Source: http://orange.infocouncil.biz/Open/2019/07/CCL_16072019_AGN_10749_AT.htm
Timestamp: 2020-08-14 09:02:50
Document Index: 30791609

Matched Legal Cases: ['art 2', 'art 5', 'art 5', 'art 7', 'art 5', 'art 7', 'art 7']

Agenda of Council Meeting - 16 July 2019
Notice is hereby given, in accordance with the provisions of the Local Government Act 1993 that a Ordinary meeting of ORANGE CITY COUNCIL will be held in the Council Chamber, Civic Centre, Byng Street, Orange on Tuesday, 16 July 2019 commencing at 7.00pm.
Council Meeting 16 July 2019
3.1 Minutes of the Ordinary Meeting of Orange City Council held on 02 July 2019. 4
5.2 Update on Outstanding Resolutions of Council including Questions Taken on Notice and Notices of Motions. 33
5.3 Statement of Investments - June 2019. 65
5.4 Development Application - DA 91/2019(1) - 5 Lily Pilly Place. 71
6 Closed Meeting - See Closed Agenda.. 161
6.1 Invest in Orange Region Project 163
6.2 Tender - Collection and Processing of Used Mattresses. 165
6.3 Sale of 61 Casey Street, Orange. 167
6.4 Lease of Hangar W Orange Airport 169
7 Resolutions from closed meeting.. 170
That the Minutes of the Ordinary Meeting of Orange City Council held on 2 July 2019 (copies of which were circulated to all members) be and are hereby confirmed as a true and accurate records of the proceedings of the Council meeting held on 2 July 2019.
1 Minutes of the Ordinary Meeting of Orange City Council held on 2 July 2019
This is Page Number 9 and the Final Page of the Minutes of the Ordinary Meeting of Orange City Council held on 2 July 2019.
TRIM REFERENCE: 2019/1419
1 That the resolutions made by the Planning and Development Committee at its meeting held on 2 July 2019 be noted.
2 That the resolutions made by the Employment and Economic Development Policy Committee at its meeting held on 2 July 2019 be noted.
3 That the resolutions made by the Infrastructure Policy Committee at its meeting held on 2 July 2019 be noted.
4 That the resolutions made by the Environmental Sustainability Policy Committee at its meeting held on 2 July 2019 be noted.
5 That the resolutions made by the Finance Policy Committee at its meeting held on 2 July 2019 be noted.
6 That the resolutions made by the Services Policy Committee at its meeting held on 2 July 2019 be noted.
At the Planning Committee meeting held on 2 July 2019, all resolutions were made under delegation, and the minutes are presented for noting.
At the Employment and Economic Development Policy Committee meeting held on 2 July 2019, all resolutions were made under delegation, and the minutes are presented for noting.
At the Infrastructure Policy Committee meeting held on 2 July 2019, all resolutions were made under delegation, and the minutes are presented for noting.
At the Environmental Sustainability Policy Committee meeting held on 2 July 2019, all resolutions were made under delegation, and the minutes are presented for noting.
At the Finance Policy Committee meeting held on 2 July 2019, all resolutions were made under delegation, and the minutes are presented for noting.
At the Services Policy Committee meeting held on 2 July 2019, all resolutions were made under delegation, and the minutes are presented for noting.
1 PDC 2 July 2019 Minutes, 2019/1374⇩
2 EEDPC 2 July 2019 Minutes, 2019/1375⇩
3 IPC 2 July 2019 Minutes, 2019/1376⇩
4 ESPC 2 July 2019 Minutes, 2019/1377⇩
5 FPC 2 July 2019 Minutes, 2019/1380⇩
6 SPC 2 July 2019 Minutes, 2019/1381⇩
Planning and Development Committee 16 July 2019
Attachment 1 PDC 2 July 2019 Minutes
TRIM Reference: 2019/1117
RESOLVED - 19/342 Cr K Duffy/Cr M Previtera
TRIM Reference: 2019/1266
RESOLVED - 19/343 Cr R Kidd/Cr S Munro
1 To place the attached draft DCP Chapter as an amendment on exhibition, for 28 days concurrently with the flood study and LEP Housekeeping amendment.
2 That upon adoption, the draft DCP be known as chapter 4A Flood Affected Land.
3 That, in order to avoid duplication, the exhibition include a proposed repeal of section 5.3 of the Phillip Street DCP, which relates to flooding.
Employment and Economic Development Policy Committee 16 July 2019
Attachment 2 EEDPC 2 July 2019 Minutes
COMMENCING AT 7.14pm
TRIM Reference: 2019/1318
RESOLVED - 19/344 Cr R Kidd/Cr S Munro
TRIM Reference: 2019/1172
RESOLVED - 19/345 Cr R Kidd/Cr S Munro
Infrastructure Policy Committee 16 July 2019
Attachment 3 IPC 2 July 2019 Minutes
COMMENCING AT 7.18pm
Cr S Romano (Chairperson) (Deputy Mayor), Cr R Kidd (Mayor), Cr K Duffy, Cr J Hamling, Cr J McRae, Cr T Mileto, Cr S Munro, Cr S Nugent, Cr M Previtera, Cr G Taylor, Cr R Turner, Cr J Whitton
TRIM Reference: 2019/1258
RESOLVED - 19/346 Cr J Hamling/Cr M Previtera
TRIM Reference: 2019/1274
RESOLVED - 19/347 Cr R Kidd/Cr S Munro
Cr Duffy requested information be sought regarding Rex Airlines, should any matters arise with their service to the Orange Airport.
Cr Whitton requested Council write to the landlords of Orange Central Square requesting action be taken to the footpath and driveway at the western entry to the Kmart carpark.
Environmental Sustainability Policy Committee 16 July 2019
Attachment 4 ESPC 2 July 2019 Minutes
COMMENCING AT 7.33pm
Cr M Previtera (Chairperson), Cr R Kidd (Mayor), Cr S Romano (Deputy Mayor), Cr K Duffy, Cr J Hamling, Cr J McRae, Cr T Mileto, Cr S Munro, Cr S Nugent Cr M Previtera, Cr G Taylor, Cr R Turner, Cr J Whitton
TRIM Reference: 2019/1085
RESOLVED - 19/348 Cr S Nugent/Cr S Munro
Cr Romano requested updated information on the progress of the Stop and Rest side on the Mitchell Highway on the eastern entry to Orange.
TRIM Reference: 2019/1179
RESOLVED - 19/349 Cr S Nugent/Cr J Whitton
Cr Romano requested that further investigation be undertaken to address the feral cats in Stirling Avenue.
TRIM Reference: 2019/1181
RESOLVED - 19/350 Cr R Kidd/Cr S Nugent
Finance Policy Committee 16 July 2019
Attachment 5 FPC 2 July 2019 Minutes
Cr J McRae (Chairperson), Cr R Kidd (Mayor), Cr S Romano (Deputy Mayor), Cr K Duffy, Cr J Hamling, Cr J McRae, Cr T Mileto, Cr S Munro, Cr S Nugent, Cr M Previtera, Cr G Taylor, Cr R Turner, Cr J Whitton
TRIM Reference: 2019/1280
RESOLVED - 19/351 Cr J Hamling/Cr S Munro
TRIM Reference: 2019/1312
RESOLVED - 19/352 Cr K Duffy/Cr M Previtera
2 That funding of $3,000 be made from the Major Promotions Event Funding Program to the Central West Mums Group (seed funding for event promotion).
Services Policy Committee 16 July 2019
Attachment 6 SPC 2 July 2019 Minutes
TRIM REFERENCE: 2019/1420
As at 8 July 2019
Cr Romano requested updated information on the progress of the Stop and Rest site on the Mitchell Highway on the eastern entry to Orange.
Concept design complete. Awaiting funding opportunities.
Investigation to be undertaken. Issues relating to welfare of animals caught in traps need further consideration.
Researching. Information will be provided to Councillors.
Letter to be written to landlords.
