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Item ____IPP08_______ - REPORTS -_____05/10/2016__________

N O R T H S Y D N E Y C O U N C I L R E P O R T S

NSIPP MEETING HELD ON 05/10/2016

Attachments: 1. Site Plan

2. Plans, Elevations and Sections 3. Shadow Diagrams

ADDRESS/WARD: 38 Milner Crescent, Wollstonecraft (W) APPLICATION No: DA115/16 PROPOSAL: Alterations and additions to dwelling including new first floor,

swimming pool and double garage to laneway. PLANS REF: Drawings numbered 1178/15 Sheets 1-5 , dated 15 March 2016,

drawn by Bean Project Management and Design, and received by Council on 13 April 2016

OWNER: Valerie and John Higinbotham APPLICANT: Urbanesque Planning P/L AUTHOR: Kim Rothe, Senior Assessment Officer DATE OF REPORT: 29 September 2016 DATE LODGED: 13 April 2016 AMENDED: 29 June 2016 RECOMMENDATION: Approval

Report of Kim Rothe, Senior Assessment Officer

Re: 38 Milner Crescent, Wollstonecraft

EXECUTIVE SUMMARY

This development application seeks approval for minor demolition to the existing dwelling and

construction of a first floor addition, new pool and expanded garage. The proposal requires

endorsement by NSIPP for determination due to the level of public interest in the proposal.

The proposal is an amended proposal with amendments made to the development for further

window privacy treatments to the main additions and lowering of the pool into the ground

following concerns raised by Council in this regard.

Council’s first notification of the proposal attracted five (5) submissions raising particular

concerns about privacy, parking, loss of vegetation and construction concerns associated with the

application.

The applicant submitted amended plans on 28 July 2016 in response to Council’s issues raised.

The amended plans were re notified and attracted a further one (1) submission raising concerns

to privacy. The assessment has considered these concerns as well as the performance of the

application against Council’s planning requirements.

The proposal as amended is considered to result in impacts that are generally an expected

outcome on the site having regard to the development controls applicable to the site. Following

this assessment the development application, the proposal is considered worthy of support in the

circumstances and is recommended for approval subject to conditions.

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DESCRIPTION OF PROPOSAL

Council is in receipt of a proposal is to make alterations and additions to the existing detached

residential dwelling, construction of a new pool, retaining walls and associated landscaping. An

existing single garage fronting Carlyle Lane is also proposed to be demolished on site and

reconstructed as a double garage. The works in detail (based on the amended proposal) comprise

the following:

Additional first floor to be accessed via new staircase landing to gallery, two new

bedrooms to be serviced with one new main bathroom;

New proposed swimming pool to the rear surrounded by paving and paving screens;

Proposed lower level WC/laundry extension leading to new patio with new landing and

steps to subfloor. This is located underneath existing timber decking;

Extension of rear roof height to accommodate new patio doors and windows leading on

existing decking area to the rear (northern side of the site);

Proposed extension of existing en-suite and walk in wardrobe on lower level within

existing building envelope;

Demolition of existing single rear garage to double garage with overhead low

maintenance roof garden.

Three (3) trees to be removed to facilitate the positioning of the new proposed pool.

The proposal as originally lodged did not propose any privacy treatments to the eastern orientated

windows of the first floor additions. Concern was also raised with the level of projection of the

pool out from ground primarily at its northern extents. The matter was raised to the applicant and

accordingly the pool was further lowered into the ground. The plans the subject of this report

reflect the amended scheme.

STATUTORY CONTROLS

North Sydney LEP 2013

Zoning – R2 Low Density Residential

Building Height – 8.5 m

FSR – No designated FSR control

Item of Heritage - No

In Vicinity of Item of Heritage – No

Conservation Area - No

S94 Contribution

Environmental Planning & Assessment Act 1979

SEPP BASIX

SEPP No. 55 - Contaminated Lands

SREP (Sydney Harbour Catchment) 2005

Local Development

POLICY CONTROLS

DCP 2013

Part B Section 1 Residential Development

Part B Section 10 Car Parking and Transport

Part C Section 10 Waverton/Wollstonecraft Planning Area, 10.2 Upper Slopes

Neighbourhood



DESCRIPTION OF LOCALITY

The subject site is located mid-way on the northern side of Milner Crescent. Located within the

Wollstonecraft suburb Milner Crescent mainly comprises of single and two storey modern

detached dwelling houses and residential flat buildings. Number 38 Milner Crescent (being the

subject site) is a typical single residence in the area. A drainage reserve (approximately 1.8m in

width) runs along the western side of the lot boundary.

The existing dwelling comprises a detached dwelling which is set partially over two levels and

steeped down to the rear at the northern side of the allotment. The site has steep topography

which drops from street level at the southern end of the site to north with an overall approximate

fall of 12 metres. The site is accessible from Milner Crescent and also the rear at Carlyle Lane. A

single carport is existing and accessible from Milner Crescent and a further single garage exists at

the lower portion of the site fronting Carlyle Lane. The site also has private open space at the

front and rear of the dwelling however the greater portion of the functional outdoor area lies over

the northern portion of the site. Tall mature trees provide a high level of privacy to and from

adjoining lots.

The site is a total of 708.2m2 and is almost rectangular in shape with the eastern boundary

extending slightly further south than the opposite boundary to the west.

Figure 1 – GIS Cadastre location diagram Figure 2 – Aerial of the site

Milner Crescent falls within the Waverton/Wollstonecraft Planning Area. Whilst residential

development remains the prominent land use, it is mixed with low, medium and high density

forms spread throughout the locality.

The development site is approximately 750 m from St Leonards to the North and Crow’s Nest

CBD where there is a variety of amenities such as restaurants, bars, gyms etc. The locality is also

well serviced in terms of public transport with multiple buses running through the area and

Wollstonecraft train station close to the western end of Milner Crescent.

The area is located near public open space areas such as Newlands Park and Smoothey Park

found directly to north and west of the site respectively.



Figure 3 – Milner Crescent Frontage of the site.

Figure 4 –Carlyle Lane (northern) Frontage of the site.

RELEVANT HISTORY

Development Application DA652/02 was approved under delegated authority on 6 January 2003

and granted consent for the demolition of the existing garage to Carlyle Lane and reconstruction

of a new garage (refer to Figure 4 above).

Development Application DA340/05 was approved under delegated authority on 19 September

2005 and granted consent for the large raised deck on the northern side of the existing dwelling.



Subject Application

The history of the current application is summarized as follows:

13 April 2016 The subject modification application was lodged.

29 April 2016 – 13

May 2016

Application notified to surrounding sites and Wollstonecraft Precinct.

3 June 2016 Internal Site inspection of the premises undertaken with Landscaping

Officer to gauge impact of the proposal on trees and vegetation on the

site requested to be removed.

14 June 2016 Letter sent to applicant requesting further privacy treatments to upper

floor windows and lowering of the pool.

28 June 2016 Amended plans submitted by applicant.

29 July 2016

- 12 August 2016

Amended application renotified to surrounding sites and Wollstonecraft

Precinct.

REFERRALS

Building

The proposal would have to comply with the Building Code of Australia. A condition can be

imposed to ensure compliance and is included in the recommended conditions. Should

amendments be necessary to any approved plans to ensure compliance with the BCA, then a

Section 96 application to modify the consent may be required.

Engineering/Traffic/Stormwater Drainage

The application was referred to Council’s Development Engineer who raised no objection to the

development, subject to conditions. This includes the requirement for a construction traffic

management plan. Any requirements are included in the recommended conditions.

Landscaping

The application was referred to Council’s Landscape Officer who raised no objection to the

removal of three (3) trees in the development, subject to conditions. Please note, this also

includes approval to remove a Gingko Biloba tree and concern for its removal was raised by

submitters to the notification of the development application. A site inspection and arborist report

submitted formed part of the considerations of the Landscaping Assessment. On the basis of the

existing poor condition of the Gingko tree and mass of retained landscaping on site, the removal

of the trees proposed to be removed is supported in the circumstances.

Any requirements are included in the recommended conditions.



SUBMISSIONS

The owners of adjoining properties and the Wollstonecraft Precinct were notified of the proposed

development between 29 April 2016 - 13 May 2016. The first notification resulted in five (5)

submissions, summarised in the table below.

Basis of Submissions

Concerned over privacy and overlooking from the east orientated first floor addition

windows.

Request made that they be re positioned to be on the north or southern elevation plane.

Concerned over limited parking available in Carlyle Lane.

Request construction cars and vehicles not be allowed to park the Laneway but be made to

park on Milner Crescent during the construction period.

The plan which includes the removal of trees from the back-garden area of No 38 is

designed to create space for installation of a swimming pool. We have no objection

whatsoever to the swimming pool per se - but hope the plan for the pool could be re-

thought to take the least possible toll of existing trees.

The plans for a third storey to be added to No 38 are 300mm over regulation height. Our

objection therefore is on that basis - i.e. that the proposal for No 38 as its stands is not

compliant with height controls. We accept the owner’s rights….as long as the proposal

made is within the `rules’.

Concerned over loss of vegetation and trees in the property

Pool should be relocated to minimise loss of vegetation.

Loss of vegetation will reduce screening and increase loss of privacy, pool should be

sizing and siting the pool to minimise vegetation loss.

Concerned works are in excess of the height limits for the site.

Construction will likely be carried out from Carlyle Lane at the rear of the property.

Vehicle access to garages further down the Lane(6 in 36 Milner Crescent and at least that

number in other premises) should be maintained at all times.

The lane is narrow and frequently used by Council and trades vehicles as well as for

general parking. Previous works on properties bordering the Lane have caused access

problems for long periods.

There should be a management plan for traffic on the Lane during any works in progress

at 38 Milner Crescent.

Amended Plans – 28 June 2016

Amended plans were received by Council on 28 June 2016 in response to Council’s Issues letter

dated 12 June 2016. The owners of adjoining properties and the Wollstonecraft Precinct were re

notified of the amended development from 29 July 2016 - 12 August 2016. In response to

notification of the amended proposal a further one (1) submission was received.



Basis of Submissions

Submitter is an architect by trade. Accordingly the following issues and alterations are

suggested:

Proposal would result in overlooking into our living/dining area which is a sensitive and

private space. We are concerned that their building designer has not considered all options

available.

By undertaking a sight lines study, it is evident that the change to the bottom window

panels does prevent overlooking by an adult of 1.8m height (1.7m eye level).

The issue lies not only with the openings, but the Level 1 spatial planning which relies

heavily on the Eastern frontage for light and ventilation.

An alternative layout is suggested by relocating as well an alternative window layout

scheme.

Please note that the 2 east facing windows (bathroom & staircase) will need to have 1700

sill and 400 height to ensure no overlooking into our living/dining area

CONSIDERATION

The relevant matters for consideration under Section 79C of the Environmental Planning and

Assessment Act 1979, are assessed under the following headings:

NORTH SYDNEY LEP 2013

1. Permissibility within the zone

The site is zoned R2 Low Density Residential under the provisions of the North Sydney Local

Environmental Plan 2013 (NSLEP 2013). Development for the purposes of alteration and

additions to or ancillary to a “Dwelling housing” is permissible with the consent of Council.

2. Residential Zone Objectives

The Objectives of the R2 Low Density Residential Zone are

• To provide for the housing needs of the community within a low density residential

environment.

• To enable other land uses that provide facilities or services to meet the day to day needs

of residents.

• To encourage development of sites for low density housing, including dual occupancies,

if such development does not compromise the amenity of the surrounding area or the

natural or cultural heritage of the area.

• To ensure that a high level of residential amenity is achieved and maintained.

The proposal will be consistent with the zone objectives as it provides for a variety of housing

types in a high density residential area of North Sydney. The development would not

unreasonably compromise the amenity of the surrounding area in terms of height, scale and

density that are envisaged by the planning controls. The applicant has amended the proposal in

response to concerns raised and the proposal is acceptable in this regard.



NSLEP 2013 Compliance Table

Principal Development Standards – North Sydney Local Environmental Plan 2013

Site Area – 708.2 m² Proposed Control Complies

Clause 4.3 – Heights of Building Variable – maximum

8.8 metres at point of

maximum inflection of

proposed new roof

ridge.

8.5 metres NO

3. Height of building

The proposed building height at its maximal height above the sloping topography of the site is

8.8 metres and exceeds the building height limit of 8.5 metres as per NSLEP 2013, representing a

maximal variation of 3.5%. This level of non-compliance would ordinarily be within the scope of

Council’s delegated authority to approved subject to the impacts arising from the breach being

acceptable with regard to objectives of the control.

The applicant has submitted a request for an exemption from this standard pursuant to Clause 4.6

LEP2013. The proposal is considered against the objectives of the controls as follows:-

(a) To promote development that conforms to and reflects natural landforms, by stepping

development on sloping land to follow the natural gradient. The proposed development

adequately accounts for the site’s topography with maximal breaches occurring at the

points of maximum inflection of the roof pitch against the topography below.

The dwelling as modified is stepped and would not exceed two storeys at any given point.

Accordingly, the height of the building in itself generally accords with the slope of the

land and in isolation of the submissions received, the proposal could have been supported

under delegated authority of Council staff. No objection is raised to the proposal in this

regard.

(b) To promote the retention and, if appropriate, sharing of existing views. Those elements

in breach of the building height control are not considered to result in the material loss of

views from surrounding properties.

