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


SUMMARY OF ITEMS CONTAINED IN THE
DIVISIONAL MANAGER - DEVELOPMENT AND HEALTH - SECTION ONE' REPORT
TO THE MEETING OF THE DEVELOPMENT, HEALTH AND PLANNING COMMITTEE
TO BE HELD ON 96 11 20TH NOVEMBER, 1996-



05:02 Development Applications - Hurstville Ward
05:02.01 57 The Avenue, Hurstville (13/95)
Section 102 Modification To Three Storey Residential Building

05:03 Development Applications - Penshurst Ward
05:03.01 49-51 Melvin Street, Beverly Hills (281/96)
7 X 3 Bedroom Townhouses

05:04 Development Applications - Peakhurst Ward
05:04.01 34 Samuel Street, Peakhurst (140/96)
Detached Single Storey Dual Occupancy

05:05 Miscellaneous And Other Matters
05:05.01 7 Elm Street, Lugarno - Appeal 10622 Against Council's Refusal Of Da 339/95 For A Dual Occupancy Dwelling

HURSTVILLE CITY COUNCIL
REPORT ITEM NO: .
DEVELOPMENT & HEALTH
DIVISIONAL MANAGER - DEVELOPMENT AND HEALTH - SECTION ONE
REPORT NO 01TO THE DEVELOPMENT, HEALTH AND PLANNING COMMITTEE
TO BE HELD ON 96 11 20TH NOVEMBER, 1996-


The General Manager
Hustville City Council
The Civic Centre
HURSTVILLE

Dear Sir,

Hereunder is my report No.01 to be submitted to the DEVELOPMENT, HEALTH AND PLANNING Committee:-


05.02 DEVELOPMENT APPLICATIONS - HURSTVILLE WARD



HURSTVILLE CITY COUNCIL
REPORT ITEM NO: .
DEVELOPMENT & HEALTH


05.02.01 57 THE AVENUE, HURSTVILLE (13/95)
SECTION 102 MODIFICATION TO THREE STOREY RESIDENTIAL BUILDING
(Report by Town Planner, Ms. L. Yousif)




Applicant : Rhodes Developments Pty. Ltd.
Proposal : THREE STOREY RESIDENTIAL
BUILDING
Zoning : Zone No. 2 - Residential
Residential Development
Control Plan 1994 : Development Area "D"
Owners : Mr. G. Barber
Existing Development : Two (2) Semi-detached Dwellings
Cost of Development : $720,000

PRECIS OF REPORT

1. Section 102 Modification.

2. Six (6) objections have been received raising concern over design, loss of amenity and privacy.

3. Recommendation - approval.



History

Council at a Meeting held on 23 August, 1995, approved an application for the construction of a three (3) storey residential building containing 5 x 2 bedroom units and 1 x 2 bedroom townhouse. A Section 102 Modification was issued for this approval on 15 May, 1996. This altered the development to allow six (6) three bedroom units to be built on the site.

Current Section 102 Modification

A further Section 102 Modification has been submitted for the proposal. The modifications sought are as follows :

i) Reduction in the amount of excavation on site to take advantage of the site's natural topography and to allow for improved potential for landscaping on site.

ii) Increase resultant height of building by 2.05 metres.

iii) Relocation of driveway area to the north western boundary.

iv) Redesign garage area.

v) Provision of balcony at south-western side of building.

Assessment of Modifications

The reduction in the amount of excavation will result in an RL 23.95 to ridge. (Previously RL 21.90) representing an increase of 2.05 metres.

This height increase is not considered to be significant in this instance, particularly due to the scale of residential development surrounding the site proposal. The reduction in excavation and resultant area for landscaping as submitted by the applicant will enhance the existing streetscape and opportunity for landscaping adjoining property boundaries further reduces potential privacy concerns highlighted in submissions to Council.

Further, shadow diagrams submitted by the applicant have been assessed and are considered to be acceptable. It is acknowledged that reduction in sunlight during the winter months to 55 The Avenue will occur, but not to a significant extent beyond that originally approved.

The remaining amendments, i.e., relocation of driveway, redesign of garage area and provision of balcony at the south-western portion of the building are considered to be satisfactory changes and do not represent a significant change to the building. It should be noted the reduction in excavation will allow for an improved potential for landscaping on the site.

Public Notification and Comment

Adjoining residents were notified by letter of the amended proposal and given twenty-one (21) days in which to view the plans and submit any comments on the proposal. Six (6) submissions were registered and their concerns are outlined below :

i) The amended excavation is clearly a cost cutting exercise. The increased height will cause significant overshadowing resulting in loss of sunshine and light, particularly during winter.

