North Bondi Surf Life Saving Club – Demolition of the existing building and club facilities, and the construction of a new surf club building (DA-263/2009)

Report: dated 4 January 2010 from the Development and Building Unit.

DBU Recommendation: That the application be APPROVED in accordance with the conditions contained in this report.IHAP Recommendation: That the application be APPROVED in accordance wit the conditions contained in this report.

Referred: to the IHAP and DCC given that the site is operated by Waverley Council

Integrated Development ApplicationAssessment Report

Development Application No. DA-263/2009

Address North Bondi Surf Life Saving Club Queen Elizabeth Drive Bondi Beach

Lodgement Date 28 May 2009(Owners consent granted unconditionally on 19 October 2009)

Proposal Demolition of the existing building and club facilities, and the construction of a new surf club building

Zoning and relevant controls Integrated Development Application;Heritage Act 1977 Concurrence required from Heritage Council NSW;

Environmental Planning and Assessment Act 1979 SEPP 71 Waverley Local Environmental Plan 1996 Waverley Development Control Plan 2006;

Crown Lands Act 1989;Plan of Management for Bondi Park and Pavilion 1995;Environment Protection and Bio-diversity ConservationAct 1999 Decision by the Federal Minister under Section 75

Owner Department of LandsApplicant North Bondi SLSCSubmissions Three submissions received:

North Bondi RSL – query licence arrangements 108 Ramsgate Ave – query height/size of proposal 122-124 Ramsgate Ave – potential for

functions/noiseIssues Heritage listing of Bondi Park – Concurrence

granted by Heritage Council of NSW Owners Consent – Granted by the Department of

Lands Operational issues – Conditions of consent

recommendedRecommendation That the application be APPROVED subject to

conditions

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SITE MAP

1. PREAMBLE

1.1 The Site and its Locality

The site is located on the southern side of Campbell Parade, just at the intersection of Ramsgate Avenue and forms part of the North Bondi Beach Reserve Area. The site is an irregular parcel of land, with a northern boundary to Campbell Parade, an eastern boundary to the adjoining reserve, a southern boundary to the concrete promenade and a western boundary to the concrete driveway.

The site has a slight fall from the northern boundary at Campbell Parade to the southern boundary at the edge of the promenade, with retaining walls to the north and the east providing for the change of levels that occurs.

1.2 Background

The site previously enjoyed approval for alterations and additions to the building under DA-190/2003. The building was to be significantly altered and present as a three storey building with a basement area. It is understood that for funding reasons the approved development did not commence.

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1.3 Ownership of the land

The Department of Lands are the owner of this parcel of Land. The DA was lodged on 28 May 2009 with their consent, however their attached conditions confused whether they were agreeable to the proposal and included comments like ‘has the club investigated repositioning the club building … for example, moving the club further east’.

The applicant engaged the Department of Lands and following a number of meetings received a more appropriate version of ‘owners consent’ with no conditions/queries regarding the proposal. This occurred on 19 October 2009 and allowed Council to commence assessment of the application.

1.4 Proposal Description

The proposal is to demolish the existing Surf Club building on this site and replace it with a new Surf Club building to a similar height and footprint.

The proposal includes a basement level for garage, record storage, rainwater tanks, cool room and club equipment storage (quad bikes etc).

The ground floor will provide a ramped entry from Campbell Parade and will contain a boatshed area, office, first aid room, a nippers/juniors area and change rooms.

The first floor will provide a ramped entry from Campbell Parade and includes a trainingroom, gym, office and caretaker’s office and toilets, with a small terrace facing Campbell Parade and an internal balcony along the length of the building facing the Beach adjoining the Radio Room.

The second floor will contain a function area, preparation area, toilets and a Committee Room with an open courtyard facing the Beach.

The architects have designed a bespoke building which does not pretend to mimic or reference the existing building, but rather presents as a contemporary building with a solid mass with intermittent openings and a white tiled exterior.

2. ASSESSMENT

The application is an Integrated Development Application of the Environmental Planning and Assessment Act 1979 (EP&A Act). This is because the application also requires an assessment against the Heritage Act 1977 as well as the usual considerations in the EP&A Act. In addition, as the site is owned by the Crown, it requires assessment against the Crown Lands Act 1989.

The following is an assessment against the relevant legislation.

2.1 Heritage Act 1977

The Heritage Act 1977 applies to this site given that it is located within the curtilege of Bondi Beach which was listed in January 2008 as a place of national significance on the National Heritage List under the Environmental Protection and Biodiversity Conservation Act 1999, and then subsequently the Bondi Beach Cultural Landscape was listed on the State Heritage Register of NSW in May 2009 under the Heritage Act 1977.

The Heritage Act 1977 requires the application to be granted concurrence from the Heritage Council of New South Wales. The Heritage Council has granted concurrence and conditions

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have been recommended which are included at the conclusion of this report. The Heritage Council supports the design of the building and they see no merit in keeping the existing building on the site for the purposes of the Bondi Beach Cultural Landscape given the myriad of alterations which have diminished the architectural integrity of the building.

The application is acceptable under the Heritage Act 1977 and concurrence has been granted by the Heritage Council of NSW.

2.2 Crown Lands Act 1989

The site is located on Crown Land and as such the Crown Lands Act 1989 must be considered as part of the assessment of this application. The proposal satisfies the objectives of this Act given that it provides for the improvement and continued use of the site for the public benefit of surf life saving. The building allows for multiple uses included training rooms, committee meeting rooms, radio room and function area and is generally within the envelope and height of existing building on the site.

A Plan of Management has been adopted for Bondi Park and Pavilion on 24 November 1995. Whilst this Plan is required to be updated every 5 years, there is no record of any updates since 1995. The proposal meets the objectives and vision statement for Bondi Park and Pavilion.

The application is acceptable under the Crown Lands Act 1989 and consistent with the Bondi Park and Pavilion Plan of Management 1995.

2.3 Environmental Planning and Assessment Act 1979

2.3.1 State Environmental Planning Policy No.71 – Coastal Protection (SEPP 71)

The site is located within 100 metres of high water mark and therefore requires consideration of SEPP 71. The SEPP outlines matters for consideration in clause 8 and the applicant has responded to these considerations in an addendum to their Statement of Environmental Effects and demonstrates that the proposal is consistent with the objectives of this SEPP, and this is concurred with.

The application satisfies SEPP 71.