(c) To maintain solar access to existing dwellings, public reserves and streets, and to

promote solar access for future development. The orientation of the site is favourable

with regard to solar impact to adjoining properties with the site having the optimal north

south plane. Accordingly, whilst the existing shadow length will be slightly increased as a

result of the development adjoining sites will be either unaffected by the development

either in the morning or afternoon depending on their relative positioning on either side of

the site. The development is acceptable in this regard.

(d) To maintain privacy for residents of existing dwellings and to promote privacy for

residents of new buildings. The development will not give rise to any adverse visual or

acoustic privacy impacts by virtue of any breach of the height control (300 mm) and is

acceptable in this regard.



The concerns raised in the submission regarding privacy are dealt with under the “Visual

Privacy” heading of the NSDCP 2013 section of the report as they do not arise as a result

of any statutory non-compliance.

(e) To ensure compatibility between development, particularly at zone boundaries. The

building form is considered to be compatible with surrounding development and is

considered to be a generally expected outcome of development on the site.

(f) To encourage an appropriate scale and density of development that is in accordance

with, and promotes the character of, an area. The bulk and scale of the development is

consistent with the desired future character locality. The dwelling, post additions, will

remain a single detached dwelling typology. No objection raised in this regard.

The assessment demonstrates that the non-compliant building height elements of the

development will not give rise to any material or adverse impacts with regard to the objectives of

Clause 4.3 Building Height of NSLEP 2013. It is considered that there are sufficient

environmental planning grounds to justify contravention of the development standard. The

objectives of the height control will be achieved despite the variation and will result in an

outcome which is anticipated by the controls. On this basis the request for variation is well

founded and it would be unreasonable to require compliance in the circumstances of the case.

4. Earthworks

Clause 6.10 of NSLEP 2013 seeks to ensure that earthworks will not have any detrimental impact

on environmental functions and processes, neighbouring uses, cultural or heritage items or

features of the surrounding land.

The existing site over the northern side contains a mixture of low level naturalised rock outcrops

and altered landscaped terraces. The design of the pool has had regard for finding a suitable

location to minimise the requirement for cutting and filling and to minimise the loss of trees on

site.

As per the provisions of Clause 6.10(3), the following matters are required to consider before

consent can be issued.

(3) Before granting development consent for earthworks (or for development involving

ancillary earthworks), the consent authority must consider the following matters:

a) the likely disruption of, or any detrimental effect on:

i. drainage patterns and soil stability in the locality of the development, and

ii. natural features of, and vegetation on, the site and adjoining land,

The excavation for the pool in itself will not disrupt or divert natural subsurface drainage

patterns provided sufficient diversionary treatments are installed surrounding the garage are

installed to prevent water infiltration. As it will be an entirely private garage, it is in the

applicants best interests to ensure this occurs but the water flows through the site will not

be impacted to the extent that it will cause issues to adjoining properties.



The site does contain some remnant natural rock shelves however there has also been a

significant number of rock retaining walls created on the site to create functional landscape

terraces across the site. None of the rock walls in themselves are particularly significant or

entirely retained in their natural state. This is particularly evident around the point of the

existing lower garage. The expanded garage will only slightly extend upon the existing

excavated area. The pool is sited at a point where there will be relatively minimal cutting

will be required to make space for the pool. Additionally, the demolished garage will create

a level space by which excavation operations can be easily undertaken within the site.

The remainder of the site will remain covered in other rock walls and existent landscaping.

The site, post development will comply with applicable site coverage, unbuilt upon area

and landscaping controls and accordingly, the development is considered acceptable in this

regard.

b) The effect of the development on the likely future use or redevelopment of

the land,

The proposal is in accordance with the intended and future character of the site zoning and

general locality. The development is not considered to be an over development of the site.

c) the quality of the fill or the soil to be excavated, or both,

Given the extended residential history of the site it is unlikely that the site has experienced

any significant contaminating activities which would give rise for concern relating to the

quality of material to be excavated off site. Where practicable, some of the excavated

material will be re used on site however the majority of the excavated material will be

removed off site for disposal to a suitable landfill.

d) the effect of the development on the existing and likely amenity of adjoining

properties,

The foregoing analysis of this report generally concludes that the development will result in

an acceptable level of impact to surrounding properties and the excavation in itself is not

considered to result in any amenity impact to these properties. The development and

excavation is acceptable in this regard.

e) the source of any fill material and the destination of any excavated material,

Where practicable, some of the excavated material will be re used on site however the

majority of the excavated material will be removed off site for disposal to a suitable

landfill.

f) the likelihood of disturbing Aboriginal objects or relics,

The site has an extended history of residential usage and the general locality is substantially

built up and natural topography highly modified. Whilst rock wall do feature in the site,

they are generally low and would not have been site of shelter of indigenous inhabitant.

The likely hood of encountering undisturbed relics is exceptionally low in the

circumstances. Notwithstanding this, the standard precautionary condition can be imposed

upon any consent that should any artefacts or relics be uncovered during works that works

are to cease and the relevant Authorities contacted.



g) the proximity to, and potential for adverse impacts on, any waterway,

drinking water catchment or environmentally sensitive area,

Appropriate sediment and erosion control measures have been to prevent sediment

movement into the drainage easement and through to the laneway. Council’s Development

Engineers have also examined the proposed stormwater disposal plan and concluded

(subject to recommended conditions of consent) that post development stormwater

discharge quality should be reasonably maintained. The development is acceptable in this

regard.

Sufficient separation is provided form the garage and pool excavation site, that dilapidation

surveys are not considered necessary in the circumstances.

In accordance with the provisions of Clause 6.10(3) this assessment has considered the impact of

the excavation on site and to surrounding properties and found the excavation to be acceptable or

can be adequately controls via the imposition of conditions of development consent. Accordingly

the development is acceptable in this regard.

DEVELOPMENT CONTROL PLAN 2013

The proposal has been assessed against the following relevant sections of NSDCP 2013

Part B Section 1 Residential Development

Part B Section 10 Car parking and Transport

Part C Section 10 Wollstonecraft/Waverton Planning Area (Section 10.2 The Upper

Slopes)

DCP 2013 Compliance Table

DEVELOPMENT CONTROL PLAN 2013 – Part B Section 1- Residential Development

complies Comments

1.2 Social Amenity

Population Mix

Yes The proposal will not result in any significant alteration to

the mixed residential population within the locality.

Maintaining Residential

Accommodation

Yes There is no loss in residential accommodation on site..

The site, post development will continue to be a

single detached dwelling.

Affordable Housing N/A The development is not proposing any new dwellings

under the provisions of SEPP Affordable Rental

Housing.

1.3 Environmental Criteria

Topography Yes Excavation is limited to that required for the pool and

an extension of the area required for the newly

proposed double garage. The overall topography

including rock features in the further rear yard are not

being affected by the proposed works. No objection is

raised to the proposal in this regard.

Bushland Yes The proposal is identified as being located within a

bushland buffer area (300m) pursuant to the bushland

buffer map contained within Appendix 4 of the North

Sydney Development Control Plan 2013. It is noted the

subject site is east of the nearest bushland area, Smoothey

Park/Reserve, located to the west of the site across The

north shore rail line.



As a result, the proposal has been referenced against

Section 15 of the North Sydney Development Control Plan

2013, however the proposal will not result in any loss of

bushland nor impact any flora and fauna and is therefore

considered consistent with the provisions of this section.

Accordingly, the proposal is acceptable in this regard.

Views Yes The development is not considered to result in any

unreasonable view loss from surrounding buildings or

public places.

The proposed development will maintain reasonable

view sharing, and will not compromise the overall

outlook from surrounding dwellings. The primary

addition is building is setback further from the

existing side dwelling setbacks to further decrease its

visual bulk and scale. The majority of the new work is

within the height limits set under NSELP 2013 for the

site with the exception of a minor 300 mm breach

which is within the realms of delegated authority of

staff. The development is acceptable in this regard.

Solar Access Yes The site has favorable orientation with regard to solar

access.

Morning shadow on 21 June fall over a portion of the

front yards of the adjoining buildings which to the

west of the fronting Milner Crescent. These shadow

are well clear of these yards by 12 pm.

Midday shadow is mostly contained within the site

with a portion of the shadow lying over the Milner

Crescent, Wollstonecraft.

The properties east of the site will experience a small

increase to the shadowing in the late afternoon. There

are no significant balconies (principle outdoor areas)

on the affected elevation of the building. Generally

these units would be unaffected by the development

throughout the main portion of the day and receive in

excess of three hours of uninterrupted solar access

throughout the day.

The development therefore complies with the

requirements of Part 1.3.7 of DCP 2013 and the

development is acceptable in this regard.

Acoustic Privacy

Visual Privacy

Yes

The two new potential sources of privacy impact

which can arise for the development being the east

orientated windows off the bedrooms proposed to the

addition and general visual and acoustic noise

transmission from the pool.

With regards to the east orientated windows, a site

inspection was undertaken by the Assessment officer

to the east side adjacent dwelling at 40A Milner

Crescent and photos taken. The following figure 5

shows the view from inside the dining / living with

the following photo (figure 6) a detailed zoomed

view outside of the window.



Figure 5: view from inside 40A Milner looking west to the roof where the additions will be located on 38

Milner Crescent, Wollstonecraft.

Figure 6: Detail view from inside 40A Milner looking west to the roof where the additions will be located on

38 Milner Crescent, Wollstonecraft.



Privacy cont. Yes There is 5.0 metres of separation to the new addition

and the eastern property boundary (not wall of the

adjacent building) and the rooms being proposed are

bedrooms which would be of a lesser impact than if

the new addition comprised of primary living areas.

Despite the separation, it is conceded that views will

be afforded into the adjoining dining / living space at

40 A Milner Crescent, Wollstonecraft. Accordingly

the matter was raised with the applicant who have

nominated to provide privacy treatments to the

windows in the form of fixing and obscure glazing up

to a height of 1.5 metres to the windows. With these

treatments and general separation, the proposal will

meet the requirements of controls P3 and P4 and

accordingly are acceptable in this regard.

With regard to the pool and cross visual and acoustic

privacy, the following marked up Figures 7 and 8

detail the circumstances to the pool and adjoining

buildings at 36 Milner Crescent, Wollstonecraft.

Figure 7: View from Carlyle Lane looking up the existing drainage easement. Approximate position of garage

edge and pool indicated. (Red line denotes garage, light blue lines denotes pool approximate pool platform)



Figure 8: View from within the site looking west at approximate level of the pool. Approximate position of

pool platform (not privacy screens over) indicated in red.

Privacy cont. Yes As screen in Figure 8, there is part of an apartment

outdoor courtyard to the west of the northernmost

corner of the pool platform. Figure 7 however more

accurately depicts the amount of separation from the

1.2 metre setback of the pool and 1.8 metres provided

by the existing drainage easement. As can also be

seen in Figure 8 the slope of land raises sharply and

the fence line of 36 Milner Crescent, Wollstonecraft

also correspondingly rises to ensure there is no

privacy impact.

It is considered with the separation proposed and

privacy screening to the pool proposed to be up to

1.62 metres, that there will be no unreasonable

impacts arising from the pool and accordingly the

impact from the proposal is acceptable in this regard.

For completeness, whilst the new garage roof is

proposed as a green roof and its primary purpose is

for ancillary landscaping, not for active recreation

purposes. There is ample space adjacent to the

dwelling and also the new pool terrace for this

purpose.



Finally, the garage roof terrace would primarily

overlook Carlyle Lane and not into any adjoining

property. Accordingly, the privacy concerns are

considered to be adequately resolved and the proposal

can be supported in this regard

1.4 Quality built form

Context Yes The proposed building in landscaped grounds is

consistent with the desired future character of the

Upper Slopes Character Area which specifies that

residential development is accordance with the

relevant zone. Accordingly, post development the site

will still be a low density residential form consistent

with its R2 Low Density Residential zoning.

The development will promote the desired future

character of the locality and is accordingly, acceptable

in this regard.

Subdivision Pattern N/A No Strata or Torrens title subdivision of the site or

building is proposed.

Streetscape Yes There is no new impact on the footpath, kerb,

guttering or street trees in Milner Crescent. The

resultant built form will not detract from the existing

streetscape and is consistent with the desired future

character of the locality. The development is


The re constructed garage in Carlyle Lane will be

appropriately set back 1.2 metres. Carlyle Lane

exhibits a mixture of streetscape features and the

proposed new garage will not detract from the

established streetscape.

Standard conditions can also be imposed upon any

consent to ensure that all replacement kerb guttering

is in Carlyle Lane is constructed to an acceptable

standard.

Siting Yes The Wollstonecraft Upper Slopes Area Character

Statement does not stipulate any specific siting

requirements.

The primary new additions will be located entirely

over the existing main built form and further set back

from the existing side setback areas of the existing

dwelling. The development is acceptable in this

regard.

Setbacks - Front Yes No alteration to the existing front setback of the

dwelling. No objection is raised to the development in

this regard.

Setback – Side / Rear

In the R2 Low Density zone,

900 mm minimum first storey and

and a minimum 1.5 m for the second

level.

Yes (minimum

setback)

The proposal will exceed all stipulated minimum side

setbacks for the new addition (ground floor footprint

is unchanged) and is acceptable in this regard. At no

point is the addition less than 1.5 metres from any

side boundary.



There is no stipulated rear setback control set out in

the Upper Slopes character statement. The built form

of both adjoining buildings, being apartment

developments, is much more dense than the subject

site. The rear setback from the laneway to the

dwelling remains unchanged and accordingly is

acceptable in this regard. Accordingly, the

development is acceptable in this regard.

Building Separation N/A As detailed under the “Visual Privacy” heading of the

DCP compliance table, is not a defined Residential

flat building and is not required to meet the DCP or

SEPP 65 Building separation requirements.

