31 Victor Street, Chatswood NSW 2067PO Box 57, Chatswood NSW 2057Ph (02) 9777 1000 Fax (02) 9411 8309Email: email@willoughby.nsw.gov.auWeb: www.willoughby.nsw.gov.auABN 47 974 826 099

CHECKLIST Mixed Commercial/Residential Buildings

NoTE: WaRNINg This checklist forms part of your Development application to Council. Take the time to read the information sheets then complete this checklist fully and accurately so that no unnecessary delays will occur in the acceptance and processing of your application.

SITE aND CoNTExT aNaLySIS

NoTE: a site analysis is necessary for any preDa meeting with Council staff.

A site and context analysis plan must accompany all applications for new mixed commercial and residential development. This is to also include a written statement indicating how the developments design has responded to the findings of the analysis and will document the site and the immediate locality in terms of:

North point

Contours and levels to Australian Height Datum

Location of existing vegetation within the site, including species height, spread of established trees and spot levels at their base.

Existing structures (those which are to be retained or demolished).

Significant views to and from the site.

Drainage and services (including overland flow paths and existing detention systems).

Orientation and microclimate

Overshadowing of the site by the neighbouring structures and/ or vegetation.

Fences, boundaries and easements, rights of way.

The location and use of adjacent and opposite buildings and structures.

The location of private open spaces and habitable room windows on property adjacent to the site.

View lines and solar access enjoyed by adjacent residences and public domain over the site.

All trees protected by Councils Tree Preservation Order within the subject site, on adjacent properties and the

road reserve (particularly those within 5 metres of the boundary).

Location and height of walls built to the boundary.

Characteristics of any adjacent public open space.

Street frontage features such as poles, street trees, kerb crossovers, bus stops, utility services.

The building form and character of adjacent and nearby development including roof pitch, building line, driveways, awnings, setbacks (for each level of adjoining buildings), location and size of window openings.

The difference in levels between the subject land and adjacent properties.

Significant noise sources, such as main roads and railway lines.

Light spillage sources that are likely to impact on occupants of the site.

The heritage significance of buildings in the vicinity of the site (where relevant).

The location of any watercourse within 40m. If so this constitutes Integrated Development.

Any potential bushfire issues.

Location and proposed arrangements of buildings on the site in relation to the boundaries and the street.

PLaNS aRCHITECTURaL

Seven sets of plans accompanying all applications show the following information:

North point (true north) and scale shown on all plans and diagrams.

Proposed floor plans, including roof plan, dimensioned at scale not less than 1:100 showing layout, room sizes and intended uses including all floor ,eaves & ridge heights to Australian Height Datum.

Finished site levels (to Australian Height Datum AHD), including where excavation or filling is required.

Shadow diagram, showing the effect upon adjoining properties at 9.00 am, 12.00 noon and 3.00 pm on June 22 (winter solstice). If proposal is likely to overshadow the windows of adjoining buildings provide an elevation to show these shadow impacts.

Site plan (scale not less than 1:200) with dimensions showing the location and setbacks of the proposed work in relation to existing buildings and boundaries.

Show details of lift overruns, air conditioning plants, exhaust vents and ducts in relation to adjoining buildings.

Details of car parking on site.

A floor plan showing loading and unloading areas within the development. Provide details on the size and number of delivery vehicles involved per day.

Show details of all proposed retaining walls and fences.

Show all elevations and sections including natural and existing ground levels.

Details of external building materials and finishes. This is to include manufacturers brochures, paint colours etc.

A plan detailing location, size & fitout of waste storage facilities.

Plan & elevation details of any proposed external signage at a scale of 1:50.

Longitudinal section is required for driveways/pathways entry exits if the crossing is greater than 6% at a scale of 1:20.

One A4 size copy of plans for neighbour notification and Council report.

Survey Plan prepared by a Registered Surveyor showing contours and spot levels to AHD, location of buildings, significant trees, rock outcrops and any drainage easements within 5m of the proposed works. Floor eaves & ridge heights for buildings on adjoining sites to be indicated.

Plan of all proposed Adaptable dwelling units at a scale of 1:50.

PLaNS DRaINagE

On-Site Detention (OSD) refers to the control of stormwater from a site by using a storage device with a controlled outlet to reduce the rate of flow.

Rainwater Tanks capture and store roof run off which can be used to supplement the mains water supply for non-portable uses.

Other stormwater management devices (eg gross pollutant traps, rock lined channel, etc) are used to control stormwater flow from a site, improve the water quality prior to discharge, protect native bushland and stream banks or conserve water.

