DEVELOPMENT ASSESSMENT REPORT - DA167/14 PROPOSED …archive.lithgow.nsw.gov.au/agendas/14/1117/ITEM4.pdf · DEVELOPMENT ASSESSMENT REPORT - DA167/14 PROPOSED SHED, BATHURST STREET

DEVELOPMENT ASSESSMENT REPORT - DA167/14 PROPOSED SHED, BATHURST STREET RYDAL NSW 2790 1. PROPOSAL Council is in receipt of Development Application DA167/14 for a Storage Shed for the storage of personal belongings on land known as Lot 7 Sec 14 DP 758890, BATHURST STREET RYDAL NSW 2790. The land is currently vacant on the corner of Bathurst Street and Quarry Street Rydal with grassy vegetation and some trees. The plans accompanying the application indicate the proposal to be for a ‘Colorbond’ shed measuring 9.2 metres by 12.2 metres in length. In addition, an awning is proposed to the western (front) elevation and northern elevation. The northern elevation contains the only means of access to the proposed shed via a 3.4m wide roller door. The height is proposed to be 4.2m to the eaves and 5.01m to the ridge. A 12,000 litre water tank is also proposed at the rear. Cut and fill, landscaping and access also form part of the proposal.

Subject site 2. SUMMARY To assess and recommend determination of DA167/14. The Recommendation will be for approval subject to conditions.

3. LOCATION OF THE PROPOSAL Legal Description : Lot 7 Sec 14 DP 758890 Property Address : BATHURST STREET RYDAL NSW 2790 4. ZONING: The land is zoned 2(v) Village in accordance with Lithgow City Local Environmental Plan 1994. 5. PERMISSIBILITY: The development being a shed is considered permissible under Lithgow City Council’s Local Environmental Plan 1994 2(v) Village Zone, subject to development consent. 5.1 POLICY IMPLICATIONS (OTHER THAN DCP’s) None. 5.2 FINANCIAL IMPLICATIONS (eg Section 94) Lithgow City Council Section 94A Development Contributions Plan is not applicable to the proposed development as the estimated cost of development is below the threshold to apply contributions. 5.3 LEGAL IMPLICATIONS Environmental Planning and Assessment Act 1979 In determining a development application, a consent authority is required to take into consideration the matters of relevance under Section 79C of the Environmental Planning and Assessment Act 1979. The matters for consideration are as follows: 5.3.1 Any Environmental Planning Instruments Lithgow City Local Environmental Plan 1994

LEP 1994 – Compliance Check

Clause Compliance

9 2(v) zoning table Yes

21 Notification of certain development and development in Residential and Village Zones

Yes

30 Land subject to bushfire hazards Yes

Comment: The objectives of the zone are: (a) to promote development which is compatible with an urban function within a rural area, (b) to maintain the rural atmosphere of the village, (c) to safeguard residential amenity within the village, and (d) to prevent pollution of water supply catchments and water quality in major water storages. The 2(v) allows a wide range of land uses as permissible including commercial and industrial uses. The proposed shed proposal is not inconsistent with the zone objectives.

Sheds are usually an ancillary development to dwellings and are common throughout the Lithgow Council Area. There are occasions however when application is made for sheds to be stand-alone such as in this occasion. There are no further controls within the LEP governing the control of shed developments and therefore a merits assessment needs to be the determinative assessment. The land is deemed suitable for the proposal. 5.3.2 Any draft environmental planning instrument that is or has been placed on public exhibition and details of which have been notified to the consent authority The Draft Lithgow City Local Environmental Plan 2013 applies to the land, which proposes to change the zoning to RU5 Village, with a minimum lot size of 4000m2. The applicant initially wished to build a dwelling upon the site, however as the site is less than the required size under the draft LEP, has been looking into alternative uses for the site. The applicant has indicated that ‘a shed for personal storage would allow them to make some use of otherwise sterilised land’. The draft LEP incorporates this site into a heritage conservation area which requires additional assessment of proposals within this precinct. It is considered that as the subject site is at the periphery of the draft precinct and is 150 metres from the main part of the town with only one neighbouring dwelling located to the rear of the site, the heritage significance of the site is not profound. Considerations for the proposal would include the choice of colours, materials, height and scale. It is considered that the proposal is acceptable in its current form subject to some amendment. During the course of processing the application, Council officers expressed their concerns with the proposal including relaying those of submitters to the applicant. The applicant responded with an amended set of drawings which make amendments to the proposal including:

Increasing the front setback from 4 metres to 8 metres (exclusive of the 1.5 metre wide awning).

Clarifying the cut and fill to be no cut and fill of approximately 1 metre. Selecting a dark colour. The chosen colour is Colorbond ‘woodland grey’. The proposed landscaping remains unchanged as ‘lomandra longifolia or

similar’. It is considered that these amendments assist to reduce the impact of the proposal and could be further improved upon by balancing the cut and fill to be approximately a half metre cut in order to reduce the height of the building. The nominated landscaping is not going to provide any substantial screening of the proposal and is a species that needs to be substituted with an evergreen with a mature height of 4 metres. 5.3.3 Any Development Control Plan Engineering Guidelines for Subdivisions and Developments Comment: Conditions regarding a stabilised access driveway to the shed are recommended for any consent issued. 5.3.4 Any planning agreement that has been entered into under Section 93F, or any draft planning agreement that a developer has offered to enter into under Section 93F?