Form Massing Scale Yes The development is largely compliant with the

Building Height Control of Clause 4.3 NSELP 2013

and accordingly is in accordance with the requirement

so P1 of this Section of the DCP.

The Upper Slopes Area Character Statement does not

stipulate whether new development should have

pitched or flat roofs. The building proposes pitched

roof commensurate with a typical detached dwelling

and is considered appropriate.

The development is considered to meet the intent

control P6 (ancillary buildings to be much smaller

scale) in that the garage’s flat roof makes the garage

more subservient to the overall visual appearance of

the front elevation of the building with the viewers

eye being drawn to the pitched roof elements.

Notwithstanding this, the site remains substantially

vegetated keeping the built elements in a landscape

setting appropriate for a large single dwelling site.

Accordingly the proposal is acceptable in this regard.

Built Form Character Yes The dwelling with the additions is considered to be an

appropriate transitional form of commensurate scale

between the adjoining medium scale apartment

buildings adjoining each side of the site. Accordingly,

given this circumstance, the development is

appropriate in this regard.

Dwelling Entry Yes Dwelling principle entry points are unchanged.

Roofs Yes As discussed under the Form Massing and Scale

Heading of the compliance table, the development

proposes a pitched roof and is considered acceptable.

Materials Yes No objection is raised to the materials as proposed

which are general high quality and muted tones. The

front façade of the building is not dominated by glass

materials.

Balconies

Minimum area of 8 m2 and

minimum depth of 2 metres

Yes (existing) There is an existing large raised deck to the northern

side of the dwelling. Please note the “Relevant

History” for the prior approval history of this deck.

There are no new decks proposed in this application.

Accordingly, the development is acceptable in this

regard.



Front Fences N/A No new fence to Milner Crescent or Carlyle Lane

Proposed

1.5 Quality Urban Environment

Vehicle Access and Parking

(Inclusive of considerations

required under Part B Section 10

Car Parking and Transport of

NSDCP 2013)

3+ Bedroom dwelling = Maximum 2

spaces

No (but

acceptable)

As per the table in the opposite column, a maximum

allowable total of parking in the proposal would be 2

spaces. The existing site has a carport accessible off

Milner Crescent and an existing single garage

available off Carlyle Lane. With the proposal to

demolish the existing single garage and construct a

new double garage, the total internal parking available

on site will increase to three (3) spaces.

The new double garage would occupy largely the

same space the existing garage subject to some further

minor excavation to create space necessary for the

double. The built form however, will be modified

from a traditional pitched roof structure to a flat roof

with landscaping over.

There is no specific proposal to make it a trafficable

and active space for recreation, as there is abundant

space elsewhere in the site closer to the dwelling for

this purpose. In any case, overlooking the laneway, it

would not raise any privacy implications.

The new garage is proposed to be setback the

minimum 1.2 metres and also does not occupy more

that 50% of the laneway frontage of the entire width

of the site.

Additionally, the double garage does not render the

proposal non-compliant with the requisite Site

Coverage, Unbuilt Upon and Landscape Area

controls.

The additional space and associated structure do not

give rise to flow on impacts and can be supported.

Accordingly, the development is considered to be


Site Coverage

Site coverage requirements for

Dwelling Housing between 500 -749

sqm sites = max 40%

Yes A maximum of 40% site coverage is allowed for

single dwelling housing in the 500 – 749 m2 range.

The proposed building footprint of the amended

proposal inclusive of the pool surface area is

calculated to be 274.43 m², which is 38.75% of the

site area and therefore complies.

Landscape Area

Landscaped Area requirements for


sqm sites = min 40%

Un Built Upon Area requirements for


sqm sites = max 20%

Yes A minimum of 40% Landscape Area is required for

single dwelling housing in the 500 – 749 m2 range.

The proposed landscaped area of the amended

proposal inclusive of the is calculated to be 287.38

m², which is 40.58% of the site area and therefore

complies. Please note, this figure is independent of

the proposed garage roof top planted area.



A maximum of 20% Unbuilt Upon Area is allowed

for single dwelling housing in the 500 – 749 m2

range. The proposed total of paths and uncovered

structures of the amended proposal is calculated to be

140.37 m², which is 19.82% of the site area and

therefore complies.

Excavation Yes See discussion provided under the NSLEP 2013

Clause 6.10 Excavation heading of the report. The

total Excavation proposed is considered acceptable in

the circumstances subject to conditions of

development consent to manage sediment and erosion

control.

Front Gardens Yes The proposed treatment of the front setback area is

unchanged.

The works to the main garden portion of the “rear” of

the site” still provide for a landscaped setting and are


Private and Communal Open Space

Yes The development retains ample outdoor area for

Private outdoor space. Pool surrounds have privacy

screen erected on the western and northern side.

Garbage Storage Yes Existing methodology of garbage collection will be

unchanged.

Swimming Pools Yes The swimming pool will utilize cut and fill to

minimise its projection out of the natural ground

level. Notwithstanding this, the proposal as initially

submitted wall still considered to project too far out of

the ground (as well as having a pool surrounds

generally level with a courtyard at the adjoining

premises at 36 Milner Crescent, Wollstonecraft – refer

to privacy discussion) at its northern extents and

accordingly Council required the pool to be lowered a

further 500 mm into the ground. The applicant

provided for this in the amended plans.

The pool surface is setback a minimum of 1.2 metres

from the western side boundary and with the benefit

of the drainage easement which runs down the is set a

further 1.8 metres away from the nearest residential

boundary at 36 Milner Crescent. The pool is not

located closer than 6 metres to a habitable room on

any adjoining apartment to the west.

Pool Plant equipment is housing under the pool in

concrete surrounds and will provide appropriate

acoustic attenuation. Water tanks are already provided

for on-site further up the slope and accordingly the

pool can be topped up by gravity.

Privacy screening is proposed to the northern and

western side of the pool for further visual screening

and noise attenuation purposes.



Site Facilities Yes The existing dwelling can be adequately serviced.

1.6 Efficient Use of Resources

Energy Efficiency

Passive Solar Design

Thermal Mass and Insulation

Natural Ventilation

Yes The applicant has provided a BASIX Certificate in

support of the development application which

requires suite of energy efficiency measures such as:

Energy efficient internal appliances

Energy efficient lighting

Thermal insulation levels for glazing, walls and

ceilings

Water saving fittings

A condition has been recommended to ensure that the

measures contained within the BASIX Certificate are

undertaken at all stages of the development process.

Yes

Yes

Yes

Hot Water Systems Yes

Water Conservation Yes

Stormwater Management Yes The stormwater design has been review by Council’s

Development Engineer and is acceptable subject to

conditions of development consent. The stormwater

system also includes a rainwater collection tank for

reuse on site.

Standard conditions have been recommended to

require necessary sediment erosion control measures

to be employed at the site during construction phases.

Water Management and

Minimisation

Yes

Green Roofs Yes Green roof proposed over the new double garage.

NSDCP 2013 AREA CHARACTER STATEMENT

Wollstonecraft/Waverton Planning Area (Upper Slopes)

The site is within Upper Slopes of the Wollstonecraft/Waverton Planning Area. The

development satisfactorily addresses the relevant provisions of the Character Statement. All

matters arising out of the ACS have been discussed where relevant in the preceding DCP

compliance table. The development provides for improved residential amenity in a garden setting

that reflects and reinforces the zoning of the site. The development is acceptable in this regard.

SEPP (Building Sustainability Index: BASIX) 2004

A suitable BASIX Certificate has been submitted with the application. In the event of approval, a

condition would be imposed requiring compliance with the commitments contained in the

certificate.

SEPP 55 and Contaminated Land Management Issues

The provisions of SEPP 55 require Council to consider the likelihood that the site has previously

been contaminated and to address the methods necessary to remediate the site. Given the

residential history of the site, it is unlikely to be any issues of soil contamination that would

require remediation.



SREP (Sydney Harbour Catchment) 2005

The site falls within the Sydney Harbour Catchment Area and is subject to the provisions of the

Policy. Clause 25 of the SREP outlines matters to be taken into consideration in relation to the

maintenance, protection and enhancement of the scenic quality of foreshores and waterways.

The site does not have any primary views to or from the Harbour, and the proposed development

within the established density setting will not be readily discernible from the Harbour.

Accordingly, the proposed development is considered satisfactory with regards to the provisions

contained within this policy.

APPLICABLE REGULATIONS

Demolition

Clause 92(1)(b) of the EPA Regulation 2000 require that council take into consideration

Australian Standard AS 2601-1991: The Demolition of Structures, as in force at 1 July 1993. As

demolition is proposed, suitable condition precautionary conditions including those dealing with

the likely presence of Asbestos and lead based paints are included in the recommendation of this

report.

DESIGN AND MATERIALS

The locality is not a conservation area and the Wollstonecraft/Waverton Planning Area (the

Upper Slopes) area character statement does not set out any specific design requirement beyond

desired future character and built form which promotes residential development as appropriate by

the zone. The general design and materials proposed are acceptable.

ALL LIKELY IMPACTS OF THE DEVELOPMENT

All likely impacts of the proposed development have been considered within the context of this

report.

ENVIRONMENTAL APPRAISAL CONSIDERED

1. Statutory Controls Yes

2. Policy Controls Yes

3. Design in relation to existing building and Yes

natural environment

4. Landscaping/Open Space Provision Yes

5. Traffic generation and Carparking provision Yes

6. Loading and Servicing facilities N/A

7. Physical relationship to and impact upon adjoining Yes

development (Views, privacy, overshadowing, etc.)



8. Site Management Issues Yes

9. All relevant S79C considerations of Yes

Environmental Planning and Assessment (Amendment) Act 1979

SUBMITTORS CONCERNS

The following are issues raised in submissions received:

Concerns relating to visual privacy impact/overlooking etc

Planning comment: This matter is discussed in detail under the “Visual Privacy” heading of the

report. Privacy impact is considered acceptable in the circumstances.

Concerned over limited parking available in Carlyle Lane.

Request construction cars and vehicles not be allowed to park the Laneway but be made to

park on Milner Crescent during the construction period.

Access to adjoining properties should be maintained

Construction management plan should be required.

Planning comment: Council’s Development Engineer has recommended that a traffic

management plan be required for the works and this condition is included as condition B1 of the

recommended conditions of development consent. All other reasonable and standard conditions

relating to managing construction times, and retention of associated construction plant to be kept

within the site are included in the recommended conditions of development consent.

At no times whether during construction or otherwise is it legal to block access to any adjoining

properties. Should this occur, submitters can contact Council’s Ranger services to take

appropriate actions.

Post completion of the works, the new double garage will result in a further off car space being

available on site.

Concerned works are in excess of the height limits for the site.

Planning comment: This matter is discussed in detail under the NSLEP 2013 “Building Height”

heading of the report. The technical breach is minor and supportable in the circumstances.

Concerned over loss of vegetation and trees in the property

Pool should be relocated to minimise loss of vegetation.

Loss of vegetation will reduce screening and increase loss of privacy, pool should be

sizing and siting the pool to minimise vegetation loss.

Planning comment: The proposed siting of the pool is considered to have been appropriately

sited in the circumstances to minimise loss of trees and vegetation. Council’s landscaping officer

has inspected the site and supports the applicants submitted arborist report and approves of the

trees recommended for removal to be removed.

Privacy Screens has been proposed as appropriate and it is considered there is no unacceptable

privacy impacts arising from the proposed pool.



CONCLUSION

This development application seeks approval for minor demolition to the existing dwelling and

construction of a first floor addition, new pool and expanded garage. Due to the public interest,

determination by NSIPP is considered appropriate.

Council’s first notification of the proposal attracted five (5) submissions raising particular

concerns about privacy, parking, loss of vegetation and construction concerns associated with the

application.

The applicant submitted amended plans on 28 July 2016 in response to Council’s issues raised.

The amended plans were re notified and attracted a further one (1) submission raising concerns

to privacy. The assessment has considered these concerns as well as the performance of the

application against Council’s planning requirements.

The proposal as amended is considered to result in impacts that are generally an expected

outcome on the site having regard to the development controls applicable to the site. Following

this assessment the development application, the proposal is considered worthy of support in the

circumstances and is recommended for approval subject to conditions.

RECOMMENDATION

PURSUANT TO SECTION 80 OF ENVIRONMENTAL PLANNING AND ASSESSMENT

ACT 1979 (AS AMENDED)

THAT the North Sydney Independent Planning Panel as the consent authority grant consent to

Development Application No. 115/16 for Alterations and additions to dwelling including new

first floor, swimming pool and double garage to laneway on land at 38 Milner Crescent,

Wollstonecraft subject to the attached condition list.

Kim Rothe David Hoy

ASSESSMENT OFFICER TEAM LEADER

Stephen Beattie

MANAGER DEVELOPMENT SERVICES

September 2013 v1

NORTH SYDNEY COUNCIL

CONDITIONS OF DEVELOPMENT APPROVAL

38 MILNER CRESCENT, WOLLSTONECRAFT

DEVELOPMENT APPLICATION NO. 115/16

A. Conditions that Identify Approved Plans Development in Accordance with Plans/documentation A1. The development must be carried out in accordance with the following drawings and

documentation and endorsed with Council’s approval stamp, except where amended by the following conditions of this consent.