Comment : The reduction in excavation will result in the rear dwellings of the proposal not being cut in to the site, increased landscaping opportunity and a reduction in privacy issues along property boundaries.

Increasing the height will cause some reduction in sunshine and light. This, however, is expected to occur after 11.00 am based on the shadow diagrams supplied.

ii) Further loss of amenity and privacy.

Comment : The amended proposal in effect will reduce loss of privacy and amenity as the proposal is a reduction in the number of units, increased landscaping and screening will result through reduced excavation and the amenity of the locality will be enhanced.

iii) Increased height and exposed bulk of the building is unreasonable and is not in harmony.

Comment : The proposal is of a comparable height, scale to other developments within close proximity and the general locality. The design is comparable in architectural merit and will be sympathetic with the streetscape.

Summary

After considering all of the issues submitted by residents, the nature of the amendments and the general amenity of the locality, it is considered that the proposal is a satisfactory amendment to the original proposal DA 13/95. On this basis the amendment is considered reasonable and approval is recommended.



HURSTVILLE CITY COUNCIL
RECOMMENDATION NO: .02.01
DEVELOPMENT & HEALTH

HEADING: Recommendation 57 THE AVENUE, HURSTVILLE (13/95)
SECTION 102 MODIFICATION TO THREE STOREY RESIDENTIAL BUILDING
(Report by Town Planner, Ms. L. Yousif)


. Recommendation 57 THE AVENUE, HURSTVILLE (13/95)
SECTION 102 MODIFICATION TO THREE STOREY RESIDENTIAL BUILDING
(Report by Town Planner, Ms. L. Yousif)



RECOMMENDATION


THAT Council as the consent authority grant development consent for a Section 102 Modification to Development Application No. 13/95 for 6 x 3 bedroom home units at 57 The Avenue, Hurstville, subject to the following conditions :

1. Compliance generally with amended plans submitted with the application dated 26 August, 1996, prepared by Rhodes Developments Pty. Ltd and the conditions of consent for Development Application 13/95 issued on 30 August, 1995.

HURSTVILLE CITY COUNCIL
REPORT ITEM NO: .
DEVELOPMENT & HEALTH


05.03 DEVELOPMENT APPLICATIONS - PENSHURST WARD



HURSTVILLE CITY COUNCIL
REPORT ITEM NO: .
DEVELOPMENT & HEALTH


05.03.01 49-51 MELVIN STREET, BEVERLY HILLS (281/96)
7 X 3 BEDROOM TOWNHOUSES
(Report by Town Planners, Hassell Pty. Ltd.)




Applicant: P. Georgeson
Proposal: 7x 3 BEDROOM TOWNHOUSES
Zoning: Zone No. 2-Residential
Residential Development Development Area "C"
Control Plan 1994:
Owners: The Estate of the late T. Georgopuolos
Existing Development: Houses (Single Storey)
Cost of Development: $500,000.


Precis of Report

1. Proposal is to construct 7 x 3 bedroom townhouses with ancillary car parking.

2. It is also proposed to vary the density requirements of Council's residential development control plan.

3. No objection is raised by Council's engineers and building surveyors.

4. Three (3) submissions have been received raising concern over traffic, design, loss of privacy, overshadowing and the potential for tenant occupancy.

5. Recommendation- Approval.

Existing and Surrounding Development

The subject site comprises two existing house allotments which have frontage to Melvin Street. 51 Melvin Street also has an extensive side boundary which fronts onto Gregory Crescent. At present on the property are two single storey dwellings of brick and tile construction.

The two properties extend beyond the rear fences of other properties in Melvin Street into an open space area that services properties primarily in Gregory Crescent, Dennis Place and Melvin Street.

The surrounding residential development is a mixture of single and two storey dwellings in addition to several villa developments. One of these such developments is presently under construction opposite the subject site. Surrounding development includes a railway line and the Beverly Hills Shopping Centre. A car park that services the Beverly Hills Shopping Centre egresses via Melvin Lane and a one way flow of traffic to Melvin Street. This egress is in close proximity to the subject site and adjacent to the point where Gregory Crescent intersects with Melvin Street.

Due to its proximity to Beverly Hills the site is well serviced by public transport and public facilities. In addition Beverly Hills Girls' High School is located across the railway line at Beverly Hills. As mentioned the property also adjoins a significant open space area. Additionally, the Beverly Hills Public School is located within 500m of the site.