Letters to be written to businesses with outdoor dining.
Report being written. Expected Friday 12th July.
Cr Whitton requested that Council approach the State and Federal Government to be furnished with information on what they are doing to assist with electricity and gas costs.
No specific blitz. Staff respond to complaints only. Warning system to be used prior to punitive enforcement.
Report to be provided. Director Technical Services has met with industry representatives.
Contact has been made with Timaru General Manager.
There are 11 adult residents in Council’s group homes for adults with an intellectual disability (this is for OCC only).
NSW Housing is the only other provider. Western NSW has confirmed there are 800 tenancies under the Orange portfolio.
In regional areas, there are usually only one Community Housing provider and this is due to sustainability for the agency.
Report to be provided to August Council meeting.
Request has been forwarded to RMS.
Matter to be referred to next Companion Animals Community Committee.
Will review information on Council’s webpage.
$330 on the spot fine
To be addressed at public forum.
$250k provided in final 2019/20 budget for tree planting and management. Shopping Centre Manager has been contacted.
Investigation to be undertaken. Issues relating to welfare of animals caught in traps nee further consideration.
Report being prepared for Council regarding cost and location.
Program being developed. In contact with Flying Fox Land Managers Network.
Letters have been sent to successful tenderers.
Preparing documentation for exhibition – needs to coordinate with flood study and LEP housekeeping amendment.
2.2 REQUESTS FOR FINANCIAL ASSISTANCE - QUARTER 1 OF 2019/20 - EVENT SPONSORSHIP 2019/1312
1 That funding of $600 be made from the Major Promotions Event Funding Program to the Fire and Ice Orange Incorporated (Council venuec and cleaning fees reimbursement).
Resolution 1 and 2 have been put on public exhibition closing 5 August 2019.
Arranging payment for Event sponsorship applicants.
• Three dual entry gate entrances.
• Three human/dog water fountains.
• Separate fenced areas for large and small dogs.
• Seating in both shade and open areas.
• A shade/shelter structure to be located outside of the dog enclosure near the bridge entry.
• Minimum 1.5m high fencing to be constructed around the perimeter of the off leash area.
Consultation underway as per schedule identified in report.
DA approved by JRPP on 30 June 2019.
1 That Council appoints the following firms to comprise Council’s Legal Services Panels, in the following categories for a term of five years with an additional two year option, at Council’s discretion, depending on Council’s operational requirements at the time and on the terms contained within this report.
Contracts are being prepared with successful firms.
Part 2 rescinded at the Council Meeting held on 25 June 2019.
Showers being designed for Gosling Creek.
Timaru Council has been contacted by Acting General Manager.
Plan to be exhibited along with LEP amendment.
2019/20 final budget contained funds for alternative study.
6.3 TENDER FOR BRENDON STURGEON OVAL LIGHTING DESIGN AND CONSTRUCTION 2019/943
4.4 NOTICE OF MOTION - PUBLIC FORUM ON ROADS AND FOOTPATH PROGRAM BY CR J HAMLING 2018/3077
Public forum scheduled for August 2019.
4.1 NOTICE OF MOTION - UPDATE ON HOT MIX PLANT 2018/1874
Email sent to Councillors 3 July 2019.
Staff commenced process. Report going back to Council.
Draft Event Sponsorship Policy, Guidelines and Questions are on public exhibition until 1 August 2019. Report will be presented back to Council.
Actioned and Complete
2.3 MINUTES OF THE NAIDOC WEEK COMMUNITY COMMITTEE – 6 JUNE 2019
Acknowledged and actioned.
In progress. Assigned to relevant officers.
Actions acknowledged.
All applicants advised of Council's determination by e-mail on 4 July 2019. Cash payments processed to Creditors on 4 July 2019. Rates Reimbursement sent to Rate Section on 4 July 2019. Hire-fee reductions sent to relevant Hire Officers and Finance on 4 July 2019. Budget spreadsheet updated on 4 July 2019.
Trigger point changed 30%.
Program amount increased.
Family Day Care ‘Before and After School Care’ fee has been put on public exhibition for comment.
• ST059 – Public Interest Disclosures and Internal Reporting
• ST009 – Strategic Policy – Revenue and Pricing
• ST029 – Strategic Policy – Donations and Grants
Policy ST059 on public exhibition until 23 July 2019. Report will go back to Council for adoption.
Policies updated on website.
This $1,000.00 in-kind donation was internally transferred by journal on 2 July 2019.
Accounts adjusted as per resolution.
1 Accept and signs contracts with Ocwen Energy and Oilplus Holdings Australia for the supply and delivery of bulk fuel.
Contracts sent out for signature.
Report went to Council Meeting 2 July 2019.
Lease prepared.
Report going to Traffic Committee meeting on 9 July.
5.3 Statement of Investments - June 2019
TRIM REFERENCE: 2019/1398
The purpose of this report is to provide a statement of Council’s investments held as at 30 June 2019.
1 To note the Statement of Investments as at 30 June 2019.
As at 30 June 2019, the investments held by Council in each fund is shown below:
62,434,712.01
53,356,487.92
47,124,725.10
162,915,925.03
24,584,655.60
14,172,222.18
21,732,127.22
$162,915,925.03
Council’s current Long Term Financial Plan establishes the benchmark for Council’s interest on investments at “75 basis points above the current cash rate”. The cash rate as at 30 June 2019 had dropped to 1.25 per cent. The weighted average interest rate of Council’s investment portfolio at the same reporting date was 2.68 per cent which continues to exceed Council’s benchmark i.e. the cash rate of 1.25 per cent plus 0.75 per cent (or 75 basis points).
Council has also utilised the AusBond Bank Bill Index to provide a further benchmark focused towards long term investments. As at 30 June 2019, the AusBond rate was 1.97 per cent. The weighted average interest rate of Council’s investment portfolio at the same reporting date was 2.68 per cent.
$12,221,005.03
$65,450,000.00
$38,504,920.00
$46,740,000.00
5.4 Development Application - DA 91/2019(1) - 5 Lily Pilly Place
RECORD NUMBER: 2019/1405
I J Zhang Pty Limited
Lot 100 DP 1248945 - 5 Lily Pilly Place, Orange
Multi Dwelling Housing (six dwellings) and Subdivision (two lot Torrens title and five lot Community title)
Council's consent is sought for proposed residential development of land at 5 Lily Pilly Place, Orange. The completed development will comprise six single storey and detached two bedroom dwellings, each on a separate Torrens or Community Lot.
The proposal comprises advertised development pursuant to Development Control Plan (DCP) 2004-5.3. At the completion of the public notice and exhibition period, five submissions had been received in relation to the proposed development. The submissions generally relate to overdevelopment of the site and the associated impacts on the neighbourhood (traffic, servicing and character).
The proposal does not contravene the planning regime that applies to the land. Impacts of the development are considered to be within reasonable limit, consistent with applicable standards and addressed by appropriate conditions of development consent. Approval of the application is recommended.
Proposal pertains to the construction of six single storey dwellings on an existing 1606m2 allotment in Lilly Pilly Place, just off the Northern Distributor Road and will be in close proximity of the future William Maker Drive/NDR roundabout.
The development certainly proposes full use of the residential allotment with yield provided being on the maximum expected for an allotment of this size. Following consolidation of two standard lots in 2015, the allotment is larger than surrounding allotments and lends itself to unit development.
Five submissions from neighbours were received objecting to the density of this development, therefore this application is referred to Council for determination.
The development achieves compliance with Council’s planning controls for this site.
That Council resolves to issue consent to development application DA 91/2019(1) for Multi Dwelling Housing (six dwellings) and Subdivision (two lot Torrens title and five lot community title) at Lot 100 DP 1248945 - 5 Lily Pilly Place, Orange pursuant to the conditions of consent in the attached Notice of Approval.
The following circumstances are relevant to the proposed development:
· Subject Lot 100 comprises a recent consolidation of Lots 12 and 13 DP 1244657.