Drawing Numbered/Titled Dated Drawn by Date

Received

1178/15 Ground Floor, First Floor and Section A-A Sheet 1 of 5

24.06.2016 Bean Project Management and Design

29.06.2016

1178/15 Lower Level & Garage Floor Plans Section B-B & Section C-C Sheet 2 of 5


29.06.2016

1178/15 Elevations Sheet 3 of 5 24.06.2016 Bean Project Management and Design

29.06.2016

1178/15 Site Analysis Plan Sheet 4 of 5


29.06.2016

(Reason: To ensure that the form of the development undertaken is in

accordance with the determination of Council, Public Information) Plans on Site A2. A copy of all stamped approved plans, specifications and documents (including the

plans, specifications and documents submitted and approved with the Construction Certificate) must be kept on site at all times so as to be readily available for perusal by any officer of Council or the Principal Certifying Authority. All documents kept on site in accordance with this condition must be provided to any officer of the Council or the certifying authority upon their request.

(Reason: To ensure that the form of the development undertaken is in

accordance with the determination of Council, Public Information and to ensure ongoing compliance)

ATTACHMENT TO IPP08 - 05/10/2016

38 MILNER CRESCENT, WOLLSTONCRAFT DEVELOPMENT APPLICATION NO. 115/16 Page 2 of 40

September 2013 v1

B. Matters to be Completed before the lodgement of an Application for a Construction Certificate

Construction and Traffic Management Plan (Major DAs & sites with difficult access) B1. Prior to issue of Any Construction Certificate, a Construction and Traffic

Management Plan must be submitted with application form: “To Satisfy DA Consent Condition” and approved in writing from Council. The following matters must be specifically addressed in the Plan: 1. A plan view (min 1:100 scale) of the entire site and frontage roadways

indicating:

a) Dedicated construction site entrances and exits, controlled by a certified traffic controller, to safely manage pedestrians and construction related vehicles in the frontage roadways,

b) RMS approved signage type and location to manage pedestrian in the vicinity,

c) The locations of any proposed Work Zones in the frontage roadways, d) Locations and type of hoardings proposed, e) Area of site sheds and the like, f) Proposed maximum size for construction vehicles/trucks, g) A dedicated unloading and loading point within the site for all

construction vehicles, plant and deliveries, h) Material, plant and spoil bin storage areas within the site, where all

materials are to be dropped off and collected. i) The provision of an on-site parking area for employees, tradesperson and

construction vehicles as far as possible. j) The residents/occupiers are to be updated on a monthly basis and at key

construction stages and be provided with a phone number to contact the site manager.

2. A detailed description and route map of the proposed route for vehicles involved in spoil removal, material delivery and machine floorage must be provided:

a) Light traffic roads and those subject to a load or height limit must be avoided at all times.

b) Once approved from North Sydney Council, a copy of the route is to be made available to all contractors, and shall be clearly depicted at a location within the site.

3. Traffic Control Plan(s) for the site incorporating following:

a) All Traffic control measures proposed in the road reserve that are in accordance with the RMS publication “Traffic Control Worksite Manual” and designed by a person licensed to do so (minimum RMS ‘red card’ qualification).



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b) The main stages of the development requiring specific construction

management measures are to be identified and specific traffic control measures identified for each.

4. A Waste Management Plan must be in accordance with the provisions of Part

B Section 19 of the North Sydney DCP 2013 must be provided. The Waste Management Plan must include, but not be limited to, the estimated volume of waste and method of disposal for the construction and operation phases of the development, design of on-site waste storage and recycling area and administrative arrangements for waste and recycling management during the construction process.

5. A schedule of site inductions to be held on regular occasions and as

determined necessary to ensure all new employees are aware of the construction management obligations. These must specify that construction-related vehicles to comply with the approved requirements; and

6. For those construction personnel that drive to the site, the Site Manager shall attempt to provide on-site parking so that their personnel’s vehicles do not impact on the current parking demand in the area.

A suitably qualified and experienced traffic engineer or consultant shall prepare the Construction and Traffic Management Plan. The construction management measures contained in the approved plan must be implemented in accordance with the plan prior to the commencement of, and during, works on-site. As the plan has a direct impact on the local road network and public amenity, the plan must be submitted to and reviewed by Council prior to the issue of any Construction Certificate. A certificate of compliance with this condition from Council’s Development Engineers as to the result of this review must be obtained and must be submitted as part of the supporting documentation lodged with the Certifying Authority for approval of the application for a Construction Certificate.

A copy of the approved Construction and Traffic Management Plan must be kept on the site at all times and be made available to any officer of the Council on request.

Notes:

1) North Sydney Council’s adopted fee for certification of compliance with this condition shall be payable on lodgement, or in any event, prior to the issue of the relevant approval.

2) Any use of Council property will require appropriate approvals and demonstration of liability insurances prior to such work commencing.

3) Failure to provide complete and detailed information may result in delays. It is recommended that your Construction Management Plan be lodged with Council as early as possible.



September 2013 v1

Dependent on the circumstances of the site, Council may request additional information to that detailed above.

(Reason: To ensure appropriate measures have been considered for site access,

storage and the operation of the site during all phases of the demolition and construction process in a manner that respects adjoining owner’s property rights and residential amenity in the locality, without unreasonable inconvenience to the community)

C. Prior to the Issue of a Construction Certificate (and ongoing, where indicated). Dilapidation Report Damage to Public Infrastructure

C1. A dilapidation survey and report (including photographic record) must be prepared by

a suitably qualified consultant which details the pre-developed condition of the existing public infrastructure in the vicinity of the development site. Particular attention must be paid to accurately recording any pre-developed damaged areas so that Council is fully informed when assessing any damage to public infrastructure caused as a result of the development. A copy of the dilapidation survey and report is to be submitted to the Certifying Authority for approval prior to the issue of any Construction Certificate. The developer may be held liable for all damage to public infrastructure in the vicinity of the site, where such damage is not accurately recorded and demonstrated as pre-existing under the requirements of this condition.

The developer shall bear the cost of carrying out works to restore all public infrastructure damaged as a result of the carrying out of the development, and no occupation of the development shall occur until damage caused as a result of the carrying out of the development is rectified. A copy of the dilapidation survey and report must be lodged with North Sydney Council by the Certifying Authority with submission of the Construction Certificate documentation. (Reason: To record the condition of public infrastructure prior to the

commencement of construction) Dilapidation Report Private Property (Excavation) C2. A full dilapidation survey and report on the visible and structural condition of all

neighbouring structures within the ‘zone of influence’ of the required excavations must be submitted to the Certifying Authority for approval prior to the issue of any Construction Certificate. The zone of influence is to be defined as the horizontal distance from the edge of the excavation face to twice the excavation depth.



September 2013 v1

The dilapidation report and survey is to be prepared by a consulting structural/geotechnical engineer agreed to by both the applicant and the owner of any affected adjoining property.

All costs incurred in achieving compliance with this condition shall be borne by the person entitled to act on this Consent.

In the event that access for undertaking the dilapidation survey is denied by an adjoining owner, the applicant MUST DEMONSTRATE, in writing, to the satisfaction of Council that all reasonable steps have been taken to obtain access and advise the affected property owner of the reason for the survey and that these steps have failed. Written concurrence must be obtained from Council in such circumstances.

Note: This documentation is for record keeping purposes only, and may be used by

the developer or affected property owner to assist in any action required to resolve any dispute over damage to adjoining properties arising from the works. It is in the applicant’s and adjoining owner’s interest for it to be as full and detailed as possible.

(Reason: To record the condition of property/ies prior to the commencement of

construction) Geotechnical Report C3. Prior to issue of any Construction Certificate a Geotechnical/Civil Engineering report

must be prepared which addresses at a minimum (but is not limited to) the following:-

a) the type and extent of substrata formations by the provision of a minimum of four (4) representative bore hole logs which are to provide a full description of all material from ground surface to 1.0m below the finished basement floor level and include the location and description of any anomalies encountered in the profile. The surface and depth of the bore hole logs must be related to Australian Height Datum;

b) the appropriate means of excavation/shoring in light of point (a) above and

proximity to adjacent property and structures. Potential vibration caused by method of excavation and potential settlements affecting nearby footings/foundations must be discussed and mechanisms to ameliorate any such impacts recommended;

c) the proposed method to temporarily and permanently support the excavation

for the basement adjacent to adjoining property, structures and road reserve if nearby (full support must be provided within the subject site);

d) the existing groundwater levels in relation to the basement structure, where

influenced;



September 2013 v1

e) the drawdown effects on adjacent properties (including road reserve), if any,

the basement excavation will have on groundwater together with the appropriate construction methods to be utilised in controlling groundwater. Where it is considered there is the potential for the development to create a “dam” for natural groundwater flows, a groundwater drainage system must be designed to transfer groundwater through or under the proposed development without a change in the range of the natural groundwater level fluctuations. Where an impediment to the natural flow path is constructed, artificial drains such as perimeter drains and through drainage may be utilised; and

f) recommendations to allow the satisfactory implementation of the works. An

implementation program is to be prepared along with a suitable monitoring program including control levels for vibration, shoring support, ground level and groundwater level movements during construction. The implementation program is to nominate suitable hold points at the various stages of the works for verification of the design intent before sign-off and before proceeding with subsequent stages.

The geotechnical report must be prepared by an appropriately qualified consulting geotechnical/ hydrogeological engineer with previous experience in such investigations and reporting. It is the responsibility of the consulting geotechnical/ hydrological specialist to undertake the appropriate investigations, reporting and specialist recommendations to ensure a reasonable level of protection to adjacent property and structures both during and after construction. The report must contain site-specific geotechnical recommendations and shall specify the necessary hold/inspection points by relevant professionals as appropriate. The design principles for the geotechnical report are as follows: a) no ground settlement or movement is to be induced which is sufficient enough

to cause an adverse impact to adjoining property and/or infrastructure; b) no changes to the ground water level are to occur as a result of the

development that are sufficient enough to cause an adverse impact to the surrounding property and infrastructure;

c) no changes to the ground water level are to occur during the construction of

the development that are sufficient enough to cause an adverse impact to the surrounding property and infrastructure;

d) vibration is to be minimised or eliminated to ensure no adverse impact on the

surrounding property and infrastructure occurs, as a result of the construction of the development;



September 2013 v1

e) appropriate support and retention systems are to be recommended and suitable

designs prepared to allow the proposed development to comply with these Design Principles; and

f) an adverse impact can be assumed to be crack damage as identified within the

relevant Australian Standard for determining such damage.

The report, satisfying the requirements of this condition, must be submitted to the Certifying Authority for approval prior to the issue of any Construction Certificate. The professional recommendations, implementation program, monitoring program, mitigation measures and the like contained in the report must be implemented in full during the relevant stages of excavation and construction.

(Reason: To ensure the structural integrity of the subject site and adjoining sites during the excavation process)

Sediment Control C4. Where construction or excavation activity requires the disturbance of the soil surface

or existing vegetation, erosion and sediment control techniques, as a minimum, are to be in accordance with the publication Managing Urban Stormwater: Soils & Construction (4th edition, Landcom, 2004) commonly referred to as the “Blue Book” or a suitable and effective alternative method. A Sediment Control Plan must be prepared and submitted to the Certifying Authority for approval prior to the issue of any Construction Certificate and prior to any works commencing. The Sediment Control Plan must be consistent with the Blue Book and disclose:

a) All details of drainage to protect and drain the site during the construction

processes; b) All sediment control devices, barriers and the like; c) Sedimentation tanks, ponds or the like; d) Covering materials and methods; and e) A schedule and programme of the sequence of the sediment and erosion

control works or devices to be installed and maintained.

f) Methods for the temporary and controlled disposal of stormwater during construction.



September 2013 v1

All works must be undertaken in accordance with the approved Sediment Control plan. The Certifying Authority must ensure that the building plans and specifications submitted, referenced on and accompanying the issued Construction Certificate, fully satisfy the requirements of this condition.

(Reason: To protect the environment from the effects of sedimentation and

erosion from development sites) Waste Management Plan C5. A Waste Management Plan is to be submitted for approval by the Certifying

Authority prior to the issue of any Construction Certificate. The plan must include, but not be limited to:

a) The estimated volume of waste and method of disposal for the construction

and operation phases of the development; b) The design of the on-site waste storage and recycling area; and c) Administrative arrangements for waste and recycling management during the

construction process.

The approved Waste Management Plan must be complied with at all times in the carrying out of the development. (Reason: To encourage the minimisation of waste and recycling of building

waste) External Colours and Finishes C6. The external colours and finishes shall match those as existing and/ or be compatible

with surrounding development. A schedule of external colours and finishes must be submitted to the Certifying Authority for approval prior to the issue of any Construction Certificate. The Certifying Authority must ensure that the building plans and specifications submitted, referenced on and accompanying the issued Construction Certificate, fully satisfy the requirements of this condition.

(Reason: To ensure that the completed colours and finishes of the works are compatible with surrounding development)



September 2013 v1

External Finishes and Materials C7. The external colours and finishes must be in accordance with the approved schedule

of finishes and materials. The Certifying Authority must ensure that the building plans and specifications submitted, referenced on and accompanying the issued Construction Certificate, fully satisfy the requirements of this condition.

(Reason: To ensure quality built form of development)

Reflectivity Index of Glazing

C8. The reflectivity index (expressed as a percentum of the reflected light falling upon any surface) of external glazing for windows, walls or roof finishes of the proposed development is to be no greater than 20%. Plans and specifications which comply with this condition must be submitted to the Certifying Authority for approval prior to the issue of any Construction Certificate. The Certifying Authority must ensure that the building plans and specifications submitted, referenced on and accompanying the issued Construction Certificate, fully satisfy the requirements of this condition.

