HURSTVILLE CITY COUNCIL
CIVIC CENTRE, MACMAHON STREET, HURSTVILLE.
__________________________________


SUMMARY OF ITEMS CONTAINED IN THE
DIVISIONAL MANAGER - DEVELOPMENT AND HEALTH - SECTION ONE'S REPORT
TO THE MEETING OF THE ENVIRONMENT COMMITTEE
TO BE HELD ON JANUARY


Development And Health - Section One Report

Ward Councillor Reports

24-26 Chamberlain Street, Narwee (47/95)

9-11 Erskine Street, Riverwood (27/95)

14-16 Cairns Street, Riverwood (11/95)

Development Applications - Hurstville Ward

90 Queens Road, Hurstville (63/95)

15-31 Dora Street, Hurstville (Council's Car Park) (96/95)

Development Applications - Penshurst Ward

51 Central Road, Beverly Hills (1/95)

53 Austral Street, Penshurst (626/94)

Development Applications - Peakhurst Ward

1164 Forest Road, Lugarno (82/95)

783-785 Forest Road, Peakhurst (28/95)

HURSTVILLE CITY COUNCIL
REPORT ITEM NO: 05.01.01
DEVELOPMENT & HEALTH
DIVISIONAL MANAGER - DEVELOPMENT AND HEALTH - SECTION ONE
REPORT NO 1 TO THE DEVELOPMENT, HEALTH AND PLANNING COMMITTEE
TO BE HELD ON 17TH MAY, 1995


The General Manager
Hustville City Council
The Civic Centre
HURSTVILLE

Dear Sir,

Hereunder is my report No.1 to be submitted to the DEVELOPMENT, HEALTH AND PLANNING Committee:-


05.01.01 24-26 CHAMBERLAIN STREET, NARWEE (47/95)
(Report by Manager, Planning Services, Mr. M. Buckley)



HURSTVILLE CITY COUNCIL
RECOMMENDATION NO: 05.01.01
DEVELOPMENT & HEALTH

HEADING: Recommendation 24-26 CHAMBERLAIN STREET, NARWEE (47/95)
(Report by Manager, Planning Services, Mr. M. Buckley)


05.01.01 Recommendation 24-26 CHAMBERLAIN STREET, NARWEE (47/95)
(Report by Manager, Planning Services, Mr. M. Buckley)



RECOMMENDATION


HURSTVILLE CITY COUNCIL
REPORT ITEM NO: 05.02.01
DEVELOPMENT & HEALTH


05.02.01 90 QUEENS ROAD, HURSTVILLE (63/95)
(Report by Town Planner, Mr. M. Buckley)



Applicant : V. Rustja
Proposal : RESIDENTIAL BUILDING
Zoning : Zone No. 2 - Residential
Residential Development
Control Plan 1994 : Development Area D
Owners : V. Rustja
Existing Development : Flat Units
Cost of Development : $540,000

PRECIS OF REPORT

1. 2 x 3 and 4 x 2 bedroom units.

2. Stormwater drainage to Queens Road.

3. No objections received.

4. Recommendation - approval.


The site currently accommodates a single storey cement rendered residential building accommodating three units. No records exist which identify the legal conversion of this residence to units. A galvanised iron garage is located at the rear of the allotment.

A large camphor laurel tree is located at the rear of the allotment. The scale of the development and its proximity to the tree canopy/roots will necessitate the removal of the camphor laurel.

The land has a fall of approximately 2.0 metres from north to south (rear to front) of the allotment. The adjoining lands accommodate a four storey residential flat building to the east with substation, and a residence/music school to the west and residences to the rear. The locality is a mixture of residential flat buildings, houses and a school.

Section 90

The site has been inspected and the proposal examined in accordance with the provisions of Section 90 of the Environmental Planning and Assessment Act, 1979, and the following comments are submitted for consideration.

Statutory Requirements

The subject site is zoned No. 2 - Residential under the Hurstville Local Environmental Plan 1994 and is a permissible use with Council consent, pursuant to this zoning. The proposal has been assessed against the provisions of Council's Residential Development Control Plan and is generally consistent with the provisions of this DCP.

