuesday, 21 September 2010 reading as follows:
‘RESOLUTION: (White/Andrews) that Council, as the responsible authority, grant its development consent under section 80 & 80A of the Environmental Planning and Assessment Act 1979 (as amended) to Development Application DA/907/2009 for the demolition of the existing dwelling and construction of a part 3/part 5 storey mixed use development in two building forms comprising a retail tenancy at ground level, 10 residential dwellings and 2 levels of basement parking for 15 vehicles at 491 Bunnerong Road, Matraville, subject to the following conditions:
2. The colours, materials and finishes of the external surfaces to the building are to be consistent with the details shown on colour finishes image received by Council on 4 December 2009.
3. Street and unit numbering must be provided to the premises in a prominent position, in accordance with the Australia Post guidelines and AS/NZS 4819 (2003) to the satisfaction of Council, prior to an occupation certificate being issued for the development.
4. The enclosure of balconies is prohibited by this consent.
7. In accordance with the provisions of clauses 143A and 154A of the Environmental Planning & Assessment Regulation 2000, a ‘Design Verification Certificate’ must be provided to the Certifying Authority and the Council, prior to issuing a construction certificate and an occupation certificate, respectively.
8. A ceiling fan must be installed in each bedroom of all proposed residential units within the development. Details are to be provided in the Construction Certificate documentation to the satisfaction of the Principal Certifying Authority.
9. A separate Development Application and Construction Certificate or a Complying Development Certificate (as applicable) must be obtained with regard to the proposed usage of the retail tenancy at ground floor level.
10. The proposed development (except the awning over the footpath) must not encroach onto Council’s land (i.e. airspace).
14. In accordance with Clause 154B of the Environmental Planning & Assessment Regulation 2000, a Certifying Authority must not issue a final Occupation Certificate for this development, unless it is satisfied that each of the required BASIX commitments has been fulfilled.
15. In accordance with Council’s Section 94A Development Contributions Plan effective from 2 July 2007, the following monetary levy must be paid to Council.
$2,466,493.70
$24,664.95
17. All building work must be carried out in accordance with the provisions of the Building Code of Australia (BCA), in accordance with Clause 98 of the Environmental Planning and Assessment Regulation 2000.
18. Prior to the commencement of any building works, a construction certificate must be obtained from Council’s Building Certification Services or an accredited certifier, in accordance with the provisions of the Environmental Planning & Assessment Act 1979 and Environmental Planning & Assessment Regulation 2000.
19. Prior to the commencement of any building works, the person having the benefit of the development consent must:
27. A Fire Safety Certificate must be submitted to Council prior to the issuing of an Occupation Certificate, in accordance with the requirements of the Environmental Planning and Assessment Regulation 2000.
29. A report shall be prepared by a professional engineer and submitted to the certifying authority prior to the issuing of a construction certificate, detailing the proposed methods of excavation, shoring or pile construction, including details of potential vibration emissions. The report, must demonstrate the suitability of the proposed methods of construction to overcome any potential damage to nearby land/premises.
30. Driven type piles/shoring must not be provided unless a geotechnical engineer’s report is submitted to the certifying authority, prior to the issuing of a construction certificate, which demonstrates that damage should not occur to any adjoining premises and public place as a result of the works.
32. The installation of ground or rock anchors underneath any adjoining premises including (a public roadway or public place) must not be carried out without specific written consent of the owners of the affected adjoining premises (including the Council if bounding a public place) and details of compliance must be provided to the certifying authority prior to the commencement of any excavation or building works.
42. A Construction Site Management Plan is to be developed and implemented prior to the commencement of demolition, excavation or building works. The site management plan must include the following measures, as applicable to the type of development:
45. Public safety must be maintained at all times and public access to the site and building works, materials and equipment on the site is to be restricted.