Note: The reflectivity index of glazing elements can be obtained from glazing manufacturers. Glass with mirrored or reflective foil finishes is unlikely to achieve compliance with this requirement.

(Reason: To ensure that excessive glare or reflectivity nuisance from glazing does not occur as a result of the development)

Work Zone

C9. If a Work Zone is proposed, an application must be made to the North Sydney Local Traffic Committee to install the ‘Work Zone’. A Work Zone permit is required to be issued by the Council prior to the issue of any Construction Certificate.

Work Zones are provided specifically for the set down and pick up of materials and not for the parking of private vehicles associated with the site. Works Zones will generally not be approved where there is sufficient space on-site for the setting down and picking up of goods being taken to or from a construction site. If the Works Zone is approved by the Committee, the Applicant must obtain a written copy of the related resolution from the North Sydney Local Traffic Committee and submit a copy of this to the Certifying Authority to enable issue of the Construction Certificate.

Where approval of the ‘Work Zone’ is given by the Committee, the requirements of the Committee, including installation of the necessary ‘Work Zone’ signage and payment of any fees, must occur prior to commencement of any works on the site. Further, at the expiration of the Work Zone approval, the developer is required to remove the Work Zone signs and reinstate any previous signs, all at the developer's cost. The requirements imposed by the Committee on the Work Zone permit (or permits) must be complied with at all times.

(Reason: Amenity and convenience during construction)



September 2013 v1

Maintain Property Boundary Alignment Levels

C10. Except where otherwise approved by Council, the property boundary alignment levels must match the levels which existed prior to the commencement of works. Plans and specifications which document existing and proposed levels adjacent to the site boundaries and which comply with the requirements of this condition must be submitted to the Certifying Authority for approval prior to the issue of any Construction Certificate. The Certifying Authority must ensure that the building plans and specifications submitted, referenced on and accompanying the issued Construction Certificate, fully satisfy the requirements of this condition.

(Reason: To ensure interface between property and public land remains uniform)

Obtain Driveway Crossing and associated works permit

C11. Prior to the issue of the Construction Certificate, North Sydney Council must issue

the applicant with a driveway crossing and road infrastructure works permit to suit the approved off-street parking facilities. To obtain the permit, an application must be made to Council on a ‘Vehicular Access Application’ form with payment of the adopted assessment/inspection fees. Council will require civil design construction drawings and certification from the applicant’s Civil Engineer to verify design details and enable permit issue. The civil design drawings shall detail the following infrastructure construction requirements of Council in relation to the consent: a) The proposed vehicular access ways must comply with AS 2890.1 and

Council’s current Vehicular Access Application Guidelines and Specification (gutter bridges not permitted) to ensure that a B85 vehicle will not scrape/strike the surface of the carriageway, layback, vehicular crossing or parking floor.

b) The existing drainage easement at the western boundary has Council’s storm water pipe (size D=450). Proposed garage must be located outside of drainage easement area for a minimum of 1.5 m, measuring from the western boundary, to comply with Council Infrastructure Specification.

c) The redundant layback crossing on Carlyle Lane must be reconstructed as new layback, kerb, gutter and concrete footpath.

d) The length of vehicular layback shall be 5.5 m (including the wings). e) The vehicular layback must be set square to the kerb. f) The crossing (between the layback and the property boundary) shall be placed

perpendicularly to the front boundary and on a single straight grade, falling to the back of the layback.

g) The road reserve must be constructed in accordance with Council’s current documents: Infrastructure Specification Public Domain Style Manual and Design Codes Vehicular Access Application Guidelines and Specification.



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h) Alignment levels at the boundary have an important impact on the proposed

levels for new driveway. No work on internal parking area should start until first obtaining boundary alignment levels from Council (after inspection of formwork for new driveway). Council has the authority to remove any unauthorized works at the cost of the developer.

i) The Certifying Authority must ensure that the internal property levels at boundary matches Council’s approved boundary levels.

j) The boundary footpath levels on Carlyle Lane must match the existing levels and shall not be altered unless agreed to by Council.

k) The gutter levels and road shoulder levels will require some adjustment (lifting) to prevent scraping of vehicles and to ensure smooth transitions in such a manner, that the cross fall grade of the road shoulder is ~5.5% for a minimum distance of 2.0 m falling to the gutter lip, starting from the surface of the existing carriageway. As a result the kerb and gutter is to be transitioned as necessary on both sides of the proposed layback crossing to ensure that a minimum longitudinal fall of 1% is achieved to maintain flows in the gutter. Kerb and gutter transition works are required to ensure gentle changes in grade and longitudinal drainage between the existing and proposed kerb and gutter.

l) The kerb, gutter and minimum of 2.0 m wide road shoulder (rectangular strip), adjacent to all new layback and gutter works, on Carlyle Lane must be reconstructed, to ensure uniformity in the road reserve.

m) The footpath on Carlyle Lane must be reconstructed and is to be transitioned on the both hand sides of the crossing to ensure uniformity on the footpath.

n) Any twisting of driveway access to ensure vehicles do not scrape must occur entirely within the subject property.

o) All inspection openings, utility services must be adjusted to match the approved footpath and driveway levels and location.

p) The design detail has to be provided with vehicular access application and must include sections along centre-line and extremities of the crossing at a scale of 1:25@A3. Sections are to be taken from the centre of the roadway through to the parking area itself and shall include all changes of grade and levels, both existing and proposed.

q) Detail survey plan in form of grid has to be provided with vehicular access application and must include levels on the road (for a distance of 3.0 m on every 500 mm from the kerb line in front of proposed carport), footpath (for at least 2.5 m on left hand side and 3.0 m on the right hand side of the crossing, facing the property).

r) A longitudinal section along the gutter line, including existing and proposed levels, of Carlyle Lane at a scale of 1:50 showing how it is intended to transition the layback with the new gutter levels.

s) A longitudinal section along the Carlyle Lane footpath property boundary at a scale of 1:50 is required, including FFL levels of the garage.

t) The sections shall show the calculated clearance to the underside of any overhead structure.



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u) A swept path analysis is required demonstrating that an 85th percentile vehicle

can maneuver in and out of the garage spaces in accordance with AS 2890.1: 2004 "Off Street Parking". The analysis must include parked vehicles adjacent to new layback in Carlyle Lane.

All driveway and infrastructure works on the road reserve must proceed in accordance with the terms of the permit issued by Council. Inspections by Council will be required as specified on the permit. The Certifying Authority issuing the Construction Certificate must ensure that the permit issued by Council is obtained prior to its issue, is referenced on and accompanies the Construction Certificate issued.

(Reason: To facilitate appropriate vehicular access to private sites, without

disruption to pedestrian and vehicular traffic) Foundations Adjacent to Drainage Easements

C12. The foundations for building structures and walls adjacent to the drainage easement are to be constructed in such a manner that does not affect stormwater drainage lines. Plans and specifications which comply with this condition must be submitted to the Certifying Authority for approval prior to the issue of any Construction Certificate. The Certifying Authority must ensure that the building plans and specifications submitted, referenced on and accompanying the issued Construction Certificate, fully satisfy the requirements of this condition.

(Reason: To allow maintenance without affecting the building and to ensure

there is no damage to public assets)

Stormwater Management and Disposal Design Plan / Construction issue detail C13. Prior to issue of the Construction Certificate, the applicant shall have a site drainage

management plan prepared by a qualified hydraulic design engineer. The site drainage management plan must detail the following requirements of North Sydney Council: a) Compliance with the latest revision of: BCA drainage requirements, Councils

Engineering Performance guide and current Australian Standards and guidelines, such as AS/NZ 3500.3.2003, National Plumbing and Drainage Code.

b) The existing drainage easement at the western boundary has Council’s storm water pipe (size D=450 mm). All proposed works must be located outside of drainage easement area for a minimum of 1.5 m, measuring from the western boundary, to comply with Council Infrastructure Specification.

c) Any works on Council’s infrastructure that are reverting to Council care and control, must be approved from Council prior to commencement of construction. To obtain the permit, an application must be made to Council on a “To Satisfy DA Consent Condition” form with payment of the adopted assessment/inspection fees.



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d) Stormwater runoff and subsoil drainage generated by the approved dwellings

must be conveyed in a controlled manner by gravity via a direct connection to Council’s stormwater system. The connection must be within a new drainage pit, constructed in Carlyle Lane. When a direct connection to the pit option is implemented then the pipeline within the footpath area shall have a minimum cover of 300 mm.

e) Conveyed by gravity, via a direct connection to a new stormwater gully pit in Carlyle Lane, which is to be constructed in front of proposed property. New lintel over the pit must be constructed for a minimum distance of 1.0 m from the new layback - right hand side wing. Within the road reserve, pipe shall have a minimum cover of 450 mm.

f) A dissipation system is to be included in the stormwater design to eliminate erosion from stormwater runoff.

g) The applicant shall engage a specialist Hydraulics Engineer to carry out an evaluation of Council’s stormwater drainage system and the effect of the proposed development on this system. The results of this evaluation must be submitted with all other drainage details to Council for approval (Application form: “To Satisfy DA Consent Condition”) prior to issue of any Construction Certificate by the Certifying Authority.

h) All civil and drainage works within the road reserve and Council’s stormwater drainage easement shall be designed and built in accordance with Council’s current “Infrastructure Specification”. Prior to issue of the Construction Certificate the applicant must have engineering plans and specifications, prepared by a qualified civil drainage design engineer. Council must approve the plans and specifications, in writing, prior to issue of any Construction Certificate by the Certifying Authority. The documentation must provide engineering construction detail for the following public infrastructure works that must be completed as part of the approved development. Council reserve the right of keeping all bonds on infrastructure works for 12 month defects liability period and after receipt of satisfactory information.

i) Video inspection must be carried out of completed drainage works that are to revert to council and a video tape forwarded to council’s development engineer to support the certification. Bonds held by Council will be returned after receipt of satisfactory information and expiration of 12 months defects liability period of time.

j) The stormwater drainage system shall be designed for an average recurrence interval (A.R.I.) of 1 in 20 years.

k) All redundant stormwater pipelines within the footpath area shall be removed and the footpath and kerb reinstated.

l) Any proposed fence/building structure is to be constructed so as not to impede the natural overland flow along the line of the easement.

m) Provision is to be made for the collection and disposal in an approved manner of any overland flow entering the subject property, or concentrated as a result of the proposed works.



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n) Surface inlet pits must be located to catch surface flows, and must be provided at all pipe junctions, changes in pipe direction exceeding 45 degrees and at the site boundary (within the property) prior to connection to the public drainage system and must be of sufficient size to accept the flow.

o) All sub-soil seepage drainage shall be discharged via a suitable silt arrestor pit. Sign must be installed adjacent to pit stating “This sediment /silt arrestor pit shall be regularly inspected and cleaned”. Details of all plans certified as being adequate for their intended purpose and complaint with the provisions of AS 3500.3.2 by an appropriately qualified and practising civil engineer shall be submitted with the application for a Construction Certificate.

p) The design and installation of the Rainwater Tank must comply with BASIX and Sydney Water requirements. Overflow from tank shall be conveyed in a controlled manner by gravity to the stormwater disposal system.

q) Prevent any stormwater egress into adjacent properties by creating physical barriers and surface drainage interception.

r) The foundations for building structures and walls adjacent to the drainage easement are to be constructed in such a manner that does not affect stormwater drainage lines and ensure dedicated overland flow paths are satisfactorily maintained through the site overland flow.

Details demonstrating compliance are to be submitted with all other drainage details to Council for approval prior to issue of any Construction Certificate. The Certifying Authority issuing the Construction Certificate must ensure that the approved drainage plan and specifications, satisfying the requirements of this condition, is referenced on and accompanies the Construction Certificate.

(Reason: To ensure controlled stormwater management and disposal without

nuisance) Bond for Damage and Completion of Infrastructure Works – Stormwater, Kerb and Gutter, Footpaths, Vehicular Crossing and Road Pavement

C14. Prior to the issue of any Construction Certificate, security deposit or bank guarantee

must be provided to Council to the sum of $10,000.00 to be held by Council for the payment of cost for any/all of the following:

a. making good any damage caused to any property of the Council as a

consequence of the doing of anything to which this consent relates, b. completing any public work (such as road work, kerbing and guttering,

footway construction, stormwater drainage and environmental controls) required in connection with this consent

c. remedying any defects in any such public work that arise within 6 months after the work is completed.



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The security in accordance with the schedule contained later in these conditions and must be provided by way of a deposit with the Council; or a guarantee satisfactory to Council (such as a satisfactory bank guarantee).

The security will be refundable following the expiration of 6 months from the issue of any final Occupation Certificate or completion of public work required to be completed (whichever is the latest) but only upon inspection and release by Council’s Engineers. Council shall have full authority to make use of the bond for such restoration works as deemed necessary by Council in circumstances including the following:-

where the damage constitutes a hazard in which case Council may make use of

the security immediately; the applicant has not repaired or commenced repairing damage within 48 hours of

the issue by Council in writing of instructions to undertake such repairs or works; works in the public road associated with the development are to an unacceptable

quality; and the Certifying Authority must ensure that security is provided to North Sydney

Council prior to issue of any Construction Certificate.

(Reason: To ensure appropriate security for works on public land and an appropriate quality for new public infrastructure)

Tree Bond for Public Trees

C15. A Security Bond of $5,000.00 for protection of trees in public places shall be deposited with Council prior to the issue of a Construction Certificate. (See schedule below).

If any tree is removed or damaged Council shall deduct from this Bond the reasonable cost of replacement with a tree of the same species and to a similar stage of growth it would have attained at the completion of the work.