Proposed Development

The applicant proposes to demolish the existing dwellings on the site and construct a development containing 7 x 3 bedroom townhouses. Two of the townhouses will include double garages, and the remaining five will have single garages. Three visitor car parking spaces are also provided.

The site is approximately 37m x 50m in size, providing an area of 2028m2. Its rectangular shape has allowed for a central driveway with four townhouses off one side (to the north-west) and three townhouses on the south-eastern side. The development proposes landscaping which is well placed around the development. Generous courtyards are provided for the townhouses.

Statutory Requirements

The subject site is zoned No. 2, Residential, under the Hurstville Local Environmental Plan, 1994, and the proposal is permissible with the Council's consent. The proposal has been assessed against the provisions of Council's Interim Residential Development Code and complies with most requirements. The areas of non-compliance relate to two aspects. These are the density requirements of the site and the permissible number of storeys.

Compliance with Interim Residential Development Code Requirement

The proposal generally complies with the provisions of the Interim Residential Development Code, with the exception of the provision of the second storey on the rear townhouses and an increase in the density requirements from 6.43 to 7 dwellings. The following table summarises the proposal's compliance with the provisions of the Interim Residential Development Code. Further comment is provided where appropriate:


Tabled Information

Proposed
Complies
Interim DCP
Site Area
2028 m2
Density
7
No
6.43
Building Height
8.0 m (ave)
Yes
9.0 m
Private Open Space:
Yes
Landscaped Area
Building Setbacks: Front - Grnd Floor
1st Floor
3.74
4.5
Yes
Yes
1.35 m
2.00 m
Side/Rear - Grnd Floor
1st Floor
3.74
4.5
Yes
Yes
1.35m
4.00 m
Residential Parking
9
Yes
9
Visitor Parking
3
Yes
2
Building Envelope - Front
See Comment
Yes
3.5/45o
- side/ rear
See Comment
No
1.5/45o
Frontage
37.24 m
Yes
24.0 m

Comment :

Compliance with the building envelope control - There is a minor non-compliance with the building envelope control applying to the rear townhouse No. 7. Encroachment is not significant and given that the property at this point abuts an open space area, there will be little or no impact as a result. In order that overall height requiements are observed it is suggested that the building levels be lowered by 0.5 metres.

No. of floors - The Interim Residential Development Code requires that townhouses 6 and 7 towards the rear of the site are of only single storey construction. A site inspection revealed that there is not likely to be any impact resulting from these dwellings being two storey in height.

Whilst the shadow diagrams indicate that townhouse 6 may have some impact on 47 Melvin Street, the site inspection revealed that the corner that was of some concern is covered in significant vegetation. As a result, any overshadowing that may apply during the latter hours of the day in the middle of June is not likely to have a significant impact on No. 47 Melvin Street and will not impact on the drying areas of that property or the recreation area immediately outside the dwelling. No objection has been received from the owner of No. 47 Melvin Street.

As the property protrudes into the open space area the location of townhouse 7 is such that it will have no impact on adjoining properties. Townhouse 7 is in fact located beyond the extension of the property boundaries of other dwellings that front Melvin Street.

Another area of potential concern would be the impact that two storey development would have on the visual amenity of the area. The site inspection also revealed that there are significant trees in the adjoining open space which shield these two townhouses quite significantly from the open side of the property. On this basis there are not likely to be significant impacts resulting from allowing the two storey development in this instance.

Density - The Interim Residential Development Code allows for 6.43 dwellings against the proposed 7. Once again in considering such a variation an assessment must be undertaken on potential impacts resulting from the variation.

As the property is located adjacent to an abundant area of open space there is less concern that the potential impacts that may result from an increased number of dwellings. The frontages to each street, being Melvin and Gregory Crescent, are of a two storey nature and generous space has been provided between each dwelling. The two storey character is present in other areas of Gregory Crescent and is not out of character with the mixed single and two storey developments in the vicinity. Given the general compliance with the Interim Residential Development Code, and after an assessment that suggests there will be little or no impact on the variation, there are no town planning objections to this aspect of the proposal.

Loss of privacy - Some concern has been expressed over the potential loss of privacy particularly from townhouse No. 4. This loss of privacy results from the presence of bedrooms on the upper floor of the townhouses where windows are generally orientated to look out from the site. Additionally, townhouses No. 1 and 5 orientate to the north west and as a result tend to give a side wall appearance to Melvin Street. If this is the true frontage of the property then, to remain compatible with Melvin Street, reorientation of some of the windows, particularly those in townhouse No. 5, should be away from the adjoining property at No. 47 Melvin Street and onto the streetscape or front boundary on Melvin Street.