No. 5.3.5 Any matters prescribed by the regulations that apply to the land There are no demolition works proposed as part of this application. 5.3.6The likely impacts of that development, including environmental impacts on both the natural and built environments, and social and economic impacts in the locality Access: The entrance and driveways will be required to be constructed to Council's standards. Bushfire: The development of a shed does not trigger a bushfire assessment apart from Clause 30 of LEP 1994. No concerns are raised in this regard. Water: The proposal does not need to be supplied with drinking water. The plans include a 12000 litre water tank which will assist in minimising erosion and sediment movement and will be used for watering of the landscaping. There will be no impact on water resources. Effluent disposal: There is no toilet or sink included as part of the application and therefore no need for any effluent disposal. This has been done deliberately by the applicant in order to satisfy controls within the draft LEP. Social and Economic Impact: It is considered that as the proposed development will be generally in keeping with the provisions of the planning instruments and is reasonably compatible with other similar development in the locality, it is expected to have minimal social and economic impact. Other: There are no known contamination or flora/fauna issues relating to the proposed development. Adjoining Landuse and Context and Setting: Landuses surrounding the site vary form dwellings and vacant lots to the village proper approximately 150 metres to the south. The scale of the proposal is very similar to surrounding development such as the Rural Fire Service shed at the opposite end of the village. The subject site is in a somewhat prominent location being near the entrance to the village in an elevated position. It is considered however that the scale of the proposal, utilisation of darker recessive colours and set back 8 metres will not be in any way overbearing upon its setting. Services: No services other than electricity are required for this proposal. Access, Transport and Traffic:

It is considered that vehicles accessing the shed will have a negligible impact upon the existing road network. Public Domain: The development will not impact on the public domain. Noise: It is considered that the development would create the same amount of noise as any other shed used for personal storage purposes. This will depend on frequency and the times it is accessed however it is not considered necessary to place any restrictions on the use of the shed other than that it not be used for any commercial, industrial or retail purpose. Heritage The site is not heritage listed under Schedule 1 of the LEP however it is identified as a draft Heritage Conservation Area which is assessed above. 5.3.7 The Suitability of the site for the development The surrounding land uses are for rural/residential pursuits. Therefore, the size and nature of the development will be consistent with those in the surrounding area. There are no natural or man made hazards, other than those identified. Hence, the site is considered to be suitable for the proposed development. The proposal is compatible with the objectives of the zone and is considered to have minimal impact on the surrounding residential amenity. 5.3.8 Any submissions made in accordance with this Act or the Regulations The proposal was sent to Councils Engineer’s and Building Surveyors for commenting. The proposal was also sent to adjoining neighbours and placed on public display in Council’s Administration Building for a period of 14 days. Council’s Building Surveyor has provided the following: “Reference is made to the abovementioned Development Application, site inspection carried out on 23 September 2014, completion of site assessment checklist and assessment of plans and details provided and previous memo and emails. The applicant has required that the information for the Construction Certificate be provided after approval of the Development Application by Council. Accordingly the conditions listed below relate to the DA only. Conditions are included requiring the issue of a separate CC and listing information Council requires for the assessment. No objections are raised to the development subject to the following conditions of approval: Conditions Schedule A CONDITIONS (Please note: It should be understood that this consent in no way relieves the owner of applicant from any obligation under any covenant affecting the land). General Requirements

1.The development shall take place in accordance with the approved development plans containing Council’s approved development stamp and all associated documentation submitted with the application, except as modified in red by Council and/or any conditions of this consent. 2.Prior to the commencement of any works on site, the applicant shall advise Council of any damage to property controlled by Council which adjoins the site including kerbs, gutters, footpaths, walkways, reserves and the like. Failure to identify existing damage will result in all damage detected after completion of the building work being repaired at the applicant’s expense. 3. Approval is for a domestic shed/garage only and the structure shall not be used, fitted or occupied for industrial, commercial or residential purposes under any circumstances. 4. The structure is to be located wholly within the confines of the property boundary and in accordance with approved site plan. 5. That the water tank, external cladding and roofing of the proposed shed are of a natural tone, non-reflective condition. 6. That minimal disturbance is caused to the site during construction works and any disturbed areas are to be generally made good and revegetated to the satisfaction of Council prior to the issue of the Occupation Certificate. Any excavated and filled areas are graded and drained and all constructed batters are to be topsoiled, and turfed. Batters exceeding a ratio of 3 horizontal to 1 vertical must be retained with retaining walls, stoneflagging or terracing prior to occupation. (Note retaining walls over 600mm in height and do not comply with the exempt requirements outlined in State Environmental Planning Policy (Exempt and Complying Development Codes) 2008 require Development Consent). 7. Any cut and fill areas are to be retained/stabilised to Council’s satisfaction as soon as possible after excavation works and prior to the issue of the Occupation Certification. 8. Measures shall be implemented to minimise wind erosion and dust nuisance in accordance with the requirements of the manual – “Soils and Construction” (2004) (Bluebook). Requirements Prior to Commencement of Work Construction Certificate 9. A construction certificate is required prior to the commencement of any site or building works. This certificate can be issued either by Council as the consent authority or by an accredited certifier. 10. Prior to the issue of the Construction Certificate by Council, the following plans, specifications and details are to be submitted to Council:

Structural plans and specifications for the shed construction including reinforced piers/ concrete slab, wall and roof frame and attached verandah signed and endorsed by an approved practising structural engineer. The design must be suitable for the site specific snow and wind load.

