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Hornsby Shire Council |
Attachment to Report No. RM1/09
Page 0 |
Planning Report No. PLN26/09
Date of Meeting: 6/05/2009
4 DEVELOPMENT
APPLICATION - SENIORS LIVING DEVELOPMENT
14A AND
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Development
Application No: |
DA/1349/2008 |
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Description
of Proposal: |
Construction of a Seniors Living
development comprising 11 self-contained dwellings and strata title
subdivision. |
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Property
Description: |
Lot 115 DP 1136664 & Lot 1 DP 509627 (No. 14A & No. 16) |
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Applicant: |
Caxton Property ( C/- Glendinning Minto & Associates Pty
Ltd |
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Owner: |
Ms F J Berger & Mrs B J Berger and
Caxton Property ( |
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Statutory
Provisions: |
State Environmental Planning Policy
(Housing for Seniors or People with a Disability) 2004 Residential AS (Low Density – Sensitive
Lands) |
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Estimated
Value: |
$3,800,000 |
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Ward: |
C |
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THAT Development
Application No. 1349/2008 for demolition of the existing rear dwelling and
construction of a Seniors Living development comprising 11 self-contained
dwellings, including refurbishment of the existing dwelling at the frontage,
at lot 115 DP 1136664 and lot 1 DP 509627 (No. 14A & No. 16) Murray Road
Beecroft, be approved subject to conditions of consent detailed in Schedule 1
of this report. |
EXECUTIVE
SUMMARY
1. The
application proposes demolition of an existing rear dwelling and construction
of a Seniors Living development comprising 11 self-contained dwellings,
including refurbishment of the existing dwelling at the frontage, and strata
title subdivision.
2. The
proposed development complies with the design principles and development
standards contained within State Environmental Planning Policy (Housing for
Seniors or People With a Disability) 2004.
3. Fifty
five submissions have been received in respect of the application.
4. It
is recommended that the application be approved.
HISTORY OF THE APPLICATION
The development
application was lodged on 30 September 2008.
The application was amended on 22 January 2009 to address concerns
raised by Council. The amendments included a reduction in the number of
proposed dwellings from 12 to 11 dwellings, revised alterations and additions
to the existing dwelling, revised letter box and bin storage area at the
frontage, increased separation between the proposed detached dwellings,
relocation of private open space areas away from the western boundary and an
increased setback from the western boundary.
HISTORY OF THE SITE
On 23 July 2008
Council approved Development Application DA/694/2008 for a boundary adjustment
between Nos. 142-142A
THE SITE
The site has an
area of 4,566m2 and forms a large L-shaped parcel comprised of two
existing lots. The site contains two existing dwelling houses, one at the
The site contains
62 trees including adjoining trees, trees within the road reserve and the
proposed stormwater drainage easement over
The site has an
average fall of 8% to the western boundary and is generally of even topography
with mainly shale derived soils.
The ‘Chesalon
Nursing Home’ adjoins the eastern and rear part of the site and has a dominant
visual impact. The nursing home occupies a large area (approx. 6,126m2)
on the north-west corner of Beecroft Road and Murray Road and includes the
original building ‘Brunoy’ which is an item of local environmental heritage and
has been integrated with more recent two and three storey development on the
nursing home site. A 3 storey dwelling house on a battle-axe lot (No. 138A
The
THE PROPOSAL
The proposed
Seniors Living development includes the following:
· Alterations
and additions to the existing dwelling house at No. 16 Murray Road, to include
a first floor area within the roof space, a rear terrace and double carport and
to form a 3 bedroom dwelling (Unit 1).
· Demolition of the existing dwelling house at
No. 14A Murray Road.
· Erection of 4 x 3br detached dwellings each
with double garages (Units 2, 3, 4 and
5). Three of the dwellings include a
first floor within the roof space (Units 2, 3 and 4).
· Erection of a building with a basement level
carparking and 4 x 3br detached dwellings (Units 6, 7, 8 and 9) and 2 x 3br
semi-detached dwellings (Units 10 and 11), above. Units 9 and 10 include two
storey built form. The dwellings are designed around a central courtyard with
raised garden beds.
The lower ground
floor basement level includes double garaging and a separate dwelling entrance
including lift access for each of the 6 dwellings and 4 visitor parking spaces.
Unit 11 is a maisonette style dwelling with frontage to the proposed accessway
and includes bedroom accommodation at the lower ground floor level.
The proposal
includes substantial excavation works to a maximum depth of 4.5m and the
removal of approximately 5,000m³ of soil from the site.
The proposal
involves the removal of 39 trees. The landscape plan submitted for the proposal
includes replacement of indigenous trees.
ASSESSMENT
The development
application has been assessed having regard to the ‘2005 City of
1. STRATEGIC
CONTEXT
1.1 Metropolitan Strategy – (Draft) North Subregional Strategy
The Metropolitan
Strategy is a broad framework to secure
The draft
Subregional Strategy sets the following targets for the Hornsby LGA by 2031:
· Employment capacity to increase by 9,000
jobs; and
· Housing stock to increase by 11,000
dwellings.
The proposed
development would be consistent with the draft strategy by providing an
additional 11 self-contained dwellings for Seniors Living and would improve
housing choice in the locality.
2. STATUTORY
CONTROLS
Section 79C(1)(a)
requires Council to consider “any
relevant environmental planning instruments, draft environmental planning
instruments, development control plans, planning agreements and other
prescribed matters.”
2.1 Hornsby Shire Local Environmental Plan 1994
The subject land is
zoned
(a) to provide for the
housing needs of the population of the Hornsby area.
(b) to promote a variety of
housing types and other land uses compatible with a low density residential
environment and sensitive to the land capability and established character of
this environment.
(c) to provide for
development that is within the environmental capacity of a sensitive low
density residential environment.
The proposed
development is defined as ‘housing for aged or differently abled persons’
under the HSLEP and
is permissible in the zone with Council’s consent.
Certain provisions
under the HSLEP are not applicable to the proposal as State Environmental
Planning Policy (Housing for Seniors or People with a Disability) 2004,
prevails to the extent of any inconsistency with the Policy.
2.2 State Environmental
Planning Policy (Housing for Seniors or People with a Disability) 2004
The SEPP is the overriding planning instrument for the development of
housing for aged and disabled people in NSW and provides for hostels,
residential care facilities (nursing homes) self contained dwellings and
multi-storey buildings. The SEPP is comprehensive in scope including land use
planning provisions, design principles, development standards and standards
specifically to meet the housing needs of aged and disabled people. The SEPP
also includes design guidelines for infill development such as the proposed
development.