· Lots 12 and 13 were created by a subdivision approved pursuant to DA 122/2014 (amended) on 24 April 2015.
· Land consolidation is exempt development pursuant to Subdivision 38 of SEPP (Exempt and Complying Development Codes) 2008.
Figure 2 - land consolidation: parent Lots 12 and 13 and child Lot 100
· Dual occupancy (two dwellings) was permitted on both parent Lots 12 and 13, as the lots exceeded 800m2. As such, four dwellings could be constructed on the subject land.
· Land consolidation of the adjoining Lots 12 and 13 was undertaken by the proponent in order that the consolidated parcel would satisfy the minimum lot size development standard for multi dwelling housing (three or more dwellings).
· Pursuant to Clause 4.1B to Orange Local Environmental Plan (LEP) 2011, 1,250m2 is required for multi dwelling housing. Lot 100 comprises site area of 1,606m2.
· Multi dwelling housing is a more intensive form of residential landuse than was contemplated for parent Lots 12 and 13.
· Nonetheless, the prevailing development pattern in the Waratah urban release area is comprised of single and multi dwellings. The proposal will not be contrary to the neighbourhood character.
Consent is sought for residential development of land at 5 Lily Pilly Place, comprising six new dwellings and Torrens or Community title subdivision.
The proposed dwellings will be single storey and detached. Each dwelling will contain two bedrooms, two bathrooms, open-plan kitchen/dining/living zone and attached single garage. Separate private open space will be provided for each dwelling. External finishes for the dwellings will comprise face brick walls; Colorbond roof sheeting and roller doors; and aluminium-framed glazing. Perimeter and internal fencing will be erected and site landscaping installed.
Proposed Dwellings 1 and 2 will present to Lilly Pilly Place as depicted below (refer Figure 3).
Figure 3 - proposed Dwellings 1 and 2 presentation to Lily Pilly Place
Proposed Dwellings 1 and 2 will have frontage and separate access to Lily Pilly Place. Proposed Dwellings 4-6 will be located at the rear of the site and have shared access to the public road.
The proposed site layout is depicted below (refer Figure 4).
Figure 4 - proposed site layout
Following construction of the dwellings the development site will be subdivided to excise each dwelling on a separate Torrens or Community lot, as follows:
Torrens Lot 101
Torrens Lot 102
Community Lot 1
Community property – vehicle and landscaped areas
Community Lot 2
Communty Lot 3
Community Lot 4
Community Lot 5
The proposed Torrens lots will have frontage and separate access to Lily Pilly Place; with Community Lots to have shared access and be located at the rear of the site. The proposed subdivision layout is depicted below (refer Figure 5). The subdivision may need to be carried out in stages to satisfy registration procedures at the land and Property Information Centre.
Figure 5 - proposed subdivision layout
There are three applicable triggers in the Orange LGA known to insert a development within the Biodiversity Offset Scheme, and thereby require submission of a Biodiversity Development Assessment Report (BDAR):
1. Development occurs within land mapped on the Biodiversity Values Map.
The subject land is not identified as biodiversity sensitive on the Orange LEP 2011 Terrestrial Biodiversity Map.
2. Development involves clearing/disturbance of native vegetation above prescribed threshold.
The prescribed clearing threshold for the site is 0.25ha (based on minimum lot size for the subject land of less than 1ha ((Cl. 7.2 Biodiversity Conservation Regulation 2017). There are no trees within the site and the predominant surface cover is grass/dirt. The proposal does not involve clearing or disturbance of native vegetation.
3. Development is likely to affect a threatened species.
The subject land is contained within a developing urban residential subdivision. The development site does not contain mapped biodiversity sensitive lands, and is well-removed from mapped biodiversity lands to the south (refer Figure 6 below).
Figure 6 – mapped biodiversity sensitive lands shown red, Orange LEP 2011
There are no trees within the site and the predominant surface cover is grass/dirt. The natural state of the site and surrounding area has been highly modified by the urban landuse pattern and original subdivision works. It is considered that the proposed development will not adversely affect a threatened species.
Based on the foregoing consideration, a BDAR is not required and the proposal suitably satisfies the relevant matters at Clause 1.7 EPAA 1979.
The application is considered to be consistent with the above objectives as outlined below and in the following sections in this report:
· there are no aspects of the proposal that would adversely impact on the character of Orange as a major regional centre. Indeed, ongoing development of residential lands will contribute to the role of the City as a major centre (General Aim (a))
· there are no aspects of the proposal that would compromise the principles of ecologically sustainable development (General Aim (b))
· the proposal will contribute to the City’s range and supply of housing choices (General Aim (e))
· the proposal will not adversely affect the value of heritage, landscape and scenic features of the city (General Aim (f)).
A portion of the land at the site frontage is affected by an easement to drain sewer. The proposed dwellings are located outside of the easements and will not impact on the operation of the easements.
The land is subject to Restrictions-as-to-User which require timber paling fencing to the east boundary to William Maker Drive and south boundary to the public reserve; and prohibit access to the subject land via William Maker Drive. The proposed development will not be contrary to the restrictions.
The subject site is located within the R1 General Residential Zone. The proposed development is defined as multi dwelling housing and subdivision.
The proposed development is permitted in the R1 zone.
The proposal is not contrary to the relevant R1 zone objectives:
· the proposed development will provide additional housing stock to accommodate the housing needs of the community
· the development will contribute to the variety of housing types and densities in the North Orange/Waratah precinct, and complement the developing neighbouring residential density
· the proposal involves residential land use only
· the North Orange residential area is serviced by public transport
· the site does not have frontage or access to the Southern Link Road.
Clause 2.6 is applicable and states:
(1) Land to which this Plan applies may be subdivided but only with development consent.
Consent is sought for Torrens and Community subdivision in accordance with this clause.
Clause 4.1B applies and states in part:
(2) Development consent may be granted to development on a lot in a zone shown in Column 2 of the Table to this clause for a purpose shown in Column 1 of the Table opposite that zone, if the area of the lot is equal to or greater that the area specified for that purpose and shown in Column 3 of the Table.
Multi dwelling housing R1 General Residential 1250m2
In consideration of this clause, the proposed development is situated on land zoned R1 General Residential. The subject land comprises site area of 1,606m2, and exceeds the minimum area of 1,250m2 required for a multi dwelling housing.
The Part 5 provisions are not applicable to the subject land or proposed development.
Clause 7.1 - Earthworks
Clause 7.1 applies. This clause states in part:
(g) the proximity to and potential for adverse impacts on any waterway, drinking water catchment or environmentally sensitive area,
In consideration of this clause, the proposal is considered to be acceptable.
The site slopes towards Lily Pilly Place, with overall cross fall in the order of 3m. Substantial earthworks (cut) will be required to create level building pads for the proposed dwellings and open space areas. Retaining walls will be constructed to the rear and side boundaries and between the dwelling to achieve same.
Appropriate drainage infrastructure will be provided within the development to ensure earthworks and finished levels will not impact on adjoining properties or receiving waterways.
The site is not known to be contaminated, nor is the site known to contain any Aboriginal, European or archaeological relics. The site is not in proximity to any waterway, drinking water catchment or sensitive area. Conditions are imposed that require sediment control measures to be implemented onsite prior to works commencing to ensure that loose dirt and sediment does not escape the site boundaries.
Council’s Development Engineer has recommended conditions to satisfy the requirements of Clause 7.3. Stormwater from the development will be directed to Lily Pilly Place.
In consideration of Clause 7.6, there are no aspects of the proposed residential development that will impact on groundwater and related ecosystems.
In consideration of this clause, the listed utility services are available to the land and adequate for the proposal. Conditions are included on the attached Notice of Approval requiring extension, augmentation and/or upgrading of urban utility services to the standards required to service the proposed dwelling /lots.