Drainage plans should indicate all stormwater lines and locations of any on-site detention, rainwater tank or other stormwater management device where required.

Plans are to show:

North point.

Scale 1:20, 1:50, 1:100 for detail plans (dependent on level of detail) and 1:200 for site plans.

Property boundaries and dimensions.

Existing and proposed contours or reduced levels extended to approx. 5m into adjoining road reserve and properties showing the differences in ground levels between the site and adjoining land.

Site area including pervious and impervious. Please note that all roofs, driveways, footpaths, paved areas, solid decks, ponds and pools are considered to be impervious.

Easements, rights-of-way, covenant.

Location of sewer mains, water, stormwater, gas, electricity and telecommunication services.

Landfill, embankments, rock outcrops, retaining walls.

Existing trees on and adjoining the site (location, height, species).

Overland flow paths, watercourses or channels.

Site access existing public roads, laneways, bus stops, vehicular crossings, driveways, parking areas, footpaths.

Location of buildings, fences, walls, trees, poles, etc. both on and adjoining the site.

OSD or Rainwater Tank details and calculations required by relevant Technical Standards.

PLaNS LaNDSCaPINga detailed landscape plan is required for all new developments, including major alterations/additions. Plans are to include the following:

North point

A scale 1:100 or 1:200 and 1:10, 1:20 or 1:50 for sectional information.

All existing trees to be retained and removed, including those on adjoining sites within 5m of the boundary.

Plant schedule including species, pot size & maturity height with appropriate symbols.

Location of planting of proposed species.

All proposed natural/soft landscaped areas (including planter boxes).

All existing natural site levels (contours) to Australian Height Datum.

Proposed finished levels to Australian Height Datum.

Proposed hard paved surfaces including materials.

The planting layout of proposed vegetation.

Location, height, construction details and materials of fencing and retaining walls.

Sectional details of retaining walls, paving, edging turf and mulched gardens, planter boxes and other relevant works.

Proposed drainage and irrigating systems.

STaTEMENT of ENvIRoNMENTaL EffECTSAll applications require a Statement of Environmental Effects.

A statement of environmental effects is a detailed report of the proposal with comments on possible impacts to surrounding properties/streetscape and how you will minimise these impacts.This report should refer to all relevant considerations under the applicable SREP, LEP, WDCP and Council policies (see attached reference list) and should include all relevant calculations.

Sites located within the Bushfire Prone Lands Act will need to provide a statement (where minimal change is proposed) and a report (for all other development) with consideration of your proposal against Bushfire issues consistent with the publication Planning for Bushfire Protection, 2001 NSW RFS & Dept of Infrastructure, Planning & Natural Resources.

SUSTaINaBLE DEvELoPMENTBASIX is a NSW Government initiative that ensures residential dwellings are designed and built to use less potable water and produce fewer greenhouse gas emissions.

BASIX is a flexible tool which allows the user to select from a range of options in order to meet the energy and water reduction targets.

Each development application for a residential dwelling must be submitted with a BASIX Certificate unless exempted. A Certificate is issued once a BASIX assessment has been satisfactorily completed using the on line tool.

The building applicant (eg architect, builder, owner builder) is responsible for completing the assessment, ensuring the BASIX commitments are clearly marked on the plans, and submitting the BASIX Certificate with the development application.

For more information see www.basix.nsw.gov.au

Sustainable development is defined as development that meets the needs of the present without comprising the ability of future generations to meet their own needs.

Developments are to meet and address the sustainable measures as listed under WDCP (Part C.3) and submit an ESD Report/Scorecard where required.

WaSTE MaNagEMENT PLaNYour waste management plan should outline:

Type and amount of waste to be generated

On-site storage and treatment of waste

Disposal of leftover waste

Recycling /disposal of demolition and construction waste

HERITagE ITEMS aND DWELLINgS WITHIN CoNSERvaTIoN aREaS (aS IDENTIfIED IN THE WILLoUgHBy LoCaL ENvIRoNMENTaL PLaN 1995) Is the property a heritage item, within a Heritage/

Conservation area?

Adjoining a heritage item or

Within the vicinity of a heritage item?

If yes, then a Heritage Impact Statement will be required.