The water tank overflow will be required to be discharged into approved drains to a 600 mm wide x 600 mm deep absorption trench (as there is no formed and sealed street gutter to the property), having an aggregate length

of 2 metres per downpipe and be located not less than 4 metres from any building or site boundary. The applicant should show on the site plan the proposed location of the absorption trench.

Amended floor plan (sheet number A005) deleting reference to the installation of Fyrcheck.

Notification of commencement of Building Work 10A. Prior to commencing any construction works, Council is to be notified at least two days prior of the intention to commence building works, in accordance with Section 81A(2)(c) of the Act in Form 7 of Schedule 1 of the Regulations. 11. Building work that involves residential building work (within the meaning of the Home Building Act 1989) must not be carried out unless the Principal Certifying Authority for the development to which the work relates:

a. In the case of work to be done by a Licensee under the Act: i) has been informed in writing of the licensee’s name and contractor

Licensee Number, and ii) it is satisfied that the Licensee has complied with the requirements

of Part 6 of the Act, or b. in the case of work to be done by any other person:

i) has been informed in writing of persons name and Owner-Builder Permit Number, or

ii) has been given a declaration signed by the owner of the land that states that the reasonable market cost of the labour and materials involved in work is less than the amount prescribed for the purposes of the definition of Owner-Builder Work in Section 29 of that Act,

and is given appropriate information and declarations under paragraphs (a) and (b) whenever arrangements for the doing of the work are changed in such a manner as to render out of dated any information or declaration previously given under either of those paragraphs. Requirements prior to commencement of construction works 12. Prior to commencing any construction works, the following provisions of the Environmental Planning and Assessment Act 1979 are to be complied with:

a) a Construction Certificate is to be obtained in accordance with Section 81A(2)(a) of the Act, and

b) a Principal Certifying Authority is to be appointed and Council is to be notified of the appointment in accordance with Section 81A(2)(b) of the Act and Form 7 of the Regulations, and

c) Council is to be notified at least two days prior of the intention to commence building works, in accordance with Section 81A(2)(c) of the Act in Form 7 of Schedule 1 of the Regulations.

Sediment controls 13. To contain soil and sediment on the property, controls are to be implemented prior to clearing of the site vegetation and the commencement of site works. This will include: a) The installation of a sediment fence with returned ends across the low side of the

site so that all water flows through. These shall be maintained at no less than 70% capacity at all times. Drains, gutters, roadways etc., shall be kept clean and free of sediment.

b) To prevent the movement of soil off site, a single entry/exit point to the property shall be constructed of 40mm blue metal aggregate or recycled concrete to a

depth of 150mm. The length must be at least 5 metres with the width at least 3 metres.

Soil erosion fences shall remain and must be maintained until all disturbed areas are restored by turfing, paving, revegetation. Signage 14. Prior to the commencement of any works on the land, a sign/s must be erected in a prominent position on the site: a. Showing the name of the principal contractor (if any) for any building work

and a telephone number on which that person can be contacted outside working hours.

b. Stating that unauthorised entry to the work site is prohibited and c. Showing the name, address and telephone number of the principle certifying

authority for the work. The sign/s are to be maintained while the building work, subdivision work or demolition work is being carried out, but must be removed when the work has been completed. 15. A copy of the stamped and approved plans, development consent and the construction certificate are to be on the site at all times. 16. Before work starts, toilet facilities must be provided for construction personnel on the site on the basis of 1 toilet for every 20 workers. Amenities are to be installed and operated in an environmentally responsible and sanitary manner. Toilets cannot remain on site for any longer than 12 months, without the further approval of Council. Requirements during Construction Construction work hours 17. All work on site shall only occur between the following hours: Monday to Friday 7.00am to 6.00pm Saturday 8.00am to 1.00pm Sunday and public holidays No work Stormwater 18. That the rainwater drains are connected to water storage tanks which are located in a position that will not create a nuisance to the building or adjoining properties. Note: Overflow pipes are to be discharged into approved drains to 600 mm wide x 600 mm deep dispersal pits, having an aggregate length of 2 metres per downpipe and be located not less than 4 metres from any building or site boundary. The pits are to be located so as to ensure that the stormwater is dispersed clear of any future building, onsite wastewater irrigation area and should not create a nuisance to adjoining properties. 19. Alterations to the natural surface contours must not impede or divert natural surface water runoff, so as to cause a nuisance to adjoining property owners. 20. All excavations and backfilling associated with the approved works must be executed safely and in accordance with appropriate professional standards. All excavations must be properly guarded and protected to prevent them from being dangerous to life or property. If an excavation associated with the approved works extends below the level of the base of the footings of a building on an adjoining allotment of land, the person causing the excavation to be made:

Must preserve and protect the building from damage; and If necessary, must underpin and support the building in an approved manner,

and footings of a building on an adjoining allotment of land, give notice of intention to do so to the owner of the adjoining allotment of land and furnish particulars of the excavation to the owner of the building being erected or demolished.