2.3.2 Waverley Local Environmental Plan 1996 (LEP)

The site is located in a Open Space 6(a) zone and the proposed club is permissible within this zone (and would have existing use rights if not permissible). The proposed use of the building continues to satisfy the objective of the zone to maintain and improve the range and types of recreational opportunities available to the community.

The site is located within the Beachfront Scenic Protection Area and satisfies the relevant objectives and controls relating to this area. The site is also located within an Urban Heritage Conservation and a Landscape Conservation Area. The proposal meets relevant considerations for these areas also.

The application has been assessed against the relevant parts of the LEP including clauses relating to the aesthetic appearance of development (cl 30), environmental sustainability (cl21-26) and zoning requirements (cl 10, 36 and 40), as well as Part 4 of the LEP relating to the Heritage significance of the building, the site and the locality. The proposal is an

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acceptable response to the site and is consistent with the aims, objectives and desired future use of this site.

The application satisfies the LEP.

2.3.3 Waverley Development Control Plan 2006 (WDCP)

The WDCP has limited relevance to this application with the exception of those parts relating to heritage conservation and more technical issues like waste storage and stormwater. Given that the application has been referred to the Heritage Council of NSW and concurrence has been received, the application is satisfactory in this regard. Technical issues relating to waste and stormwater are generally covered by conditions of consent.

2.4 Other Matters

The main consideration for Council in this application is the management of the external issues relating to the new building once completed and during construction. Once the design of the building and the height and scale is accepted, there are a number of practical ‘project management’ style considerations. These relate to how the building will be used, what happens to the Surf Club facilities during construction, public safety, ongoing maintenance, traffic implications, construction management etc. The important role for Council therefore becomes the stipulation of conditions of consent which mould the proposal into a desirable outcome with minimal disturbance and which provide certainty for the project’s expected delivery to the public.

The Applicant has responded promptly to all of the questions asked about how this project will proceed and has on numerous occasions provided additional information to address issues raised by the Planners, Engineers and Properties Manager. Relevant details are discussed below.

Streetscape and Character

The proposal is for a contemporary replacement building in a prominent location. The applicant has engaged well regarded Architects in Durbach Bloch and Heritage Consultants in Urbis, and the end result has been this proposal for bespoke building which intentionally departs from the ‘traditional’ Surf Club building form of the earlier parts of the 20th century.

It would be remiss for Council Planners to judge the aesthetic quality of a building in such a prominent location and being with the Council’s Foreshore Scenic Protection Area and Landscape Conservation Area as well as being with State Listed and Nationally Listed areas of heritage significance. Instead, Council relies in part on the comments from the Heritage Architect/Urban Designer and importantly from the Heritage Council of NSW.

Council’s Heritage Architect/Urban Designer has said that ‘the all white exterior will provide a strong aesthetic statement contrasting with the adjacent dark brick service buildings and having a visual association with the pastel and bleached brick residential flat buildings of Ben Buckler and Campbell Parade. The crazed tile finish also provides strong Mediterranean reference maintaining a tradition established in nearby Inter War construction including the Rose Bay Surf Club to the opposite side of Campbell Parade.’

Council’s Heritage Architect/Urban Designer supports the proposal.

The Heritage Council of NSW has assessed the application and it is concluded that the replacement building is consistent with the desired future character of Bondi Beach and does not impact on the listing of Bondi Beach on the State Heritage Register. Their concurrence

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was granted with limited conditions of consent recommended which did not relate to the architectural form of the building.

The Heritage Council of NSW supports the proposal.

Given the support of these bodies and the acceptability of the proposal against relevant legislation, the application is supported in its current form.

Environmentally Sustainable Development Principles (ESD)

The proposal incorporates ESD principles. These include the reuse of rainwater collected on the roof, terrace and balconies as well as greywater reuse collected from the showers and used to flush toilets. The building is cross ventilated and highly insulated so that there is no air-conditioning proposed. Solar panels are also proposed along the entire length of the northern edge of the building to generate power for the building. In appears that ESD principles have been a key component in the proposal.

Use of the building and function centre – hours, employees, capacity etc.

The club operation will not change from the existing situation. There is an existing license agreement with this Surf Club, as with all Surf Clubs, which allow up to 52 functions being held each year. There is no proposed change to this licence. The licence generally operates from 12 noon to 1am on various days.

Swimming patrols and teaching is conducted from 6am to 11pm, 7 days a week.

There are only 2 permanent employees of the Surf Club and they are generally present from 8am to 5:30pm week days. At other times the Club rosters volunteers to cover all hours that the Club is open.

Areas have been designed to accommodate:

Training Room – 80 people Gym – 10 people on average Function level – 200 people Committee room – 25 people Other areas – dependant on weather and season

Interim Surf Club facilities during construction

A meeting was held with the applicant and Council officers on 3 November 2009 to discussthe temporary clubhouse facilities during the construction of the new clubhouse. The Club tabled a plan indicating a small temporary facility of demountables and 2 shipping containers for storage located on the eastern side and just adjacent to the new construction compound occupying an area of around 120-140m2. The construction phase is anticipated to begin in Autumn 2012 and go for 12-18 months. It is possible that some parts of the new clubhouse may come on line earlier thereby permitting a temporary occupation of the new premises and negating the need for temporary facilities but this will need to be determined as the project unfolds. Some facilities and activities will be catered for at Bondi SBLSC premises during the construction period.

Council officers considered the proposal acceptable in principle and a report for information will likely go to Council in March 2010. The provision of a temporary facility will be a condition

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of consent and occupation of the Crown reserve section is likely to be by way of temporary licence issued by Council.

Construction Management

The Waverley Traffic Committee has recommended conditions of consent including a Demolition Traffic Management Plan and a Construction Vehicle Management Plan (and other conditions). These conditions will allow Council to monitor the impact of demolition and construction on vehicular movements and parking.

Graffiti

Anti-graffiti measures will be undertaken on the lower part of the building using a product such as ‘enhance–plus’ from Dry Treat. A condition is also imposed to ensure graffiti is removed promptly.

Works to the amenities block adjacent to the Club Building

It was suggested to the applicant to consider including an upgrade to the adjoining amenities block to the west which is architecturally a small version of the club building. The applicant’s budget does not contemplate this. The amenities block is operated by Waverley Council, and a future upgrade of this building may be possible but does not form part of this application.