It is considered that there is an opportunity to minimise the potential loss of privacy and to improve the appearance of the property from Melvin Street by simply imposing conditions on any development consent such that windows are orientated away from adjoining properties to street frontages or to within the site and that such changes be shown on the building application.

Other Section 90 Issues

Potential for overshadowing - Given the orientation of the property there will be some overshadowing that will occur on adjoining properties. In particular No. 47 Melvin Street will have some late after noon shadows during the middle of June. As discussed the existing vegetation on the site and on No. 47 Melvin Street suggests that the net increase in overshadowing is minimal.

Traffic - It is not expected the volume of traffic resulting from this development will impact significantly on traffic in the vicinity of the proposal. Council's engineers have not raised any concerns in this area and it is considered that Melvin Street can more that adequately cater for additional traffic resulting from this development.

Bulk and Scale - The proposal is of a comparable height to the two storey developments that exists in and around the locality. The design has architectural merit and will hold its place in the streetscape. The property with its relationship with the open space area only serves to improve the amenity of the area.

Fencing - The proposal provides for a 1.8m high fence down the Gregory Crescent frontage. As the property has frontage to Melvin Street, there is already an existing paling fence down this boundary and it is proposed to replace this with a brick and lattice style fence.

This fence extends to the corner of Melvin Street and Gregory Crescent and as such intrudes on the primary building line of 4.5m. It then returns along Melvin Street for a distance of approximately 6m to create a courtyard for townhouse No. 1. A consideration is whether or not the fence should intrude on the primary building line or stop at the setback of 4.5m and then return across to townhouse No. 1.

In light of concerns raised over traffic flows and given the length the boundary fronting Gregory Crescent it is considered that it should be recessed in a distance of 5.0 metres from the Gregory Street boundary fence at a distance of 2.0 metres from the Melvin Street boundary fence. This recess should then rejoin the Melvin Street boundary fence perpendicular to the above point. The applicant may wish to readjust the dividing courtyard fence between the Melvin Street boundary fence and Unit 1.

Manager, Building Services

No objection has been raised to the proposal subject to a number of conditions which have been incorporated in the recommendation.

Manager, Development Advice

No objection has been raised to the proposal subject to a number of conditions which have been incorporated in the recommendation.

Public Notification and Comment

The proposal was advertised in the "St George and Sutherland Shire Leader" and 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. A total of three (3) submissions were received from nearby residents during the advertising period with a subsequent submission received prior to writing this report. The main issues raised in these submissions have been summarised and addressed as follows.

i) Traffic

Comment: As discussed, it is envisaged that carrying capacity of Melvin Street is more than capable of dealing with this development for 7 townhouses. Whilst there is some perception that 7 x 3 bedroom townhouses will result in 21 cars, this is not likely to be the scenario. In addition the proposal meets Councils car parking requirements and has a generous provision of space within the development. As a result it is not envisaged that there is likely to be any significant impact resulting from a perceived lack of parking on the site or increased traffic.

Whilst there is some concern relating to the flow of traffic out of Melvin Lane from the car parking servicing Beverley Hills Shopping Centre this is more of a traffic management issue relating to that centre rather than a reason for rejecting a development that is permissible on the subject property.

ii) Loss of Privacy

Comment: Objection has been raised regarding the proximity of townhouse No. 4 to No. 1 Gregory Crescent. This is primarily as a result of the location of the swimming pool in the north eastern corner of No. 1 Gregory Crescent which is the closest point of that property to townhouse No. 4.

No. 1 Gregory Crescent is separated by a pathway access to the open space area of several metres and townhouse No. 4 is setback an additional 4.5m at its closest point to the relevant boundary. Additionally, the only upstairs room in townhouse No 4 that is likely to have an impact on privacy is the third bedroom for this townhouse. It is not expected that the use of this room is likely to create a loss of privacy situation. Nonetheless, reorientation of the bedroom window so that it looks out over the open space instead of Gregory Crescent may minimise the potential loss of privacy. Whilst this change is not considered necessary, it is considered desirable and should be the subject of a condition if consent is granted.

iii) Rental Accommodation

Comment: there is no indication that a development such as this will result in a tenanted population and even if it did there is no evidence to suggest that this will lead to a degradation of the neighbourhood. The quality of the development is of a high standard and it is quite likely that rents or purchasing prices will be priced accordingly.

iv) Streetscape

Comment: Concern has been raised over the quality of the development in an area such as Beverly Hills. Perusal of the plans reveal that the development includes a number of architectural details which suggest a quality finish on the development. The use of brick and tile construction including banding and soldier courses across windows serve to improve the appearance and place it above average for such a development. Reorientation of windows to improve frontage to Melvin Street is considered desirable and will only further enhance the development.