The owner of the adjoining allotment of land is not liable for any part of the cost of work carried out, whether carried out on the allotment of land being excavated or on the adjoining allotment of land. 21. Prior to any building works commencing a suitable Waste Container with a lid for the deposit of all building rubbish and litter must be provided and emptied as soon as full. Building rubbish and litter must be contained on the building site. Prior to the issue of an Occupation Certificate 22. The conditions of consent must be complied with prior to the issue of an Occupation Certificate either by Lithgow Council or an accredited principal certifying authority. All necessary information to comply with the conditions of consent must be submitted prior to the occupation of the building. Advisory Notes Compliance with Building Code of Australia 1. All building work must be carried out in accordance with the provisions of the Building Code of Australia. Building Inspection schedule 2. To ensure structural integrity, the maintenance of minimum health standards, the management of the buildings surrounds and the protection of the environment, compliance certificates are to be issued at significant stages throughout the construction period. These stages are: a) Pier holes and reinforcing steel in position and before concrete is poured

(footings, lintels, beams, columns, floors, walls and the like). b) Stormwater drainage between building and discharge point (drainage pipes,

soakage pits and the like) prior to covering. c) Framing prior to internal linings and completion of the development and sign off to

all conditions of the consent including landscaping, prior to occupation and use. At each inspection, erosion and sediment control measures and site management will be inspected. Note: forty-eight (48) hours notice shall be given to Council prior to inspections Construction, Plumbing and Drainage 3. The shed is to be designed and constructed to a ground snow load of 1.513Kpa and erected in accordance with the structural and manufacturers details designed by the Approved Practicing Structural Engineer. 4. That the structure is securely bolted at its supports and fixed rigidly at its base. 5. That, owing to the area being subject to high wind velocities from time to time, every precaution is to be taken to ensure the building and the roof cladding are effectively secured. Manufacturer's details and directions for anchorage and fixing are to be adhered to. Prior to Occupation

6. Prior to the use/occupation of the structure an Occupation Certificate must be issued by the Principal Certifying Authority (PCA). In this regard an application must be lodged with the PCA in conjunction with any request to carry out a final inspection. Reference to the Building Code of Australia 7. A reference to the Building Code of Australia is a reference to that Code as in force on the date the application for the relevant Construction Certificate is made. As a result of exhibition, six (6) submissions were received objecting to the proposal and are summarised as follows:

The increase in traffic flow due to the development would increase the risk of an accident and disturb the tranquillity of the village.

The land is within a draft heritage conservation area as described under the Draft Local Environmental Plan 2013.

The village of Rydal retains a heritage theme which has been encouraged by residents and Lithgow City Council in the past. The theme attracts tourists and local income is earned through accommodation and tourist activities. The village of Rydal has been working together for many years to create an attractive and beautiful Heritage Village. Rydal hosts the annual festival, “Daffodils” which attracts thousands of tourists and raises money for a number of local charities. This development will disrupt the beauty of this event causing a decrease in visitors.

The proposal is not in keeping with the urban/ rural atmosphere of the village. Such a use/ facility should only be placed in industrial zones. There are many areas within the Lithgow Local Government Area whereby such development would be more appropriate. It is out of character with the aesthetics of the area and has poor use of building materials i.e. ’Colorbond’ within the village precinct.

The development is to be located within the main gateway to the village. Proposed development is to be located on a hill, visible from many surrounding properties.

No details of final colours or landscaping.

The development will not result in the creation of employment opportunities and will not inject money into the village.

The shed seems excessive for the storage needs of one family.

The proposal is obviously still commercial in nature (in respect to DA112/14 for a storage facility on the same land by the same owners, which has been withdrawn).

Comment:

Whilst the assessment above concludes that there would be minimal impact from the proposed storage shed some additional comments are provided.

Traffic issues are not a concern.

The use is compatible with the zoning of the land and it is considered that a dwelling, for example, would have a greater environmental impact by way of traffic, noise, and effluent disposal.

The draft Heritage Conservation Area has been addressed and conditions of consent are recommended to minimise any impact.

5.3.9 The public interest The public interest issues have been discussed above.

6. DISCUSSION AND CONCLUSIONS

The proposal is considered to generally comply with the relevant provisions of the applicable Environmental Planning Instruments. The proposal is not considered likely to have any significant negative impacts upon the environment or upon the amenity of the locality. As such it is recommended that development consent is issued subject to the conditions outlined below.

7. ATTACHMENTS

Schedule A- Conditions of consent.

8. RECOMMENDATION

THAT development application DA167/14 is approved subject to conditions set out in Schedule A. Report prepared by:…………………………Supervisor:……………………………… Dated:…………………………………………Dated:………………………………..….

REASONS FOR CONDITIONS

The conditions in Schedule A have been imposed for the following reasons: To ensure compliance with the terms of the relevant Planning Instruments

To ensure no injury is caused to the existing and likely future amenity of the

neighbourhood Due to the circumstances of the case and the public interest. To ensure that adequate road and drainage works are provided.

To ensure the structural integrity of the development.

To protect the environment. To prevent, minimise, and/or offset adverse environmental impacts.

Schedule A Conditions of Consent (Consent Authority) Please Note: It should be understood that this consent in no way relieves the owner or applicant from any obligation under any covenant affecting the land. ADMINISTRATIVE CONDITIONS 1. That the development be carried out in accordance with the application, Statement of

Environmental Effects, accompanying information, plans listed in the approval and any further information provided during the process unless otherwise amended by the following conditions.

2. Approval is for a domestic shed/garage only and the structure shall not be used, fitted or occupied for industrial, commercial or residential purposes under any circumstances.

3. The structure is to be located wholly within the confines of the property boundary and in accordance with approved site plan.