In the case of any tree, which cannot be replaced with a similar specimen, the Security Bond for that tree will be forfeited to Council and used to provide replacement street plantings.

SCHEDULE

Jacarandah mimosifolia, 9 m height located on Council’s verge on Milner Crescent

(Reason: Protection of existing environment public infrastructure, community assets and significant trees)



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Tree Protection Measures to be shown on Construction Drawings

C16. The tree protection measures contained in the arborist report prepared by Earthscape

Horticultural Services dated March 2016, and received by Council on 13 April 2016, shall be shown clearly on the Construction Certificate drawings. Plans and specifications showing the said tree protection measures must be submitted to the Certifying Authority for approval prior to the issue of any Construction Certificate. The Certifying Authority must ensure the construction plans and specifications submitted, referenced on and accompanying the issued Construction Certificate, fully satisfy the requirements of this condition.

(Reason: To ensure that appropriate tree protection measures are shown on construction drawings)

Protection of Trees C17. The following tree(s) are required to be protected and retained as part of the

development consent in accordance with AS 4970-2009 – Protection of trees on development sites:

Species Location Height (m) Jacaranda mimosifolia Council’s verge 9 Tree 1 Washingtonia robusta Eastern boundary 18 Tree 2 Cupressus sempervirens 40 Milner Cresc 13 Tree 4 Cyathea cooperi Rear garden near dwelling 4 Tree 5 Hymenosporum flavum Rear garden 13 Tree 6a Hymenosporum flavum Rear garden 6 Tree 8 Citharexylum spinosum Rear garden 12 Tree 9 Phoenix canariensis Rear garden 11

Plans and specifications complying with this condition must be submitted to the Certifying Authority for approval prior to the issue of any Construction Certificate. The Certifying Authority must ensure that the building plans and specifications submitted, referenced on and accompanying the issued Construction Certificate, fully satisfy the requirements of this condition.

Any tree(s) shown as being retained on the approved plans (regardless of whether they are listed in the above schedule or not) must be protected and retained in accordance with this condition.

(Reason: Protection of existing environmental and community assets)



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Approval for removal of Trees C18. The following tree(s) are approved for removal in accordance with the development

consent:

Species Location Height (m) Tree 3 Cyathea cooperi Rear garden near dwelling 4 Tree 6 Ginko biloba Rear garden in centre 10 Tree 7 Washingtonia robusta Rear garden in centre 15

Removal or pruning of any other tree on the site is not approved, excluding species exempt under Council’s Tree Preservation Order. Any tree(s) shown as being retained on the approved plans (regardless of whether they are listed in the above schedule or not) must be protected and retained in accordance with this condition.

(Reason: Protection of existing environmental and community assets) Garbage and Recycling Facilities C19. Adequate provision must be made for the storage of waste and recyclable material

generated by the premises. Plans and specifications which comply with this condition must be submitted to the Certifying Authority for approval prior to the issue of any Construction Certificate. The Certifying Authority must ensure that the building plans and specifications submitted, referenced on and accompanying the issued Construction Certificate, fully satisfy the requirements of this condition. (Reason: To ensure the provision of appropriate waste facilities and to ensure

efficient collection of waste by collection contractors)

Asbestos Material Survey C20. A report must be prepared by a suitably qualified person in relation to the existing

building fabric to be demolished and/or disturbed identifying the presence or otherwise of asbestos contamination and, if asbestos contamination is present, making recommendations as to the work required to safely address the contamination. Any demolition works or other works identified in the report as having to be carried out must be carried out in accordance with the recommendations of the report and the following:

a) the removal of asbestos must be undertaken by a WorkCover licensed contractor;

b) all removal must be in strict accordance with the requirements of the WorkCover Authority in relation to the removal, handling and disposal of material containing asbestos and any Work Safe Australia requirements.

c) during the removal of any asbestos a sign stating “DANGER ASBESTOS REMOVAL IN PROGRESS” must be erected in a visible position at the boundary of the site; and



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d) Waste disposal receipts must be provided to the Certifying Authority as proof

of correct disposal of asbestos laden waste.

The report must be submitted to the Certifying Authority for approval prior to the issue of any Construction Certificate. The Certifying Authority must ensure that the report, and other plans, referenced on and accompanying the issued Construction Certificate, fully satisfy the requirements of this condition.

(Reason: To ensure the long term health of workers on site and occupants of the building is not put at risk unnecessarily)

Noise from Plant and Equipment

C21. The use of all plant and equipment installed on the premises must not:

(a) Contribute an LAeq(15min) which will cause the total LAeq(15min) from all plant and equipment operating contemporaneously on the site or in the strata scheme or in the mixed strata schemes to exceed the RBL by more than 5dB when measured at the boundary of any affected receiver . The modifying factor adjustments in Section 4 of the EPA Industrial Noise Policy shall be applied.

(b) Cause “offensive noise” as defined in the Protection of the Environment Operations Act 1997.

“affected receiver” includes residential premises (including any lot in the strata scheme or another strata scheme), premises for short-term accommodation, schools, hospitals, places of worship, commercial premises and parks and such other affected receiver as may be notified by the Council in writing. “boundary” includes any window or elevated window of an affected receiver. Terms in this condition have the same meaning as in the Noise Guide for Local Government and the Industrial Noise Policy published by the NSW Environment Protection Authority.

(Reason: To maintain an appropriate level of amenity for adjoining land uses) Vibration from Plant and Equipment C22. The use of all plant and equipment to be installed on the premises must comply with

the vibration limits specified in “Assessing Vibration: a technical guideline” issued by the NSW Environment Protection Authority, at the boundary of any affected receiver.

A certificate from an appropriately qualified acoustical consultant eligible for membership of the Association of Australian Acoustic Consultants must be submitted to the Certifying Authority, certifying that all plant and equipment on the site, together with the proposed plant and equipment, operating contemporaneously will comply with the requirements of this condition.



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The Certifying Authority must ensure that the building plans and specifications submitted, referenced on and accompanying the issued Construction Certificate, fully satisfy the requirements of this condition. “affected receiver” includes residential premises (including any lot in the strata scheme or another strata scheme), premises for short-term accommodation, schools, hospitals, places of worship and commercial premises and such other affected receiver as may be notified by the Council in writing.

“boundary” includes any window or elevated window of an affected residence.

“contemporaneously” means existing at or occurring in the same period of time (Macquarie Dictionary 3rd rev. ed. 2004).

(Reason: To maintain an appropriate level of amenity for adjoining land uses) Air Conditioners in Residential Premises C23. The use of any air conditioner installed on the premises must comply with the

requirements of the Protection of the Environment Operations (Noise Control) Regulations 2008 and State Environmental Planning Policy (Infrastructure) 2007 and must not:

(a) emit a noise that is audible within a habitable room in any affected residence (regardless of whether any door or window to that room is open);

(i) before 8.00am and after 10.00pm on any Saturday, Sunday or Public Holiday; or

(ii) before 7.00am or after 10.00pm on any other day

(a) cause an LAeq(15min) which exceeds the RBL background noise level by more than 5dB when measured at the boundary of any affected residence. The modifying factor adjustments in Section 4 of the EPA Industrial Noise Policy will be applied.

“affected residence” includes residential premises (including any lot in the strata scheme or another strata scheme), premises for short-term accommodation and hospitals.


Terms in this condition have the same meaning as in the Noise Guide for Local Government and the Industrial Noise Policy published by the NSW Environment Protection Authority. (Reason: To maintain residential amenity)



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Construction Noise Management Plan

C24. A Construction Noise Management Plan must be prepared by an appropriately qualified acoustical consultant eligible for membership of the Association of Australian Acoustic Consultants, and must include the following:

(a) Identification of noise affected receivers near to the site.

(b) A prediction as to the level of noise impact at noise affected receivers from the use and proposed number of high noise intrusive appliances intended to be operated onsite.

(c) Details of work schedules for all construction phases;

(d) A statement should also be submitted outlining whether or not predicted noise levels will comply with the noise criteria stated within the Environment Protection Authority’s Interim Construction Noise Guideline (“ICNG”).

(e) Representative background noise levels should be submitted in accordance with the ICNG.

(f) Confirmation of the level of community consultation that is to be undertaken by occupants at noise affected receivers likely to be most affected by site works and the operation of plant/machinery particularly during the demolition and excavation phases.

(g) Confirmation of noise monitoring methodology that is to be undertaken during the noise intensive stages of work including details of monitoring to be undertaken at the boundary of any noise affected receiver.

(h) What course of action will be undertaken following receipt of a complaint

concerning offensive noise.

(i) Details of any noise mitigation measures that have been outlined by an acoustic consultant or otherwise that will be deployed on site to reduce noise impacts on the occupants at noise affected receivers.

(j) Details of selection criteria for any plant or equipment that is to be used on site, the level of sound mitigation measures to be undertaken in each case and the criteria adopted in their selection taking into account the likely noise impacts on occupants at noise affected receivers and other less intrusive technologies available; and

(k) Details of site induction to be carried out for all employees and contractors undertaking work at the site.

“affected receiver” includes residential premises (including any lot in the strata scheme or another strata scheme), premises for short-term accommodation, schools, hospitals, places of worship, commercial premises and parks and such other affected receiver as may be notified by the Council in writing.




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The Construction Noise Management Plan and must be submitted to the Principle Certifying Authority and a copy provided to Council prior to the issue of the Construction Certificate.

(Reason: To ensure noise generating activities are appropriately managed and

nearby sensitive receivers protected) Security Deposit/ Guarantee Schedule C25. All fees and security deposits/ guarantees in accordance with the schedule below must

be provided to Council prior to the issue of any Construction Certificate:

Security deposit/ guarantee Amount ($) Street Tree Bond (on Council Property) $5000.00 Footpath Damage Bond $1000.00 Drainage Construction Bond $5000.00 Engineering Construction Bond $4,000.00 TOTAL BONDS $15,000.00

The security required by the above schedule must be provided by way of a deposit with the Council; or other such guarantee that is satisfactory to Council (such as a bank guarantee). Any guarantee provided as security must name North Sydney Council as the nominated beneficiary and must not be subject to an expiry date.

(Reason: Compliance with the development consent)

BASIX Certificate C26. Under clause 97A(3) of the Environmental Planning & Assessment Regulation 2000,

it is a condition of this development consent that all the commitments listed in BASIX Certificate No. A244289 for the development are fulfilled. Plans and specifications complying with this condition must be submitted to the Certifying Authority for approval prior to the issue of any Construction Certificate. The Certifying Authority must ensure that the building plans and specifications submitted, referenced on and accompanying the issued Construction Certificate, fully satisfy the requirements of this condition. (Reason: To ensure the proposed development will meet the Government’s

requirements for sustainability and statutory requirements)



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D. Prior to the Commencement of any Works (and continuing where indicated)

Temporary Fences and Tree Protection D1. All protected trees on-site that are specifically nominated to be retained by notation

on plans or by condition as a requirement of this consent must be tagged with luminous tape or the like for purposes of identification prior to demolition, excavation or construction works and must remain so for the duration of works on the site. No materials or builder’s waste are to be stored in the vicinity of the nominated tree/trees at any time.

Appropriate fencing or barricades in accordance with AS4970-2009 (Protection of trees on development sites), not less than the distance shown in the schedule hereunder, must be installed to the satisfaction of the Certifying Authority prior to demolition or commencement of any works and must be maintained for the duration of the works: -

(Reason: To protect the trees to be retained on the site during construction

works) Public Liability Insurance – Works on Public Land D2. Any person or contractor undertaking works on public land must take out Public Risk

Insurance with a minimum cover of $20 million in relation to the occupation of public land and the undertaking of approved works within Council’s road reserve or public land, as approved by this consent. The Policy is to note, and provide protection/full indemnification for North Sydney Council, as an interested party. A copy of the Policy must be submitted to Council prior to commencement of any works. The Policy must be valid for the entire period that the works are being undertaken. (Note: Applications for hoarding permits, vehicular crossings etc will require

evidence of insurance upon lodgement of the application.)

(Reason: To ensure the community is protected from the cost of any claim for damages arising from works on public land)

Notification of New Addresses

D3. Prior to the commencement of any building works, an application must be made and written confirmation received from North Sydney Council of the allocated street address (house number) and/ or unit numbers of the completed project. To assist Council, a plan for unit numbering should be submitted for concurrence. These details will be recorded in Council records and must be displayed at the property in accordance with the provisions of the applicable Australian Standard relating to rural and urban addressing. A copy of the allocation confirmation must be submitted to the Certifying Authority with the application for a Construction Certificate.



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(Reason: To ensure that Council records are accurate, and that house numbering complies with the requirements of Council’s House Numbering Policy. Proper house numbering also assists emergency services in readily locating properties)

Sydney Water Approvals D4. Prior to the commencement of any works, the approved plans must be submitted to

Sydney Water to determine whether the development application will affect Sydney Water’s sewer and water mains, stormwater drains and/or easements, and if further requirements need to be met. The Certifying Authority must ensure that Sydney Water has appropriately stamped the plans before the commencement of building works. Notes: Sydney Water Building Plan Approvals can be obtained from the Sydney

Water Tap in™ online service. Building plans must be submitted to the Tap in™ to determine whether the development will affect any Sydney Water sewer or water main, stormwater drains and/or easement, and if further requirements need to be met. For further information visit http://www.sydneywater.com.au/tapin/index.htm or call 13 000 TAP IN (1300 082 746) for further information.