Summary

After considering all the aspects of the Interim Residential Development Codes, Section 90 and the submission of residents, it is believed that the proposal is a satisfactory form of development. It meets nearly all the requirements of the Interim Residential Development Code and where it doesn't it is considered that the variation is warranted. On this basis it is considered reasonable and approval is recommended.


HURSTVILLE CITY COUNCIL
RECOMMENDATION NO: .03.01
DEVELOPMENT & HEALTH

HEADING: Recommendation 49-51 MELVIN STREET, BEVERLY HILLS (281/96)
7 X 3 BEDROOM TOWNHOUSES
(Report by Town Planners, Hassell Pty. Ltd.)


. Recommendation 49-51 MELVIN STREET, BEVERLY HILLS (281/96)
7 X 3 BEDROOM TOWNHOUSES
(Report by Town Planners, Hassell Pty. Ltd.)



RECOMMENDATION


THAT Council as the consent authority grant development consent for the erection of a townhouse development containing 7 x 3 bedroom townhouses with associated car parking at Nos. 49-51 Melvin Street, Beverly Hills, subject to the following conditions :

1. Compliance generally with Drawing No DA01, 2,3 and 4 tables and documentation prepared by Georgeson Associates dated August 1996 and submitted with DA 281/96, except where amended by the conditions of consent. (Floor plan levels shall prevail over levels shown on elevations).

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

3. 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.

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 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 $19,920 and payable prior to the release of the approved building plans.

5. 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 $2,222 and payable prior to the release of the approved building plans.

6. 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 5% 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. Note : The storage capacity of the OSD shall be increased should Sydney Water have more stringent requirements.

* 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.

7. 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 is to be shown. approval in writing shall be obtained from Sydney Water for connection into Sydney Water's open canal.

8. All stormwater to drain by gravity to Sydney Water's Open Canal in Council's Reserve at the rear via a registered 1.0 metre wide easement. A formal application is to be made to Council for registration of the easement and compensation paid to Council on the basis of a valuation obtained by Council.

9. In accordance with the survey plan and levels submitted by K. Brown and T M Austin, the proposed townhouses shall not exceed the corrected levels shown on the plans and a roof pitch of no more than 30 degrees. RL's are to be submitted with the building application.

10. 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.

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. All building materials shall be compatible in colour and texture throughout the whole project. Details and colour of building materials shall be submitted with the Building Application.

13. 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 by Council and a Certificate of Classification has been issued.

14. 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.

15. All access driveways, queuing areas, ramps, gradients and the like for basement and ground level parking areas are to conform with the provisions of Australian Standard AS 2890-1-1993 - Parking Facilities except where otherwise required by Council. Details are to be submitted with the Building Application for approval.

16. All car spaces shall have minimum dimensions of 2.5m X 5.5m, except for disabled spaces which shall have minimum dimensions of 3.0m X 5.5m.

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 existing vehicular crossings adjacent to the subject property that have become redundant are to be reinstated with kerb and guttering at the applicant's expense prior to issue of Certificate of Classification.

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. 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 written Council approval.

21. The developer and his agents shall take all measures to prevent damage to trees and root systems during site works and construction.

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

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

24. 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/Building Certificate

25. Site Management details to be submitted in accordance with Council Code, "Guidelines on Sediment and Silt Control".



HURSTVILLE CITY COUNCIL
REPORT ITEM NO: .
DEVELOPMENT & HEALTH


05.04 DEVELOPMENT APPLICATIONS - PEAKHURST WARD



HURSTVILLE CITY COUNCIL
REPORT ITEM NO: .
DEVELOPMENT & HEALTH


05.04.01 34 SAMUEL STREET, PEAKHURST (140/96)
DETACHED SINGLE STOREY DUAL OCCUPANCY
(Report by Junior Planner, Mr. J. Brannan)




Applicant : R. J. & M . H. Field
Proposal : DETACHED SINGLE STOREY
DUAL OCCUPANCY
Zoning : Zone No. 2 - Residential
Residential Development
Control Plan 1994 : Development Area "B"
Owners : R. J. & M. H. Field
Existing Development : Single Storey Residence
Cost of Development : $210,000

PRECIS OF REPORT

1. 2 x 4 bedroom single storey detached dwellings.