4. That minimal disturbance is caused to the site during construction works and any disturbed areas are to be generally made good and revegetated to the satisfaction of Council prior to the issue of the Occupation Certificate. Any excavated and filled areas are graded and drained and all constructed batters are to be topsoiled, and turfed. Batters exceeding a ratio of 3 horizontal to 1 vertical must be retained with retaining walls, stoneflagging or terracing prior to occupation. (Note retaining walls over 600mm in height and do not comply with the exempt requirements outlined in State Environmental Planning Policy (Exempt and Complying Development Codes) 2008 require Development Consent).

5. Any cut and fill areas are to be retained/stabilised to Council’s satisfaction as soon as possible after excavation works and prior to the issue of the Occupation Certification. In this regard, the development shall be balanced in terms of cut and fill. In order to bench the site a cut of between 500mm to 1000mm shall occur.

6. Measures shall be implemented to minimise wind erosion and dust nuisance in accordance with the requirements of the manual – “Soils and Construction” (2004) (Bluebook).

REQUIREMENTS PRIOR TO COMMENCEMENT OF WORK Construction Certificate 7. A construction certificate is required prior to the commencement of any site or building works.

This certificate can be issued either by Council as the consent authority or by an accredited certifier.

8. Prior to the issue of the Construction Certificate by Council, the following plans, specifications and details are to be submitted to Council: Structural plans and specifications for the shed construction including reinforced piers/

concrete slab, wall and roof frame and attached verandah signed and endorsed by an approved practising structural engineer. The design must be suitable for the site specific snow and wind load.

The water tank overflow will be required to be discharged into approved drains to a 600 mm wide x 600 mm deep absorption trench (as there is no formed and sealed street gutter to the property), having an aggregate length of 2 metres per downpipe and be located not less than 4 metres from any building or site boundary. The applicant should show on the site plan the proposed location of the absorption trench.

Amended floor plan (sheet number A005) deleting reference to the installation of Fyrcheck.

Notification of commencement of Building Work 9. Prior to commencing any construction works, Council is to be notified at least two days prior of

the intention to commence building works, in accordance with Section 81A(2)(c) of the Act in Form 7 of Schedule 1 of the Regulations.

10. Building work that involves residential building work (within the meaning of the Home Building Act 1989) must not be carried out unless the Principal Certifying Authority for the development to which the work relates: a. In the case of work to be done by a Licensee under the Act:

i) has been informed in writing of the licensee’s name and contractor Licensee Number, and

ii) it is satisfied that the Licensee has complied with the requirements of Part 6 of the Act, or

b. in the case of work to be done by any other person: i) has been informed in writing of persons name and Owner-Builder Permit Number, or ii) has been given a declaration signed by the owner of the land that states that the

reasonable market cost of the labour and materials involved in work is less than the amount prescribed for the purposes of the definition of Owner-Builder Work in Section 29 of that Act,

and is given appropriate information and declarations under paragraphs (a) and (b) whenever arrangements for the doing of the work are changed in such a manner as to render out of dated any information or declaration previously given under either of those paragraphs.

Requirements prior to commencement of construction works 11. Prior to commencing any construction works, the following provisions of the Environmental

Planning and Assessment Act 1979 are to be complied with: a) a Construction Certificate is to be obtained in accordance with Section 81A(2)(a) of the Act,

and b) a Principal Certifying Authority is to be appointed and Council is to be notified of the

appointment in accordance with Section 81A(2)(b) of the Act and Form 7 of the Regulations, and

c) Council is to be notified at least two days prior of the intention to commence building works, in accordance with Section 81A(2)(c) of the Act in Form 7 of Schedule 1 of the Regulations

Sediment controls 12. To contain soil and sediment on the property, controls are to be implemented prior to clearing of

the site vegetation and the commencement of site works. This will include: a) The installation of a sediment fence with returned ends across the low side of the site so that

all water flows through. These shall be maintained at no less than 70% capacity at all times. Drains, gutters, roadways etc., shall be kept clean and free of sediment.

b) To prevent the movement of soil off site, a single entry/exit point to the property shall be constructed of 40mm blue metal aggregate or recycled concrete to a depth of 150mm. The length must be at least 5 metres with the width at least 3 metres.

Soil erosion fences shall remain and must be maintained until all disturbed areas are restored by turfing, paving, revegetation.

Signage 13. Prior to the commencement of any works on the land, a sign/s must be erected in a prominent

position on the site: a. Showing the name of the principal contractor (if any) for any building work and a telephone

number on which that person can be contacted outside working hours. b. Stating that unauthorised entry to the work site is prohibited and c. Showing the name, address and telephone number of the principle certifying authority for the

work. The sign/s are to be maintained while the building work, subdivision work or demolition work is

being carried out, but must be removed when the work has been completed.

14. A copy of the stamped and approved plans, development consent and the construction certificate are to be on the site at all times.

15. Before work starts, toilet facilities must be provided for construction personnel on the site on the basis of 1 toilet for every 20 workers. Amenities are to be installed and operated in an environmentally responsible and sanitary manner. Toilets cannot remain on site for any longer than 12 months, without the further approval of Council.