3 REFERRALS

3.1 External

Australian Federal GovernmentDepartment of the Environment, Water, Heritage and the Arts

The application was referred to the Department of the Environment, Water, Heritage and the Arts for consideration against the Environment Protection and Bio-diversity Conservation Act 1999 (EPBC Act). The Minister deemed that the project did not require their approval.

State Government Department of Planning – Heritage Council of NSW

The application was referred to the Heritage Council of NSW with the following response received:

As delegate of the NSW Heritage Council, I have considered the above integrated development application. In accordance with Section 91A of the Environmental Planning and Assessment Act 1979, the NSW Heritage Council hereby informs Waverley Council that the following terms of approval are proposed to be granted.

1. All work shall be undertaken in accordance with; Drawings 1605-100 to 110 dated 26/05/09 and planting plan L01 dated May

2009 prepared by Durbach Block Architects HIS dated May 2009 prepared by Urbis

2. a. Should any archaeological relics be discovered, including within ceiling, floor or wall spaces, work must cease immediately and clarification on the nature of the find sought by contacting the Heritage Branch.

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b. Should any potential Aboriginal archaeological remains be discovered, work must cease immediately and advice sought from the National Parks and Wildlife Division of the Department of Environment and Climate Change.

3. An archival recording of the building shall be made prior to demolition and copies forwarded to The Heritage Branch and Waverly Council.

4. External signage shall be restricted to an absolute minimum and must not be of a commercial nature. A signage strategy must be submitted for Heritage Branch approval as part of the section 60 application

5. An application under section 60 of the NSW Heritage Act must be submitted and approved by the NSW Heritage Council prior to work commencing.

These conditions are included in the recommendation below.

3.2 Internal

Traffic Committee

The application was referred to the Waverley Traffic Committee with the following response received:

WTC RECOMMENDATION (UNANIMOUS SUPPORT):

That the proposal for the demolition and reconstruction of the North Bondi Surf Life Saving Club be approved subject to the following:

1. Prior to the issue of a Construction Certificate, a Demolition Traffic Management Plan and Construction Vehicle Management Plan be submitted to Council for approval by the Divisional Manager, Technical Services.

2. Prior to the issue of any Construction Certificate, approval be obtained from Council’s Manager, Technical Services for a Truck Zone for construction purposes.

3. Details of the separate pedestrian pathway area and driveway area on the western side of the building be submitted to Council for approval prior to the works being carried out. The plan shall show any proposed widening of the driveway, the new pedestrian footpath, the extent and type of contrasting paving and speed management devices required to limit vehicle speeds to 10kph.

4. Suitable parking control signage be installed at the entrance and the driveway area to prevent vehicles from parking on the driveway and on the paved areas between the clubhouse and Queen Elizabeth Drive.

5. There be no construction zone along the frontage of Campbell Parade.

These conditions are included in the recommendation below.

Properties Management

A meeting was held with the applicant and Council officers on 3 November 2009 to discuss the temporary clubhouse facilities during the construction of the new clubhouse. The Club

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tabled a plan indicating a small temporary facility of demountables and 2 shipping containers for storage located on the eastern side and just adjacent to the new construction compound occupying an area of around 120-140m2.

Council officers considered the proposal acceptable in principle and a report for information relating to the licence arrangements for the temporary structures will likely go to Council in March 2010.

Heritage Architect / Urban Designer

The application was referred to the Waverley Council’s Heritage Architect/Urban Designerwith the following response received:

Current StatusThe existing building is not listed on Waverley Council LEP 1996 Schedule 5 but is located within the Bondi Beach /Park Area designated as item L6 of Waverley Council LEP 1996 schedule 5 -landscape items and is within the Bondi Beach area listed as of national significance by the Australian Heritage Commission.

Proposed DevelopmentIt is proposed to demolish the existing building and construct a new clubhouse comprising a four level building with basement storage area, gym, boatshed, and function room.

CommentsThe proposal follows previous submissions to alter and extend the existing building. The current application provides a compact structure utilising the form of an eroded rectangular prism with articulation including a wave form cut out reflecting the streamline detailing of Inter War Functionalist and Art Deco Styles in Campbell Parade to the northeast of the site. The proposed white tile cladding to the Clubhouse will require careful detailing to ensure long term adhesion and avoid rust staining characteristic of the oceanfront setting. No locations are shown of external signage, clocks, flagpoles, mechanical exhausts or other air handling equipment other than a potential air conditioning location with no indication of vertical projection. In addition the location of solar collectors such as those currently being supplied to the Bondi Pavilion, Surf Club and Watchtower are not shown. These are standard external aspects of a Surf Clubhouse and need to be reconciled with the proposed external detailing and finishes.

In terms of internal planning, consideration also needs to be given to relocation of archives from the basement (most likely location of flooding) and to the entries between male and female change rooms/sauna in terms of privacy.

The all white exterior will provide a strong aesthetic statement contrasting with the adjacent dark brick service buildings and having a visual association with the pastel and bleached brick residential flat buildings of Ben Buckler and Campbell Parade. The crazed tile finish also provides strong Mediterranean reference maintaining a tradition established in nearby Inter War construction including the Rose Bay Surf Club to the opposite side of Campbell Parade.

RecommendationsTo ensure the long term aesthetic performance of the development it is recommended that;

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The durability and performance of the proposed exterior tile finish be clarified in the context of beach front corrosion and salt ingress.

The basement location of archives be reconsidered in terms of flood/inundation risk.

Privacy considerations in planning of change rooms be reviewed. Locations and extent of external fixtures such as signs, lighting, exhausts,

solar collectors etc. be accommodated within the proposed design.

A report on the external performance of the tiles has been submitted and is satisfactory. All records will be kept in sealed containers, and it is not intended to store archives in the basement. External fixtures are limited and are subject to further review by the Heritage Council of NSW when completing the Section 60 application as required as a condition of consent.

Parks Planning Manager

The application was referred to the Parks Planning Manager with the following response received:

Planting beds: the plan proposes garden beds abutting the edges of the external walls, some in shade and some in hot aspects adjacent paving. These narrow planting beds would be difficult to maintain, and are unlikely to be consistent with the general park approach for reasons of form and aesthetics

Tree species: the proposed Washingtonia palms are not part of the current planting selection for the park

Paving: the proposal makes changes to the footpaths on the Campbell Parade frontage and entering the park, which may need investigation. It also assumes the same vehicle access paths and driveways as currently which may be ad hoc in their development

Building functions and impact on park amenity: An important issue about how the building functions is impact on amenity of the park in this area. Currently a range of vehicles enter the park, and can compromise safety and park amenity. The number of vehicles, and vehicle movements should be minimised, and consideration given to how the building is serviced, with a view to improve park user safety and enjoyment of the public domain in this area of the park

There may also be concerns about access to the park area northeast of the building, as current and growing uses of that space may be compromised

RecommendationThe recommendation is that the landscape proposal be reconsidered to reflect the above issues

The applicant has responded to these comments, however no reply has been received from the Parks Planning Manager. The changes are not instrumental in the final outcome of this application, and in the interest of progressing the application it is appropriate to impose a condition of consent which allows the applicant to engage Council’s Parks Planning Manager to overcome any issues.