The proposed
development has been assessed having regard to the relevant standards within
the SEPP. The following table sets out the proposal’s compliance with the SEPP:
|
SEPP (Housing for Seniors or People with a
Disability) |
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|
Control |
Proposal |
Requirement |
Compliance |
|
Site Area |
4,566m2 |
1,000m2 |
Yes |
|
Site Frontage |
22.8m |
20m |
Yes |
|
Gross Floor Area |
Unit 1 – 217.1m2 Unit 2 – 201.3m2 Unit 3 – 199.8m2 Unit 4 – 194.6m2 Unit 5 – 195.9m2 Unit 6 – 185.7m2 Unit 7 – 199.6m2 Unit 8 – 176.3m2 Unit 9 – 205.0m2 Unit 10 – 212.8m2 Unit 11 – 196.3m2 |
N/A |
N/A |
|
Floor Space Ratio |
0.478:1 |
0.5:1 |
Yes |
|
Height |
7.225m |
8m |
Yes |
|
Private Open Space |
Unit 1 – 75m2 Unit 2 – 37m2 Unit 3 – 39m2 Unit 4 – 34m2 Unit 5 – 93m2 Unit 6 – 60m2 Unit 7 – 63m2 Unit 8 – 36m2 Unit 9 – 36m2 Unit 10 – 15m2 Unit 11 – 24m2
|
15m2 per
unit |
Yes |
|
Deep Soil Landscaping |
16% |
15% |
Yes |
|
Solar Access |
90% of dwellings |
70% of dwellings |
Yes |
|
Car parking |
17 spaces |
12 spaces |
Yes |
As noted in the
above table, the proposed development complies with the development standards
pursuant to Clause 40 and Clause 50 of the SEPP.
The proposal is satisfactory in respect to compliance with the mandatory
access requirements of the SEPP pursuant to Clause 26, whereby pathway
gradients are suitable for residents to access public transport within 400m of
the site. Bus Route 635 on
In accordance with the recommendation of the applicant’s Access
Consultant, a condition is recommended for the reconstruction of a kerb ramp on
the north-west corner of
2.2.1 Minimum site area and building height
The proposal complies with the minimum site area and frontage
requirement of the Seniors Living SEPP, Clause 40. The clause also includes
height restrictions for Seniors Living developments on sites where residential
flat buildings are not permitted.
The proposed development is designed in compliance with the two storey
height development standard and the single storey height standard for buildings
within the rear 25% of the site.
The merits of the proposal in respect to the
SEPP design principles and design guidelines are discussed below.
2.2.2 Neighbourhood amenity and streetscape
The proposed development retains the
existing dwelling house at the Murray Road frontage and includes alterations
and additions to the existing dwelling (Unit 1), construction of an accessway
along the eastern side of the dwelling together with a pedestrian pathway and
provision of a covered letterbox/bin storage facility at the frontage designed
to complement the dwelling in the streetscape.
The proposed works to the front facade of
Unit 1 are sympathetic to the federation style of the existing dwelling and
would not detract from the
The four proposed detached dwellings located
behind the existing dwelling at the
Units 2, 3 and 5 have laundry doors and
windows opening onto the western setback. There are no first floor openings at
the western elevation. The setback area mainly provides for clothes drying and
landscaping. The proposed setback is considered adequate, in respect to the
amenity of adjoining property, subject to the provision of boundary fencing and
landscaping. The submitted landscape plan is acceptable in this regard.
At the northern boundary, the proposed
development adjoins the tennis court at the rear of a dwelling house at
Proposed Units 6 & 7 both comprise
single storey detached dwellings. At the northern elevation the dwellings are
setback 3m from the boundary. Proposed
Unit 6 does not include any openings that would face the northern boundary and
would not significantly detract from amenity of the adjoining property at No.
138A
Proposed Unit 7 has two narrow dining room
windows and a patio opening onto the 3m setback. The finished floor level of
Unit 7 is 1.0m – 0.6m below natural ground level. The site of the adjoining 3
storey dwelling house at 138A
Proposed Unit 8 has a minimum setback of
2.0m from the eastern boundary with Nos. 142-142A
Proposed Unit 9 has a minimum setback of 2.2m
from the eastern boundary and includes a patio similar to Unit 8 in respect to
the amenity of the adjoining property. The unit adjoins the southern boundary
with the Chesalon Nursing Home and has a 1.5m – 2.8m setback from the boundary.
A laundry door and bedroom doors open onto the setback area and a small patio.
The proposed unit would not adversely impact on the amenity of the nursing
home. The nursing home includes two small upper windows at this elevation and
would not significantly detract from the privacy of proposed Unit 9.
Proposed Unit 10 is setback 1.5m – 6.3m from
the southern boundary with the Chesalon Nursing Home. No active area is
proposed within the setback area. The nursing home is setback 17m at this
location and includes 1st and 2nd floor windows. The
proposed unit would not detract from neighbourhood amenity and would enjoy
reasonable privacy subject to the proposed landscape screening along the
southern boundary.
Proposed Unit 11 adjoins Unit 10 and is
setback 5.8m – 6.3m from the southern boundary. The unit includes two small
narrow windows at this elevation. The proposed unit is satisfactory in respect
to neighbourhood amenity and privacy at this elevation.
Overall the proposed Seniors Living
development is considered an appropriate design response to the site with
regard to the adjoining 3 storey and single storey developments and the aspects
of the site. The proposed built form involving detached dwellings is in keeping
with the residential character of the area. The interface with neighbouring
properties is satisfactory in maintaining amenity and privacy.
2.2.3 Visual and acoustic privacy
The rear area of
the site adjoins the 3 storey Chesalon Nursing Home at the southern boundary
and a 3 storey dwelling house at the northern boundary. The adjoining 3 storey
developments overlook the site to a significant extent and proposed Units 6, 7,
8, 9, 10 & 11. The proposed units have been configured to provide for
visual privacy with the roof ridges effectively screening the adjoining
developments from the living areas. The northern patios of Units 10 & 11
remain within a view corridor of some of the upper windows of the adjoining 3
storey dwelling, however, the proposed raised gardens and brush screens would
provide adequate privacy.
The driveway and
service area of the Chesalon Nursing Home would result in some noise impacts
but this would generally be mitigated by fencing and the lower ground floor
level of the adjoining service area.
