Ordinary Meeting – Tuesday 25 October 2016

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Ordinary Meeting

 

 

Meeting Date:    Tuesday, 25 October, 2016

Location:            Council Chambers, City Administrative Building, Bridge Road, Nowra

 

 

Attachments (Under Separate Cover)

 

 

Index

 

8.    Committee Reports

CL16.57     Report of the Shoalhaven Traffic Committee - 13 September 2016

Attachment 1... TRAF 2016/61......................................................................... 3

Attachment 2... TRAF 2016/62......................................................................... 4

Attachment 3... TRAF 2016/63......................................................................... 5

Attachment 4... TRAF 2016/64......................................................................... 6

Attachment 5... TRAF 2016/65......................................................................... 7

Attachment 6... TRAF 2016/66......................................................................... 8

Attachment 7... TRAF 2016/67......................................................................... 9

Attachment 8... TRAF 2016/68....................................................................... 10

Attachment 9... TRAF 2016/69....................................................................... 11

Attachment 10. TRAF 2016/70....................................................................... 12

Attachment 11. TRAF 2016/71....................................................................... 13

Attachment 12. TRAF 2016/72....................................................................... 14

Attachment 13. TRAF 2016/73....................................................................... 15

Attachment 14. TRAF 2016/74....................................................................... 16

Attachment 15. TRAF 2016/75....................................................................... 17

CL16.58.... Report of the Shoalhaven Traffic Committee - 11 October 2016

Attachment 1... TRAF 2016-77...................................................................... 18

Attachment 2... TRAF 2016-78...................................................................... 19

Attachment 3... TRAF 2016/79....................................................................... 20

Attachment 4... TRAF 2016/80....................................................................... 21

Attachment 5... TRAF 2016/82....................................................................... 22

Attachment 6... TRAF 2016/83....................................................................... 23

Attachment 7... TRAF 2016/84....................................................................... 24

CL16.62.... Record of Investments September 2016

Attachment 1... Shoalhaven Monthly Report - September 2016................... 27

9.    Reports

CL16.65     Development Application – 61 The Marina, Culburra Beach – Lot 976 DP 11892

Attachment 2... 79C Checklist ....................................................................... 43                           


 

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Ordinary Meeting – Tuesday 25 October 2016

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DA16/1281 79C Checklist for 61 The Marina, CULBURRA BEACH - Lot 976  DP 11893

 

79C Development Application Assessment

In accordance with the Environmental Planning and Assessment Act 1979

 

 

 

 

Application Details

 

Development application no:         DA16/1281

 

Applicant                                           David Reid Homes 

                                   

Site:                                                    61 The Marina, CULBURRA BEACH - Lot 976  DP 11893

 

Description of the proposal:           Two Storey Split Level Dwelling

 

Lodgement date:                              11-Mar-2016

 

Proposal:                                           Development Application

 

CC applied for:                                 NO

 

 

 

 


 

Deposited Plan & 88B

Guidance:

Check the DP and any 88B instrument for consistency with the DA

Click here to access GIS Drawings and Plan Images

 

 

Restrictions as to User

     N/A                 Complies/Acceptable
     Condition(s) Required and added to Conditions of Consent

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Easements                                                  

     N/A                 Complies/Acceptable
     Condition(s) Required and added to Conditions of Consent

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Referrals    

Guidance:

Mark any required referrals and track progress.

 

Internal:                    

Required

Referred

Returned

Development Engineer     

Shoalhaven Water 

Flood Engineer

Area Planner           

Environmental Health Officer (EHO)      

Threatened Species Officer (TSO)

Strategic Planning (SPIG) 

External:

Required

Referred

Returned

DSNR (Integrated)

Sydney Catchment Authority

National Parks & Wildlife (Rainforest)

NSW Fire & Rescue

Rural Fire Service (Local, Sydney)

Dept. of Planning & Infrastructure

Heritage Office (Integrated)

Heritage Advisor

Dept. Primary Industry

Other

Required

Referred

Returned

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Assessment of issues & recommended Conditions of Consent as nominated in referrals:

BAL 29, APZ to property boundary maintained as IPA, Landscaping to appendix 5 PBP.