The site frontage to Lily Pilly Place will not accommodate the kerbside placement and collection of waste, recycling and organic bins for all of the proposed dwellings. Conditions are included on the attached Notice of Approval requiring a shared onsite waste storage facility (bin bay) be provided on the subject land to service rear Dwellings 3-6, and a run-cost agreement be entered into with a waste collection contractor. Kerbside placement of bins for Dwellings 1 and 2 at the site frontage of each Torrens title lot will be acceptable.
State Environmental Planning Policy 55 Remediation of Land (SEPP 55) is applicable. Pursuant to Clause 7 Contamination and remediation to be considered in determining development application:
In consideration of this clause, contamination investigation was undertaken in conjunction with subdivision of the land. Since its creation as a residential allotment, the subject land has remained vacant. Further investigation as a precursor to site remediation is considered unnecessary in conjunction with the current proposal.
From 31 January–13 April 2018, the Department of Planning and Environment publically exhibited an Explanation of Intended Effect (EIE) and Draft Planning Guidelines for the proposed Remediation of Land SEPP, which will repeal and replace State Environmental Planning Policy No 55 – Remediation of Land (SEPP 55). Of particular note, the Draft Planning Guidelines state:
Land adjoining the site is not identified or considered to be contaminated. Testing was undertaken pursuant to the subdivision DA which concluded that this and surrounding sites were suitable for residential use. As such, the provisions of the draft EPI are considered to have been addressed.
· Part 5 - General Considerations for Zones and Development
· Part 7 – Development in Residential Zones.
The relevant matters in Part 5 are addressed below (refer Any Submissions).
The proposal will reasonably satisfy the relevant planning outcomes in Part 7 as outlined in the following assessment.
DCP 2004-7.2 Residential Subdivision
· lots below 500m2 indicate a mandatory side setback to provide for solar access and privacy
· lots below 350m2 indicate existing or planned house layouts, which identify how privacy, solar access, vehicular access and private open space needs are to be achieved
· lots are fully serviced and have direct frontage and access to a public road
The proposal will satisfy the above planning outcomes as follows:
- The subject land will be subdivided to excise each dwelling on a separate Torrens or Community lot (refer Figure 4 above). The residential lots will range in area between 192m² and 282m². As demonstrated in the following sections of this report, the proposed lots will be of sufficient area to provide a reasonable standard of residential amenity to the proposed dwellings, in compliance with the DCP (Part 7.5 - Merit-Based Approach to Residential Development in Orange).
- The proposed development will be connected to urban utility services. The proposed lots will have direct street frontage and legal and practical access to Lily Pilly Place. Separate access via Lily Pilly Place will be provided for Dwellings 1 and 2 at the site frontage, with shared access via the public road for other dwellings within the development.
- The subdivision design and construction will comply with the Orange Development and Subdivision Code, as required by conditions.
DCP 2004-7.7 Design Elements for Residential Development
Site layout and building design enables the:
· creation of attractive residential environments with clear character and identity
· use of site features such as views, aspect, existing vegetation and landmarks
· buildings are designed to complement the relevant features and built form that are identified as part of the desired neighbourhood character
The particular residential precinct is defined by contemporary single storey, brick veneer dwelling houses circa 2018. The proposed development involves a higher density residential development than prevails in the immediate neighbourhood. Notwithstanding, dual occupancies and multi dwelling housing do feature in the Waratah subdivision, and nearby to the site (23-27 William Maker Drive).
The development satisfies the R1 zone objectives to provide a variety of housing types and densities. Multi- dwelling housing is a permitted and complementary land use in the zone. It is considered that the development is sited and designed to reasonably integrate in this setting, without adversely impacting on the neighbourhood character or function.
The proposed dwellings will adopt a building form and finish typical to the neighbourhood, with use of design elements consistent with the prevailing development form including:
· detached configuration
· skillion roof profiles
· front elevation garages and dwelling entrances
· landscaped front setbacks.
The proposal will not adversely impact on pedestrian access associated with the residential street. Excepting Dwellings 1 and 2, vehicles associated with the development will enter and exit the site in a forward direction. Sight lines within Lily Pilly Place are appropriate to avoid conflict with pedestrians.
· the building design, detailing and finishes relate to the desired neighbourhood character, complement the residential scale of the area, and add visual interest to the street
· the frontages of buildings and their entries face the street
The design and detailing for the proposed dwellings are appropriate in this neighbourhood and will complement recent dwellings on adjoining lands.
The footprint and massing for the proposed dwellings will be dissimilar to other dwellings in Lily Pilly Place. Notwithstanding, the detached configuration of the dwellings and presentation of Dwellings 1 and 2 at the site frontage will suitably relate to the developing streetscape built form. In order to further achieve appropriate integration of the dwellings in this setting, a condition is included on the attached Notice of Approval requiring submission of external colours and finishes.
Front elevation garages for Dwellings 1 and 2 will satisfy the DCP guidelines in respect of design, siting and width. Garages for other dwellings within the development will be located at the rear of the site and will not present to Lily Pilly Place.
The DCP sets the following Planning Outcomes in regard to Heritage:
· heritage buildings and structures are efficiently re-used
· new development complements and enhances the significance of a heritage item or place of heritage significance listed in the Orange Heritage Study
The subject land does not contain or adjoin a heritage item and is not located within a heritage conservation area.
· street setbacks contribute to the desired neighbourhood character, assist with the integration of new development and make efficient use of the site
Proposed Dwellings 1 and 2 will have frontage to the Lily Pilly Place cul-de-sac. The dwellings will be sited a minimum 4.5m from the street frontage, and complement the siting of the adjoining dwelling to the west at 4 Lily Pilly Place.
Single garages at the site frontage for Dwellings 1 and 2 will be sited a minimum of 5.5m from the front boundary, and provide tandem car parking wholly within the subject land.
A minimum setback of 900mm will be provided for Dwellings 5 and 6 to the William Maker Drive (rear) boundary. Visual encroachment impacts on the public road are not anticipated, notwithstanding the minimum setback. The dwellings will be cut into the site and have a finished floor level lower than the footpath; and perimeter fencing will provided to the rear boundary.
The DCP sets the following Planning Outcomes in regard to Fences and Walls:
- assist in highlighting entrances and creating a sense of identity within the streetscape
- are constructed of materials compatible with associated housing and with fences visible from the site that positively contribute to the streetscape
- provide for facilities in the street frontage area such as mail boxes.
The proposal does not involve the erection of front fencing to Lily Pilly Place. The open front setback will complement those for nearby dwellings in the streetscape.
The rear boundary of the subject land presents to William Maker Drive. The presentation of the site to William Maker Drive was considered in the subdivision of the parent parcel (DA 122/2014 (amended)). Condition 29 of DA 122/2014 (amended) states:
(29) A Restriction-as-to-User under Section 88B of the NSW Conveyancing Act 1979 shall be registered on the Deed of Title on Lots 12 and 13 [now consolidated Lot 100] that requires the rear boundary fencing of these lots to be lapped and capped timber fencing only. Additionally, the southern boundary of Lot 13 [now consolidated Lot 100] that is shared with the open space shall also be lapped and capped timber fencing only.
In order to ensure consistency with the subdivision DA and improve the presentation of the site in the William Maker Drive view corridor, conditions are included on the attached Notice of Approval requiring erection of rear and side fencing consistent with Condition 29 above.
The site slopes towards Lily Pilly Place, with overall cross fall in the order of 3m. Substantial earthworks (cut) will be required to create level building pads for the proposed dwellings and open space areas. Retaining walls will be constructed to the rear and side boundaries and between the dwellings to achieve same. Finished floor levels for the proposed dwellings will range between 886.40 (Dwelling 1) and 888.30 (Dwelling 5) and be slightly below natural ground level. Based on the finished levels, visual bulk encroachment impacts are not anticipated for adjoining dwellings within or adjoining the site.