The proposed units
1, 2, 3, 4 and 5 have limited activity areas within the setback area adjoining
neighbouring properties and the first floor roof space would not directly
overlook the neighbouring properties. These units are considered acceptable
with regard to visual and acoustic privacy, subject to a condition for internal
pathways of Units 1 – 5 to be brick or stone pavers not gravel or mulch.
The proposed patios
at the northern elevation of Units 7, 8 and 9 are situated at a lower level
relative to the adjoining property, are screened by fencing and are acceptable
in respect to visual and acoustic privacy. The first floor roof space would not
directly overlook neighbouring properties.
The proposed raised
gardens and brush screening within the forecourt of Units 6, 7, 8, 9, 10 and 11
would provide an acceptable level of privacy between the proposed dwellings.
The roof areas of
the development would be overlooked by adjoining 3 storey development. The
proposed buildings include dark coloured roof tiles and variation in the roof
form which would minimise the visual impact.
2.2.4 Solar Access and design for climate
The proposed
dwellings are single storey in relation to neighbouring
The proposed living
areas and outdoor living areas are located on the north side of the units and
comply with the SEPP solar access design principles. The existing 3 storey
dwelling adjoining the northern boundary would overshadow proposed Unit 6
during mid-winter. Notwithstanding, the proposed development complies with the
SEPP Clause 50 standard for a minimum of 70% of dwellings to receive 3 hours of
direct sunlight between 9am and 3pm in mid-winter.
The proposed
dwellings comply with BASIX criteria for sustainable design and energy
efficiency.
2.2.5 Stormwater
The proposed
development includes a proposed easement for stormwater drainage over a
downstream property to
2.2.6 Crime prevention
The proposed
dwellings comply with the security and crime prevention design requirements of
the Seniors Living SEPP.
2.2.7 Waste management
The proposed waste
storage room and bin storage area at the frontage is adequate for the waste
generated by the proposed dwellings subject to recommended conditions.
The proposed
development involves the demolition of one of the existing dwellings and a
condition is recommended for compliance with the Waste Management Plan
submitted with the application.
2.2.8 Internal Site Amenity
The proposed
dwellings front either a central driveway or a central courtyard area. The
building articulation and landscaping ensure individual identity for each of
the dwellings with sufficient separation from common areas to provide clear
distinction between private and public spaces.
The proposed
development includes two common open space areas. At the rear of the site open
space areas would be landscaped including lawn areas, seating and paving. At
the frontage the proposed covered seating/letterbox structure is integrated
with landscaping and pathways. The proposed common open space areas provide
functional outdoor spaces for the future residents.
The proposed
detached dwellings have been designed with regard to the operation of the central
driveway and pedestrian pathway. Habitable rooms are mainly located away from
the driveway and landscaping provides separation between the dwellings and the
driveway/pathway.
The outlook of the
proposed dwellings is primarily internalised with limited orientation to
neighbouring properties. The submitted landscape plan is appropriate in
creating vistas, garden features and outdoor spaces for dwellings within the
development.
The proposed
dwellings are relatively large with open plan lounge/dining/kitchen areas
oriented north, creating functional living spaces for seniors. The
accommodation enables multi-purpose use of space and caters for family and
guests. Units 6 to 11 include individual lifts and additional storage areas.
Stair access is proposed to first floor accommodation of Units 1, 2, 3 and 4.
The units comply with the SEPP requirement for the main bedroom to be at the
same level as the entry.
2.2.9 Standards that cannot be used to refuse
development consent for self-contained dwellings
The proposed
development complies with the SEPP Clause 50 development standards in respect
to building height, density and scale, landscaped area, solar access, private
open space and car parking provisions.
The submitted plan Deep Soil Planting Area Drawing No.
DA30-A details a total area of 886m2 for deep soil planting.
However, a number of the proposed areas are within 3m setback areas for clothes
drying and utility areas or would not contribute to canopy trees planting.
Deletion of these areas adjacent to Units 1, 4, 6 and 7, provides a total deep
soil landscaping area of 733m2, which is in compliance with the
Seniors Living SEPP development standard for a minimum 15% of the site area
(684m2).
3. ENVIRONMENTAL
IMPACTS
Section 79C(1)(b)
of the Act requires Council to consider “the
likely impacts of that development, including environmental impacts on both the
natural and built environments, and social and economic impacts in the
locality”.
3.1 Natural
Environment
The site includes
an area identified by Council’s vegetation mapping as
The applicant
submitted a Flora and Fauna Assessment prepared by Footprint Green Pty Ltd
which included a 7 part test pursuant to Section 5A of the Environmental
Planning and Assessment Act, 1979. The report includes the following summary in
conclusion:
“Whilst much of the vegetation
on the site consists of exotic species and the habitats have been disturbed,
several indigenous canopy trees remain that are considered to be components of
what was once the endangered
It is recognised that these
indigenous canopy trees do provide an ecological contribution and assist with
the conservation of the
Based upon the nature and
scope of the development it is considered that the proposed development would
have minimal impact on common native fauna currently using the site and provided
that the recommended measures to minimise impacts on the ecology are
implemented. The proposed development
would not have a significant impact on threatened species, populations or the
Specifically, the
Flora and Fauna Assessment prepared by Footprint Green Pty Ltd recommends a
total of 18 indigenous canopy trees for compensatory planting including 8 Eucalyptus paniculata, 2 Eucalyptus resinifera, 1 Angophora costata and 7 Syncarpia glomulifera.
The submitted
landscape plan includes a total of 23 indigenous canopy trees. Conditions are
recommended to ensure the long term survival of the replacement trees.
The site includes
62 existing trees the majority of which are exotic species (60%). The proposal
involves the removal of 54 trees (within 3m of proposed works) including 9
indigenous trees. Of the trees to be removed trees Nos. 35 and 36 are
significant trees under Council’s Tree
Management Plan and trees Nos. 14, 15, 20, 30, 33, 34, 38, 41, 55, 56, 60,
61, 62 and 66 are trees good and worthy of preservation.
The applicant seeks
to remove 39 trees and to retain 23 trees through protection measures,
including good and worthy trees Nos. 14, 15, 30, 34, 55, 60, 61, 62 and 66. The
tree protection measures include specific design requirements for works within
3m of trees to be retained as detailed in the ‘Impact of Proposed Development on Trees’ report prepared by
Footprint Green Pty Ltd. A condition is
recommended for the trees to be retained in accordance with the report’s tree
retention requirements.