(Reason: To ensure compliance with Sydney Water requirements) Asbestos Material Survey

D5. Prior to the commencement of any works, a report must be prepared by a suitably

qualified person in relation to the existing building fabric to be demolished and/or disturbed identifying the presence or otherwise of asbestos contamination and, if asbestos contamination is present, making recommendations as to the work required to safely address the contamination.

Any demolition works or other works identified in the report as having to be carried out must be carried out in accordance with the recommendations of the report and the following:

a) the removal of asbestos must be undertaken by a WorkCover licensed contractor;

b) all removal must be in strict accordance with the requirements of the WorkCover Authority in relation to the removal, handling and disposal of material containing asbestos and any Work Safe Australia requirements.

c) during the removal of any asbestos a sign stating “DANGER ASBESTOS REMOVAL IN PROGRESS” must be erected in a visible position at the boundary of the site; and

d) Waste disposal receipts must be provided to the Certifying Authority as proof of correct disposal of asbestos laden waste.



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The report must be submitted to the Certifying Authority for approval prior to the issue of any Construction Certificate. The Certifying Authority must ensure that the report, and other plans, referenced on and accompanying the issued Construction Certificate, fully satisfy the requirements of this condition.

(Reason: To ensure the long term health of workers on site and occupants of the building is not put at risk unnecessarily)

Commencement of Works Notice

D6. Building work, demolition or excavation in accordance with this development consent

must not be commenced until the developer has given at least 2 days notice to North Sydney Council of the person’s intention to commence building work, demolition or excavation in accordance with this development consent.

(Reason: To ensure appropriate safeguarding measures are in place prior to the

commencement of any building work, demolition or excavation)

E. During Demolition and Building Work Cigarette Butt Receptacle E1. A cigarette butt receptacle is to be provided on the site for the duration of

excavation/demolition/construction process, for convenient use of site workers.

(Reason: To ensure adequate provision is made for builders’ waste) Parking Restrictions

E2. Existing public parking provisions in the vicinity of the site must be maintained at all

times during works. The placement of any barriers, traffic cones, obstructions or other device in the road shoulder or kerbside lane is prohibited without the prior written consent of Council. Changes to existing public parking facilities/restrictions must be approved by the North Sydney Local Traffic Committee. The Developer will be held responsible for any breaches of this condition, and will incur any fines associated with enforcement by Council regulatory officers. (Reason: To ensure that existing kerbside parking provisions are not

compromised during works)



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Road Reserve Safety E3. All public footways and roadways fronting and adjacent to the site must be

maintained in a safe condition at all times during the course of the development works, with no obstructions caused to the said footways and roadways. Construction materials and plant must not be stored in the road reserve without approval of Council. A safe pedestrian circulation route and a pavement/route free of trip hazards must be maintained at all times on or adjacent to any public access ways fronting the construction site.

Where public infrastructure is damaged, repair works must be carried out in when and as directed by Council officers (at full Developer cost). Where pedestrian circulation is diverted on to the roadway or verge areas, clear directional signage and protective barricades must be installed in accordance with AS1742-3 (1996) “Traffic Control Devices for Work on Roads”. If pedestrian circulation is not satisfactorily maintained across the site frontage, and action is not taken promptly to rectify the defects, Council may undertake proceedings to stop work.

(Reason: Public Safety)

Temporary Disposal of Stormwater Runoff E4. During construction, stormwater runoff must be disposed in a controlled manner that

is compatible with the erosion and sediment controls on the site. Immediately upon completion of any impervious areas on the site (including roofs, driveways, paving) and where the final drainage system is incomplete, the necessary temporary drainage systems must be installed to reasonably manage and control runoff as far as the approved point of stormwater discharge. Such ongoing measures must be to the satisfaction of the Certifying Authority.

(Reason: Stormwater control during construction)

Service adjustments

E5. Where required, the adjustment or inclusion of any new utility service facilities must

be carried out by the person acting on the consent and in accordance with the requirements of the relevant utility authority. These works shall be at no cost to Council. It is the Applicants full responsibility to make contact with the relevant utility authorities to ascertain the impacts of the proposal upon utility services at the appropriate stage of the development (including water, phone, gas and the like). Council accepts no responsibility whatsoever for any matter arising from its approval of this application involving any influence upon utility services provided by another authority. (Reason: To ensure the service requirements are met)



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Geotechnical Stability during Works E6. A contractor with specialist excavation experience must undertake the excavations for

the development and a suitably qualified and consulting geotechnical engineer must oversee the excavation procedure.

Geotechnical aspects of the development work, namely appropriate excavation method and vibration control, support and retention of excavated faces, and Hydro geological considerations must be undertaken in accordance with the recommendations of the Geotechnical Report prepared by qualified Geotechnical Engineer, and all subsequent geotechnical inspections carried out during the excavation and construction phase. Approval must be obtained from all affected property owners, including North Sydney Council where rock anchors (both temporary and permanent) are proposed below adjacent private or public property. (Reason: Ensure appropriate professional are engaged at appropriate stages

during construction)

Council Inspection of Public Infrastructure Works

E7. During the works on public infrastructure reverting to Councils care and control, Councils development engineer must undertake inspections of the works at the following hold points: -

a) Formwork of driveway crossing and footpath alignment levels including

associated road works. b) Drainage connection.

All works must proceed in accordance with Roads Act 1993 approvals or other permits relating to roads issued by Council. A minimum of 48 hours notice must be given to Council to book an inspection. Work must not proceed until the works or activity covered by the inspection is approved.

(Reason: To ensure quality of construction joints and connections in the

drainage system) Structures Clear of Drainage Easements E8. It is the full responsibility of the Developer and their contractors to: -

a) Ascertain the exact location of the Council drainage infrastructure traversing the site in the vicinity of the works;



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b) Take full measures to protect the in-ground Council drainage system; and c) Ensure dedicated overland flow paths are satisfactorily maintained through the

site.

Drainage pipes can be damaged through applying excessive loading (such as construction plant, material storage and the like). All proposed structures and construction activities are to be located clear of Council drainage pipes, drainage easements, watercourses and trunk overland flow paths on the site. Trunk or dedicated overland flow paths must not be impeded or diverted by fill or structures unless otherwise approved. In the event of a Council drainage pipeline being uncovered during construction, all work is to cease and the Certifying Authority and Council (if it is not the Certifying Authority) must be contacted immediately for advice. Any damage caused to a Council drainage system must be immediately repaired in full as directed, and at no cost to Council.

(Reason: Protection of Public Drainage Assets) Progress Survey E9. In order to ensure compliance with approved plans, a Survey Certificate, to Australian

Height Datum, must be prepared by a Registered Surveyor as follows: -

a) at the completion of the first structural floor level indicating the level of that floor and the relationship of the building to the boundaries;

b) at the completed height of the building, prior to the placement of concrete

inform work, or the laying of roofing materials; and c) at completion, the relationship of the building, and any projections thereto, to

the boundaries.

Progress certifications in response to points (a) through (c) must be provided to the Certifying Authority for approval at the time of carrying out relevant progress inspections. In the event that such survey information is not provided or reveals discrepancies between the approved plans and the proposed works, all works, save for works necessary to bring the development into compliance with the approved plans, must cease. Works may only continue upon notification by the Certifying Authority to the Applicant that survey information (included updated survey information following the carrying out of works to comply with the approved plans) complies with this condition.

(Reason: To ensure compliance with approved plans)



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Dust Emission and Air Quality E10. The following must be complied with at all times:

(a) Materials must not be burnt on the site. (b) Vehicles entering and leaving the site with soil or fill material must be

covered. (c) Dust suppression measures must be carried out to minimise wind-borne

emissions in accordance with the NSW Department of Housing’s 1998 guidelines - Managing Urban Stormwater: Soils and Construction.

(d) Odour suppression measures must also be carried out where appropriate so as

to prevent nuisance occurring at adjoining properties. (Reason: To ensure residential amenity is maintained in the immediate vicinity)

Noise and Vibration

E11. The works must be undertaken in accordance with the “Interim Construction Noise Guideline” published by the NSW Environment Protection Authority, to ensure excessive levels of noise and vibration do not occur so as to minimise adverse effects experienced on any adjoining land.

(Reason: To ensure residential amenity is maintained in the immediate vicinity) Compliance with Construction Noise Management Plan E12. All works conducted on site which form part of this development must be carried out

in accordance with the submitted Construction Noise Management Plan submitted with the Construction Certificate and all conditions of consent.

(Reason: To ensure noise generating activities are appropriately managed and nearby sensitive receivers protected)

Developer's Cost of Work on Council Property E13. The developer must bear the cost of all works associated with the development that

occurs on Council’s property, including the restoration of damaged areas.

(Reason: To ensure the proper management of public land and funds)



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No Removal of Trees on Public Property E14. No trees on public property (footpaths, roads, reserves, etc.) unless specifically

approved by this consent shall be removed or damaged during construction including for the erection of any fences, hoardings or other temporary works.

(Reason: Protection of existing environmental infrastructure and community assets)

Protection of Trees

E15. All trees required to be retained, as part of this consent must be protected from any

damage during construction works in accordance with AS4970-2009. All recommendations contained within the tree report prepared by Earthscape Horticultural Services dated March 2016 and received by Council 13 April 2016 must be implemented for the duration of the works. In the event that any tree required to be retained is damaged during works on the site, notice of the damage must be given to Council forthwith. Notes: 1) If the nominated tree is damaged to a significant degree or removed from the

site without prior written approval being obtained from Council, the issuing of fines or legal proceedings may be commenced for failure to comply with the conditions of this consent.

2) An application to modify this consent pursuant to Section 96 of the Environmental Planning and Assessment Act 1979 will be required to address the non-compliance with any of the conditions of consent relating to the retention of nominated trees, and Council may require tree replenishment.

(Reason: Protection of existing environmental infrastructure and community

assets) Special Permits E16. Unless otherwise specifically approved in writing by Council, all works, processes,

storage of materials, loading and unloading associated with the development must occur entirely on the property. The developer, owner or builder may apply for specific permits available from Council’s Customer Service Centre for the undermentioned activities on Council’s property. In the event that a permit is granted by Council for the carrying out of works, processes, storage of materials, loading and unloading associated with the development on Council's property, the development must be carried out in accordance with the requirements of the permit. A minimum of forty-eight (48) hours notice is required for any permit: -



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1) On-street mobile plant

Eg. cranes, concrete pumps, cherry-pickers, etc. - restrictions apply to the hours of operation, the area of operation, etc. Separate permits are required for each occasion and each piece of equipment. It is the developer's, owner’s and builder’s responsibilities to take whatever steps are necessary to ensure that the use of any equipment does not violate adjoining property owner’s rights.

(Reason: Proper management of public land)

2) Hoardings

Permits are required to erect Class A and Class B hoardings. If an ‘A’ Class hoarding is to alienate a section of Council’s property, that section will require a permit for the occupation of Council’s property.

(Reason: Proper management of public land) 3) Storage of building materials and building waste containers (skips) on

Council’s property

Permits to utilise Council property for the storage of building materials and building waste containers (skips) are required for each location. Failure to obtain the relevant permits will result in the building materials or building waste containers (skips) being impounded by Council with no additional notice being given. Storage of building materials and waste containers on open space reserves and parks is prohibited.

(Reason: Proper management of public land) 4) Kerbside restrictions, construction zones

Attention is drawn to the existing kerbside restrictions adjacent to the development. Should alteration of existing kerbside restrictions be required, or the provision of a construction zone, the appropriate application must be made and the fee paid to Council. Alternatives to such restrictions may require referral to Council’s Traffic Committee and may take considerable time to be resolved. An earlier application is suggested to avoid delays in construction programs.

(Reason: Proper management of public land)

Construction Hours E17. Building construction and works must be restricted to within the hours of 7.00 am to

5.00 pm Monday to Friday and on Saturday to within the hours of 8.00 am to 1.00 pm inclusive, with no work on Sundays and Public Holidays.



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Demolition and excavation works must be restricted to within the hours of 8.00 am to 5.00 pm Monday to Friday only. For the purposes of this condition: a) “Building construction” means any physical activity on the site involved in the

erection of a structure, cladding, external finish, formwork, fixture, fitting of service installation and the unloading of plant, machinery, materials or the like.

b) “Demolition works” means any physical activity to tear down or break up a structure (or part thereof) or surface, or the like, and includes the loading of demolition waste and the unloading of plant or machinery.

c) “Excavation work” means the use of any excavation machinery and the use of jackhammers, rock breakers, excavators, loaders, or the like, regardless of whether the activities disturb or alter the natural state of the existing ground stratum or are breaking up/removing materials from the site and includes the unloading of plant or machinery associated with excavation work.

All builders, excavators must display, on-site, their twenty-four (24) hour contact telephone number, which is to be clearly visible and legible from any public place adjoining the site. (Reason: To ensure that works do not interfere with reasonable amenity

expectations of residents and the community) Out of Hours Work Permits E18. Where it is necessary for works to occur outside those hours allowed by these

conditions, an application may be made to Council's Customer Services Centre for a permit to carry out works outside of the approved hours. If a permit is issued the works approved must be carried out in accordance with any requirements specified in the permit. Permits will only be approved if public safety is at risk. Applications which seek a variation to construction hours solely to benefit the developer will require the lodgement and favourable determination of a modification application pursuant to the provisions of Section 96 of the Environmental Planning and Assessment Act 1979.

Notes: 1) Failure to obtain a permit for work outside of the approved hours will result in

on the spot fines being issued, or Council pursuing any action required (including legal proceedings) to have the out of hours work cease, without prior warning.