79C(1) Evaluation

 

(1) Matters for consideration - general

 

In determining a development application, a consent authority is to take into consideration such of the following matters as are of relevance to the development the subject of the development application:

 

1(ai) the provisions of any environmental planning instrument, and

 

Shoalhaven LEP:

Guidance:
Click here to view the Shoalhaven LEP 2014 and Jerberra Estate LEP

 

Provide comments on matters nominated, any other relevant matters, departures and non-compliances

 

Zoning of subject allotment:  ZONING: R2 - LOW DENSITY RESIDENTIAL

Permissible in the zone:   Yes    No 

Zone objectives satisfied: Yes    No 

 

Applicable LEP Clauses considered

Clause

Requirement

Comment

Comment

2.1

Land use Zones

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

     Condition(s) Required and added to Conditions of Consent

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Additional comments:

Development is identified as being in Precinct 2 – between 2100 ZRFC and 2025 ZRFC – Refer to G6 assessment.

 

 

 

 

 

 

 

SEPP’s / Deemed SEPPs (formerly Regional Environmental Plans)

Guidance:
Refer to consistency of proposal with any applicable SEPP

Provide comments on matters nominated above, any other relevant matters, departures and non-compliances

View Deemed SEPPs (formerly Regional Environmental Plans

View State Environmental Planning Policies

Refer to: ‘GIS / Zones and Controls – Detailed’

 

   Not Applicable

 

Name of SEPP / REP

Satisfactory

Unsatisfactory

 

 

 

 

 

 

 

 

     Condition(s) Required and added to Conditions of Consent

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1(aii) the provisions of any proposed instrument that is or has been the subject of public consultation under this Act and that has been notified to the consent authority (unless the Secretary has notified the consent authority that the making of the proposed instrument has been deferred indefinitely or has not been approved), and

 

There are no current proposed documents

 

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1(aiii) the provisions of any development control plan, and

Guidance:

Refer to consistency of the proposal with applicable DCP objectives, design principles or guidelines.


A checklist is required to be completed for all relevant DCP Chapters.
If a standard checklist is not available then an assessment is to be provided as a separate attachment.

 

DCP CHAPTER

Required

Completed

G1: Site Analysis, Sustainable Design and Building Materials in Rural and Coastal Areas

G2: Sustainable Stormwater Management and Erosion/Sediment Control

G3: Landscaping Design Guidelines

G4: Removal and Amenity of Trees

G5: Threatened Species Impact Assessment

G6: Coastal Management Areas

G7: Waste Minimisation and Management Controls

G8: Onsite Sewage Management

G9: Development on Flood Prone Land

G10: Caravan Parks in Flood prone Areas

G11: Subdivision of Land

G12: Dwelling houses, Rural Worker’s Dwellings, Additions and Ancillary Structures

G13: Dual Occupancy Development

G14: Other Residential Accommodation

G15: Tourist and Visitor Accommodation

G16: Short Term Rental Accommodation

G17: Business, Commercial and Retail Activities

G18: Streetscape Design for Town Centres

G19: Home Based Business Activities

G20: Industrial Development

G21: Car Parking and Traffic

G22: Advertising Signs and Structures

G23: Jetties, Wharf and Boating Facilities, Mooring Pens and Boat Launching Ramps

G24: Restricted and Sex Services Premises

G25: Stationery Food Vans/Vehicles on Service Station Sites and Food Stalls

G26: Acid Sulphate Soils and Geotechnical (Site Stability) Guidelines

G27: Dog Breeding and Boarding Establishments (Including Catteries)

G28: Design Guidelines for Permanent Occupation of caravan parks

 


 

1(iiia) the provisions of any planning agreement that has been entered into under section 93F, or any draft planning agreement that a developer has offered to enter into under section 93F, and

Guidance:
Review any applicable planning agreement and confirm the terms of the agreement are met by the proposal

 

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1(aiv) the provisions of the regulations (to the extent that they prescribe matters for the purposes of this paragraph), and

Guidance:

Additional matters to be taken into consideration in determining a Development Application.