2. Alternative drainage plan via pump-out system, refused easement by neighbouring properties.

3. No objections received.

4. No objection from Building or Engineering Divisions.

5. Recommendation - approval.



Existing and Surrounding Development

The site is located midway along Samuel Street with the existing dwelling located on the site of a single storey construction consisting of three bedrooms. The area is mainly made up of single storey dwellings with a few two storey and modified dwellings throughout. The site is within close proximity to the local school and Gannons Park with sufficient public transport accessibility.

History

30/4/96Lodged development application.
28/5/96 - 11/6/96Notification to neighbouring properties.
27/2/96 and 2/9/96Letters from 37, 39 and 41 Caledonia Crescent, Peakhurst at the rear of 34 Samuel Street, declining easement through properties for drainage requirements.
30/9/96Pump-out system hydraulic plans received.

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 the proposal is permissible within the zoning with Council consent. The proposal has been assessed against the provisions of Council's Interim Residential Development Code and its relevant amendments.

Proposed Development

The proposal is to erect two (2) detached single storey dwellings, each consisting of four (4) bedrooms with separate family room, dining and living areas, kitchen and usual amenities. The main bedroom has a separate ensuite. Both dwellings have an attached sunroom/rumpus room that addresses the private open space. The dwelling fronting the street has been provided with a private open space area of about 125 square metres with the rear dwelling being provided with an area of 126 square metres. The dimensions of the property are 20.115 metre frontage and 53.36 metre depth giving an area of 1075.5 square metres.

Both dwellings are similar in structure and composition with the provision of a double garage on each to accommodate a total of two (2) car spaces per dwelling. The access for vehicles to the property is via a 3.0 metre wide driveway that is on the eastern boundary providing vehicular access to the front and rear dwelling.

The landscaping requirement for this site is a minimum of 45% of the property with this proposal providing an area of 46.9% totalling 537 square metres.

Drainage from the site is to drain to Samuel Street via a pump-out system due to the standard procedure to acquire an easement through the rear properties being exhausted. This was pursued due to slope of the land to the rear.

This proposal incorporates the ideals set by Council's Interim Residential Development Code, 1995, by providing compliance under all provisions and creating a development that is to blend in with the existing streetscape.





Tabled Information

Proposed
Permissible IRDC
Compliance
Site Area
1075.5 m2
Density
537.5 m2/
dwelling
315 m2/
dwelling
Yes
Development Area " B "
Building Height
existing
4.5 m (rear)
9.0m front 6.0 m rear
Yes
Private Open Space:
128/124 m2
60.0 m2
Yes
Landscaped Area
504.41 m2
483 m2
Yes
Building Setbacks: Front
4.5 m
4.5 m
Yes
Side
1.35 m
1.35 m
Yes
Residential Parking
4
4
Yes
Building Envelope - Front
Rear & Sides
3.5m/45o 1.5m/45o
3.5m/45o 1.5m/45o
Yes
Yes
Frontage
20.12 m
15.0 m
Yes

Comment :

The proposal indicates general compliance under all areas of Council's Interim Residential Development Code, 1995 except for the problem of drainage from the site. The applicant has followed Council's requirements for easements and provided written confirmation from the rear neighbours declining the offer/valuation. Due to these circumstances a pump-out system is the only alternative and the applicant has provided plans and details of pump-outs, their use and location. This has been further investigated by Council's Engineer.

The proposal complies with Council's requirements regarding setbacks, building envelope and landscaping with 504.4 square metres of landscaped area being provided under Council's Interim Residential Development Code, 1995 allowing for 45% landscaping for single dwellings

Manager, Building Services

Referral was made to Council's Development and Health Department for comment from the appropriate building surveyor in relation to building works and to provide any relevant comments. No objection was raised to the proposal subject to the submission of a building application, submission of hydraulic plans for stormwater dispersal and no raising of natural ground levels external to buildings. These areas are to be part of conditions of general compliance to be accommodated at building application stage.

Manager, Development Advice

Referral was made to the Manager, Development Advice for comment in relation to drainage from the site via the proposed pump-out system and any relevant engineering details. No objection was raised to the proposal subject to provision of further hydraulic plans at building application stage in relation to the pump-out system. Stormwater dispersal from the site will consist of the front dwelling roof waters and paved areas having dispersal to the street by gravity with the rear dwelling roof waters and impervious surfaces draining to the pump-out system located at the rear of the north-eastern boundary. Plans provided to Council showing piping location and pit outlets are more than adequate for the proposal submitted. Further provisions to be accommodated were conditions of drainage amplification fees and reinstatement of kerb and gutter for this site.

Public Notification and Comment

Adjoining residents were notified by letter and given fourteen (14) days in which to view the plans and submit any comments on the proposal. No submissions were registered.