Prior to the issue of a Construction Certificate, the applicant is to engage Waverley Council’s Parks Planning Manager to overcome issues relating to the planting beds, tree species and

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paving as detailed in the memo dated 24 August 2009. The comments regarding vehicular movements have been addressed via the Waverley Traffic Committee and are resolved.

Fire Safety

A Building Code of Australia (BCA) report has been submitted with the application. The report forms part of the consent and the building will need to comply with all relevant Fire Safety regulations and the BCA.

Section 79C(1)(b) - The likely impacts of that development, including environmental impacts on both the natural and built environments, and social and economic impacts in the locality.

The above analysis demonstrates that the proposal will have a positive impact on the built and natural environment. The replacement Surf Club building will maintain and improve an important social community benefit. No economic impacts are expected.

Section 79C(1)(c) - The suitability of the site for the development.

Given the above analysis and following the concurrence of the Heritage Council of NSW, the development is suitable for this site.

4. PUBLIC SUBMISSION

The application was advertised for 30 days in accordance with Waverley Development Control Plan 2006, Part C3 – Advertised and Notified Development. Three (3) submissions were received. The issues raised in the submission are summarised and discussed below.

The application was again notified in November 2009 for 30 days in the Local Newspaper during the time when it was being considered by the NSW Heritage Council. During this time no additional submissions were received.

Property Location Summary of Objections

North Bondi RSL To the east of the site query licence arrangements

108 Ramsgate Ave Opposite the site query height/size of proposal

122-124 Ramsgate Ave Opposite the site potential for functions/noise

Issue: Licence arrangement and the potential for noise and privacy impacts

Comment – The Surf Club is not proposing to change the existing licensing arrangement which allow 52 functions throughout the year (standard for Surf Clubs). Nevertheless, given the improved nature of the function area it may be assumed that the intensity of functions may increase from the current situation, either by frequency or capacity of patrons. The applicant has responded to this concern by saying they will consider closing the balcony doors at 10pm upon completion of the building and that sound levels will be measured to ensure no inconvenience occurs to adjoining properties. As such, a condition of consent is recommended that ensures this takes place and requires the applicant to submit an acoustic report prior to any entertainment and/or functions occur.

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Issue: Height and size of the proposal

Comment – The height and bulk of the proposal, and its footprint, are similar to the existing building on the site and are acceptable.

Section 79C(1)(e) - The public interest.

The proposed improvement of this building is in the public interest.

5. DEVELOPMENT AND BUILDING UNIT REVIEW

The DBU gave consideration to the proposal having regard to the relevant matters under Section 79C of the Act. This included the Council’s Development Control Plan. Consideration was also given to the report of the Development Assessment Officer and the submissions received. The DBU notes that the proposal is an Integrated Development Application which also requires assessment under the Heritage Act 1977, as well as various other Acts.

The site is located in a very prominent location in the hub of the Bondi Beach area and can be viewed from a number of major public places including the Beach, Bondi Park, Ben Buckler and the commercial strip of Campbell Parade.

The building has been designed keeping into consideration the bulk/scale and footprint of the existing building which is to be demolished. In this respect the height, bulk and footprint of the proposed building is designed such that it is very similar to the existing structure and therefore overshadowing and view loss from properties located across Campbell Parade has been minimised.

The building has a contemporary design and whilst it is modern in its form and structure, the building sits well in its urban context and does not compete with the Bondi Pavilion which is a heritage listed building and located within the Bondi Park area.

The DBU accepts, following the advice given by Council’s Heritage Architect/Urban Designer and the concurrence granted by the Heritage Council of NSW, that the design of the building is an appropriate response to this site and demonstrates the high architectural merit expected in such a prominent location. The replacement building satisfies the relevant objectives and policies of the various heritage controls given the site is located within a conservation area that is listed by Waverley (both urban and landscape), on the NSW State Register and as an area of national significance by the Federal Government. The existing building, however, is not listed as it has been altered a number of times and the architectural integrity of the building diminished.

The DBU agree that, following acceptance of the design of the building, the Council’s main concerns should be geared towards the stipulation of conditions of consent which mould the proposal into a desirable outcome with minimal disturbance and which provide certainty for the project’s expected delivery to the public. A number of internal and external departments/bodies have been consulted on this proposal and their comments have formed the basis of the conditions recommended.

The DBU concur with the report and are satisfied that the proposal will be an improvement for Bondi Beach generally and the building will be a landmark on Bondi Beach that architecturally, although there will be critics, will secure Bondi’s role as a national icon.

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The life saving functions of the club will be relocated to a temporary building whilst the existing building is demolished and until the new building is complete, and in this respect a temporary lease arrangement will be organised for structures to be placed in the park area adjacent to the building site. Accordingly, the proposal is to be approved subject toconditions.

6. RECOMMENDATION

That Development Application No. DA263/2009 at the North Bondi Surf Club on Queen Elizabeth Drive Bondi Beach for the Demolition of the existing building and club facilities, and the construction of a new surf club building be APPROVED by Council, subject to the following conditions:

A. APPROVED DEVELOPMENT

1. APPROVED DEVELOPMENT

The development must be in accordance with:

(a) Architectural Plan Nos Drawings 1605-100 to 110 dated 26/05/09 and planting plan L01 dated May 2009 prepared by Durbach Block Architects and received at Council on 28 May 2009;

(b) The Site Waste and Recycling Management Plan (SWRMP) and Checklist, in accordance with the SWRMP Checklist of Part G1, Waverley DCP 2006.

Except where amended by the following conditions of consent.