The submitted
landscape plan prepared by G. R. & M. A. Sykes includes a mix of indigenous
and exotic plant species appropriate to the proposed planting situations and in
providing screening for privacy in relation to boundaries and the adjoining
tennis court. The submitted plan includes 23 indigenous canopy trees.
Correction of the Plant Index for the Landscape Plan is required. A condition
is recommended to amend Plant No. 70 from Eucalyptus
sideroxylon (Mugga Ironbark) to Eucalyptus
paniculata (Grey Ironbark), in accordance with the submitted Flora and
Fauna Assessment.
Subject to
recommended conditions and implementation of the landscape plan, the proposed
removal of the nominated existing trees is considered acceptable.
3.2 Built
Environment
The site is within
a low density residential area characterised by substantial dwellings on large
lots with formal gardens and large remnant trees.
3.2.1 Residential character
The proposed new
dwellings are largely at the rear of existing buildings and would have minimal
visual impact on the streetscape. The proposal is in keeping with the adjoining
two to three storey ‘Chesalon Nursing Home’ and surrounding dwelling houses and
includes an appropriate transition in scale between the adjoining three and
single storey developments. Whilst the
proposed development exceeds the residential density applicable for the area
under the HSLEP, the proposal does not change the pattern of development in the
streetscape and would not adversely impact on the residential character of the
area. Refer also to comments in Section 3.2.2.
While the locality
includes many sites that may meet the SEPP’s site selection criteria, the
provision of housing in accordance with SEPP is generally at random and would
be unlikely to substantially alter the character of the locality or result in
an accumulation of similar developments.
3.2.2 Heritage
The Heritage
Committee commented on the amended proposal as follows:
“The proposal is for
consolidation of allotments, demolition of an existing dwelling-house (No. 14A
Property Nos. 142-142A
The proposal was previously
considered by the Heritage Advisory Committee at its meeting on 3 November
2008.
At its meeting on 2 March
2009, the Heritage Advisory Committee generally agreed that the amended plans
address the Committee’s earlier concerns in relation to the treatment of the
existing Federation dwelling-house at
The Committee also noted that
the Pettit and Sevitt house at No. 14A Murray Road has been subject to
substantial changes over time, and moreover, is not a contributory element of
the streetscape by virtue of its location on a battle-axe allotment. As such,
no objection is raised to its demolition on heritage grounds. The amended
proposal also provides for the relocation of deep soil planting, which would
enhance views along the vehicle accessway. The scale and bulk of the proposed
dwellings are predominately single storey in appearance as each is designed to
utilise rooms in the roof space. The Committee generally agreed that the
proposed development would not have an adverse impact upon the character of the
surrounding Conservation Area or the heritage items in the vicinity. Accordingly,
the Committee resolved that no objection be raised to the proposal on heritage
grounds.”
3.2.3 Traffic and parking
The proposed
development requires 12 car parking spaces in accordance with the Seniors
Living SEPP criteria. A total of 17 car parking spaces are proposed including 4
visitor spaces. The 4 visitor spaces are located within the basement area of
Units 6 to 11 and a condition is recommended for access to the spaces to be
made available to Units 1 to 5.
Traffic lights
control the intersection of
Council’s Traffic
and Road Safety assessment concluded that the proposal would be satisfactory in
respect to
Should the
application be approved, construction vehicle access to the site via
3.2.4 Stormwater Drainage
The proposed
drainage of the development involves an easement to
The proposed
development increases the site coverage from 20% to 80%. A condition is
recommended for the stormwater drainage system to be of design not to exceed
pre-development flows and include sufficient detention to cater for a 1 in 50
year storm event.
Subject to the
recommended condition, stormwater drainage impact on downstream properties and
Devlins Creek would be minimal.
3.3 Social
Impacts
The proposed
self-contained dwellings provide opportunity for eligible households to
downsize to well located accommodation with good access to a wide range of
services and recreation facilities.
The proposal
increases the housing stock for older people or people with a disability and
would have a positive social impact.
3.4 Economic
Impacts
The proposed
development would result in an increase in employment opportunities, in the
construction of the development and in the demand for goods and services in the
occupation of the development.
4. SITE
SUITABILITY
Section 79C(1)(c)
of the Act requires Council to consider “the
suitability of the site for the development”.
The site is
relatively level and is suitable for development subject to replacement
planting of indigenous trees remnant of
The proposal
involves substantial excavation works to a depth of 4.5m. Council’s Land Sensitivity Study identifies
development constraints of Soil Dispersibility Level 3 and Soil Landscapes
Level 2, for the site. The applicant submitted a geotechnical report prepared
by Jeffery and Katauskas Pty Ltd which includes recommendations for the
proposed demolition and excavation works, including prescribed use of heavy
machinery, vibration limits and retaining wall design. The report also includes
recommendations for footings and slab construction for the proposed
development. A condition is recommended for implementation of the report
recommendations to minimise construction impacts on neighbouring properties and
to ensure site stability.
A condition is
recommended for the implementation of erosion and sediment control measures in
addition to the submitted Soil and Water Management Plan prepared by Craig
& Rhodes Pty Ltd, to protect downstream water quality.
5. PUBLIC
PARTICIPATION
Section 79C(1)(d)
of the Act requires Council to consider “any
submissions made in accordance with this Act”.
5.1 Community
Consultation
The proposed
development was placed on public exhibition and was notified to adjoining and
nearby landowners between 15 October and 5 November 2008 in accordance with
Council’s Notification and Exhibition Development Control Plan. During this period, Council received 38
submissions. The plans for the amended proposal were notified from 28 January
to 11 February 2009 and 19 submissions were received in response. The map below
illustrates the location of those nearby landowners who made a submission that
are in close proximity to the development site.
|
NOTIFICATION PLAN |
|
||
|
• PROPERTIES NOTIFIED |
X SUBMISSIONS RECEIVED |
PROPERTY SUBJECT OF DEVELOPMENT |
|
|
26 SUBMISSIONS RECEIVED OUT OF |
|||
A total of 55
submissions objected to the development, including submissions from 17
objectors who reiterated previous concerns, generally on the grounds that the
development would result in:
· Unacceptable traffic congestion on local
streets.
· Unacceptable heritage streetscape impact.
· Unacceptable impact on residential
character.
· Unacceptable impacts during construction.
· The removal of the majority of indigenous
trees.
· Development that is excessive in density,
bulk and scale.
· Precedent for high density development.
· Poor amenity for adjoining properties.