The proposed dwellings will be single storey, with reasonable setbacks from side and rear boundaries. The dwellings will complement the bulk and scale of dwellings nearby to the site in Lily Place Pilly Place. The proposed dwellings will be contained within the DCP-prescribed visual bulk envelope plane, as demonstrated in the submitted elevation drawings.
The proposed dwellings will comprise a total building footprint of 621.42m2. Based on a site area of 1,606m2 the development will have site coverage of 38.7%, in compliance with the maximum 50% prescribed for multi dwelling housing development.
The proposal does not involve the construction of buildings on the boundary. As outlined in this report, the site layout and building design will not adversely impact on adjoining dwellings in respect of privacy, solar access or visual bulk.
Pursuant to the DCP Guidelines:
Sunlight is to be available to at least 40% of required open space for dwellings within the development and those on adjoining lands for at least three hours between 9am and 3pm.
Shadow diagrams were submitted in support of the proposal. The building designer confirms that shadows were cast from proposed floor levels and retaining wall heights, as set by civil engineering design.
As demonstrated in the submitted shadow diagrams and as outlined in the following table, on-ground solar access will be provided to the proposed dwellings, consistent with the DCP Guidelines.
GFA / POS required (m2)
40% POS (m2)
67.13 / 33.6
10am: 14.1
11am: 15.9
12pm: 17.8
1pm: 18.6
2pm:18.0
3pm: 14.4
94.54 / 47.27
10am: 18.9
11am: 28.8
12pm: 30.1
1pm: 29.9
2pm:27.9
3pm: 21.9
75.01 / 37.5
10am: 7.1
11am: 22.9
12pm: 38.3
1pm: 22.2
2pm: 19.1
3pm: 15.5
Yes (11am – 2pm)
97.81 / 48.9
10am: 5.5
11am: 13.9
12pm: 19.8
1pm: 19.9
2pm:20.1
3pm: 19.8
Yes (12 noon – 3pm)
70.11 / 35.1
10am: 10.5
11am: 20.4
12pm: 26.2
1pm: 28.1
2pm: 25.6
3pm: 14.8
90.11 / 45.1
10am: 9.9
11am: 18.2
12pm: 24.4
1pm: 24.6
2pm:26.7
3pm: 21.8
The proposed dwellings will not result in shadowing of private open spaces for adjoining dwellings beyond the development site. Shadows cast will be wholly located within the subject land, or overshadow the adjoining public reserve to the south.
Sunlight to at least 75% of north-facing living area windows within the development and on adjoining land is to be provided for a minimum of four hours on 21 June; or not further reduced than existing where already less.
The proposed dwellings will each contain north-facing living room window/s. The submitted window shadow elevations demonstrate that solar access will be provided to those openings consistent with the DCP Guidelines (refer Drawing D19 in the attached planset).
The proposed dwellings will not cause overshadowing of northern living rooms windows for adjoining dwellings beyond the development site.
· building form and design allow for residents from adjacent properties to share prominent views where possible
The rear boundary of the subject land presents to William Maker Drive. This matter was acknowledged in the subdivision of the parent parcel (DA 122/2014 (amended)) as follows:
The [subdivision] will result in Lots 12 and 13 [now consolidated Lot 100] having rear boundaries presenting to William Maker Drive. Requiring a vegetated buffer to the rear of these lots is not considered necessary as the presence of the open space [adjoining to the south] will assist in softening the corner of William Maker Drive and the Northern Distributor Road.
Condition 29 of DA 122/2014 (amended) states:
In order to ensure consistency with the subdivision DA and improve the presentation of the site in the William Maker Drive view corridor, conditions are included on the attached Notice of Approval requiring erection of fencing consistent with Condition 29 above.
The proposed dwellings will have acceptable visual impacts within the view corridor formed by Lily Pilly Place. The proposed dwellings will be compatible with dwellings on adjoining land in terms of massing, design and siting.
The proposed site layout and building design will provide acceptable visual privacy for dwellings within the development and those on adjoining parcels due to the following:
· The proposed dwellings will overlook their associated private open space areas.
· There will be nil-negligible interface between living room windows and opposing open space areas within the development.
· Perimeter and internal fencing will be installed.
· Living room windows within the development will be well set back from internal and perimeter boundaries, excepting the Dwelling 2 dining room window on the west elevation.
The particular window will be set back 1m from the western site boundary and oppose the main area of private open space at 4 Lily Pilly Place. In order to improve privacy between the opposing living spaces, a condition is included on the attached Notice of Approval requiring the Dwelling 2 dining room window be a highlight window.
· Finished ground and floor levels will not result in overlooking.
Whilst the Development Application identified that the site would be exposed to some noise from both William Maker Drive and also the Northern Distributor Road, no detailed information was provided to confirm the development’s compliance with the NSW Environment Protection Authority (EPA) – “The NSW Road Noise Policy (RNP)”; Roads and Maritime Services (RMS) – “Noise Criteria Guideline”; and Roads and Maritime Services (RMS) – “Noise Mitigation Guideline”. Notwithstanding this, assessment of the impacts of road noise can be undertaken with the proposed development.
The proposed development is located beyond predicted noise buffers required by the 2004 NDR Environmental Impact Statement. However it has recently been highlighted with neighbouring subdivisions, that traffic volumes and therefore noise levels from the NDR are higher than expected. That is, slightly higher traffic noise design levels should be taken into consideration during the construction of this development. The Acting Director of Development Services has provided a condition of consent that requires the applicant to finalise construction details under the guidance of Acoustic Consultant to ensure that the dwellings will comply with the NSW Road Noise Policy.
· the site layout enhances personal safety and minimises the potential for crime, vandalism and fear
The proposal is considered acceptable in in regard to safety and security as follows:
· the design of the dwellings will offer reasonable opportunities for surveillance of Lily Pilly Place, the internal driveway, front yards and private open space areas
· the site has reasonable access control due to internal garages and perimeter and internal fencing
· the landscape design will not restrict sight lines.
· accessways and parking areas are designed to manage stormwater
· accessways, driveways and open parking areas are suitably landscaped to enhance amenity while providing security and accessibility to residents and visitors
Proposed Dwellings 1 and 2 will have direct frontage and separate access to Lily Pilly Place. Reverse egress to the street will be required for Dwellings 1 and 2, consistent with manoeuvring arrangements for single dwellings throughout the City.
Access to proposed Dwellings 3-6 will be via a shared private roadway from Lily Pilly Place. The internal roadway will have a minimum formed width of 4.5m and accommodate two‑way passing of cars (B85 vehicles) within the site. Sufficient manoeuvring area will be available within the internal roadway to permit a reverse manoeuvre from garages, onsite turning and forward direction egress to Lily Pilly Place.
The design of internal roadway will comply with the Orange Development and Subdivision Code. Internal roadways for residential development of this scale are not required to accommodate access and manoeuvring for service vehicles (eg. emergency services or waste collection).
Landscaping of the common vehicle areas is proposed. The plantings are considered suitable to provide softening of extensive hardstand vehicle areas.
- enable the efficient and convenient use of car spaces and access ways within the site
- reduce the visual dominance of car parking areas and access ways.
Pursuant to DCP 2004, onsite parking is required for two bedroom dwellings at a rate of 1.2 spaces per dwelling; with visitor parking required at a rate of 0.2 space per dwelling. Based on six dwellings, the proposed development will require 8.4 (ie 9) car parking spaces.
Nine (9) parking spaces will be provided for the development, in compliance with the DCP as follows:
· Six single garages for each of Dwellings 1-6
· Two tandem spaces adjacent to the single garages for Dwellings 1 and 2
· One onsite visitor parking space between Dwellings 2 and 4.
Private open space is clearly defined for private use.
- capable of being an extension of the dwelling for outdoor living, entertainment and recreation
- accessible from a living area of the dwelling
- located to take advantage of outlooks; and to reduce adverse impacts of overshadowing or privacy from adjoining buildings
- orientated to optimise year round use.