Provide comments, any other relevant matters, departures and non-compliances

 

Refer to conditions Re: engineering details for foundation loads into the Safe Foundation Zone.

 

 

 

 

 

 

 


1(av) the provisions of any coastal zone management plan (within the meaning of the Coastal Protection Act 1979 ), that apply to the land to which the development application relates,

Guidance:

Click here to access Section 5.5 of the Shoalhaven Local Environment Plan 2014

 

Section 5.5 of Shoalhaven LEP 2014 provides matters for consideration as part of the implementation of the NSW Coastal Policy.


Not applicable

 

The proposal is within the coastal zone under Shoalhaven LEP 2014

and

It is considered that the proposal;
Meets the objectives of Part 5.5 of Shoalhaven LEP2014.

Does not meet the objectives of Part 5.5 of Shoalhaven LEP2014.

 

Condition(s) Required and added to Conditions of Consent

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1(b) the likely impacts of that development, including environmental impacts on both the natural and built environments, and social and economic impacts in the locality,

 

Demolition

Guidance:

     N/A                 Complies/Acceptable 
     Condition(s) Required and added to Conditions of Consent

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Bushfire:                  

Guidance:

Bushfire Prone land      
     N/A                 Complies/Acceptable 

     I-Auditor report complete  or   Checklist completed and pasted below
     Condition(s) Required and added to Conditions of Consent

BAL 29, APZ to property boundary maintained as IPA, Landscaping to appendix 5 PBP.

 

Threatened species:        

Guidance:

     N/A                 Complies/Acceptable
     I-Auditor report complete  or  
Checklist completed and pasted below
     Condition(s) Required and added to Conditions of Consent

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Flooding:

Guidance:
Click here to access DCP Chapter G9

     N/A                 Complies/Acceptable 
     Condition(s) Required and added to Conditions of Consent

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Heritage:                                                                                          

Guidance:

View SLEP Heritage Section,

     N/A                 Complies/Acceptable 
     Condition(s) Required and added to Conditions of Consent

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Tree removal:                                                                                             

Guidance:

Click here to access DCP Chapter G4

Threaten Species manual, referral to Threaten Species Officer and/or EHO

     N/A                 Complies/Acceptable 
     Condition(s) Required and added to Conditions of Consent

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Over-shadowing:                                                                           

Guidance:
Impact on Solar Access of Neighbours’, shadow diagrams, 50% of windows or glazed doors of north facing living areas and principal open space of adjoining dwellings do not have their sunlight reduced to less than three hours of sun between the hours of 9am and 3pm on the 21st June, private recreation areas

     N/A                 Complies/Acceptable 
     Condition(s) Required and added to Conditions of Consent

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Privacy:                                                                                            

Guidance:

1st floor decks, living areas, 12m radius, privacy screens, vegetation screens

     N/A                 Complies/Acceptable 
     Condition(s) Required and added to Conditions of Consent

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Views:           

Guidance:

Reference: Tenacity Consulting v Warringah Council NSW Land and Environment Court 140 7 April 2004

 

Step 1 – Assessment of the value of the views to be affected:

Guidance:

Water views are valued more highly than land views; Iconic views are valued more highly than views without icons; Whole views are valued more highly than partial views, eg a water view in which the interface between land and water is visible is more valuable than one in which it is obscured.

 

Step 2 – Consideration from what part of the property the views are obtained:

Guidance:

The protection of views across side boundaries is more difficult than the protection of views from front and rear boundaries; whether the view is enjoyed from a sitting or standing position may be relevant. Sitting views are more difficult to protect than standing views; the expectation to retain side views and sitting views is often unrealistic.

 

Step 3 – Assess the extent of the impact:

Guidance:

This should be done for the whole of the property and not just the view that is affected; the impact on views from living areas is more significant than from bedrooms or service areas. Although views from kitchens are highly valued because people spend so much time in them; the impact may be assessed quantitatively, but in many cases this can be meaningless. For example, it is unhelpful to say that the view loss is 20% if it includes one of the sails of the Opera House; it is usually more useful to assess the view loss qualitatively as negligible, minor, moderate, severe or devastating.