Proposed Development

The proposal is to demolish an existing residential building and construct a new three storey residential building, above basement carparking, accommodating 2 x 3 and 4 x 2 bedroom units. The basement carpark area provides carparking for seven (7) resident and two (2) visitor vehicles and is naturally ventilated.

The building is centrally located within the allotment with 3.0 metre boundary clearances. The building has a maximum height of 11.0 metres and provides 50% of the open space area as suitable for deep landscaping.

Tabled Information

Proposed
Required
Compliance
Site Area
694.5 m2
-
-
Development Area D
Building Height
11.0 m
12.0 m
Yes
Private Open Space
18.0 m2
15.0 m2
Yes
Landscaped Area
315.0 m2
312.0 m2
Yes
Building Setbacks - Front
- Side/Rear
4.0 m
3.0 m
4.25 m
0.9 m
Yes
Yes
Residential Parking
7
7
Yes
Visitor Parking
2
2
Yes

Comment : Basement Carparking - Adequate carparking has been provided, however, the manoeuvring areas are marginally less than the required standard of 6.7 metres wide. It is recommended that should the development be approved that the driveway widths be increased to a minimum of 6.7 metres and that all end vehicle bays be a minimum of 3.0 metres wide to improve accessibility.

Privacy - Although no objections had been lodged by adjoining property owners it is noted that three large balconies are located at the rear of the building some 7.47 metres from the rear property. Some potential for overlooking may result, and it is recommended that part of any approval that Council require mature growth plantings along this boundary. This boundary is to the north and hence mature, large tree plantings will not result in any increased overshadowing.

Overshadowing - Again no objections were lodged by residents, however, the issue of overshadowing of the southern property is identified. The applicants submitted shadow diagrams for this development and these clearly show that the southern property will be overshadowed during mornings, however, will receive afternoon sunshine. This would appear to be acceptable in this instance.

Bulk and Scale - The proposal is a reasonable design for a small width allotment, although of the traditional elongated design for thin, long allotments. The applicant has also stepped back the third floor level in order to reduce bulk of the building.

Manager, Building Services (North)

This matter was referred to the Manager, Building Services who raised no objections to the proposal subject to standard conditions.

Manager, Development Advice

This matter was referred to the Manager, Development Advice who raised no objections to the development subject to all drainage to be to Queens Road.

Public Notification and Comment

Adjoining residents were notified by letter and given twenty-one (21) days in which to view the plans and submit any comments on the proposal. No submissions were registered.

Summary

The proposed development is generally consistent with the provisions of the Hurstville Local Environmental Plan 1994 and Residential Development Control Plan. The building design is a reasonable compromise for thin elongated allotment which has minimised, where possible, concerns with overshadowing and overlooking.

Approval of the development is recommended.






HURSTVILLE CITY COUNCIL
RECOMMENDATION NO: 05.02.01
DEVELOPMENT & HEALTH

HEADING: Recommendation 90 QUEENS ROAD, HURSTVILLE (63/95)

05.02.01 Recommendation 90 QUEENS ROAD, HURSTVILLE (63/95)


RECOMMENDATION


THAT Council as the consent authority grant development consent to the establishment of a new three storey residential building accommodating six (6) units at No. 90 Queens Road, Hurstville, subject to the following conditions :

1. Compliance in all respects with Drawing No 1-6 tables and documentation prepared by K Design dated February, 1995 and submitted with DA 63/95, except where amended by the conditions of consent.

2. A Building Application being submitted to and approved by the Council in accordance with the requirements of the Local Government (Approvals) Regulations 1993, accompanied by detailed building plans, specifications, and the payment of relevant building application fees.

3. Payment to Council of a contribution pursuant to Section 94(1) of the Environmental Planning and Assessment Act, 1979. The purpose of the contribution is for open space/ community recreation facilities.

The contribution is based on the criteria of any development that results in a nett increase in the City's population which will create extra demand on open space and community recreation facilities. Therefore the requirement for additional open space and embellishment of existing open space is a direct measurable consequence of the approved development.

The contribution is $19,918 and payable prior to the release of the approved building plans.