Summary

The development of the site with the proposed dual dwellings complies with the requirements and intentions of the Interim Residential Development Code, 1995. The proposal has accommodated both dwellings on site quite comfortably with a more than adequate style and design of housing that will add to the local character of the area blending in with a number of newer dwellings and upgraded older homes. With the above taken into consideration approval of the development is recommended subject to standard conditions being applied.

HURSTVILLE CITY COUNCIL
RECOMMENDATION NO: .04.01
DEVELOPMENT & HEALTH

HEADING: Recommendation 34 SAMUEL STREET, PEAKHURST (140/96)
DETACHED SINGLE STOREY DUAL OCCUPANCY
(Report by Junior Planner, Mr. J. Brannan)


. Recommendation 34 SAMUEL STREET, PEAKHURST (140/96)
DETACHED SINGLE STOREY DUAL OCCUPANCY
(Report by Junior Planner, Mr. J. Brannan)



RECOMMENDATION


THAT Council as the consent authority grant development consent for the establishment of two detached single storey four bedroom dwellings at 34 Samuel Street, Peakhurst, subject to the following conditions :

1. Compliance generally with Drawing No 29881-2 tables and documentation dated 26 April, 1996 and submitted with DA , 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) Regulation 1993, accompanied by detailed building plans, specifications, and the payment of relevant building application fees.

3. Stormwater drainage plans in relation to the proposed pump-out system 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 is to be shown.

4. Stormwater is to be discharged to the kerb and gutter in Samuel Street. Roof water from the front house shall be discharged by gravity to the street drainage system.

5. 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.

6. 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 $2,967 and payable prior to the release of the approved building plans.

7. 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 $331 and payable prior to the release of the approved building plans.

8. 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 the provision of drainage services.

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 drainage services.

The contribution rate for Georges River catchment is $1.77 per square metre of gross land area of the subject site. The amount is $1,902 and payable prior to the release of the approved building plans.

9. In accordance with the survey plan and levels submitted by Masterton Homes, the proposed detached dwellings shall not exceed 4.5 metres at the main ridge line as measured vertically from any nominated point from natural ground level to the roof line directly above that point. Finished RL's are to be submitted with the building application plans.

10. 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.

11. The building and or work being the subject of the development consent shall not be occupied until a final inspection has been carried out by Council and a Building Certificate issued.

12. 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.

13. Applicant to pay Council to :
a) Replace the redundant crossing with kerb and gutter.
b) Construct a new 100mm thick concrete crossing reinforced with F72 mesh.
Quote given on request.
OR
Construction of the above work 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.

14. 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 written Council approval.

15. Payment to Council for an additional garbage service on occupation of the new dwelling. For relief from the second garbage service the landowner shall signify, in writing, that one service is sufficient for the approved dual dwelling developments on the site and that there is no intention to seek approval for a subdivision of the lands by way of a strata subdivision or the like.

16. Should the applicant wish to subdivide the subject dual dwelling at a later date, the relevant authorities are to be contacted regarding their requirements prior to laying any cables or services; Australian Gas Light Company, Telecom and the Sydney Water Board.

17. Provision is to be made for separate electricity and drainage services if a future subdivision application is to be made to Council.

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

HURSTVILLE CITY COUNCIL
REPORT ITEM NO: .
DEVELOPMENT & HEALTH


05.05 MISCELLANEOUS AND OTHER MATTERS



HURSTVILLE CITY COUNCIL
REPORT ITEM NO: .
DEVELOPMENT & HEALTH


05.05.01 7 ELM STREET, LUGARNO - APPEAL 10622 AGAINST COUNCIL'S REFUSAL OF DA 339/95 FOR A DUAL OCCUPANCY DWELLING (Report by Manager - Building Services, Mr G Young)


HURSTVILLE CITY COUNCIL
RECOMMENDATION NO: .05.01
DEVELOPMENT & HEALTH

HEADING: Recommendation 7 ELM STREET, LUGARNO - APPEAL 10622 AGAINST COUNCIL'S REFUSAL OF DA 339/95 FOR A DUAL OCCUPANCY DWELLING (Report by Manager - Building Services, Mr G Young)

. Recommendation 7 ELM STREET, LUGARNO - APPEAL 10622 AGAINST COUNCIL'S REFUSAL OF DA 339/95 FOR A DUAL OCCUPANCY DWELLING (Report by Manager - Building Services, Mr G Young)