 

Step 4 – Assess the reasonableness of the proposal that is causing the impact:

Guidance:

A development that complies with all planning controls would be considered to be more reasonable than one that breaches them; Where an impact on views arises as a result of non-compliance with one or more planning controls, even a moderate impact may be considered unreasonable; With a complying proposal, the question should be asked whether a more skilful design could provide the applicant with the same development potential and amenity and reduce the impact on the views of neighbours. If the answer to that question is no then the view impact of a complying development would probably be considered acceptable and the view sharing reasonable.

 

     N/A                 Complies/Acceptable 
     Condition(s) Required and added to Conditions of Consent

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Traffic and car parking:                                                               

Guidance:
View
DCP Chapter G21, refer to car movements to and from the site, local traffic conditions, pedestrian safety & proposed traffic management measures

-suitability of proposed driveway construction, grade and materials

     N/A                 Complies/Acceptable 
     Condition(s) Required and added to Conditions of Consent

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Density:                                                                                           

Guidance:
SLEP2014 clause 4.5

Floor space ratio

 

     N/A                 Complies/Acceptable 
     Condition(s) Required and added to Conditions of Consent

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Energy Efficiency:                                                                        

Guidance:

BASIX Certificate submitted, DA BASIX commitments shown on plans, NatHERS rating, concession,

     N/A                 Complies/Acceptable 
     Condition(s) Required and added to Conditions of Consent

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Sediment and erosion control:                                      

Guidance:

filter fences, vehicular access, cut off drains, loose materials

Refer to likelihood of erosion, sedimentation, soil degradation or soil contamination.  Assess adequacy of proposed control measures.  Soil contamination.

     N/A                 Complies/Acceptable 
     Condition(s) Required and added to Conditions of Consent

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Cut/Fill:                                                                                                         

Guidance:

retaining walls, controlled, uncontrolled fill, engineer’s certification, stability, drainage

     N/A                 Complies/Acceptable 
     Condition(s) Required and added to Conditions of Consent

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Stormwater and drainage:                                                          

Guidance:

easement, on-site disposal, sheet overflow, redirect & concentrate flow, Sect. 68 approval

     N/A                 Complies/Acceptable 
     Condition(s) Required and added to Conditions of Consent

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Effluent disposal:                                                                                      

Guidance:

Click here to access DCP Chapter G8, Sect. 68 approval, Sydney Catchment Authority, geo-tech report

     N/A                 Complies/Acceptable 
     Condition(s) Required and added to Conditions of Consent

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Waste disposal:                                                                             

Guidance:

Waste Management & Minimisation Plan

     N/A                 Complies/Acceptable 
     Condition(s) Required and added to Conditions of Consent

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Water and Air quality:                                                                                          

Guidance:

Referral to EHO
Refer to the likelihood of air, water or groundwater pollution.  Assess adequacy of proposed control measures.  Water quality impacts? Water usage impacts?  Air quality impacts?    

     N/A                 Complies/Acceptable 
     Condition(s) Required and added to Conditions of Consent

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Design:                                                                                            

Guidance:

Addresses the street, streetscape, articulation, modulation, height, bulk, scale, fenestration (arrangement of windows and doors), energy efficiency, sustainability

     N/A                 Complies/Acceptable 
     Condition(s) Required and added to Conditions of Consent

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Streetscape:                                                                                   

Guidance:

Impact, design elements, bulk, scale, character

     N/A                 Complies/Acceptable 
     Condition(s) Required and added to Conditions of Consent

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Visual impact and colours:                                                                     

Guidance:

visually prominent location, building envelope, height restriction, RATU, external colours

     N/A                 Complies/Acceptable 
     Condition(s) Required and added to Conditions of Consent

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Noise Levels and Vibration
Guidance:
5dBA above background level, boundary, noise attenuation devices, refer to construction & operation periods, relevant noise standards and adequacy of proposed control measures.
  Vibration impacts associated with noise?
Click here to view
Development in HMAS Albatross Military Airfield buffer area

     N/A                 Complies/Acceptable 
     Condition(s) Required and added to Conditions of Consent

Click here to enter text.