REQUIREMENTS DURING CONSTRUCTION Construction work hours 16. All work on site shall only occur between the following hours:

Monday to Friday 7.00am to 6.00pm Saturday 8.00am to 1.00pm Sunday and public holidays No work

Stormwater 17. That the rainwater drains are connected to water storage tanks which are located in a position

that will not create a nuisance to the building or adjoining properties. Note: Overflow pipes are to be discharged into approved drains to 600 mm wide x 600 mm deep dispersal pits, having an aggregate length of 2 metres per downpipe and be located not less than 4 metres from any building or site boundary. The pits are to be located so as to ensure that the stormwater is dispersed clear of any future building, onsite wastewater irrigation area and should not create a nuisance to adjoining properties.

18. Alterations to the natural surface contours must not impede or divert natural surface water runoff, so as to cause a nuisance to adjoining property owners.

19. All excavations and backfilling associated with the approved works must be executed safely and in accordance with appropriate professional standards. All excavations must be properly guarded and protected to prevent them from being dangerous to life or property. If an excavation associated with the approved works extends below the level of the base of the footings of a building on an adjoining allotment of land, the person causing the excavation to be made:

Must preserve and protect the building from damage; and If necessary, must underpin and support the building in an approved manner, and

footings of a building on an adjoining allotment of land, give notice of intention to do so to the owner of the adjoining allotment of land and furnish particulars of the excavation to the owner of the building being erected or demolished.

The owner of the adjoining allotment of land is not liable for any part of the cost of work carried out, whether carried out on the allotment of land being excavated or on the adjoining allotment of land.

20. Prior to any building works commencing a suitable Waste Container with a lid for the deposit of all building rubbish and litter must be provided and emptied as soon as full. Building rubbish and litter must be contained on the building site.

Landscaping 21. The approved front landscape area of the development is to be maintained in an appropriate

manner at all times by installing suitable vegetation to minimise visual impact of the development in the locality. In this regard evergreen species shall be planted with a mature

height of 4 metres. A minimum of 4 such sized plants are to be maintained.

Engineering Requirements 22. All development to be constructed in accordance with Lithgow City Council’s “Subdivision and

Development Code” adopted by Council 28 September 1992.

23. The accesses shall have a minimum of 150mm of DGB-20 road base applied and compacted providing a smooth transitional surface. Access is to be constructed providing a minimum entry splay of 6.0 metres in width, tapering back into a minimum 4.0 metre wide internal access road.

Prior to the issue of an Occupation Certificate 24. The conditions of consent must be complied with prior to the issue of an Occupation Certificate

either by Lithgow Council or an accredited principal certifying authority. All necessary information to comply with the conditions of consent must be submitted prior to the occupation of the building.

ADVISORY NOTES Compliance with Building Code of Australia AN1. All building work must be carried out in accordance with the provisions of the Building Code of

Australia.

Building Inspection schedule AN2. To ensure structural integrity, the maintenance of minimum health standards, the management

of the buildings surrounds and the protection of the environment, compliance certificates are to be issued at significant stages throughout the construction period. These stages are: a) Pier holes and reinforcing steel in position and before concrete is poured (footings, lintels,

beams, columns, floors, walls and the like). b) Stormwater drainage between building and discharge point (drainage pipes, soakage pits

and the like) prior to covering. c) Framing prior to internal linings and completion of the development and sign off to all

conditions of the consent including landscaping, prior to occupation and use. At each inspection, erosion and sediment control measures and site management will be inspected. Note: forty-eight (48) hours notice shall be given to Council prior to inspections

Construction, Plumbing and Drainage AN3. The shed is to be designed and constructed to a ground snow load of 1.513Kpa and erected in

accordance with the structural and manufacturers details designed by the Approved Practicing Structural Engineer.

AN4. That the structure is securely bolted at its supports and fixed rigidly at its base.

AN5. That, owing to the area being subject to high wind velocities from time to time, every precaution is to be taken to ensure the building and the roof cladding are effectively secured. Manufacturer's details and directions for anchorage and fixing are to be adhered to.

Prior to Occupation AN6. Prior to the use/occupation of the structure an Occupation Certificate must be issued by the

Principal Certifying Authority (PCA). In this regard an application must be lodged with the PCA in conjunction with any request to carry out a final inspection.

Reference to the Building Code of Australia AN7. A reference to the Building Code of Australia is a reference to that Code as in force on the date

the application for the relevant Construction Certificate is made.

ScaleDesigned by

Revision Number

Date

Project number

www.designaficionado.com.au

Sheet NumberNo. Description Date

24/04/14A Submission to client(+61) 2 4782 7072

B1/05/14B Development Application21/07/14C Development Application VER. B21/10/14D Development Application VER. C

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A000

Sheet List

SheetNumber Sheet Name

A000 DevelopmentApplication

A001 Site AnalysisA004 Site PlanA005 Floor PlanA006 ElevationsA007 Cut and fill

PlanA008 Verandah Roof

PlanA009 Verandah

Footing PlanA010 View 1A011 View 2A012 View 3

DEVELOPMENT APPLICATIONDRAWINGS

Attachments

1 ShedManufacturer's Plan

ShedManufacturer'sInstallation Details

1-32

1-2 Statement ofenvironmental effects

Quarry Street

Bath

urst

Stre

et

Lot 7Section 14DP 758890

Lot 6

Boundary 43.855m

Boundary 43.855m

Boun

dary

20.

115m

Boun

dary

20.