STaTE ENvIRoNMENTaL PLaNNINg PoLICy No 1 (SEPP1) DEvELoPMENT STaNDaRDSWhere the development departs from any standard contained in a Local Environmental Plan 1995, (eg. Site area requirements, maximum height, foreshore building line), then a written statement must be lodged. This statement must indicate which development standard is proposed to be varied, specify why compliance with the standard is unnecessary or unreasonable in the circumstances and state why a precedent would not be set elsewhere in the city by allowing the variation.

aCCESS & MoBILITyFor new commercial/residential buildings WDCP (Part C.6) and AS1428 should be consulted.

The main principle involved in WDCP (Part C.6) is that of a continuous accessible path of travel which is fundamental to the provision of access to all people. It may be defined as an uninterrupted path of travel to or within a building, providing access to areas normally used by the building occupants.

Office Use

SUBMISSIoN foR aLL PRoPoSaLS CHECKLIST (to be included with your application)

Have you spoken to a Council Surveyor/Planner prior to lodging your application? YES NO What was their name? What was the date?

Have adjoining landowners and residents been consulted about the proposal? (Note: This often allows an early resolution of any problems) YES NO

Where the proposal involves the demolition of all or part of existing buildings, has consideration been given to the heritage significance of such building(s)? YES NO

Is this an integrated development? If yes then one extra set of plans, supporting documentation and payment of $250 per authority. YES NO

Is the property located within the Bushfire Prone Land as per The Rural Fires and Environmental Assessment Legislation Amendment Act 2002? If yes then one additional set of plans and supporting documentation. The statement of environmental effects is to address these legislative requirements and this may include the submission of a Bushfire Hazard Report. YES NO

Is the property within a conservation area? YES NO

Is the property a Heritage item, adjoining or within the vicinity of a heritage item? If yes then one additional set of plans and supporting documentation is required. YES NO Do you have a heritage impact statement? YES NO

Does the proposal comply with each relevant part of Willoughby Development Control Plan?. If not, any variation must be justified in writing. For variation of statutory development standards (standards contained within State Environmental Planning Policies, Regional Environmental Plans or Willoughby Local Environmental Plan) a SEPP 1 objection is required to be submitted YES NO

Have you provided: survey plan, shadow diagrams, landscape plans, drainage plans? Have you addressed the issues in regards to disability access and mobility? YES NO Is there any external signage? If yes, then have you submitted plans including all elevations? YES NO Is the site potentially contaminated? Provide details. YES NO Have you provided an existing floor plan? YES NO What was the past use of the site? Provide details.

Gross floor area (m2) - Commercial/Retail Gross floor ratio (m2) - Residential Site area (m2) TOTAL FLOOR SPACE RATIO (m2):Commercial/Retail component Total development to site area Net floorspace Commercial/Retail Number of storeysRecreational open space (m2)Communal open space (m2)Community room

THE foLLoWINg MUST BE SUBMITTED WITH aLL aPPLICaTIoNS Please ensure all documentation listed is submitted at lodgement. otherwise this may delay acceptance of the application.

A completed application form & owners consent. Seven (7) full sets of plans, including seven (7) sets of the site and context analysis. Seven (7) Statements of Environmental Effects.

Seven (7) full copies of all other supporting documentation. As required - see information notes

One (1) A4 size copy of building plans and site plan for Neighbour Notification.

A scale model (1:200) of the proposal and its immediated context is required to be submitted by the applicant for any Development Application with an estimated value of over $3 million. Photographs (hard copy) of site area.

BASIX Certificate and an Ecological Sustainable Development (ESD) Report and/or scorecard - WDCP (Part C.3)

Natural landscaped areaNumber of 1 bedroom dwellingsNumber of 2 bedroom dwellingsNumber of 3 bedroom dwellingsNumber of adaptable dwellingsTOTAL NUMBER OF DWELLING UNITSCommercial/retail car parking spacesResidents car parking spacesVisitors car parking spacesDisabled parking spacesTOTAL NUMBER OF CAR PARKING SPACESImpervious area

ENV 09/06

WEB SITES & REfERENCE MaTERIaL

Willoughby Local Environmental Plan 1995

Willoughby Development Control Plan

Guidelines for the preparation of objections under StateEnvironmental Planning Policy No 1

Section 94 Contribution Plans

See www.willoughby.nsw.gov.au

Planning for Bushfire Protection

See www.rfs.nsw.gov.au

Sydney Regional Environmental Plan 5 Chatswood Town Centre

Sydney Regional Environmental Plan (Sydney Harbour Catchment) 2005

See www.planning.nsw.gov.au

BASIX Certificate

See www.basix.nsw.gov.au