46. A ‘B Class’ overhead type hoarding is required is be provided to protect the public, located adjacent to the development, prior to the commencement of any works on the site which comprise:-
47. The demolition, removal, storage, handling and disposal of materials and all building work must be carried out in accordance with the following requirements (as applicable):
48. A Demolition Work Plan must be prepared for the development in accordance with Australian Standard AS2601-2001, Demolition of Structures.
49. Any work involving the demolition, storage and disposal of asbestos products and materials must be carried out in accordance with the following requirements:
50. Access, facilities and car parking for people with disabilities must be provided to and within the building in accordance with the relevant provisions of the Building Code of Australia and AS1428.1, AS4299 & AS2890.1 and relevant Council development control plans for the subject development, to the satisfaction of the Certifying Authority. Details of the proposed access, facilities and car parking for people with disabilities are to be included in the plans / specifications for the construction certificate.
51. The use and operation of the premises shall not give rise to an environmental health or public nuisance, vibration to other premises or, result in an offence under the Protection of the Environment Operations Act 1997 and Regulations.
52. The proposed use of the premises and the operation of all plant and equipment shall not give rise to an ‘offensive noise’ as defined in the Protection of the Environment Operations Act 1997 and Regulations.
53. A report, prepared by a suitably qualified and experienced consultant in acoustics, shall be submitted to the certifying authority and Council prior to an occupation certificate being issued for the development, which demonstrates and certifies that noise and vibration emissions from the development comply with the relevant provisions of the Protection of the Environment Operations Act 1997, NSW Environmental Protection Authority Noise Control Manual & Industrial Noise Policy and conditions of Council’s approval, to the satisfaction of Council’s Manager of Health, Building & Regulatory Services.
54. A separate development application and construction certificate or a complying development certificate (as applicable) must be obtained if the retail tenancy is to be used at any time for any of the purposes detailed below:
The following condition has been applied to ensure that noise emissions from the development satisfy legislative requirements and maintain reasonable levels of amenity to the area:
55. The residential units are to achieve the following internal acoustic amenity criteria:
a) Construct a full width concrete (heavy duty vehicular crossing and layback at kerb opposite the vehicular entrance to the site.
NOTE: The design and construction of the gutter crossing off Bunnerong Road shall be in accordance with RTA requirements. Details of these requirements should be obtained from RTA's Project Services Manager, Traffic Projects Section, Parramatta (Ph: 8849 2144).
Detailed design plans of the proposed gutter crossing are to be submitted to the RTA for approval prior to the commencement of any road works.
It should be noted that a plan checking fee (amount to be advised) and lodgement of a performance bond may be required from the applicant prior to the release of the approved road design plans by the RTA.
b) Re-construct kerb and gutter for the full site frontage except opposite the vehicular access point.
c) Reconstruct the Bunnerong Road site frontage in accordance with Council’s Urban Elements Design Manual for the Matraville Commercial Centre. It is noted that this will include footpath reconstruction along the full site frontage.
NOTE: In this regard the footpath area immediately in front of the pedestrian entrance and lobby shall be kept clear of street plantings and street furniture for the purpose of a kerbside collection point for waste bins for the residential component of the development. The existing Council street tree shall also be removed (see landscape conditions).
59. All external civil work to be carried out on Council property (including the installation and repair of roads, footpaths, vehicular crossings, kerb and guttering and drainage works), must be carried out in accordance with Council’s Policy for “Vehicular Access and Road and Drainage Works” and the following requirements:
Traffic & RTA conditions
The following conditions are applied to comply with the requirements of the RTA and Council’s Traffic Engineering section.
60. All new walls adjacent to vehicular crossings must be lowered to a height of 600mm above the internal driveway level for a distance of 2.0m within the site or splayed 2.0m metre by 2.0 metre to provide satisfactory sight lines. Details are to be submitted to the Certifying Authority prior to the release of the construction certificate showing compliance with this condition.
61. Prior to commencement of works a Road Occupancy Licence should be obtained from the RTA for any works that may impact on traffic flows on Bunnerong Road during construction activities.