2. HERITAGE COUNCIL OF NSW CONDITIONS

1. All work shall be undertaken in accordance with;

Drawings 1605-100 to 110 dated 26/05/09 and planting plan L01 dated May 2009 prepared by Durbach Block Architects

HIS dated May 2009 prepared by Urbis

2. a) Should any archaeological relics be discovered, including within ceiling, floor or wall spaces, work must cease immediately and clarification on the nature of the find sought by contacting the Heritage Branch.

b) Should any potential Aboriginal archaeological remains be discovered, work must cease immediately and advice sought from the National Parks and Wildlife Division of the Department of Environment and Climate Change.

3. An archival recording of the building shall be made prior to demolition and copies forwarded to The Heritage Branch and Waverly Council.

4. External signage shall be restricted to an absolute minimum and must not be of a commercial nature. A signage strategy must be submitted for Heritage Branch approval as part of the section 60 application

5. An application under section 60 of the NSW Heritage Act must be submitted and approved by the NSW Heritage Council prior to work commencing.

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3. WAVERLEY TRAFFIC COMMITTEE CONDITIONS

1. Prior to the issue of a Construction Certificate, a Demolition Traffic Management Plan and Construction Vehicle Management Plan be submitted to Council for approval by the Divisional Manager, Technical Services.

2. Prior to the issue of any Construction Certificate, approval be obtained from Council’s Manager, Technical Services for a Truck Zone for construction purposes.

3. Details of the separate pedestrian pathway area and driveway area on the western side of the building be submitted to Council for approval prior to the works being carried out. The plan shall show any proposed widening of the driveway, the new pedestrian footpath, the extent and type of contrasting paving and speed management devices required to limit vehicle speeds to 10kph.

4. Suitable parking control signage be installed at the entrance and the driveway area to prevent vehicles from parking on the driveway and on the paved areas between the clubhouse and Queen Elizabeth Drive.

5. There be no construction zone along the frontage of Campbell Parade.

4. PARKS PLANNING MANAGER

Prior to the issue of a Construction Certificate, the applicant is to engage Waverley Council’s Parks Planning Manager to overcome issues relating to the planting beds, tree species and paving as detailed in the memo dated 24 August 2009.

5. TEMPORARY CLUB FACILITIES

Prior to the issue of a Construction Certificate, the applicant is to engage Waverley Council’s Properties Manager to arrange a lease of the land for which allows a temporary facility generally in accordance with the proposed temporary facilities shown in the plan titled ‘Hoarding, silt fence, temporary club’ prepared by Durbach Bloch Architects and dated October 2009. The plan is subject to change following input from Council’s Properties Manager.

6. GENERAL MODIFICATIONS TO TEMPORARY CLUB FACILITIES

As agreed between the applicant and Council’s Properties Manager, a step is to be provided from the Promenade to the grass area where the temporary Club is proposed with suitable paving being provided from the rear of the club wall to the promenade to increase accessibility to and from the facility.

The amendments shall be submitted for the approval of Council’s Properties Manager prior to the issue of a Construction Certificate under the Environmental Planning and Assessment Act 1979.

7. MECHANICAL PLANT

All mechanical plant is to be integrated into the building envelope and services must be provided within the service roof and must not be visible from the public domain. Plant and equipment must not be located on top of the finished roof.

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B. COMPLIANCE PRIOR TO ISSUE OF CONSTRUCTION CERTIFICATE

8. SECTION 94A CONTRIBUTION

A cash contribution is payable to Waverley Council pursuant to section 94A of the Environmental Planning and Assessment Act 1979 and Waverley Council Development Contributions Plan 2006 in accordance with the following:

(a) A cost report indicating the itemised cost of the development shall be completed andsubmitted to council:

(1) Where the total development cost is less than $500,000:

"Waverley Council Cost Summary Report"; or,

(2) Where the total development cost is $500,000 or more:"Waverley Council Registered Quantity Surveyor's Detailed Cost Report".

A copy of the required format for the cost reports may be obtained from Waverley Council Customer Service Centre or downloaded from: www.waverley.nsw.gov.au/publications/

(b) Prior to the issue of the Construction Certificate, evidence must be provided that the levy has been paid to Council in accordance with this condition or that the cost of works is less than $100,000.

(c) Should a section 96 modification result in any change to the total cost of the work, the Section 94A contribution is to be revised and amended. Prior to the issue of the Construction Certificate, evidence must be provided that the revised levy has been paid to Council in accordance with this condition.

Waverley Council Development Contributions Plans 2006 may be inspected at Waverley Council Customer Service Centre.

Advisory Note

- A development valued at $100,000 or less will be exempt from the levy.- A development valued at $100,001 - $200,000 will attract a levy of 0.5%.- A development valued at $200,001 or more will attract a levy of 1% based on the full cost

of the development.

9. SECURITY DEPOSIT

A deposit or guarantee satisfactory to Council for the amount of $10,000 must be provided as security for the payment of the cost of making good any damage that may be caused to any Council property as a consequence of this building work.

This deposit or guarantee must be established prior to the issue of the Construction Certificate. The full amount of the difference after recovery of Council's cost for any repair of damage to Council property will be refunded after satisfactory completion of the building work to the person who paid the deposit.

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10. LONG SERVICE LEVY

A long service levy, as required under Section 34 of the Building and Construction Industry Long Service Payments Act, 1986, is to be paid in respect to this building work. In this regard, proof that the levy has been paid is to be submitted to Council prior to the issue of a Construction Certificate.

Note: Council acts as an agent for the Long Service Payment Corporation and the levy may be paid at Council's office. The levy rate is 0.35% of building work costing $25,000 or more.

11. NO BUILDING WORKS PRIOR TO RELEASE OF CONSTRUCTION CERTIFICATE

The building work, including demolition, must not be commenced until:

(a) a Construction Certificate has been obtained from Council or an Accredited Certifier in accordance with Section 81A(2) of the Environmental Planning & Assessment Act, 1979; and

(b) a Principal Certifying Authority has been appointed and Council has been notified of the appointment in accordance with Section 81(A)(2)(b) of the Environmental Planning & Assessment Act, 1979 and Form 7 of Schedule 1 of the Regulations; and

(c) Council is given at least two days Notice in writing of the intention to commence the building works.

The owner/applicant may make application to Council or an Accredited Certifier for the issue of a Construction Certificate and to be the Principle Certifying Authority.

12. ESSENTIAL SERVICES - NEW BUILDING

Details of the proposed essential fire safety measures/services shall be submitted to Council with the application for a Construction Certificate or be attached to the Construction Certificate, including a certificate, prepared by a person competent to do so, setting out the:

(a) basis of design;

(b) standard to which the system is to be installed; and

(c) all relevant documentation, including all drawings such as wiring diagrams, duct layouts, hydraulic schematics etc and calculations shall be submitted for Council's records.