Social Impact on the Locality

Guidance:

     N/A                 Complies/Acceptable 
     Condition(s) Required and added to Conditions of Consent

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Economic Impact on the Locality
Guidance:
Impact on property values

     N/A                 Complies/Acceptable 
     Condition(s) Required and added to Conditions of Consent

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1(c) the suitability of the site for the development,

Guidance:

Does the proposal fit in the locality?

Are the site attributes conducive to development?

Provide comments, any other relevant matters, departures and non-compliances

 

Slope:                                                                                                           

Guidance:

slope > 20%, Geotechnical assessment, landslip, erosion

     N/A                 Complies/Acceptable 
     Condition(s) Required and added to Conditions of Consent

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Access:                                                                                            

Guidance:

legal access, land-locked, PBP Guidelines, public roads, crown roads, rights of way

     N/A                 Complies/Acceptable 
     Condition(s) Required and added to Conditions of Consent

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Geo-technical constraints:                                                                     

Guidance:

landslip, risk assessment, engineer’s design, slope, subdivision application, Geotechnical report

     N/A                 Complies/Acceptable 
     Condition(s) Required and added to Conditions of Consent

Engineering details required for 2100 (SFZ)

 

Acid-sulphate soils:                                                                                 

Guidance:

soil disturbance, mapping

     N/A                 Complies/Acceptable 
     Condition(s) Required and added to Conditions of Consent

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Impact from climate change:                                                                  

Guidance:

coastal, flood prone land, sea level rise, DCP Chapter G6

 

     N/A                 Complies/Acceptable 
     Condition(s) Required and added to Conditions of Consent

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1(d) any submissions made in accordance with this Act or the regulations,

Guidance:
Refer to issues raised & proposed means for dealing with these issues
- Are the issues relevant to the proposal?
- Have all submissions been considered?
- Can the submissions be resolved (amendments/ conditions)?

Provide comments on matters nominated above, any other relevant matters, departures and non-compliances

 

Has the application been advertised in accordance with Council’s Community Consultation Policy?

Yes              No                 N/A   

 

Have any submissions been received    

Yes              No                 N/A   

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1(e) the public interest.

Guidance:
Refer to impact on general community, not on individual persons or businesses.  Community facilities & links?  Social equity?

Effect on public domain (ie recreational - public areas, parks, malls, walkways, cycle ways)
Impact on Prime Ag’ Land? Impact on mineral or extractive resources? Affect for water supply catchments?
Cumulative impacts (overlap, repetitive or synergistic effects) which result in a net disturbance
Existing Local, State, Federal studies and/or strategies?

 

Relevant issues, departures and non-compliances

 

   The application is not expected to have any negative impacts on the environment or the amenity of the locality. It is considered appropriate with consideration to the zoning and the character of the area and is therefore considered to be in the public interest.

 

   The development proposal is appropriate and is consistent with surrounding land uses.

 

   The proposal is not expected to have negative cumulative impacts

 

     Condition(s) Required and added to Conditions of Consent

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Additional comments:

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Contributions

 

Section 94 Contributions:
Contributions Calculator

     N/A                 Complies/Acceptable 
     Condition(s) Required and added to Conditions of Consent

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Section 64 Contributions:           

     N/A                 Complies/Acceptable 
     Condition(s) Required and added to Conditions of Consent

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Appendices

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Additional Information Required     

 

Outstanding Issues          

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Recommendation:

 

The application has been assessed having regard to the Heads of Consideration under Section 79C(1) of the Environmental Planning and Assessment Act 1979, the provisions of Shoalhaven Local Environmental Plan 2014 and all relevant Council DCPs, Codes and Policies and found to be:

 

         Satisfactory

 

        Subject to conditions.

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         Refused

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Comments:

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Name:            Patrick McLoughlin                      

Date:               26/07/2016

Position:        Building Surveyor

 

Section Manager’s comments: (if applicable)

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Name:            Click here to enter text.      

Date:               Click here to enter a date.

Position:        Relevant Delegated Officer