· Lack of communal open space for senior
residents.
· Restricted deep soil zones unsuitable for
replacement trees.
· Poor outlook for residents of the proposed
dwellings.
· Loss of privacy.
· Loss of solar access.
· Internal stairs unsuitable for seniors.
· Extensive excavation.
· Inadequate public transport.
· Accumulation of developments for seniors.
· Exploitation of the Seniors Living Policy.
In response to the
original and the amended proposal, 2 submissions were received from the same
respondent in support and made the following observations:
· The development would provide additional
housing for senior residents.
· The development would result in the removal
of dangerous trees.
· The development would provide landscape
screening of the existing tennis court.
The merits of the
matters raised in community submissions have been addressed in the body of this
report.
6. THE
PUBLIC INTEREST
Section 79C(1)(e)
of the Act requires Council to consider “the
public interest”.
The public interest
is an overarching requirement, which includes the consideration of the matters
discussed in this report. Implicit to
the public interest is the achievement of future built outcomes adequately responding
to and respecting the future desired outcomes expressed in environmental
planning instruments and development control plans.
The application is
considered to have satisfactorily addressed Council’s criteria and would
provide a development outcome that, on balance, would result in a positive
impact for the community. Accordingly,
it is considered that the approval of the proposed Seniors Living development
would be in the public interest.
CONCLUSION
Consent is sought
for the construction of a Seniors Living development comprising 11
self-contained dwellings and strata title subdivision. The proposed development has been amended to
address concerns previously raised by Council and is of design compatible with
surrounding properties. The proposal complies with the design principles and
development standards pursuant to the Seniors Living SEPP.
The proposed
development involves a large building footprint, however, complies with the
SEPP standard for deep soil landscaping requiring a minimum 15% of the site
area. The proposed landscaping is designed to provide a quality living
environment for residents and to provide privacy screening. The proposed
landscaping includes replacement planting for the indigenous canopy trees to be
removed. The site is considered not to support
The proposed
dwellings are relatively large for Seniors Living SEPP developments and are
generally of a high standard in terms of amenity. The proposal would provide
housing choice in meeting the needs of older people or people with a disability
and is well located being in close proximity to a wide range of services and
facilities.
The proposal
received a total of 55 submissions including two submissions in support. The
objections primarily were concerned with the loss of trees, parking congestion
on
The proposed
development increases the existing stormwater runoff from the site. Conditions
are recommended for the stormwater drainage detention system to be of design
capacity for the proposed development, to minimise impact on downstream
properties and water quality.
The proposed
development involves a battle-axe site and retains the existing dwelling in the
streetscape. The development would have minimal impact on the existing heritage
streetscape and the residential character of the area. The proposed dwellings
are designed with regard to the amenity of the adjoining properties and future
residents. The submitted landscape plan includes replacement planting for
indigenous canopy trees proposed for removal and would maintain the visual
quality of the locality.
The proposed
development complies with the Seniors Living SEPP and is recommended for
approval.
Note: At the time of the completion of this
planning report, no persons have made a Political
Donations Disclosure Statement pursuant to Section 147(3) of the
Environmental Planning and Assessment Act 1979 in respect of the subject
planning application.
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Rod
Pickles Manager - Assessment Team 2 Planning Division |
Scott Phillips Executive Manager Planning Division |
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Locality Plan |
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Site Survey Plan |
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Tree Locations |
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Site Analysis
Plan |
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Landscape Plans |
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Deep Soil
Planting Areas |
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Floor Plans |
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Elevations |
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Shadow Diagrams |
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Stormwater
Drainage Plan |
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File Reference: DA/1349/2008
Document Number: D01115387
SCHEDULE 1
CONDITIONS OF
CONSENT
GENERAL CONDITIONS
The conditions of consent within this notice
of determination have been applied to ensure that the use of the land and/or
building is carried out in such a manner that is consistent with the aims and
objectives of the planning instrument affecting the land.
Note: For
the purpose of this consent, the term ‘applicant’ means any person who has the
authority to act on or the benefit of the development consent.
Note: For the purpose of this consent, any
reference to an Act, Regulation, Australian Standard or publication by a public
authority shall be taken to mean the gazetted Act or Regulation, or adopted
Australian Standard or publication as in force on the date that the application
for a construction certificate is made.
Approved Plans and Supporting Documentation
The development must be carried out in
accordance with the plans and documentation listed below and endorsed with
Council’s stamp, except where amended by Council and/or other conditions of
this consent:
|
Plan No. |
Drawn by |
Dated |
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DA00-A Site Plan |
NBRS + Partners |
27/03/2009 |
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DA01-A Gnd Flr Plan |
NBRS + Partners |
8/04/2009 |
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DA02-A 1st Flr Plan |
NBRS + Partners |
27/03/2009 |
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DA03-A 2nd Flr Plan |
NBRS + Partners |
27/03/2009 |
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DA10-A Elevations |
NBRS + Partners |
8/04/2009 |
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DA11-A Elevations |
NBRS + Partners |
27/03/2009 |
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Landscape Plan 1-2 |
G R & M A
Sykes |
Undated |
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Soil & Water Mgmt Plan |
Craig &
Rhodes |
8.9.08 |
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Document No. |
Prepared by |
Dated |
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D01130921
Waste Management Plan |
Craig & Rhodes |
5 Nov 2008 |
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D01020412 Impact of proposed development
on trees |
Footprint Green Pty Ltd |
26 September 2008 |
Retention of Existing Trees
This development
consent only permits the removal of trees numbered 3, 4, 6, 7, 9, 10, 11, 12,
13, 16, 17, 18, 19, 20, 21, 22, 27, 31, 32, 33, 34, 35, 36, 37, 39, 41, 44, 45,
46, 47, 48, 49, 50, 51, 52, 53, 54, 56 and 57 as identified on Plan No.
tidmrbtn14.01 0.2 prepared by Footprint Green Pty Ltd dated 26/09/08.
The removal of any other trees requires separate approval under
Council’s Tree Preservation Order.