At the completion of the installation, certification containing the following information shall be attached to the application for an Occupation Certificate or to the Occupation Certificate:

(a) inspection, testing and commissioning details;

(b) date of inspection, testing and commissioning;

(c) the name and address of the individual who carried out the test; and

(d) a statement that the service has been designed, installed and is capable of operating to the above standard.

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13. SERVICE AUTHORITIES

The applicant is to seek approval from all relevant service authorities regarding any possible modification to the service authority’s infrastructure prior to the issue of a Construction Certificate.

14. HOARDING REQUIRED

If required, hoarding designed and constructed in accordance with the requirements of the Work Cover Authority is to be erected on the street alignments of the property, prior to the commencement of building operations, and such hoardings are to be maintained during the course of building operations. Details of the hoarding are to be provided to Council prior to issue of the Construction Certificate.

Where the hoarding is to be erected over the footpath or any public place, the approval of Council must be obtained prior to the erection of the hoarding.

15. GEOTECHNICAL ENGINEERS REPORT

A geotechnical report, regarding the stability of the subject site and stating that damage should not occur to immediately adjacent structures including the promenade and adjacent public land as a result of the proposed bulk excavation, driven type piles and shoring works, is to be submitted to the Principal Certifying Authority and Waverley Council. The report is to be submitted prior to the issue of a Construction Certificate and commencement of any such works on the site.

16. DETAILS OF BULK EXCAVATION, SHORING ORPILE CONSTRUCTION

A report shall be prepared by a suitably qualified and practising Structural Engineer detailing the proposed methods of bulk excavation, shoring or pile construction, including details of vibration emissions and any possible damage which may occur to adjoining or nearby properties as a result of the proposed building and excavation works. The Report shall be submitted to the Principal Certifying Authority, Council and the owners of adjoining properties prior to the issue of a Construction Certificate.

Any practices or procedures specified in the Structural Engineer's report in relation to the avoidance or minimisation of structural damage to adjoining properties are to be fully complied with and incorporated into the plans and specifications together with the Construction Certificate.

17. SITE WASTE AND RECYCLING MANAGEMENT PLAN

A Site Waste and Recycling Management Plan (SWRMP) Checklist 2 shall be submitted to the Principal Certifying Authority for approval in accordance with Part G1, Waverley DCP 2006 prior to the issue of the Construction Certificate. In this regard, Council expects demolition and excavated material to be reused and/or recycled wherever possible.

The builder and all subcontractors shall comply with the approved SWRMP Part 1 and 2 at all times during construction. At least one copy of the SWRMP is to be available on site at all times during construction. Copies of demolition and construction waste dockets that verify the facility that received the material for recycling or disposal and the quantity of waste received, must be retained on site at all times during construction.

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18. EROSION, SEDIMENT AND POLLUTION CONTROL

Erosion, sediment and pollution control measures are to be implemented on this site. These measures are to be in accordance with Council's Stormwater Policy and are to be implemented prior to commencement of any work or activities on or around the site. Details of these measures are to be submitted to the Principal Certifying Authority prior to the issuing of a Construction Certificate.

19. STORMWATER MANAGEMENT

Certification is to be provided from a suitably qualified professional, that the stormwater system has been designed in accordance with the Water Management Technical Guidelines. Stormwater system details are to be submitted in accordance with the Waverley Development Control Plan 2006 (Amendment No. 4) - Part G4 prior to the issue of a Construction Certificate.

20. ENGINEERING DETAILS

Structural details prepared and certified by a practicing Structural Engineer being furnished to Council or Accredited Certifier in connection with all structural components prior to the issue of a Construction Certificate.

21. USE OF RENEWABLE TIMBERS

Council requires, wherever possible, the use of renewable timbers and/or plantation timbers such as Radiata Pine or Oregon as an alternative to the use of non-renewable rainforest timber products in buildings so as to help protect the existing areas of rainforest. In this regard, a schedule of proposed timber products to be used in the building is to be submitted for approval by the Principle Certifying Authority prior to the issue of the Construction Certificate. Where the applicant is to use timbers not recommended in Council's Policy, reasons are to be given why the alternative timbers recommended cannot be used.

C. COMPLIANCE PRIOR TO AND DURING CONSTRUCTION

22. PRIOR TO SITE WORKS

The Principal Certifying Authority must be informed in writing before any site works, building or demolition commences of:

(a) the name and contractor licence number of the licensee who has contracted to do, or intends to do, work ; or

(b) the name and permit number of the owner/builder who intends to do the work; and

(c) any change to these arrangements for doing of the work.

23. CONSTRUCTION SIGNS

Prior to commencement of any works on the site and during construction a sign shall be erected on the main frontage of the site detailing the name, address and contact details (including a telephone number) of the Principal Certifying Authority and principal contractor (the coordinator of the building works). The sign shall be clearly legible from the adjoining street/public areas and maintained throughout the building works.

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24. EXCAVATION AND BACKFILLING

All excavations and backfilling associated with the erection or demolition of a building must be executed safely and in accordance with the appropriate professional standards and must be properly guarded and protected to prevent them from being dangerous to life or property.

25. OBSTRUCTION TO PUBLIC AREAS

If a public place or pedestrian vehicular traffic may be obstructed because of the carrying out of work involved in the erection or demolition of a building; or a public place is required to be enclosed in connection with the erection or demolition of a building; then:

a) a hoarding fence must be erected between the building site and the public place of the proposed building and the public place. If necessary, an awning sufficient to prevent any substance from, or in connection with, the work falling into the public place, is also to be erected;

b) the work is to be kept lit during the time between sunset and sunrise if the work may be of a sort of danger to persons using the public place; and

c) a hoarding, fence or awning is to be removed when it is no longer required for the purpose it was provided.

26. TOILET FACILITIES

Toilet facilities being provided on the work site in accordance with the requirements of Sydney Water.

27. NO USE OF ORGANOCHLORIN PESTICIDES

The use of organochlorin pesticides as termite barriers in new development is prohibited pursuant to Council Policy. Only physical barriers are to be used for termite control. The building shall comply with Australian Standard 3660: Protection of building from subterranean termites - prevention, detection and treatment of infestation.