Private open space for the proposed dwellings will generally comply with the DCP Guidelines:
· Each of the proposed dwellings will be provided with open space that complies with the minimum requirement in terms of area (ie. 50% of the gross floor area of the dwelling):
POS Required (m2)
POS Provided (m2)
· Private open space for each dwelling will have a minimum dimension of 3m.
· Private open space for each dwelling will accommodate the following areas:
POS Dimensions Required (m)
POS Dimensions Provided (m)
- Private open space to Dwellings 2, 4 and 6 will satisfy the DCP in relation to minimum dimensions.
- Private open space to Dwellings 1 and 5 will have dimensions of 6m x 4m. The proposed open space area will afford consistent amenity and functionality as would be achieved with an area of 5m x 5m, and is considered acceptable.
- Private open space to Dwelling 3 will have dimensions of 5m x 4m, and depart from the DCP. Nonetheless, in addition to the 5m x 4m space, an adjoining space of 3m x 7m will be provided. The combined open space area for Dwelling 3 will otherwise satisfy the DCP in respect of minimum area (m2), orientation, solar access and connectivity. The DCP departure is considered minor and within reasonable limit. Outdoor amenity will be maintained for proposed Dwelling 3.
· Private open space for the dwellings will be located behind the building line and be provided with a northerly aspect.
· As outlined previously, the solar access to each area of private open space on the winter solstice is considered satisfactory.
- contribute to the character of the development by providing buildings in a landscaped setting
- provide for a range of uses and activities including stormwater management
- allow cost effective management.
· the landscape design specifies landscape themes consistent with the desired neighbourhood character; vegetation types and location, paving and lighting provided for access and security
· major existing trees are retained and protected in a viable condition whenever practicable through appropriate siting of buildings, access ways and parking areas
A landscape plan has been submitted in support of the proposal. The plan is considered suitable to provide integration of the dwellings in the streetscape, softening of hardstand vehicle areas and internal privacy screening.
- downstream capacity and need for onsite retention, detention and re-use
- scope for onsite infiltration of water
- safety and convenience of pedestrians and vehicles
- overland flow paths.
· Provision is made for onsite drainage which does not cause damage or nuisance flows to adjoining properties.
Conditions are recommended in relation to stormwater management of the development.
An erosion and sediment control plan will be required in conjunction with the engineering design plans for the development. A condition is recommended in relation to this matter.
Section 4.11 Development Contributions & Section 64 Headworks Charges
Development contributions are applicable to the proposed development, pursuant to Orange Development Contributions Plan 2017 (Waratah Contributions Area) as follows:
Six x 2 bedroom dwellings @ $2,259.80 less
2 x standard lots @ $3,876.55
Six x 2 bedroom dwellings @ $655.34 less
2 x standard lots @ $1124.18
Six x 2 bedroom dwellings @ $3,073.38 less
2 x standard lots @ $5,116.91
Six x 2 bedroom dwellings @ $5,421.26 less
2 x standard lots @ $9,299.83
$13,927.90
Six x 2 bedroom dwellings @ $339.59 less
2 x standard lots @ $582.53
$30,496.22
Headworks charges for water supply, sewerage and stormwater will also apply to the proposal. The contributions are based on six x 2 bedroom dwellings (the existing allotment has a credit the equivalent of two standard lots which will be applied at the time of payment).
Conditions are included on the attached Notice of Approval requiring payment of development contributions.
A satisfactory BASIX certificate has been submitted with the application.
The proposal will provide and retain a reasonable standard of residential amenity for the proposed dwellings and those on adjoining lands in respect of solar access, privacy etc. The proposed development will provide for a continuation of residential land use, albeit in a more compact form, and will not alter the function of the neighbourhood. The development will not have adverse impacts on neighbourhood amenity.
The visual impacts of the proposed site layout and building design are considered acceptable, as outlined in the foregoing sections of this report.
A shared waste storage facility/bin bay will be provided on the subject land (via condition of consent) for Dwellings 3-6, to preclude the need for kerbside collection. Conditions are included that the bin bay be located on the shared driveway behind the Dwellings 1 and 2 front building line, in order that the facility will not be visually prominent in the streetscape.
The proposal is considered to be satisfactory in terms of traffic impacts. Traffic generation associated with the development will be in the order of 24-30 daily vehicle trips, based on 4‑5 daily vehicle trips for two bedroom dwellings (RTA Guide to Traffic Generating Development, Roads and Traffic Authority 2002). Council’s Assistant Development Engineer advises that the anticipated traffic volume increase is well within the existing road capacity and will not impact on pedestrian safety.
The capacity of the local road network is sufficient to accommodate traffic generated by the development, and will not exceed environmental goals for peak volumes on local streets.
As outlined previously, site accesses and onsite manoeuvring areas are appropriate and will accommodate standard vehicles associated with the development. Onsite car parking will comply with the requirements of DCP 2004.
The proposal is considered to be satisfactory in terms of cumulative impact. The proposed dwellings will complement the neighbourhood built form in respect of bulk, design features and external finishes. The proposed development will not reduce the open space, solar access or privacy afforded to neighbouring properties. Similarly, the site layout and building design will provide a reasonable standard of residential amenity for the proposed dwellings in terms of open space, solar access and privacy. The development will contribute to the diversity of housing forms in the precinct in a manner that is consistent with the neighbourhood character.
The subject land is contained within a developing residential precinct and comprises vacant, cleared land. Significant vegetation, threatened species or ecological endangered communities or their habitats are unlikely to be present. The site is not in proximity to any waterway, drinking water catchment or sensitive area. Sediment control measures, as required by conditions, will prevent loose dirt and sediment escaping the site and polluting downstream waterways.
· the proposal is permitted on the subject land R1 General Residential zoning
· the site is of sufficient area and dimensions to accommodate multi dwelling housing and provide a suitable standard of residential amenity
· the site has direct frontage and access to public streets
· there is no known contamination on the land
· all utility services are available and adequate
· the site is not subject to natural hazards
· the subject land has no biodiversity or habitat value
· the site is not in proximity to any waterway, drinking water catchment or sensitive area
The proposed development is defined as "advertised development" pursuant to DCP 2004-5.3. The application was advertised for the prescribed period of 14 days and at the end of that period five submissions had been received. The issues raised in the submissions are outlined below, and considered here or in the foregoing sections of this report.
The site has inadequate frontage to accommodate bins on collections days and will need to be placed at the front of the public reserve.
Comment: Conditions are included on the attached Notice of approval requiring an onsite waste storage facility be provided for Dwellings 3-6; collection of waste be undertaken from the site by waste contractor (‘run cost’ arrangement); and placement of bins for Dwellings 3-6 on the public street is not permitted.
The proposal will generate traffic hazards associated with onstreet parking congestion; multiple driveways to the site; additional traffic; and access for service vehicles.
Comment: Traffic impacts have been considered in the foregoing assessment.
Construction certification will be undertaken by a private certifier, and may not be to appropriate standard.
Comment: This is not a matter for consideration in the assessment of the DA. Complaints in relation to certification standards may be made to the Building Professionals Board.
The adjoining owners were not notified of the proposal.
Comment: Public and written notice of the DA were undertaken consistent with Council’s policy and practice to those owners as shown on Council’s records at the time of exhibition. It appears that the transfer of adjoining properties may have occurred concurrently with the DA notification, and purchasers were not advised of the development by the vendors (ie. landowners at the time of DA lodgement).
The development will have generate additional noise in the setting
Comment: Residential landuse is not noise-generating.
The proposed dwellings will overlook adjoining properties.
Comment: Privacy impacts were considered in the foregoing assessment.
The proposal comprises an overdevelopment of the site.
Comment: The proposal satisfies the applicable density provisions contained in Orange LEP 2011 and DCP 2004.
Inadequate parking will be provided for residents and visitors.
Comment: Car parking will be provided for the development consistent with the provisions of DCP 2004.
The proposed development will adversely impact on nearby property values.
Comment: This is not a matter for consideration in the assessment of a DA pursuant to Clause 4.15 of the EPAA 1979.