115m

edge

of tra

ck

edge

of r

oad

top of bank

Remains of wire fence

edge

of tra

ck

edge

of r

oad

957.15

957.35

963.75

963.15

956.50

963.16top of bank

Sun path 20th March

9:00AM

10%

W E

20%

NE

N

SW

S

NW

SE

Prevailing winds

Calm23.5%

0-10 km/h10-20 km/h20-30 km/h>30 km/h

Wind speed N1 (28km/h)

Existing tree

SITE STATISTICS

Zone: 2 (V)Area: 882.15sqmLatitude: 33.43 °SLongitude: 149.56 °EElevation: 957-993m AHD

957.60 958.96

957.33 958.70

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A001

1 : 200SITE ANALYSIS

1N

0 8m1:200

2 4 6

FALL

FALL

DIAGONALLYHATCHED AREASHOWS PROPERTIESWITH DWELLINGS ATA DISTANCE OF MORETHAN 200m

CROSS-HATCHED AREA SHOWSPROPERTIES WITH DWELLINGS AT ADISTANCE OF MORE THAN 50m

NATIVE TREES IN THIS AREA SHOWN SHADED (GREEN)

VILLAGE CENTRE

CROSS-HATCHEDAREA SHOWSPROPERTIES WITHDWELLINGS AT ADISTANCE OF MORETHAN 50m

DIAGONALLY HATCHED AREASHOWS PROPERTIES WITHDWELLINGS AT ADISTANCE OF MORE THAN 200m

NATIVEBUSHESIN THISAREA

DIAGONALLY CROSS-HATCHED AREASHOWS PROPERTIES WITH NO DWELLINGS

BUSH

ES A

LON

G T

RAI

N L

INE

IN T

HIS

AR

EA

Lot 6

Lot 5

Lot 1

Lot 2

Lot 9

Lot 10

Lot 1-2

MARKET STREET

BATH

UR

ST S

TREE

T

QUARRY STREET

LOT 7 BATHURST STREET

Dis

tanc

e of

mor

e th

an 1

00m

Distance of more than 75m

1

43

2

5

6

7

8

9

10

11

12

13

14

15

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Date

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A002

1 : 1000AREA ANALYSIS

1N

0 40m1:1000

10 20 30

15

12

9

6

32

5

8

11

1413

10

7

4

1

BUIL

DIN

GS

WIT

HIN

TH

ER

ENO

VATE

D H

ERIT

AGE

AREA

BUIL

DIN

GS

NEI

GH

BOU

RIN

G T

HE

DEV

ELO

PMEN

T

BUIL

DIN

GS

WIT

HIN

50m

FRO

M T

HE

DEV

ELO

PMEN

T

BUIL

DIN

GS

WIT

HIN

100

mFR

OM

TH

ED

EVEL

OPM

ENT

BUIL

DIN

GS

WIT

HIN

300

mFR

OM

TH

ED

EVEL

OPM

ENT

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A003

1 : 20BUILDINGS

1

957.00

958.00

959.00

960.00

961.00

962.00

963.00

964.00

A0062

A006

A006

A006

3

4

1

Quarry Street

Bath

urst

Stre

et

LOT 7

SHED

957.10 963.74

963.15957.28

BOUNDARY 43.885m

BOUNDARY 43.885m

BO

UN

DAR

Y 2

0.11

5m

BO

UN

DAR

Y 2

0.11

5m

882.15sqm

EXISTING TREESTO BE RETAINED

1m S

ETBA

CK

8m SETBACK

NEW COLORBOND SHED TOMANUFACTURER'S SPECIFICATIONS

Planttype

Species Height atmaturity

'A' Lomandralongifolia orsimilar lowmaintenance,drought and frostresistant mediumheight nativeshrub

900mm

TYPE 'A' PLANTING

EXISTING TREETO BE RETAINED

959.75

959.84958.72

FALL FALL

FALL

FALL

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A004

1 : 200Site Plan

1

N

0 8m1:200

2 4 6

1220

0

9200

1

A007

N

3400x3000 COLORBOND LOCKABLE GARAGE ROLLER DOOR

SHED10.9sqm

959.80

2900 3400 2900

1300

3050

3050

3050

3050

NOTE:FOR SHED SPECIFICATIONS PLEASE REFER TO THEMANUFACTURER'S SPECIFICATIONS (ATTACHED)

VERANDAH ROOF ABOVE SHOWN DASHED

3050

3050

3050

3050

INSTALL NEW 16mm THICK 'GYPROCK FYRCHECK'OR SIMILAR INTERNAL PLASTERBOARD LINING WITHA FIRE RATING OF MINIMUM FRL 90/90/90 TO THE FULLLENGTH OF THE WALL CLOSE TO BOUNDARY