62. All demolition and construction vehicles are to be contained wholly within the site and vehicles must enter the site before stopping. A construction zone will not be permitted on Bunnerong Road.
63. Prior to the issue of a construction certificate, the applicant shall submit for approval and have approved by Council's Traffic Engineer a detailed construction traffic management plan. The plan shall demonstrate how construction and delivery vehicles will access the development site during the demolition and construction phase of the development.
64. Prior to the issuing of a construction certificate for any works on the subject site, the existing building on the adjoining property at 489 Bunnerong Road must be demolished.
65. Prior to the issuing of a Construction Certificate, the suitable rights of carriageway, easements for access, etc shall be created and places on the 88B Instrument as required to ensure that vehicles can legally use the proposed driveway and access ramp.
66. Prior to the issuing of an Occupation certificate the full length and width of the driveway and access ramp shall be fully constructed for the development.
67. All vehicles are to enter and leave the site in a forward direction.
68. The proposed shared access driveway shall comply with the following requirements from Council’s Traffic Engineering section
§ One way arrows are to be painted on the exit/entry access lanes near the front property alignment
§ Two way arrows are to be painted on the access driveway immediately prior to entering the basement garages
§ A ‘Keep Left’ sign is to be placed on the median island separating the entry/exit lanes for vehicles exiting the site
§ Once the two developments at 489 & 490 Bunnerong Rd are completed, traffic priority in the access driveway shall be given to vehicles exiting the site from 489 Bunnerong Road. A Give way indicator together with appropriate line marking shall be painted on the access ramp from 490 Bunnerong road to indicate to drivers to ‘Give Way’ to drivers exiting the development at 489 Bunnerong Road.
§ All signs & line marking to be installed to Council’s satisfaction
Plans demonstrating compliance with above requirements are to be submitted to Councils Manager of Integrated Transport for approval prior to the issuing of a construction certificate.
69. All works/regulatory signposting associated with the proposed development are to be at no cost to the RTA or Council.
70. In accordance with Australian Standard 2890.1- 2004 (Parking Facilities, Part 1: Off-street car parking), the driveway shall be a minimum of 6.0 metres in width for a minimum distance of 6 metres from the property boundary to allow for two-way simultaneous entry and exit.
71. The layout of the proposed basement carparking associated with the subject development (including driveways, grades, turning paths aisle widths, parking bay dimensions, etc) shall be in accordance with Australian Standard 2890.1:2004 (Part 1-Off street car parking) and Australian Standard 2890.2:2002 (Part 2 -Off-street commercial vehicle facilities).
72. The applicant is to submit detailed design drawings and geotechnical reports relating to the excavation of the site and support structures to the RTA for assessment. The applicant is to meet the full cost of the assessment by the RTA.
This report shall address the following key issues:
a) The impact of excavation/rock anchors on the stability of Bunnerong Road and detailing how the carriageway would be monitored for settlement.
b) The impact of the excavation on the structural stability of Bunnerong Road.
c) Any other issues that may need to be addressed. (Contact: Geotechnical Engineer Stanley Yuen on phone 8837 0246 or Graham Yip on phone 8837 0245 for details).
If it is necessary to excavate below the level of the base of the footings of the adjoining roadways, the person acting on the consent shall ensure that the owners of the roadway are given at least seven (7) days notice of the intention to excavate below the base of the footings. The notice is to include complete details of the work.
73. The minimum clear distance from the existing footpath in Bunnerong Road to the underside of the proposed awning shall be 3.00 metres. The plans submitted for the construction certificate shall demonstrate compliance with this requirement.
74. All new awnings shall be set back a minimum of 600mm from the face of kerb. The plans submitted for the construction certificate shall demonstrate compliance with this requirement.
75. Upon completion of the construction of the awning, certification of the structural adequacy of the awning must be provided to the Council.
76. Detailed design plans and hydraulic calculations of any changes to the stormwater drainage system are to be submitted to the RTA for approval, prior to the commencement of any works.