The proposal is inconsistent with the neighbourhood character in terms of density.
Comment: The proposed development comprises a more intensive form of residential landuse than was contemplated for the subject land. Indeed, this site was recently consolidated to achieve a site area that would permit multi dwelling housing. (It is noted that prior to consolidation, four dwellings would have been permitted on the former two lots).
It is acknowledged that the proposed building footprints and massing are dissimilar to the developing built form and lot sizes in the immediate setting. However, dual occupancies and multi dwelling housing do feature in the Waratah subdivision, and nearby to the site (23‑27 William Maker Drive). The development satisfies the R1 zone objectives to provide a variety of housing types and densities. Multi- dwelling housing is a permitted and complementary land use in the zone. The development is sited and designed to reasonably integrate in this setting, without adversely impacting on the neighbourhood character or function.
The proposal is not inconsistent with any relevant policy statements, planning studies, guidelines etc. that have not been considered in this assessment.
The proposed development is permissible with the consent of Council. The proposed development complies with the relevant aims, objectives and provisions of Orange LEP 2011 (as amended) and DCP 2004. A Section 4.15 assessment of the development indicates that the development is acceptable in this instance. Impacts of the development are considered to be within reasonable limit, consistent with applicable standards and addressed by appropriate conditions of development consent. Approval of the application is recommended
1 Notice of Approval, D19/39788⇩
2 Plans, D19/39396⇩
3 Submissions, D19/39453⇩
Development Application No DA 91/2019(1)
NA19/ Container PR28319
38 Farrell Road
(a) Drawings by designs@m. Job No. 17-051 - Sheets Nos. DA01-DA11, DA20 (13 sheets)
BASIX Certificate No. 1006104M
(i) the name and the licence number of the principal contractor, and
(7) An approval under Section 68 of the Local Government Act is to be sought from Orange City Council, as the Water and Sewer Authority, for alterations to water and sewer. No plumbing and drainage is to commence until approval is granted.
(8) The payment of $30,496.22 is to be made to Council in accordance with Section 7.11 of the Act and the Orange Development Contributions Plan 2017 (Waratah Contributions Area) towards the provision of the following public facilities:
The contribution will be indexed quarterly in accordance with the Orange Development Contributions Plan 2017 (Waratah Contributions Area). This Plan can be inspected at the Orange Civic Centre, Byng Street, Orange.
(9) Full details of external colours and finishes (dwellings, fences, retaining walls and hardstand surfaces) shall be submitted to, and approved by Council’s Manager Development Assessments prior to issue of a Construction Certificate. External colours and finishes shall relate to nearby dwellings in Lily Pilly Place and Bluebell Way.
(10) The following revised opening for Dwelling 2 shall be shown in the Construction Certificate plans:
· A hi-light window to the dining room on the west elevation, with minimum sill height of 1.6m.
(11) An onsite waste storage facility (bin bay) for shall be provided for Dwellings 3-6. The facility shall be centrally located within the site adjacent to the internal driveway, and behind the front building line for proposed Dwellings 1 and 2. The waste storage facility shall be shown on the Construction Certificate plans to the satisfaction of the Manager of Development Assessments.
(12) A Road Noise Assessment Report shall be obtained from an appropriately qualified and experienced Acoustic Consultant that specifies design/construction details and attenuation measures to be installed within the dwellings to ensure that the buildings will comply with the NSW Environment Protection Authority (EPA) – “The NSW Road Noise Policy (RNP)”; Roads and Maritime Services (RMS) – “Noise Criteria Guideline”; and Roads and Maritime Services (RMS) – “Noise Mitigation Guideline”. Plans shall be amended to include all traffic noise attenuation measures identified in the Road Noise Assessment Report, prior to the issue of a Construction Certificate.
(13) Engineering plans, showing details of all proposed work and adhering to any engineering conditions of development consent, are to be submitted to, and approved by, Orange City Council or an Accredited Certifier (Categories B1, C3, C4, C6) prior to the issuing of a Construction Certificate.
(14) A water and soil erosion control plan is to be submitted to Orange City Council or an Accredited Certifier (Categories B1, C3, C4, C6) for approval prior to the issuing of a Construction Certificate. The control plan is to be in accordance with the Orange City Council Development and Subdivision Code and the Landcom, Managing Urban Stormwater; Soils and Construction Handbook.
(15) Engineering plans providing complete details of the proposed driveway and car parking areas are to be submitted to Orange City Council or an Accredited Certifier (Categories B1, C3, C4, C6) upon application for a Construction Certificate. These plans are to provide details of levels, cross falls of all pavements, proposed sealing materials and proposed drainage works and are to be in accordance with Orange City Council Development and Subdivision Code.
(16) Grated stormwater pits are to be provided in the central driveway and to each dwelling within the individual yard areas of the multi-dwelling development. All stormwater from the site is to be collected and piped to:
· the kerb and gutter in Lily Pilly Place where the stormwater discharge quantity from the development is less than 20 litres per sec; OR
· to Council’s existing piped stormwater system in Lily Pilly Place where the stormwater discharge quantity from the development is greater than 20 litres per sec.
Dwellings 1 and 2 may discharge directly to the kerb in Lily Pilly Place.
Prior to a Construction Certificate being issued engineering plans for this stormwater system are to be submitted to and approved by Orange City Council.
(17) A 150mm-diameter sewer main is to be constructed from Council’s existing main to serve the proposed lots 101, 102 and the multi-dwelling development. Prior to a Construction Certificate being issued engineering plans for this sewerage system are to be submitted to and approved by Orange City Council.
Internal sewer lines servicing the multi-dwelling development from the sewer junction shall be constructed as private sewer mains.
(18) Payment of contributions for water, sewer and drainage works is required to be made at the contribution rate applicable at the time that the payment is made. The contributions are based on water supply headworks and sewerage headworks for 6 x two bedroom dwellings (the existing allotment has a credit for two x 3 bedroom dwellings which will be applied at the time of payment). A Certificate of Compliance, from Orange City Council in accordance with the Water Management Act 2000, will be issued upon payment of the contributions.
(19) Water services for dwellings 3 to 6 shall be located in the common driveway area. Engineering plans of the water reticulation layout, sizing and metering shall to be submitted to Orange City Council for approval prior to the issuing of a Construction Certificate.
(20) A Road Opening Permit in accordance with Section 138 of the Roads Act 1993 must be approved by Council prior to a Construction Certificate being issued or any intrusive works being carried out within the public road or footpath reserve.
(23) The location and depth of the sewer junction/connection to Council’s sewerage system is to be
(24) All construction/demolition work on the site is to be carried out between the hours of 7.00 am and 6.00 pm Monday to Friday inclusive, 7.00 am to 5.00 pm Saturdays and 8.00 am to 5.00 pm Sundays and Public Holidays. Written approval must be obtained from the General Manager of Orange City Council to vary these hours.
(25) All materials on site or being delivered to the site are to be contained within the site. The requirements of the Protection of the Environment Operations Act 1997 are to be complied with when placing/stockpiling loose material or when disposing of waste products or during any other activities likely to pollute drains or watercourses.
(29) A 4.5m wide concrete driveway, kerb layback and footpath crossing is to be constructed to serve dwellings 3 to 6.
(31) Heavy-duty concrete kerb and gutter laybacks and footpath crossings are to be constructed in the position shown on the plan submitted with the Construction Certificate application. The works are to be carried out to the requirements of the Orange City Council Development and Subdivision Code and the Road Opening Permit.
(32) Dual water and sewerage reticulation is to be provided to every dwelling in the proposed residential development in accordance with the Orange City Council Development and Subdivision Code.
(33) All services are to be contained within the allotment that they serve.
(34) Timber paling fencing, 1.8m high, shall be provided to the rear (east) boundary to William Maker Drive and side (south) boundary to the public reserve.
Internal fencing shall be provided to the development site in accordance with the approved plans.