12000L TANK TO RETAIN RAINWATER FROM A MIN. OF 70%OF THE ROOF AREA

NOTE:RAINWATER TANK FOOTING AND PIPING TO MANUFACTURER'SSPECIFICATIONS

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A005

1 : 100Floor Plan

1

PREFABRICATED COLORBOND CUSTOM ORB STORAGE SHEDTO MANUFACTURER'S SPECIFICATIONS

0 4m1:100

1 2 3

Floor Plan959800

Floor Plan959800

1

A007

5010

RID

GE

HEI

GH

T

STORAGE SHEDTO MANUFACTURER'SSPECIFICATIONS

Floor Plan959800

Floor Plan959800

1

A007

PAINTED TIMBERFAUX WINDOWS70x35 F7 H3 TREATED 42

00

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A006

0 4m1:100

1 2 3

1 : 100North

1 1 : 100East

2

1 : 100South

3 1 : 100West

4

Floor Plan959800

EXISTING GROUND LINEPROPOSED GROUND LINE

1

A007

N

SHED10.9sqm

959.80

959.80 959.80

959.80959.80

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A007

1 : 100Section of cut and fill

1

EXTENT OF PROPOSEDCOMPACTED FILL (shown

hatched)NOTE: SEE PROPOSED

LEVELS SHOWN ON SITEPLAN

0 4m1:100

1 2 3

1 : 100Cut and fill Plan

2

1500 2740 3510 2740

1300

3050

3050

3050

3050

R1

R1

R1

R1

R1

R1

R1

R1

R1

R1

R1

R1

R1

R1

R1

R1

R1

R1

R1R1R1R1R1R1R1R1R1R1R1R1R1R1R1R1R1R1R1R1R1R1R1

P1 P1 P1 P1 P1

P1

P1

P1

P1

P1

PB1

WP1

PB1

WP1

ROOF FRAMING NOTES

ALL TIMBER FRAMING SHALL BE IN ACCORDANCE WITH AS1684.2-2010 AND THE NCC 2013..

ROOF PITCH - 10ROOF COVERING - LYSAGHT BMT 0.42WIND SPEED - N2

VERANDAH ROOF

PURLINS - 35x70 F7 H3 TREATED AT 900 CTS. MAX.RAFTERS (R1) - 90x35 F7 H3 TREATED AT 600 CTS. MAX.VERANDAH BEAM (PB1) - 190x45 F15 H3 TREATEDWALL PLATE (WP1) - 90x45 F7 H3 TREATED

POST (P1) - 90x90 F15 H3 TREATED

FIXINGS AND SPECIFIC TIE-DOWNS

PURLIN TO RAFTER (R1) -2- PRYDA B22154 75x3.15mm PASLODE RING SHANK COLLATED COIL NAILS OR SIMILAR

SPEEDBRACE TO RAFTER -1- PRYDA SDB36 SPEEDBRACE FULLY NAILED, USING PRYDA 35x3.15mm GALVANISEDCONNECTOR NAILS OR SIMILAR

RAFTER (R1) TO VERANDAH BEAM (PB1) / WALL PLATE (WP1) -1- PRYDA FB3590 FRAMING BRACKETS FULLY NAILED, USING PRYDA 35x3.15mm GALVANISEDTIMBER CONNECTOR NAILS OR No.12x35 TYPE 17 SELF DRILLING SCREWS

VERANDAH BEAM (PB1) TO POST -2- M12 GALVANISED BOLTS

ALL OTHER FIXINGS SHALL BE IN ACCORDANCE WITH AS1684.2-2010 CLAUSE 9.5 AND TABLE 9.4.

SPEEDBRACESP

EED

BRAC

E

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A008

0 4m1:100

1 2 3

N

1 : 100Verandah Roof Plan

1

1500 2740 3510 2740

1300

3050

3050

3050

3050

P1 P1 P1 P1 P1

P1

P1

P1

P1

P1

CONCRETE NOTES

CN1 ALL WORKMANSHIP AND MATERIALS SHALL BE IN ACCORDANCE WITH AS2870,AS3727 AND AS3600.

CN2 ALL CONCRETE SHALL BE PREMIXED BY AN APPROVED SUPPLIER ANDALL CEMENT SHALL BE TYPE GP - ORDINARY PORTLAND CEMENT.

CN3 CONCRETE STRENGTH AND CLEAR COVER TO THE REINFORCEMENT SHALLBE IN ACCORDANCE WITH THE TABLE BELOW (UNLESS NOTED OTHERWISE):

PIERS (C1) - 350 DIAM. x900 DEEPCONCRETE GRADE - (MPa) N32COVER INTERNAL - 75mm

CN4 CONCRETE TO HAVE A MAXIMUM AGGREGATE SIZE OF 20mm AND SLUMPOF 80 +/- 15mm.

CN5 BARS - LAPN12 - 500mmN16 - 750mmN20 - 1000mm

CN6 FABRIC LAPS = 2 WIRES +25mmCN7 ALL CONCRETE TO BE WELL COMPACTED BY MECHANICAL VIBRATOR.CN8 EXPOSURE CLASSIFICATION OF CONCRETE

EXTERNAL FACES B1INTERNAL FACES A1

CN9 CONCRETE FORMWORK TO BE CONSTRUCTED IN ACCORDANCE WITH AS3600.

FIXINGS AND SPECIFIC TIE-DOWNS

POST (P1) TO PIER (C1) -1- PRYDA PSQ30090/12 POST ANCHORS EMBEDDED MIN 150mm INTOCONCRETE PIER, USING 2 M12 GALVANISED BOLTS

C1 C1 C1 C1 C1

C1

C1

C1

C1

C1

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A009

1 : 100Verandah Footing Plan

10 4m

1:1001 2 3

N

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A010

1 : 1View 1

1

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A011

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1

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A012

1 : 1View 3

1

Documents

DEVELOPMENT ASSESSMENT REPORT - DA167/14 PROPOSED …archive.lithgow.nsw.gov.au/agendas/14/1117/ITEM4.pdf · DEVELOPMENT ASSESSMENT REPORT - DA167/14 PROPOSED SHED, BATHURST STREET