PO Box 973 Parramatta CBD 2124.
A plan checking fee will be payable and a performance bond may be required before the RTA’s approval is issued. With regard to the Civil Works requirement please contact the RTA’s Project Engineer, External Works Ph: 8849 2114 or Fax: 8849 2766.
77. The Council’s Development Engineer has inspected the above site and have determined that the design alignment level (concrete/paved/tiled level) at the property boundary for driveways, access ramps and pathways or the like, shall be:
· Graded 2.5% from the top of the existing kerb at all points opposite the kerb, along the full site frontage.
78. The design alignment levels (concrete/paved/tiled level) issued by Council and their relationship to the kerb must be indicated on the building plans for the construction certificate.
79. The above alignment levels and the site inspection by Council’s Development Engineer has been issued at a prescribed fee of $630 calculated at $44.00 (inclusive of GST) per metre of site frontage. This amount is to be paid prior to a construction certificate being issued for the development.
80. A public utility impact assessment must be carried out on all public utility services on the site, roadway, nature strip, footpath, public reserve or any public areas associated with and/or adjacent to the development/building works and include relevant information from public utility authorities and exploratory trenching or pot-holing, if necessary, to determine the position and level of service.
81. The applicant must meet the full cost for telecommunication companies, gas providers, Energy Australia and Sydney Water to adjust/repair/relocate their services as required. The applicant must make the necessary arrangements with the service authority.
82. Documentary evidence from the relevant public utility authorities confirming that their requirements have been satisfied, must be submitted to the certifying authority prior to a construction certificate being issued for the development.
83. A Road / Asset Opening Permit must be obtained from Council prior to carrying out any public utility service works within or upon a road, footpath, nature strip or in any public place, in accordance with section 138 of the Roads Act 1993 and all of the conditions and requirements contained in the Road / Asset Opening Permit must be complied with.
The owner/builder must ensure that all works within or upon the road reserve, footpath, nature strip or other public place are completed to the satisfaction of Council and the RTA, prior to the issuing of a final occupation certificate for the development.
84. Any electricity substation required for the site as a consequence of this development shall be located within the site and shall be screened from view. The proposed location and elevation shall be shown on all detailed landscape drawings and specifications. The applicant must liaise with Energy Australia prior to lodging the construction certificate to determine whether or not an electricity substation is required for the development.
85. The applicant shall meet the full cost of the overhead power lines and telecommunication cables located in the vicinity of the development site to be relocated underground and all redundant power poles to be removed. The applicant shall liaise directly with the relevant service utility authorities to organise for the wires/cables to be relocated. All wires cables must be relocated underground to the satisfaction of the relevant service utility authority prior to the issuing of an occupation certificate for the development.
86. A Section 73 Compliance Certificate under the Sydney water Act 1994 must be obtained. Application must be made through an authorised Water Servicing Coordinator. Please refer to “Your Business” section of Sydney Water’s web site at www.sydneywater.com.au then the “e-developer” icon or telephone 13 20 92.
87. Engineering calculations and plans with levels reduced to Australian Height Datum in relation to site drainage shall be submitted to and approved by the certifying authority prior to a construction certificate being issued for the development. A copy of the engineering calculations and plans are to be forwarded to Council, prior to a construction certificate being issued, if the Council is not the certifying authority. The drawings and details shall include the following information:
88. All stormwater run-off naturally draining to the site must be collected and discharged through this property's stormwater system. Such drainage must, if necessary, be constructed prior to the commencement of building work.
89. All site stormwater must be discharged (by gravity) to either:
a) To the kerb and gutter at the front of the property; OR
b) Council’s underground drainage system in Daunt Avenue by gravity via a private drainage easement through the adjoining private property/ies (subject to assessment of any impact on trees and dwellings on neighbouring properties); OR
90. Should stormwater be discharged to Council’s street drainage system, on-site detention must be provided to ensure that the maximum discharge from the above site is not to exceed that which would occur during a 1 in 5 year storm of 1 hour duration for the existing site conditions. All other stormwater run-off from the above site for all storms up to the 1 in 20 year storm is to be retained on the site for gradual release to the kerb and gutter or drainage system as required by Council. Provision is to be made for satisfactory overland flow should a storm in excess of the above parameters occur.