28. DEMOLITION OR ALTERATION OF PRE 1987 BUILDINGS

At least five (5) days prior to the demolition, renovation work or alterations and additions to any building constructed before 1987, the person acting on the consent shall submit a Work Plan prepared in accordance with Australian Standard AS260-2001, Demolition of Structure and a Hazardous Materials Assessment by a person with suitable expertise and experience. The Work Plan and Hazardous Materials Assessment shall:

(a) outline the identification of any hazardous materials, including surfaces coated with lead paint;

(b) confirm that no asbestos products are present on the subject land; or

(c) particularise a method of safely disposing of the asbestos in accordance with the Code of Practice for the Safe Removal of Asbestos NOHSC 2002 (1998);

(d) describe the method of demolition;

(e) describe the precautions to be employed to minimise any dust nuisance; and

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(f) describe the disposal methods for hazardous materials.

29. COMPLIANCE WITH WORKCOVER NSW REQUIREMENTS

All site works complying with the occupational health and safety requirements of WorkCover NSW.

30. SOIL AND WATER MANAGEMENT PLAN

A Soil and Water Management Plan (also known as an Erosion and Sediment Control Plan) shall be prepared according to SSROC's Soil and Water Management Brochure and the DECC's Managing Urban Stormwater: Construction Activities. This Plan shall be implemented prior to commencement of any works or activities. All controls in the Plan shall be maintained at all time. A copy of the Soil and Water Management Plan must be kept on site at all times and made available to Council officers on request.

31. STOCKPILES

Stockpiles of topsoil, sand, aggregate, soil or other material shall not be located on any drainage line or easement, natural watercourse, footpath or roadway and shall be protected with adequate sediment controls.

32. LOCATION OF BUILDING OPERATIONS

Building operations such as brick cutting, washing tools or brushes and mixing mortar are not permitted on public roadways or footpaths or in any locations which could lead to the discharge of materials into the stormwater drainage system.

33. ALL BUILDING MATERIALS STORED ON SITE

All building materials and any other items associated with the development are to be stored within the confines of the property. No materials are to be stored on Council's footpath, nature strip, or road reserve without prior Council approval.

34. CONSTRUCTION HOURS

Demolition and building work must only be undertaken between the hours of 7am and 5pm on Mondays to Fridays and 8am to 3pm on Saturdays with no work to be carried out on:

(a) The Saturday (except minor renovation or refurbishment to a single dwelling construction) and Sunday which form part of public holiday weekends;

(b) Sundays and public holidays; and

(c) On the Saturday (except minor renovation or refurbishment to a single dwelling construction) and Sunday which immediately precede or follow industry Rostered Days Off, as agreed by the CFMEU and the Master Builders Association of NSW.

Noise from construction activities shall comply with the Protection of the Environmental Operations (Noise Control) Regulation 2000.

35. USE OF HEAVY EARTH MOVEMENT EQUIPMENT

Excavation works involving the use of heavy earth movement equipment including rock breakers and the like must only be undertaken between the hours of 7am and 5pm on

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Mondays to Fridays with no such work to be carried out on Saturday, Sunday or a public holiday.

36. CONSTRUCTION NOISE - PERIODS GREATER THAN 4 WEEKS

The LA10 level measured over a period of not less than 15 minutes when the construction site is in operation must not exceed the background (LA90) noise level by more than 10dB(A) when assessed at any sensitive noise receiver.

37. BUILDING CODE OF AUSTRALIA

All building work must be carried out in accordance with the requirements of the Building Code of Australia.

38. QUALITY OF CONSTRUCTION ACT - INSPECTIONS (COMMERCIAL CLASS 5, 6, 7, 8 AND 9)

The building works are to be inspected during construction by the Principal Certifying Authority (PCA) and in accordance with the Building Legislation (Quality of Construction) Act 2002 and the Environmental Planing and Assessment Regulations. Also, documentary evidence of compliance with the relevant terms of conditions of development consent and standards of construction detailed in the Building Code of Australia is to be obtained prior to proceeding to the subsequent stages of construction and/or issue of an Occupation Certification.

MANDATORY Critical Stage Inspections MUST be carried out by the PCA for work undertaken during specified stages of construction and prior to issuing an Occupation Certificate.

The specified MANDATORY inspections are:

In the case of a Class 5, 6, 7, 8 or 9 building:(a) at the commencement of the building work;(b) prior to covering any stormwater drainage connections; and(c) after the building work has been completed and prior to any Occupation Certificate being

issued in relation to the building.

The following additional inspections are required to be undertaken by the PCA:

(a) sediment control measures prior to the commencement of building work;(b) foundation material prior to undertaking building work;(c) shoring of excavation works, retaining walls, piers, piling or underpinning works;(d) steel reinforcement, prior to pouring concrete;(e) prior to covering timber or steel framework for floors, walls and roofing, including beams

and columns; and(f) prior to installation of fire resisting construction systems (ie fire rated ceilings and walls)

Note: Certification may be required from a suitably qualified person, in relation to specialist matters, verifying that particular works satisfy the relevant requirements of the Building Code of Australia and standards of construction.

39. CERTIFICATE OF SURVEY - LEVELS

All construction works shall be strictly in accordance with the Reduced Levels (RLs) as shown on the approved plans. Certification from a Registered Surveyor certifying ground, upper

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floor/s and finished ridge levels is to be submitted to the Principal Certifying Authority during construction and prior to continuing to a higher level of the building.

40. IN-SINK WASTE DISPOSAL SYSTEMS

The installation of in-sink waste disposal systems is prohibited.

41. EXCAVATION TO BE MANAGED BY STRUCTURAL ENGINEER

Bulk excavation is to be managed by a practising structural engineer, in accordance with the specification for shoring and support, as detailed in the approved Construction Certificate.

42. SERVICE PIPES

All plumbing and drainage, including sewerage drainage stacks, ventilation stacks and water service pipes shall be concealed within the building. Plumbing other than stormwater downpipes shall not be attached to the external surfaces of the building.

43. TREE PROTECTION

Precautions shall be taken when working near trees to ensure their retention, including the following:

(a) Do not store harmful or bulk materials or spoil under or near trees;(b) Prevent damage to bark and root system;(c) Do not use mechanical methods to excavate within root zones;(d) Do not add or remove topsoil from under the drip line;(e) Do not compact ground under the drip line;(f) Do not mix or dispose of liquids within the drip line of the tree; and(g) All trees marked for retention must have a protective fence/guard placed around a

nominated perimeter.