(35) Landscaping shall be installed in accordance with the approved landscaping plan and shall be permanently maintained to the satisfaction of Council's Manager Development Assessment.
(36) The proponent shall enter into a private service agreement with a waste contractor for the collection of garage, recycling and organic waste associated with Dwellings 3-6. Details of the service agreement shall be provided to Council prior to issue of an Occupation Certificate.
(37) No person is to use or occupy the building or alteration that is the subject of this approval without the prior issuing of an Occupation Certificate.
(38) Finished ground levels are to be graded away from the buildings and adjoining properties and must achieve natural drainage. The concentrated flows are to be dispersed down slope or collected and discharged to the stormwater drainage system.
(39) Where Orange City Council is not the Principal Certifying Authority, a final inspection of water connection, sewer and stormwater drainage shall be undertaken by Orange City Council and a Final Notice of Inspection issued, prior to the issue of either an interim or a final Occupation Certificate.
(40) The cut and fill is to be retained and/or adequately battered and stabilised (within the allotment) prior to the issue of an Occupation Certificate.
(41) A Certificate of Compliance, from a Qualified Engineer, stating that the stormwater detention basin complies with the approved engineering plans is to be submitted to the Principal Certifying Authority prior to the issuing of an Occupation Certificate.
(42) Certification from Orange City Council is required to be submitted to the Principal Certifying Authority prior to the issue of an Occupation Certificate stating that all works relating to connection of the development to Council assets, works on public land, works on public roads, stormwater, sewer and water reticulation mains and footpaths have been carried out in accordance with the Orange City Council Development and Subdivision Code and the foregoing conditions, and that Council will take ownership of the infrastructure assets.
(43) A Road Opening Permit Certificate of Compliance is to be issued for the works by Council prior to any Occupation/Final Certificate being issued for the development.
(44) All of the foregoing conditions are to be at the full cost of the developer and to the requirements and standards of the Orange City Council Development and Subdivision Code, unless specifically stated otherwise. All work required by the foregoing conditions is to be completed prior to the issuing of an Occupation or Subdivision Certificate, unless stated otherwise.
(45) Waste bins for Dwellings 3-6 shall be placed in the shared onsite waste storage facility on collection days only, for collection by private contractor. At other times, bins shall be stored with the respective dwellings. Kerbside placement of bins in Lily Pilly Place for Dwellings 3-6 is not permitted. Kerbside placement of bins for Dwellings1 and 2 is permitted.
SUBDIVISION (two lot Torrens Title, five lot Community Title)
(46) Any adjustments to existing utility services that are made necessary by this development proceeding are to be at the full cost of the developer.
(47) The private service agreement for the collection of garbage, recycling and organic waste associated with Dwellings 3-6 shall be incorporated into the Community Management Statement. The waste service agreement shall not be amended or deleted without the agreement of Orange City Council.
(48) Prior to the issuing of the Subdivision Certificate, a Surveyor’s Certificate or written statement is to be provided to the Principal Certifying Authority, stating that the buildings within the boundaries of the proposed Lots comply in respect to the distances of walls from boundaries.
(49) Application shall be made for a Subdivision Certificate under Section 6.3(1)(d) of the Act.
(50) Application is to be made to Telstra/NBN for infrastructure to be made available to each individual lot within the development. Either a Telecommunications Infrastructure Provisioning Confirmation or Certificate of Practical Completion is to be submitted to the Principal Certifying Authority confirming that the specified lots have been declared ready for service prior to the issue of a Subdivision Certificate.
(51) A Notice of Arrangement from Essential Energy stating arrangements have been made for the provision of electricity supply to the development, is to be submitted to the Principal Certifying Authority prior to the issue of a Subdivision Certificate.
(52) An easement to drain sewage and to provide Council access for maintenance of sewerage works a minimum of 2.0 metres wide is to be created over the proposed sewerage works. The Principal Certifying Authority is to certify that the easement is in accordance with the Orange City Council Development and Subdivision Code prior to the issuing of a Subdivision Certificate.
(53) All services are to be contained within the allotment that they serve. A Statement of Compliance, from a Registered Surveyor, is to be submitted to the Principal Certifying Authority prior to the issuing of a Subdivision Certificate.
(54) All engineering conditions of this development consent relating to the servicing of each dwelling are to be completed prior to the issuing of a Subdivision Certificate.
(55) Where stormwater crosses land outside the lot it favours, an easement to drain water is to be created over the works. A Restriction-as-to-User under section 88B of the NSW Conveyancing Act 1979 is to be created on the title of the burdened Lot requiring that no structures are to be placed on the site, or landscaping or site works carried out on the site, in a manner that affects the continued operation of the interlot drainage system. The minimum width of the easement is to be as required in the Orange City Council Development and Subdivision Code.
(56) Prior to the issue of a Subdivision Certificate the following conditions ‘a’ to ‘e’ must be included in the Community Title Management statement:
a water and sewer mains constructed as private services by the developer must accord with at least the National Plumbing Code standards; and
b Orange City Council makes no representation that the private water and sewer related services provided to the development are suitable; and
c if a request is made at any time in the future by the developer or future owner to Orange City Council to extend the private services for any reason, then such extension shall be at Orange City Council standards including appropriate easements and must be constructed, funded and transferred by the applicant; and
d Orange City Council will not provide maintenance services to the private services; and
e clauses a-e shall not be deleted, varied or modified without the written consent of Orange City Council.
(57) Certification from Orange City Council is required to be submitted to the Principal Certifying Authority prior to the issue of a Subdivision Certificate stating that all works relating to connection of the development to Council assets, works on public land, works on public roads, stormwater, sewer and water reticulation mains and footpaths have been carried out in accordance with the Orange City Council Development and Subdivision Code and the foregoing conditions, and that Council will take ownership of the infrastructure assets.
(58) All of the foregoing conditions are to be at the full cost of the developer and to the requirements and standards of the Orange City Council Development and Subdivision Code, unless specifically stated otherwise. All work required by the foregoing conditions is to be completed prior to the issuing of an Occupation or Subdivision Certificate, unless stated otherwise.
FOR THE PUBLIC, PLANS WILL BE OMITTED AND SUBMISSIONS REDACTED IN ORDER TO COMPLY WITH VARIOUS OBLIGATIONS OF ORANGE CITY COUNCIL UNDER:
(A) ENVIRONMENTAL PLANNING AND ASSESSMENT ACT 1979;
(B) ENVIRONMENTAL PLANNING AND ASSESSMENT REGULATIONS 2000;
(C) COPYRIGHT ACT 1968;
(D) GOVERNMENT INFORMATION (PUBLIC ACCESS) ACT 2009;
(E) PRIVACY AND PERSONAL INFORMATION PROTECTION ACTION ACT 1998.
PLEASE NOTE THAT PUBLIC ACCESS TO PLANS IS SUBJECT TO THE FOLLOWING:
INTERNAL FLOOR PLANS WILL ONLY BE DISCLOSED TO PERSONS WHO HAVE A GENUINE, REAL AND DEMONSTRABLE INTEREST IN SEEING SUCH INFORMATION AND WHO CAN DEMONSTRATE A DIRECT POTENTIAL EFFECT UPON THEM BY BEING WITHIN THE SPHERE OF INFLUENCE OF THE RESIDENTIAL COMPONENTS OF A DEVELOPMENT OR IF THE HOME OWNER'S WRITTEN CONSENT CAN BE PROVIDED.
COPIES OF ALL PLANS ARE NOT AVAILABLE WITHOUT THE WRITTEN CONSENT OF THE COPYRIGHT OWNER (ARCHITECT).
6.1 Invest in Orange Region Project
6.2 Tender - Collection and Processing of Used Mattresses
6.3 Sale of 61 Casey Street, Orange
RECORD NUMBER: 2019/1367
RECORD NUMBER: 2019/1407
RECORD NUMBER: 2019/1409
RECORD NUMBER: 2019/1275