Amendment of Plans
The approved plans are to be amended as
follows:
a. The mulch pathways detailed on the floor
plans and landscape plans are to be deleted and replaced with pathways
comprising concrete, stone or brick pavers, to provide an uninterrupted surface
of travel, other than around Tree No. 38.
b. The landscape plan Plant Index listing
for Plant No. 70 is to be amended by the replacement of Eucalyptus sideroxylon with Eucalyptus
paniculata.
c. The landscape plan is to be amended by
relocation of Plants Nos. 70 from the western side of Unit 2 and Unit 3 to the
deep soil area on the eastern side of the accessway. Plant No. 7 is to be
relocated from the south eastern side of Unit 9 to the deep soil area south
west side of Unit 1.
d. All indigenous canopy trees – Eucalyptus paniculata Grey Ironbark, Eucalyptus resinifera Red Mahogany, Angophora costata Sydney Red Gum, and Syncarpia glomulifera Turpentine,
numbered 70, 85, 2 and 7 on the landscape plan, are to be a minimum pot size of
25 litres.
REQUIREMENTS PRIOR TO THE ISSUE OF A
CONSTRUCTION CERTIFICATE
The following conditions of consent must be
complied with prior to the issue of a ‘Construction
Certificate’ by either Hornsby Shire Council or an accredited
certifier. All necessary information to
demonstrate compliance with the following conditions of consent must be
submitted with the application for a construction certificate.
Building Code of
All building work must be carried out in
accordance with the requirements of the Building Code of Australia.
5. Access Plan
The construction certificate drawings must be certified by an access consultant,
as compliant with the accessibility and useability standards of State
Environmental Planning Policy (Housing for Seniors or People with a Disability)
2004.
6. Geotechnical Plan
The construction certificate drawings must be prepared in accordance
with the recommendations of the geotechnical engineer, Jeffery and Katauskas
Pty Ltd, report dated 1 July 2008 Ref: 22202ZRrpt.
7. Waste Management Plan
The bin storage areas must be designed and
constructed in accordance with Hornsby Shire Council’s Waste Minimisation and Management Development Control Plan.
8. Contract
of Insurance (Residential Building Work)
In the case of
residential building work for which the Home Building Act 1989 requires
there to be a contract of insurance in force in accordance with Part 6 of that
Act, that such a contract of insurance is in force before any building work
authorised to be carried out by the consent commences.
Note: This condition does not apply to
the extent to which an exemption is in force under Clause 187 or 188 of the
Act, subject to the terms of any condition or requirement referred to in Clause
187(6) or 188(4) of the Act, or to the erection of a temporary building.
9. Dilapidation
Report
A ‘Dilapidation Report’ must be prepared by
a ‘chartered structural engineer’ detailing the structural condition of the
following adjoining properties:
a. No.
138A
b. Nos.
144-146 Beecroft Road (Chesalon Nursing Home) Beecroft.
10. Water/Electricity
Utility Services
The applicant must submit written evidence
of the following service provider requirements:
a. Energy Australia – a letter of consent demonstrating that
satisfactory arrangements have been made to service the proposed development.
b. Sydney Water – the submission of a ‘Notice of Requirements’
under s73 of the Sydney Water Act 1994.
Note: Sydney Water requires that s73 applications are to be made through
an authorised Sydney Water Servicing Coordinator. Refer to www.sydneywater.com.au or telephone
13 20 92 for assistance.
REQUIREMENTS PRIOR TO THE COMMENCEMENT OF
ANY WORKS
The following conditions of consent must be
complied with prior to the commencement of any works on the site. The conditions have been imposed to ensure
that the works are carried out in such a manner that complies with relevant
legislation and Council’s policies and does not disrupt the amenity of the
neighbourhood or impact upon the environment.
11. Erection
of Construction Sign
A sign must be erected in a prominent
position on any site on which building work, subdivision work or demolition
work is being carried out:
a. Showing the name, address and telephone number of the principal
certifying authority for the work.
b. Showing the name of the principal contractor (if any) for any demolition
or building work and a telephone number on which that person may be contacted
outside working hours.
c. Stating that unauthorised entry to the work site is prohibited.
Note: Any
such sign is to be maintained while the building work, subdivision work or
demolition work is being carried out, but must be removed when the work has
been completed.
12. Protection
of Adjoining Areas
A temporary hoarding, fence or awning must
be erected between the work site and adjoining lands before the works begin and
must be kept in place until after the completion of the works if the works:
a. Could cause a danger, obstruction or inconvenience to pedestrian or
vehicular traffic.
b. Could cause damage to adjoining lands by falling objects.
c. Involve the enclosure of a public place or part of a public place.
Note: Notwithstanding
the above, Council’s separate written approval is required prior to the
erection of any structure or other obstruction on public land.
13. Toilet
Facilities
Toilet facilities must be available or
provided at the works site before works begin and must be maintained until the
works are completed at a ratio of one toilet for every 20 persons employed at
the site. Each toilet must:
a. be a standard flushing toilet connected to a public sewer; or
b. have an on-site effluent disposal system approved under the Local Government Act 1993; or
c. be a temporary chemical closet approved under the Local Government Act 1993.
14. Erosion
and Sediment Control
Erosion and
sediment control measures must be provided and maintained throughout the
construction period in accordance with the manual ‘Soils and Construction 2004 (Bluebook)’, the approved plans,
Council specifications and to the satisfaction of the principal certifying
authority. The erosion and sediment
control devices must remain in place until the site has been stabilised and
revegetated.
Note: On
the spot penalties up to $1,500 may be issued for any on-compliance with this
requirement without any further notification or warning.
REQUIREMENTS DURING CONSTRUCTION
The following conditions of consent must be
complied with during the construction of the development. The conditions have been imposed to ensure
that the works are carried out in such a manner that complies with relevant
legislation and Council’s policies and does not disrupt the amenity of the
neighbourhood or impact upon the environment.
15. Construction
Work Hours
All work on site (including
demolition and earth works) must only occur between the following hours:
Monday to Saturday 7
am to 5 pm
Sunday & Public Holidays No
work
16. Demolition
All demolition work must be carried out in
accordance with Australian Standard
2601-2001 – The Demolition of Structures and the following requirements:
a. Demolition material is to be disposed of to an authorised recycling
and/or waste disposal site and/or in accordance with an approved waste
management plan.
b. Demolition works, where asbestos material is being removed, must be
undertaken by a contractor that holds an appropriate licence issued by WorkCover NSW in accordance with Chapter
10 of the Occupational Health and Safety
Regulation 2001 and Clause 29 of
the Protection of the Environment
Operations (Waste) Regulation 1996.
c. On construction sites where buildings contain asbestos material, a
standard commercially manufactured sign containing the words ‘DANGER ASBESTOS
REMOVAL IN PROGRESS’ measuring not less than 400mm x 300mm must be erected in a
prominent position visible from the street.