91. The detention area must be regularly cleaned and maintained to ensure it functions as required by the design.
92. Any onsite detention systems shall be located in areas accessible by residents of all units.
93. The maximum depth of ponding in above ground detention areas (and/or infiltration systems with above ground storage) shall be as follows:
94. Any above ground stormwater detention areas must be suitably signposted where required, warning people of the maximum water level.
95. The floor level of all habitable and storage areas adjacent to the detention area must be a minimum of 300mm above the maximum water level in the detention area for the design storm or alternately a permanent 300mm high water proof barrier is to be constructed.
96. A childproof and corrosion resistant fastening system shall be installed on access grates over pits/trenches where water is permitted to be temporarily stored.
97. A `V' drain is to be constructed along the perimeter of the property, where required, to direct all stormwater to the detention/infiltration area.
98. Should stormwater be discharge to Council’s underground drainage system a reflux valve shall be provided (within the site) over any pipelines discharging from the site to ensure that stormwater from Council drainage system does not surcharge back into the site stormwater system.
99. Should a pump system be required to drain any portion of the site the system must be designed with a minimum of two pumps being installed, connected in parallel (with each pump capable of discharging at the permissible discharge rate) and connected to a control board so that each pump will operate alternatively. The pump wet well shall be sized for the 1 in 100 year, 2 hour storm assuming both pumps are not working.
100. A sediment/silt arrester pit must be provided:-
101. Prior to occupation of the development, a "restriction on the use of land” and “positive covenant" (under section 88E of the Conveyancing Act 1919) shall be placed on the title of the subject property to ensure that the onsite detention system is maintained and that no works which could affect the design function of the detention/infiltration system are undertaken without the prior consent (in writing) from Council. Such restriction and positive covenant shall not be released, varied or modified without the consent of the Council.
102. One car washing bay shall be provided for this development.
c) The car washing bay shall be located within one of the visitor parking spaces and signposted with ‘Exclusive Carwash Bay Use Sat 2:00pm – 5:00pm and Sunday 10:00am – 2:00pm, Visitor parking at other times’
d) The car washing bay/s must be constructed with a minimum 20mm bund around the perimeter of the car washing bay/s (or equivalent)
e) A water tap shall be located adjacent to the car washing bay/s.
103. Prior to the issuing of an occupation certificate, the applicant shall submit to Council, a works-as-executed drainage plan prepared by a registered surveyor and approved by a suitably qualified and experienced Hydraulic Engineer. The works-as-executed drainage plan shall be to the satisfaction of the Principal Certifying Authority (PCA) and shall include the following details:
104. Prior to the issuing of an occupation certificate, the applicant shall submit to the Principal Certifying Authority (PCA) and Council, certification from a suitably qualified and experienced Hydraulic Engineer confirming that the design and construction of the stormwater drainage system complies with the conditions of development consent. The certification must be provided following inspection/s of the site stormwater drainage system by the certifying engineers and shall be provided to the satisfaction of the PCA.
105. Should groundwater or seepage water be encountered within the depth of the basement excavation, the basement carpark or similar structures must be suitably tanked and waterproofed. A Structural Engineer\Geotechnical Engineer shall certify the tanking & waterproofing has been carried out to an acceptable standard, to the satisfaction of the certifying authority. A copy of the certification is to be forwarded to Council.
c) Seepage Water must not be drained from the site
106. Should groundwater or seepage water be encountered within the depth of the basement excavation a report must be submitted to and approved by the Certifying Authority or an accredited certifier, prior to issuing the Construction Certificate, detailing the proposed ongoing method of excavation and dewatering process. This report is to be prepared by suitably qualified and experienced Geotechnical, Hydrological and Structural Engineers and is to include but not limited to:
· Details of any consultation and arrangements made with owners of any potentially affected nearby premises (i.e. in relation to access, monitoring and rectification of possible damage to other premises).