RECOMMENDATION


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


SUMMARY OF ITEMS CONTAINED IN THE
DIVISIONAL MANAGER - DEVELOPMENT AND HEALTH - SECTION TWO' REPORT
TO THE MEETING OF THE DEVELOPMENT, HEALTH AND PLANNING COMMITTEE
TO BE HELD ON 96 11 20TH NOVEMBER, 1996-


06:01 Ward Councillors' Reports

06:02 Building Applications - Hurstville Ward

06:02.01 144 Gloucester Road, Hurstville - Enclosure Of Existing First Floor Terrace (Report By Environmental Building Surveyor, Mr M Yeung)

06:03 Building Applications - Penshurst Ward

06:04 Building Applications - Peakhurst Ward

06:04.01 67 Isaac Street, Peakhurst - Double Garage And Carport (Report By Environmental Building Surveyor, Mr M Yeung)

06:05 Miscellaneous And Other Matters

06:05.01 Invitation To Establish Georges River Estuary Management Committee (Report By Manager - Environmental Services, Mr P Chrystal)

HURSTVILLE CITY COUNCIL
REPORT ITEM NO: .
DEVELOPMENT & HEALTH
SECTION 2


06.01 WARD COUNCILLORS' REPORTS

THERE ARE NO WARD COUNCILLORS' REPORTS FOR THIS MEETING.

HURSTVILLE CITY COUNCIL
REPORT ITEM NO: .
DEVELOPMENT & HEALTH


06.02 BUILDING APPLICATIONS - HURSTVILLE WARD



HURSTVILLE CITY COUNCIL
REPORT ITEM NO: .
DEVELOPMENT & HEALTH


06.02.01 144 GLOUCESTER ROAD, HURSTVILLE - Enclosure of Existing First Floor Terrace (Report by Environmental Building Surveyor, Mr M Yeung)


HURSTVILLE CITY COUNCIL
RECOMMENDATION NO: .02.01
DEVELOPMENT & HEALTH

HEADING: Recommendation 144 GLOUCESTER ROAD, HURSTVILLE - Enclosure of Existing First Floor Terrace (Report by Environmental Building Surveyor, Mr M Yeung)

. Recommendation 144 GLOUCESTER ROAD, HURSTVILLE - Enclosure of Existing First Floor Terrace (Report by Environmental Building Surveyor, Mr M Yeung)


RECOMMENDATION


HURSTVILLE CITY COUNCIL
REPORT ITEM NO: .
DEVELOPMENT & HEALTH


06.03 BUILDING APPLICATIONS - PENSHURST WARD

THERE ARE NO BUILDING APPLICATIONS IN RESPECT OF PENSHURST WARD FOR THIS MEETING.

HURSTVILLE CITY COUNCIL
REPORT ITEM NO: .
DEVELOPMENT & HEALTH


06.04 BUILDING APPLICATIONS - PEAKHURST WARD



HURSTVILLE CITY COUNCIL
REPORT ITEM NO: .
DEVELOPMENT & HEALTH


06.04.01 67 ISAAC STREET, PEAKHURST - Double Garage and Carport (Report by Environmental Building Surveyor, Mr M Yeung)


HURSTVILLE CITY COUNCIL
RECOMMENDATION NO: .04.01
DEVELOPMENT & HEALTH

HEADING: Recommendation 67 ISAAC STREET, PEAKHURST - Double Garage and Carport (Report by Environmental Building Surveyor, Mr M Yeung)

. Recommendation 67 ISAAC STREET, PEAKHURST - Double Garage and Carport (Report by Environmental Building Surveyor, Mr M Yeung)


RECOMMENDATION


HURSTVILLE CITY COUNCIL
REPORT ITEM NO: .
DEVELOPMENT & HEALTH


06.05 MISCELLANEOUS AND OTHER MATTERS



HURSTVILLE CITY COUNCIL
REPORT ITEM NO: .
DEVELOPMENT & HEALTH


06.05.01 INVITATION TO ESTABLISH GEORGES RIVER ESTUARY MANAGEMENT COMMITTEE (Report by Manager - Environmental Services, Mr P Chrystal)


HURSTVILLE CITY COUNCIL
RECOMMENDATION NO: .05.01
DEVELOPMENT & HEALTH

HEADING: Recommendation INVITATION TO ESTABLISH GEORGES RIVER ESTUARY MANAGEMENT COMMITTEE (Report by Manager - Environmental Services, Mr P Chrystal)

. Recommendation INVITATION TO ESTABLISH GEORGES RIVER ESTUARY MANAGEMENT COMMITTEE (Report by Manager - Environmental Services, Mr P Chrystal)


RECOMMENDATION