CULTURAL HERITAGE MANAGEMENT PLAN (CHMP) The construction of two dwellings and a two lot subdivision is exempt from requiring a CHMP pursuant the Aboriginal Heritage Regulations 2007. COASTAL INUNDATION AND EROSION: Clause 13.01-1 of the SPPF requires the Responsible Authority to consider the potential coastal impacts of climate change. Strategies include: In planning for possible sea level rise, an increase of 0.2 metres over current 1 in 100 year flood levels by 2040 may be used for new development in close proximity to existing development (urban infill). Plan for possible sea level rise of 0.8 metres by 2100, and allow for the combined effects of tides, storm surges, coastal processes and local conditions such as topography and geology when assessing risks and coastal impacts associated with climate change. Consider the risks associated with climate change in planning and management decision making processes. The subject site is located within close proximity of existing urban development. Council’s data indicates that the site is unlikely to be affected by the potential coastal impacts of climate change at 2040/2100. LANDFILL GAS RISK ASSESSMENT Before deciding on a Planning Permit application, a Responsible Authority is required to consider, amongst other things: Any significant effects the responsible authority considers the environment may have on the use or development [S 60(1) of the PEA]. Clause 13.01-1 of The State Planning Policy Framework which aims to ensure that potentially contaminated land is suitable for its intended future use and development, and that contaminated land is used safely. The EPA has adopted the “Best Practice Environmental Management, Siting, Design Operation and Rehabilitation of Landfills” (September 2010) or “Landfill BPEM.”. The Landfill BPEM identifies that: Risks associated with landfill gases may occur for at least 30 years post-closure. Appropriate buffer distances must be maintained between the landfill and sensitive land uses. The BPEM recommends a 500 metre buffer for landfills that contained putrescible waste and 200 metres for landfills that contained non-putrescible waste. Where the recommended buffers are unavailable, it must be demonstrated that risks are suitably mitigated. All buildings and structures and associated infrastructure should be considered.
of height over 6.9 metres. Sunblinds, verandahs, porches, eaves, fascias, gutters, masonry chimneys, flues, pipes, domestic fuel or water tanks, and heating or cooling equipment or other services may encroach not more than 0.5 metres into the setbacks of this standard. Landings having an area of not more than 2 square metres and less than 1 metre high, stairways, ramps, pergolas, shade sails and carports may encroach into the setbacks of this standard. Wall Heights = 6500mm, 7022mm,7338mm Setbacks = 3365mm, 2765mm, 2435mm. Required Setback = 2.40 metres and therefore the proposal complies with this standard. Ground Floor Southern Elevation Wall Heights = 3.38 metres. Setback distance = 5.09 metres Required Setback = 1 metre and therefore the proposal complies with this standard. First Floor Southern Elevation Wall Heights = 7.33 metres. Setback distance = 6.79 metres to the internal party wall. Required Setback = 1.93 metre and therefore the proposal complies with this standard. Dwelling 2: Ground Floor West Elevation – Wall heights = 2276mm Setback distance = 1175mm at its closest point. Required Setback = 1 metre and therefore the proposal complies with this standard. First Floor West Elevation – Wall heights = 5700mm, 6150mm,6300mm 6195mm. Setback distance = 1925mm at its closest point. Required Setback = 1.81 metres and therefore the proposal complies with this standard. Ground Floor Southern Elevation– Wall heights = 3380mm and 3040mm. Setback distance = 5.09 metres. Required Setback = 1 metre and therefore the proposal complies with this standard. First Floor Southern Elevation Wall Heights = 6109mm. Setback distance = 6.79 metres to the internal party wall.
surface oriented north 20 degrees west to north 30 degrees east. 55.04-5 Overshadowing open space objective To ensure buildings do not significantly overshadow existing secluded private open space. Standard B21 Where sunlight to the secluded private open space of an existing dwelling is reduced, at least 75 per cent, or 40 square metres with minimum dimension of 3 metres, whichever is the lesser area, of the secluded private open space should receive a minimum of five hours of sunlight between 9 am and 3 pm on 22 September. If existing sunlight to the secluded private open space of an existing dwelling is less than the requirements of this standard, the amount of sunlight should not be further reduced. Complies The level of overshadowing associated with the development is within the requirements of the standard. The level of shadowing proposed by the development is acceptable as it is acknowledged that shadowing will be increased in the morning however during 9AM and 3 PM the dwellings surrounding the site should receive the minimum five hours of sunlight during 22 September. Shadowing will increase during summer and be reduced during the winter months, however the amount of overshadowing proposed by the dwellings is not considered to be reasonably detrimental on surrounding dwellings in the area. 55.04-6 Overlooking objective To limit views into existing secluded private open space and habitable room windows. Standard B22 A habitable room window, balcony, terrace, deck or patio should be located and designed to avoid direct views into the secluded private open space of an existing dwelling within a horizontal distance of 9 metres (measured at ground level) of the window, balcony, terrace, deck or patio. Views should be measured within a 45 degree angle from the plane of the window or perimeter of the balcony, terrace, deck or patio, and from a height of 1.7 metres above floor level. A habitable room window, balcony, terrace, deck or patio with a direct view into a habitable room window of existing dwelling within a horizontal distance of 9 metres Complies The development is designed to meet the requirements of the standard and therefore views into existing secluded private open space areas and habitable room windows have been limited. Overlooking measures have been addressed through the provision of appropriate screening
To contain noise sources in developments that may affect existing dwellings. To protect residents from external noise. located near bedrooms of immediately adjacent existing dwellings. Noise sensitive rooms and secluded private open spaces of new dwellings and residential buildings should take account of noise sources on immediately adjacent properties. Dwellings and residential buildings close to busy roads, railway lines or industry should be designed to limit noise levels in habitable rooms. There are no external noise sources which require consideration. 55.05-1 Accessibility objective To encourage the consideration of the needs of people with limited mobility in the design of developments. Standard B25 The dwelling entries of the ground floor of dwellings and residential buildings should be accessible or able to be easily made accessible to people with limited mobility. Complies The entries to the ground floor of the dwellings are accessible to those with limited mobility. 55.05-2 Dwelling entry objective To provide each dwelling or residential building with its own sense of identity. Standard B26 Entries to dwellings and residential buildings should: Be visible and easily identifiable from streets and other public areas. Provide shelter, a sense of personal address and a transitional space around the entry. Complies All dwelling entries are clearly visible and identifiable from the street providing for a sense of identity for each dwelling. A transitional space is provided at each dwelling entry. 55.05-3 Daylight to new windows objective To allow adequate daylight into new habitable room windows. Standard B27 A window in a habitable room should be located to face: An outdoor space clear to the sky or a light court with a minimum area of 3 square metres and minimum dimension of 1 metre clear to the sky, not including land on an abutting lot, or A verandah provided it is open for at least one third of its perimeter, or Complies All habitable room windows face an outdoor space of the required dimensions, allowing light into habitable rooms.