2) Applications for out of hour’s works should be lodged with Council no later than seven (7) calendar days prior to the date of the intended works.



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3) Examples of activities for which permits may be granted include:

the erection of awnings, footpath, road and other infrastructure works which can not be

carried out for public convenience reasons within normal hours, the erection and removal of hoardings and site cranes, and craneage of materials which cannot be done for public

convenience reasons within normal working hours.

4) Examples of activities for which permits WILL NOT be granted include; extended concrete pours works which are solely to convenience the developer or client, and catch up works required to maintain or catch up with a

construction schedule. 5) Further information on permits can be obtained from the Council website at

www.northsydney.nsw.gov.au.

(Reason: To ensure that works do not interfere with reasonable amenity expectations of residents and the community)

Installation and Maintenance of Sediment Control

E19. Erosion and sediment controls must be installed and maintained at all times in accordance with the Sediment and erosion control plan submitted and approved with the Construction Certificate. Erosion and sediment measures must be maintained in accordance with the publication Managing Urban Stormwater: Soils & Construction (4th edition, Landcom, 2004), commonly referred to as the “Blue Book” and can only be removed when development activities have been completed and the site fully stabilised.


erosion from development sites) Sediment and Erosion Control Signage E20. A durable sign must be erected during building works in a prominent location on site,

warning of penalties should appropriate erosion and sedimentation control devices not be maintained. A sign of the type referred to in this condition is available from Council.


erosion from development sites)



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Site Amenities and Facilities

E21. Where work involved in the erection and demolition of a building is being carried out, amenities which satisfy applicable occupational health and safety and construction safety regulations, including any WorkCover Authority requirements, must be provided and maintained at all times. The type of work place determines the type of amenities required.

Further information and details can be obtained from the Internet at www.workcover.nsw.gov.au

(Reason: To ensure the health and safety of the community and workers on the site)

Health and Safety E22. All work undertaken must satisfy applicable occupational health and safety and

construction safety regulations, including any WorkCover Authority requirements to prepare a health and safety plan. Site fencing must be installed sufficient to exclude the public from the site. Safety signs must be erected that warn the public to keep out of the site, and provide a contact telephone number for enquiries.

Further information and details regarding occupational health and safety requirements for construction sites can be obtained from the internet at www.workcover.nsw.gov.au

(Reason: To ensure the health and safety of the community and workers on the site)

Archaeological Discovery During Works

E23. Should any historical or Aboriginal relic be discovered on the site during demolition, excavation or site preparatory works, all excavation or disturbance to the area is to stop immediately and the Heritage Council of NSW must be informed in accordance with the provisions of the Heritage Act 1977 and/or National Parks and Wildlife Act, 1974. Works must not recommence until such time as approval to recommence is given in writing by Council or a permit from the Director of the NPWS is issued.

(Reason: To prevent the unnecessary destruction or removal of unrecorded historical or Aboriginal relics)

Prohibition on Use of Pavements

E24. Building materials must not be placed on Council's footpaths, roadways, parks or grass verges, (unless a permit is obtained from Council beforehand). A suitable sign to this effect must be erected adjacent to the street alignment.

(Reason: To ensure public safety and amenity on public land)



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Plant & Equipment Kept Within Site E25. All plant and equipment used in the undertaking of the development/ works, including

concrete pumps, wagons, lifts, mobile cranes, hoardings etc, must be situated within the boundaries of the site (unless a permit is obtained from Council beforehand) and so placed that all concrete slurry, water, debris and the like must be discharged onto the building site, and is to be contained within the site boundaries.

Details of Council requirements for permits on public land for standing plant, hoardings, storage of materials and construction zones and the like are available on Council’s website at www.northsydney.nsw.gov.au. (Reason: To ensure public safety and amenity on public land)

Waste Disposal E26. All records demonstrating the lawful disposal of waste must be retained and kept

readily accessible for inspection by regulatory authorities such as North Sydney Council and the Environmental Protection Authority. (Reason: To ensure the lawful disposal of construction and demolition waste)

Asbestos Removal E27. All demolition works involving the removal and disposal of asbestos cement must

only be undertaken by contractors who hold a current WorkCover Asbestos or “Demolition Licence” and a current WorkCover “Class 2 (Restricted) Asbestos Licence and removal must be carried out in accordance with National Occupational Health and Safety Commission. (Reason: To ensure works are carried out in accordance with relevant

WorkCover requirements) F. Prescribed Conditions imposed under EP&A Act and Regulations and other

relevant Legislation Building Code of Australia F1. All building work must be carried out in accordance with the provisions of the

Building Code of Australia.

(Reason: Prescribed - Statutory)



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Home Building Act F2. 1) Building work that involves residential building work (within the meaning and

exemptions provided in the Home Building Act 1989) for which the Home Building Act 1989 requires there to be a contract of insurance under Part 6 of that Act must not be carried out unless the Principal Certifying Authority for the development to which the work relates has given North Sydney Council written notice of the contract of insurance being issued and of the following:

a) in the case of work for which a principal contractor is required to be

appointed:

i) the name and licence number of the principal contractor, and ii) the name of the insurer by which the work is insured under Part

6 of that Act, or

(b) in the case of work to be done by an owner-builder:

(i) the name of the owner-builder, and (ii) if the owner-builder is required to hold an owner-builder permit

under that Act, the number of the owner-builder permit.

2) If arrangements for doing residential building work are changed while the work is in progress such that the information submitted to Council in accordance with this conditions is out of date, work must cease and no further work may be carried out unless the Principal Certifying Authority for the development to which the work relates (not being the Council), has given the Council written notice of the updated information.

Note: A certificate purporting to be issued by an approved insurer under Part 6 of the

Home Building Act 1989 that states that a person is the holder of an insurance policy issued for the purposes of that Part is, for the purposes of this clause, sufficient evidence that the person has complied with the requirements of that Part.


Appointment of a Principal Certifying Authority (PCA) F3. Building work, demolition or excavation in accordance with the development consent

must not be commenced until the developer has appointed a Principal Certifying Authority for the building work in accordance with the provisions of the EP&A Act and its Regulations.

(Reason: Statutory; To ensure appropriate safeguarding measures are in place prior to the commencement of any building work, demolition or excavation)



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Construction Certificate F4. Building work, demolition or excavation in accordance with the development consent

must not be commenced until a Construction Certificate for the relevant part of the building work has been issued in accordance with the provisions of the EP&A Act and its Regulations.

(Reason: Statutory; To ensure appropriate safeguarding measures are in place prior to the commencement of any building work, demolition or excavation)

Occupation Certificate F5. A person must not commence occupation or use of the whole or any part of a new

building (new building includes an altered portion of, or an extension to, an existing building) unless an Occupation Certificate has been issued in relation to the building or part. Only the Principal Certifying Authority appointed for the building work can issue an Occupation Certificate.

(Reason: Statutory)

Critical Stage Inspections F6. Building work must be inspected by the Principal Certifying Authority on the critical

stage occasions prescribed by the EP&A Act and its Regulations, and as directed by the appointed Principal Certifying Authority.

(Reason: Statutory)

Commencement of Works F7. Building work, demolition or excavation in accordance with this development consent

must not be commenced until the developer has given at least 2 days notice to North Sydney Council of the person’s intention to commence the erection of the building.

(Reason: Statutory; To ensure appropriate safeguarding measures are in place

prior to the commencement of any building work, demolition or excavation)

Excavation/Demolition F8. 1) All excavations and backfilling associated with the erection or demolition of a

building must be executed safely and in accordance with appropriate professional standards.



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2) All excavations associated with the erection or demolition of a building must

be properly guarded and protected to prevent them from being dangerous to life or property.

3) Demolition work must be undertaken in accordance with the provisions of AS2601- Demolition of Structures.

(Reason: To ensure that work is undertaken in a professional and responsible

manner and protect adjoining property and persons from potential damage)

Protection of Public Places F9. 1) A hoarding and site fencing must be erected between the work site and

adjoining public place. 2) If necessary, an awning is to be erected, sufficient to prevent any substance

from, or in connection with, the work falling into the public place. 3) The work site must be kept lit between sunset and sunrise if it is likely to be

hazardous to persons in the public place. 4) Any such hoarding, fence or awning is to be removed when the work has been

completed. 5) No access across public reserves or parks is permitted.

Note: Prior to the erection of any temporary fence or hoarding over property owned or managed by Council, written approval must be obtained. Any application needs to be accompanied by plans indicating the type of hoarding and its layout. Fees are assessed and will form part of any approval given. These fees must be paid prior to the approval being given. Approval for hoardings will generally only be given in association with approved building works, maintenance or to ensure protection of the public. An application form for a Hoarding Permit can be downloaded from Council’s website.

(Reason: To ensure public safety and the proper management of public land)

Site Sign F10. 1) A sign must be erected in a prominent position on the site

a) stating that unauthorised entry to the work site is prohibited;

b) showing the name of the principal contractor (or person in charge of the work site), and a telephone number at which that person may be contacted at any time for business purposes and outside working hours; and



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c) showing the name, address and telephone number of the Principal

Certifying Authority for the work.

2) Any such sign must be maintained while to building work or demolition work is being carried out, but must be removed when the work has been completed.


G. Prior to the Issue of an Occupation Certificate Infrastructure Repair and Completion of Works G1. Prior to the issue of any Occupation Certificate any and all works relating to the

development: a. in the road reserve must be fully completed; and b. to repair and make good any damaged public infrastructure caused as a result

of any works relating to the development (including damage caused by, but not limited to, delivery vehicles, waste collection, contractors, sub contractors, concrete vehicles) must be fully repaired;

to the satisfaction of Council Engineers at no cost to Council.

(Reason: Maintain quality of Public assets) Line Marking G2. A certificate prepared by an appropriately qualified and practising Civil Engineer

certifying the construction, paving, line marking and signposting of [INSERT] off-street car-parking spaces, together with access driveways, in accordance with the approved development plans, appropriate Australian Standards and industry best practice as appropriate must be submitted to, and approved by, the Certifying Authority prior to issue of any Occupation Certificate.

(Reason: To ensure ongoing compliance with this development consent and Australian Standards relating to manoeuvring and access of vehicles)

Works as Executed Drawings and Video G3. A works-as-executed survey drawing (W.A.E.) of the completed stormwater drainage

system must be obtained. The W.A.E. survey drawing must show the alignment, depth and grade of the stormwater drainage pipelines, pits and ancillary plumbing. The W.A.E survey drawing must be reviewed by a qualified and practising civil engineer and certification provided to the Certifying Authority that the as-built system achieves the design intent of the plans approved with the Construction Certificate. Certification must be provided with the W.A.E survey drawing to the Certifying Authority prior to the issue of an Occupation Certificate.



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A copy of the WAE survey drawing and certification must be submitted to the Council if it is not the Certifying Authority.

(Reason: Compliance with the Consent)

Damage to Adjoining Properties G4. All precautions must be taken to prevent any damage likely to be sustained to

adjoining properties. Adjoining owner property rights and the need for owner’s permission must be observed at all times, including the entering onto land for the purpose of undertaking works.

(Reason: To ensure adjoining owner’s property rights are protected) Utility Services G5. All utility services shall be adjusted, to the correct levels and/or location/s required by

this consent, prior to issue of an occupation certificate. This shall be at no cost to Council.

(Reason: To ensure compliance with the terms of this consent)

Asbestos Clearance Certificate G6. For building works where asbestos based products have been removed or altered, an

asbestos clearance certificate signed by an appropriately qualified person (being an Occupational Hygienist or Environmental Consultant) must be submitted to and approved by the Certifying Authority (and a copy forwarded to Council if it is not the Certifying Authority) for the building work prior to the issue of any Occupation Certificate, the asbestos clearance certificate must certify the following: -

a) the building/ land is free of asbestos; or b) the building/ land has asbestos that is presently deemed safe.

The certificate must also be accompanied by tipping receipts, which detail that all asbestos waste has been disposed of at an approved asbestos waste disposal depot. If asbestos is retained on site the certificate must identify the type, location, use, condition and amount of such material. Note: Further details of licensed asbestos waste disposal facilities can be obtained

from www.epa.nsw.gov.au (Reason: To ensure that building works involving asbestos based products are

safe for occupation and will pose no health risks to occupants)



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BASIX Completion Certificate G7. In accordance with Clause 154C of the Environmental Planning and Assessment

Regulation 2000, prior to issuing a final occupation certificate the Certifying Authority must apply to the Director-General for a BASIX completion receipt.

(Reason: To ensure compliance with the specified BASIX Certificate) Unpaved Verge G8. The unpaved verge area must be constructed/reconstructed with an appropriate

species of grass prior to completion of the works at no cost to Council

(Reason: To ensure that community assets are presented in accordance with reasonable community expectations)


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North Sydney CouncilCopyriqht:

Copyright @ North Sydney Counc¡l - No pad of this map my be reproducedw¡lhout permission Commerqal decis¡ons should not be made based oninformâlion @nt¿ined in this map wlhout fßt checking dela¡ls held by theresponsible Governrent áuLhorily

Furlher del¿¡ls can be obla¡ned by €lling (02) 9936 81 00 or e-ma¡lmapping@nodhsydney nsw gov au


For privacy reasons, the architectural plans have been removed

from this document prior to publishing on the web. The plans

attached to the hard copy report may be viewed at Stanton Library

during opening hours or at the Customer Service Centre in Council

Chambers between 9.00am and 4.00pm Monday to Friday.

north sy dney council reports · sp 41325.ndd) á. 9 o ... development application da340/05 was...

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