4. Payment to Council of a contribution pursuant to Section 94(1) of the Environmental Planning and Assessment Act, 1979. The purpose of the contribution is for community services and facilities.

The contribution is based on the criteria of any development that results in a nett gain of people living in the City or a change in the population structure which will create extra demand on community services and facilities.

The contribution is $2,220 and payable prior to the release of the approved building plans.

5. The applicant to provide an on site detention (OSD) facility designed by a professional hydrological/hydraulic engineer, showing computations of the inlet and outlet hydrographs and stage/storage relationships of the proposed OSD using the following design parameters:

* For events up to a 2% annual exceedance probability (AEP) design event as defined by Australian Rainfall and Runoff (May 1987), maximum peak site discharge resulting from the development shall not be greater than peak site discharge under existing conditions for all durations up to the time of concentration with OSD included and of the same AEP.

* Where the stormwater discharge points are connected to the street gutter system, the peak flow from the site shall not increase the width of gutter flow by more than 200mm at the design storm.

* The OSD facility shall be designed to meet all safety requirements and childproof safety fencing around the facility must be provided where the OSD facility is open or above ground when the design peak storage depth is greater than 300mm.

6. Stormwater drainage plans prepared by a qualified practising hydraulics engineer being submitted to Council with the Building Application. The layout of the proposed drainage system including pipe sizes, type, grade, length, invert levels, etc., dimensions and types of drainage pits are to be shown.

7. All stormwater to drain by gravity to the kerb and gutter in Queens Road and the underground garage area to "pump" to this kerb and gutter.

8. Applicant is to replace the existing crossing with a 150mm thick concrete crossing reinforced with F72 mesh Quote given on request.
OR
Construction of such vehicular crossing by the applicant subject to:
a) This work being carried out in accordance with Council's conditions and specifications.
b) Payment of Council's administration fee.

9. The hours of work on the site during demolition of the existing building or excavation of the site and construction of the proposed building shall be limited to the hours of 7 am to 5 pm Monday to Saturday inclusive with no work on Sundays, Good Friday, Christmas Day or Public Holidays.
PLEASE NOTE : A separate application for demolition work is required to be lodged with Council for approval prior to the commencement of the work.

10. In accordance with the survey plan and levels submitted by K Design, the proposed dwelling/s shall not exceed RL 19.64 or 12.0m at the main ridge line as measured vertically from any nominated point from natural ground level to the roof line directly above that point.

11. The ground levels of the site shall not be raised/lowered or retaining walls constructed on the boundaries unless specific details are submitted to and approved by Council at Building Application stage.

12. The area and/or work being the subject of the development consent, shall not be occupied or the use commence until a final inspection has been made and a Certificate of Classification has been issued by Council.

13. The side and rear boundaries of the site shall be fenced with either 1.8 metre high lapped and capped paling fences (suitably stained) or 1.8 metre high colour bond metal fencing, to Council's satisfaction. This work is to be completed prior to the issue of Certificate of Classification. It is to be the responsibility of the developer to ascertain which type of fence is preferred by the adjoining property owners.

14. The vehicular driveway and visitor car parking spaces shall be suitably constructed and sealed in material other than natural coloured concrete or bitumen and drained to Council's specifications. Footpath and crossing levels are to be obtained from the Engineering Division at a fee set by Council. Carparking areas shall provide a minimum manoeuvring area of 6.7 metres wide and end parking bays shall be a minimum of 3.0 metres wide. Details are to be submitted with the Building Application.

15. For one-way/two-way straight and circular ramps the minimum dimensions shall be in accordance with the Traffic Authority of N.S.W. "Policies, Guidelines and Procedures for Traffic Generating Developments" Part A - Section 3 - Design Guidelines.

16. The maximum change of grade of 6.7% (i.e., 1 in 15) for ramps shall be provided, with a minimum transition length of 4 metres.

17. Each proposed single garage shall have a minimum clear door jamb width of 2.7 metres. Details shall be submitted with the building application.

18. All entry and exit points and one or two way circulation movements are to be clearly signposted to the satisfaction of Council.

19. Visitor spaces to be identified on strata plan and spaces to be suitably signposted on site using metal screw-on or rivet-on type signs.