107. If any temporary dewatering of the site is required to facilitate construction of any part of the basement car park and/or detention tank a licence under Part V of the Water Act 1912 will be required. The licence must be obtained from the NSW Department of Water and Energy prior to installation of the works. A copy of the license agreement must be forwarded to Council prior to any dewatering being undertaken.
108. A separate written approval from Council is required to be obtained in relation to any proposed discharge of groundwater into Council’s drainage system external to the site, in accordance with the requirements of Section 138 of the Roads Act 1993.
111. Prior to the issuing of a construction certificate for the proposed development the applicant is to submit to Council and have approved by Council’s Manager of Waste Services, a Waste Management Plan detailing waste and recycling storage and disposal for the development site.
The plan shall detail the type and quantity of waste to be generated by the development; demolition waste; construction waste; materials to be re-used or recycled; facilities/procedures for the storage, collection recycling & disposal of waste and the on-going management of waste for the units and commercial tenancy.
112. Prior to the issuing of a construction certificate the applicant shall liaise with Council’s Manager of Waste in regards to the presentation of the waste bins to the kerbside for collection.
113. The PCA must ensure that landscaping at this site is installed substantially in accordance with the Ground & Level 1 Landscape Plans by Conzept Landscape Architects, drawing numbers LPDA 10-174/1 – 2, dated December 2009, prior to the issue of a Final Occupation Certificate, with the following additional details also to be included on these plans, prior to the commencement of any site works:
a. All planter boxes and garden beds constructed on slab must have a minimum soil depth of 600mm and all lawn areas must have a minimum soil depth of 300mm.
b. In order to reduce the amount of storm-water generated by the site, as well as to recharge groundwater supplies, porous/permeable paving shall be used in all hard surfacing not over slab.
c. To ensure satisfactory maintenance of the landscaped areas, an automatic drip irrigation system shall be installed throughout all planted areas. Details shall be provided showing that the system will be connected to the sites rainwater tanks, with back-up connection to the mains supply, in accordance with all current Sydney Water requirements.
d. All detention tanks and below ground stormwater infiltration systems located within the landscaped areas shall have a minimum soil cover of 600mm to ensure sufficient soil depth to permit the establishment of landscaping.
e. Location of easements within the site and upon adjacent sites (if any).
f. Any substation required shall be screened from view. The proposed location, elevation and screening method shall be shown.
114. The landscaping shall be installed in accordance with the approved documentation prior to the issue of a final occupation certificate and shall be maintained in accordance with those plans.
115. The applicant shall meet all costs associated with upgrading the Bunnerong Road site frontage in accordance with Council’s Urban Elements Design Manual for the Matraville Commercial Centre. All works carried out on Council property, shall be in accordance with Council’s requirements for Civil Works on Council property.
A detailed streetscape plan for the Bunnerong Road frontage showing proposed paving design, grades, finished levels, extent and location of awnings, doors/entranceways, the bus stop and any other details required by Council’s Landscape Architect shall be submitted to, and approved by, Council’s Director of City Services prior to commencement of the streetscape works.
The applicant will be required to contact and liaise with Council’s Co-ordinator of Landscape Design, Ms Kerry Colquhoun on 9399-0911, prior to preparation of the streetscape plan in order to obtain more detailed, site specific landscape design requirements from the relevant Departments of Council.
Following approval of the streetscape plan; and prior to commencement of the streetscape works on Council property, the applicant shall also liaise with Council’s Pre-paid Works Designer on 9399-0922, regarding scheduling of work including inspections, supervision fees and compliance with Council’s requirements for public liability insurance.