17. Environmental
Management
The site must be managed in accordance with the publication ‘Managing Urban Stormwater – Landcom (March
2004) and the Protection of the
Environment Operations Act 1997 by way of implementing appropriate measures
to prevent sediment run-off, excessive dust, noise or odour emanating from the
site during the construction of the development.
18. Street
Sweeping
Street sweeping must be
undertaken following sediment tracking from the site along
19. Works
near Trees
All works (including driveways and retaining
walls) within 3 metres of any trees required to be retained (whether or not on
the land the subject of this consent), must be carried out under the
supervision of an ‘AQF Level 5 Arborist’
or equivalent and a certificate submitted to the principal certifying authority
detailing the method(s) used to preserve the tree(s).
Note: Except
as provided above, the applicant is to ensure that no excavation, filling or
stockpiling of building materials is to occur within 4 metres of any tree to be
retained.
20. Council
Property
During construction works, no building materials, waste, machinery or related matter is to be stored
on the road or footpath. The public
reserve is to be kept in a clean, tidy and safe condition at all times.
21. Excavated
Material
All excavated material removed from the site
must be classified in accordance with the NSW
Environment Protection Authority’s Environmental Guidelines – Assessment,
Classification and Management of Liquid and Non-Liquid Wastes prior to
disposal to an approved waste management facility and reported to the principal
certifying authority.
22. Survey
Report – Finished Floor Level
A report(s) must be prepared by a registered
surveyor and submitted to the principal certifying authority prior to the
pouring of concrete at each level of the building certifying that:
a. The building, retaining walls and the like have been correctly
positioned on the site.
b. The finished floor level(s) are in accordance with the approved plans.
23. Landscape Works To All Areas
All landscape works must meet the minimum construction standards
identified in the Hornsby Shire Council Landscape Code for Development
Applications including the construction of mulched planter beds, planting of
trees in minimum 25 litre pot sizes, shrubs in minimum 5 litre pot sizes and
groundcovers in minimum 150mm pot sizes in the densities identified in the
submitted planting specification.
REQUIREMENTS PRIOR
TO THE ISSUE OF AN OCCUPATION CERTIFICATE
The following conditions of consent must be
complied with prior to the ‘Principal
Certifying Authority’ issuing an ‘Occupation
Certificate’.
Note: For the purpose of this consent, any
reference to ‘occupation certificate’ shall also be taken to mean ‘interim
occupation certificate’ unless otherwise stated.
24. Fulfilment
of BASIX Commitments
The applicant
must demonstrate the fulfilment of BASIX commitments pertaining to the
development.
25. Smoke
Alarms – Dwelling Additions
Smoke alarms must
be installed in the existing building and the proposed additions in accordance
with the requirements of the Building Code of Australia.
26. Stormwater
Drainage
The stormwater
drainage system for the development must be designed and constructed in
accordance with Council’s Civil Works –
Design and Construction Specification 2005 and the following requirements:
a. Connected to an existing Council piped drainage system.
b. Hornsby Shire Council’s approval for the proposed drainage works within
Public Road is required (a construction certificate is to be submitted to
Council).
Note: A certificate from a chartered civil engineer together with a
works as executed design plan must be submitted to the principal certifying
authority to demonstrate the satisfaction of this condition.
27. On
Site Stormwater Detention
An on-site stormwater detention system must
be designed by a chartered civil engineer and constructed in accordance with
the following requirements:
a. The drainage system to control all
collected roof and surface stormwater shall be designed with an on-site-detention
system. Stormwater discharge from the development site shall be limited to 5
year pre development ARI (average recurrence interval) discharge level. On site
detention storage shall be provided for up to 50 year ARI storm events. Detail
calculations are to be submitted with a construction certificate application.
b. Have
a surcharge/inspection grate located directly above the outlet.
c. Discharge
from the detention system to be controlled via 1 metre length of pipe, not less
than 50 millimetres diameter or via a stainless plate with sharply drilled
orifice bolted over the face of the outlet discharging into a larger diameter
pipe capable of carrying the design flow to an approved Council system.
d. Where
above ground and the average depth is greater than 0.3 metres, a ‘pool type’
safety fence and warning signs to be installed.
e. Not
be constructed in a location that would impact upon the visual or recreational
amenity of residents.
f. The creation of an appropriate "Positive Covenant" and "Restriction as to User" over
the constructed on-site detention/retention systems and outlet works, within
the lots in favour of Council in accordance with Council’s prescribed
wording. The position of the on-site
detention system is to be clearly indicated on the title.
g. To register the OSD easement, the
restriction on the use of land “works-as-executed”
details of the on-site-detention system must be submitted verifying that the
required storage and discharge rates have been constructed in accordance with
the design requirements. The details
must show the invert levels of the on site system together with pipe sizes and
grades. Any variations to the approved
plans must be shown in red on the “works-as-executed”
plan and supported by calculations.
28. Vehicular
Crossing
A separate
application under the Local Government
Act 1993 and the Roads Act 1993
must be submitted to Council for the installation of a new vehicular crossing
and the removal of the redundant crossing.
The vehicular crossing must be constructed in accordance with Council’s Civil Works Design 2005 and the
following requirements:
a. Approval obtained from all relevant utility providers that all necessary
conduits be provided and protected under the crossing.
b. The grated gully pit must be relocated outside the vehicular footway
crossing.
Note: An application for a vehicular crossing can
only be made to one of Council’s Authorised Vehicular Crossing
Contractors. You are advised to contact
Council on 02 9847 6940 to obtain a list of contractors.
29. Internal
Driveway/Vehicular Areas
The driveway and
parking areas on site must be designed in accordance with Australian Standards 2890.1, 3727 and the following requirements:
a. Design levels at the front boundary be
obtained from Council.
b. The driveway grade not exceed 25 percent and changes in grade not exceed
8 percent.
c. Planting of landscaping strips 0.5
metres wide along both sides of the length of the driveway.
d. Passing
bays are to be constructed at the intersection of the driveway and Murray Road
and at 50m intervals. Entry and exit signs area to be erected for the proposed
separation of vehicular entry and exit movements by an island (at the
intersection of the driveway and Murray Road).
30. Works
as Executed Plan
A works-as-executed plan(s) must be prepared by a registered surveyor
and submitted to Council for completed road pavement, public drainage systems,
driveways and on-site detention system.
The plan(s) must be accompanied by a certificate from a registered
surveyor certifying that all pipelines and associated structures lie wholly
within any relevant easements.