44. WORK OUTSIDE PROPERTY BOUNDARY

All work outside the property boundary is to be carried out with the approval of, and in accordance with, the requirements of Council at the applicant's expense.

D. COMPLIANCE PRIOR TO OCCUPATION OR DURING OCCUPATION

45. FINAL OCCUPATION CERTIFICATE

The Principal Certifying Authority prior to occupation or use of the development must issue a final Occupation Certificate. In issuing an Occupation Certificate, the Principal Certifying Authority must be satisfied that the requirements of Section 109H of the Environmental Planning & Assessment Act, 1979 have been satisfied.

46. NOISE - ACOUSTIC REPORT

No music or amplified equipment is to be used on the premises unless an acoustic investigation is undertaken by a suitably qualified acoustic consultant describing and assessing the impact of noise emissions from the premises. The investigation shall include, but not be limited to:

(a) The identification of sensitive noise receivers potentially impacted by the proposal;

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(b) The quantification of the existing acoustic environment at the receiver locations (measurement techniques and assessment period should be fully justified and in accordance with relevant Australian Standards and Department of Environment and Climate Change (DECC) requirements);

(c) The formation of a suitable assessment criteria having regard to the guidelines contained in the DECC Industrial Noise Policy;

(d) The identification of operational noise producing facets of the development and the subsequent predictions of resultant noise at the identified sensitive receiver locations from the operation of the use. Where appropriate the predication procedures must be justified and include an evaluation of prevailing atmospheric conditions that may promote noise propagation;

(e) A statement indicating that the use will comply with the relevant criteria together with details of acoustic control measures that will be incorporated into the use, must be submitted to Council prior to any music or amplified equipment being used on the premises.

47. ACOUSTIC REPORT RECOMMENDATIONS

Any "recommendations" as outlined in above acoustic report shall be implemented.

48. GRAFFITI REMOVAL

The operators of the North Bondi Surf Club, upon becoming aware of the graffiti, will arrange for its removal at the earliest opportunity and will where appropriate repair the external surface of the building.

49. LIGHTING

Any lighting on the site shall be designed so as not to cause nuisance to other residences in the area or to motorists on nearby roads and to ensure no adverse impact on the amenity of the surrounding area by light overspill. All lighting shall comply with the Australian Standard AS 4282:1997 Control of the Obtrusive Effects of Outdoor Lighting.

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INDEPENDENT HEARING AND ASSESSMENT PANEL (IHAP)

Meeting Date: Wednesday, 13 January 2010

Panel Members Present: Tina Spiegel Solicitor (Chair)Peter Jensen Architect/Urban PlannerJocelyn Jackson ArchitectWarwick Baird Community Representative

Council Officer Present: Arif Faruqi – Area Manager

IHAP-1001.1North Bondi Surf Life saving Club, Bondi Beach - Demolition of the existing building and club facilities, and the construction of a new surf club building (DA263/2009)

Objectors who addressed the Panel

The following people addressed the Panel:One person addressed the Panel. Paul Paech stated that he represented the Bondi Beach Precinct Committee. No submission from this Precinct Committee had been received b y the Council. In summary, the objection to the application was:

In relation to the design, It was, “an inappropriate and awkward solution…It resembled a sad collapsed marshmallow.” The design needs to follow the Bondi Pavilion and should be seen in the context of the Bay.

Applicant

The Applicant was represented by:Ben Griffiths, the chairperson of the North Bondi Surf Life saving Club, (the Club),Design and Development CommitteePeter Carter building consultant providing assistance to the ClubPeter Colquhoun, an architect and member of the Club.Neil Durrbach and another architect from the firm Durrbach and Block.Peter Colquhoun worked in conjunction with Neil Durrbach in the design of this project.

Ben Griffiths introduced the project stressing the importance of the design and that the design met with the functional needs of the ClubPeter Carter thanked the Council for their co-operation and assistance and said that the Club had replied to all the issues raised by Council and in submissions. He raised a question about the power of Council to seek section 94(A) contributions in circumstances where the building is owned by Council and the land is owned by the Commonwealth Government. The Club is a lessee of the building.

In response to the statements made by the objector Paul Paech, Ben Griffiths and Peter Colquhoun commented that the Club had attended two meetings with the Bondi Beach Precinct Committee and the North Bondi Precinct Committee. They estimated that between 15 and 20 interested people attended each meeting. There were no objections raised similar to those mentioned by Peter Paech in relation to the appropriateness of the design.

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Peter Colquhoun commented on criteria used to achieve the design. The design reflected the natural features of the surroundings. The scoops out of the roof were intended to deflect the force of the wind and to break the roof line when viewed from the surrounding elevated ground. The crazed tiles of white and off white were a replica of shells. The tiles were to be one third glossy and two thirds honed and flat surfaces. The roof is proposed to be covered with a protective membrane and then pebbles. At the same time the design echoed the existing shape of the Club building. All vents and other services, except the PV panels, would not protrude above the roof and are to be contained within a recessed portion of the roof with access provided through a manhole below the roof structure.

It was suggested that a design competition may have been an appropriate process to undertake in light of the prominent location of the building. Peter Colquhoun responded that time constraints did not allow for a competition and that he had recommended Durrbach Block as architects.

Panels CommentsThe Panel perused the plans, Council Officers recommendations, and submissions and viewed the site and the model at Council offices. It was noted by the Panel that Councillor Main suggested the model be exhibited in a public location and that she liked an earlier design.

The Panel did not consider the previous consent which has now lapsed. It only had regard to the current proposal before it and any other information related to that proposal which was provided by Council.

The proposed building is of a similar, rectilinear shape, as the existing one. It has been modulated by the external finishes and some small curved elements in the roof parapet. Otherwise it remains a similar height and volume as the current structure. The proposed building is designed to better meet the functional needs of the Club.

.Panel Recommendations are:

1 That the Council should adopt the Council Officers recommendations2. That the proposed acoustic conditions be amended to include conditions contained in

the Licence held by the Club for entertainment and functions.3. That another condition be included, a Patron Management Plan, relating to the

external operation of the facility. This condition is to ensure the patrons using the Club are well managed and do not interfere with the orderly enjoyment of the neighbourhood.

4. The Applicant be asked to submit a Patron Management Plan to Council prior to the determination of this development application.

Conclusion

RECOMMENDATION FROM THE PANEL

That the Development Consent be granted subject to the recommended amendments to the conditions of consent proposed by Council Officers.Voting:

4 All Unanimous

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