20. A minimum height between the floor surface and the lowest overhead obstruction shall be 2.1 metres for all areas traversed by cars. A minimum of 3.6 metres headroom shall be provided over all areas traversed by service vehicles.

21. The submission of a detailed landscape plan to the satisfaction of the Manager, Planning Services, with the building application. This plan is to be prepared by an approved landscape consultant. The plan is to include details of the species, size and number of all plant material, together with the surface treatment of all areas. Landscaping shall be completed to the satisfaction of the Manager, Planning Services in accordance with the approved plan prior to occupation of the building. All landscaping shall be maintained to the satisfaction of the Manager, Planning Services.

Note: In addition the Landscape Plan is to identify all existing trees by Botanical and Common names, having a height which exceeds 3 metres or a girth greater than 300mm at 450 mm above ground level, and their relationship, by scale to the proposed development. NO trees are to be removed or lopped without Council approval.

22. Perimeter planting along north-western (rear) boundaries shall be such as to provide a dense-foliaged plant screen of trees and shrubs over a broad height range to minimise the effect of the development upon adjoining development. Details are to be shown on the landscape plan.

23. No burning of demolition or waste materials shall be carried out on the subject site.

24. All plumbing except for downpipes and vent pipes shall be kept within the building and not exposed to public view.

25. Any trade waste containers are to be screened from public view and are not to obstruct or interfere with the use of loading and parking facilities and accessways. Such bins are to be stored within 12 metres from the front boundary.

26. Permanent power poles are to be either painted or stained with a suitable colour to the satisfaction of Council, prior to the issue of Certificate of Classification.

ADVISORY NOTES REGARDING THE SUBMISSION OF A BUILDING APPLICATION

A) Exit door at ground floor level shall open in the direction of egress.

B) The door from the basement carpark shall be a -/60/30 self closing fire door.

HURSTVILLE CITY COUNCIL
REPORT ITEM NO: 05.02.02
DEVELOPMENT & HEALTH


05.02.02 15-31 DORA STREET, HURSTVILLE (COUNCIL'S CAR PARK) (96/95)
(Report by Manager, Planning Services, Mr. M. Buckley)



HURSTVILLE CITY COUNCIL
RECOMMENDATION NO: 05.02.02
DEVELOPMENT & HEALTH

HEADING: Recommendation 15-31 DORA STREET, HURSTVILLE (COUNCIL'S CAR PARK) (96/95)
(Report by Manager, Planning Services, Mr. M. Buckley)


05.02.02 Recommendation 15-31 DORA STREET, HURSTVILLE (COUNCIL'S CAR PARK) (96/95)
(Report by Manager, Planning Services, Mr. M. Buckley)



RECOMMENDATION


HURSTVILLE CITY COUNCIL
REPORT ITEM NO: 05.03.01
DEVELOPMENT & HEALTH


05.03.01 51 CENTRAL ROAD, BEVERLY HILLS (1/95)
(Report by Town Planner, Mr. C. King)



HURSTVILLE CITY COUNCIL
RECOMMENDATION NO: 05.03.01
DEVELOPMENT & HEALTH

HEADING: Recommendation 51 CENTRAL ROAD, BEVERLY HILLS (1/95)
(Report by Town Planner, Mr. C. King)


05.03.01 Recommendation 51 CENTRAL ROAD, BEVERLY HILLS (1/95)
(Report by Town Planner, Mr. C. King)



RECOMMENDATION


HURSTVILLE CITY COUNCIL
REPORT ITEM NO: 05.03.02
DEVELOPMENT & HEALTH


05.03.02 53 AUSTRAL STREET, PENSHURST (626/94
(Report by Town Planner, Mr. C. King)



HURSTVILLE CITY COUNCIL
RECOMMENDATION NO: 05.03.02
DEVELOPMENT & HEALTH

HEADING: Recommendation 53 AUSTRAL STREET, PENSHURST (626/94
(Report by Town Planner, Mr. C. King)


05.03.02 Recommendation 53 AUSTRAL STREET, PENSHURST (626/94
(Report by Town Planner, Mr. C. King)



RECOMMENDATION