31. Damage
to Council Assets
Any damage caused to Council’s assets as a
result of the construction of the development must be rectified in accordance
with Council’s written requirements and at the sole cost of the applicant.
32. Traffic
Control Plan
A Traffic Control
Plan (TCP) must be prepared by a qualified traffic controller in accordance
with the Roads & Traffic Authority’s
Traffic Control at Worksites Manual 1998 and Australian Standard 1742.3 for all work on a public road and be
submitted to Council. The TCP must
detail the following:
a. Arrangements for public notification of the
works.
b. Temporary construction
signage.
c. Permanent post-construction signage.
d. Vehicle movement plans.
e. Construction vehicle access only via
Beecroft Road and Murray Road, access via Boronia Avenue is not permitted.
f. Traffic management
plans.
g. Pedestrian and cyclist access/safety.
33. Retaining
Walls
All required
retaining walls must be constructed as part of the development.
34. Boundary
Fencing
Fencing must be
erected along all property boundaries behind the front building alignment to a
height of 1.8 metres at full cost to the developer.
Note: Alternative
fencing may be erected subject to the written consent of the adjoining property
owner(s).
35. Restriction
on Occupation – Housing for Seniors or People with a Disability
A restriction as
to user must be created under s88B of the Conveyancing
Act 1919 and registered, requiring the dwellings approved under this
consent to be solely used for the accommodation of:
a. Seniors (55+ age) or people with a disability.
b. People who live within the same household as seniors or people with a
disability.
c. Staff employed to assist the administration and provision of services to
housing provided under SEPP (Housing for
Seniors or People with a Disability) 2004.
Note:
The restriction must nominate Council as the authority to
release, vary or modify the restriction.
36. External
Lighting
All external lighting must be designed, installed and certified in
accordance with Australian Standard AS
4282 – Control of the Obtrusive Effects of Outdoor Lighting.
37. Certification of Landscape Works
The completed landscaping works must be inspected
and certified by a registered landscape architect or experienced landscape
architect/designer as being in accordance with the requirements of the
development consent.
38. s94
Infrastructure Contributions
The
payment of a contribution of $63,685.30 for 11 Seniors Living dwellings, towards the cost of transport
and traffic management, open space and recreation facilities, library and
community facilities, bushland regeneration, stormwater drainage, civic
improvements and section 94 plan administration in accordance with sections 94,
94A and 94C of the Environmental Planning and Assessment Act, 1979 and the
Hornsby Shire Council’s Development Contributions Plan 2007-2011. The contribution is based on a rate of
$9,274.65 per Seniors Living dwelling and it is to be paid by the end of the
financial quarter in which the development application was determined and prior
to the issuing of a construction certificate.
The contribution will be adjusted in accordance with the underlying
consumer price index for the subsequent financial quarters. The levied
contribution includes a credit of 9,274.65 for each of the two existing
detached dwellings.
Note:
* The value of contribution is current as at 31 March
2009. The contribution will be adjusted
from this date in accordance with the underlying consumer price index for
subsequent financial quarters.
It is recommended that you contact Council to ascertain the indexed value of
the contribution prior to payment.
OPERATIONAL CONDITIONS
The following conditions have been applied to
ensure that the ongoing use of the land is carried out in such a manner that
complies with relevant legislation and Council’s policies and does not disrupt
the amenity of the neighbourhood or impact upon the environment.
39. Visitors Car Parking
All units approved under this development consent
must have access to the visitor car parking spaces.
40. Waste Management
A site caretaker must be engaged to move
bins to and from the bin storage area/bin collection point and to maintain bin
storage areas and waste management.
41. Maintenance of Landscaping
The landscape works must be maintained in
perpetuity to ensure the establishment and successful growth of plant material
to meet the intent of the landscape design.
-
END OF CONDITIONS -
ADVISORY NOTES
The following information is provided for
your assistance to ensure compliance with the Environmental Planning and
Assessment Act 1979, Environmental Planning and Assessment Regulation 2000,
other relevant legislation and Council’s policies and specifications. This information does not form part of the
conditions of development consent pursuant to Section 80A of the Act.
Environmental Planning and
Assessment Act 1979 Requirements
· The Environmental Planning and Assessment Act
1979 requires:
· A
construction certificate prior to the commencement of any works. Enquiries regarding the issue of a
construction certificate can be made to Council’s Customer Services Branch on
9847 6760.
· A principal
certifying authority to be nominated and Council notified of that appointment
prior to the commencement of any works.
· Council to
be given at least two days written notice prior to the commencement of any
works.
· Mandatory
inspections of nominated stages of the construction inspected.
· An
occupation certificate issued before occupying any building or commencing the
use of the land.
Long Service Levy
In accordance with Section 34 of the Building
and Construction Industry Long Service Payments Act 1986, a ‘Long Service Levy’ must be paid to the Long Service Payments Corporation or Hornsby Council.
Note: The
rate of the Long Service Levy is 0.35% of the total cost of the work.
Note: Hornsby
Council requires the payment of the Long Service Levy prior to the issue of a
construction certificate.
Tree Preservation Order
To ensure the maintenance and protection of
the existing natural environment, it is an offence to ringbark, cut down, top,
lop, remove, wilfully injure or destroy a tree outside three metres of the
approved building envelope without prior written consent from Council. Fines may be imposed for non-compliance with
Council’s Tree Preservation Order.
Note: A tree is defined as a perennial plant with self
supporting stems that are more than 3 metres or has a trunk diameter more than
150mm measured 1 metre above ground level, and excludes any tree declared under
the Noxious Weeds Act (NSW).
Dial Before You Dig
Prior to commencing any works, the applicant
is encouraged to contact Dial Before You
Dig on 1100 or www.dialbeforeyoudig.com.au
for free information on potential underground pipes and cables within the
vicinity of the development site.
Asbestos Warning
Should asbestos or asbestos products be encountered during construction
or demolition works you are advised to seek advice and information should be
prior to disturbing the material. It is recommended that a contractor holding
an asbestos-handling permit (issued by Work
Cover NSW), be engaged to manage the proper disposal and handling of the
material. Further information regarding the safe handling and removal of
asbestos can be found at:
Alternatively, telephone the Work
Cover Asbestos and Demolition Team on 8260 5885.
House Numbering
House numbering can only be authorised by Council. Before proceeding to number each premise in
the development, the allocation of numbers is required to be obtained from
Council's Planning Division. The
authorised numbers are required to be displayed in a clear manner at or near
the main entrance to each premise.