The approved streetscape works shall be completed to the satisfaction of Council’s Landscape Architect and Pre-paid Works Designer, prior to the issue of a Final Occupation Certificate.
Removal of Street Tree
116. Approval is granted for the applicant to remove and dispose of (at their own cost) the existing Acmena smithii (Lilly Pilly), on Council’s Bunnerong Road footpath, to the south of the existing/proposed vehicle crossing as shown as part of the proposed works, and must satisfy themselves as to the location of all site services prior to the commencement of any works on public property.
117. The applicant shall submit a total payment of $750.00 (including GST) being as a loss of amenity fee to compensate Council for the fact that this street tree is only being removed from public property to accommodate the development of private property, with a replacement not possible due to the new overhead awning.
Removal of neighbours trees
118. The row of four Eucalyptus robutsa (Swamp Mahogany's) within the adjoining property to the south, 493 Bunnerong Road, running in an east-west arrangement, between the neighbours garage and dwelling, all close to the common boundary shall be pruned in accordance with the Arborist’s Report prepared by Urban Tree Management dated 20 September 2010.
119. Approval is granted for the removal of the following trees subject to full implementation of the approved landscaping:
a) The Jacaranda mimosifolia (Jacaranda) within the front yard, in the southwest corner of the site, as well as another Jacaranda in the rear yard, adjacent the southeast corner of the existing dwelling, due to their poor health and condition;
b) The row of trees in the rear yard, along the northern site boundary, being from west to east, a Hibiscus rosa-sinesnis (Hibiscus), a Eucalyptus robusta (Swamp Mahogany), and a Brachychiton acerifolius (Illawarra Flame Tree);
c) The Eucalyptus robusta (Swamp Mahogany) in the rear yard, along the southern site boundary, towards the southeast corner as part of the proposed basement works;
d) The two Eucalyptus saligna (Sydney Blue Gums) located centrally in the rear yard, as the larger, most southern tree has an included branch union near ground level, and poses a safety risk, independent of this application, with the northern tree to be susceptible to wind throw if retained, particularly as excavations associated with the basement (to a depth of 6 metres) would be performed about 3 metres to its west.
Protection of tree within rear yard
120. In order to ensure retention of the Corymbia citriodora (Lemon Scented Gum) located in the rear yard, towards the northeast corner of the site in good health, the following measures are to be undertaken:
b. Any new services, pipes, stormwater systems or similar that need to be installed in the rear yard must be setback a minimum distance of 4.5 metres off its trunk (measured off its outside edge at ground level), so as to minimise root damage.
c. This tree is to be physically protected by the installation of 1.8 metre high steel mesh/chainwire fencing, which shall be located a minimum distance of 3.5 metres off its trunk, on all four sides, in order to completely enclose this tree for the duration of works.
e. Within the TPZ, there is to be no storage of materials, machinery or site office/sheds, nor is cement to be mixed or chemicals spilt/disposed of and no stockpiling of soil or rubble.
f. Any roots encountered during the course of the approved works must be cut cleanly by hand, and the affected area backfilled with clean site soil as soon as practically possible.
g) Part D2 - Construction of exits
h) Clause D3.5 - Car parking for people with disabilities
i) Part E1 - Fire fighting equipment
j) Part E2 - Smoke Hazard Management
k) Part E3 - Lift Installations
l) Part E4 - Emergency lighting, exit signs & warning systems
m) Part F1 - Damp and weatherproofing
n) Part F5 - Sound Transmission and Insulation
o) Section J - Energy efficiency
3. Construction cranes may be required to operate at a height significantly higher than that of the proposed controlled activity and consequently, may not be approved under the Airports (Protection of Airspace) regulations.
Sydney Airport Corporation Ltd advises that approval to operate construction equipment (i.e. cranes) should be obtained prior to any commitment to construct.’
The minutes of this meeting were confirmed at the Planning Committee Meeting of the Council of the City of Randwick held on Tuesday, 9 November 2010.