Hawkesbury City Council · Meeting Hansard
Local Planning Panel · 20 December 2018
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Agenda item chapter 1
Good morning, everybody. Welcome to the Hawkesbury Local Planning Panel. My name is Alison McCabe and I'm the chair of the panel. Before I get started, I'd just like to begin by acknowledging the traditional custodians of this land and pay our respect to their elders past and present. The panel today comprises, to my immediate left, David Broyd; to my immediate right, Michael Harrison; and to my far right, Graeme Eds.
Can I just ask whether we've got any apologies?
No .
Any declarations of interest?
No .
Okay. So today we've got three matters on the agenda that we'll be determining . We have an application for alterations and additions to an existing childcare centre at 114 March Street in Richmond. We have the addition of an ancillary outbuilding to an existing dwelling at 20 North Street in Windsor, and we have some internal alterations to an existing office premises in Christie Street in Windsor to put a disabled toilet into the existing premises. We'll be dealing with those matters in turn. Just for the record, so people understand, the panel's responsibility is to consider the material presented to us in an unbiased and transparent way, and we are here to make decisions in accordance with our responsibilities under the planning framework applicable to development applications.
So just a few housekeeping issues. If in the event of emergency, you're going to be directed to the nearest exit, which will be the door that you came in on. Just asking everyone to make sure their mobile phones are either turned off or turned to silent. And also just please be aware that these panel meetings are being recorded, so everything you say in a presentation will be on tape, and that the copy of the recording will be uploaded to Council's website. And again, just be aware that this may involve personal information because we might ask you where your site is and that type of thing. I don't have many people registered to speak, but I will ask at the beginning of each item whether there's anybody who wishes to speak.
But if you are speaking to the panel, it's just important that you understand there's a limit. That limit is five minutes, and we will give applicants a little bit longer if they need to respond to some issues that may have been raised. The panel may also ask questions of people. So just on that, we just expect people to observe basic common courtesy. Don't talk over each other. Don't make inappropriate comments. It's important that you address the panel. It's also important to understand this isn't a debate. It means that all presentations should be made to the panel, and the panel is interested in the issues, not interested in personalities or, you know, what's happened beforehand. It's actually our job is to understand the Issues at hand.
So with that,
Did I ask for conflict of interest? I did, good, thank you. Just with that, we may, in looking at these matters, so they're not terribly complex , we may hear from people and then we may adjourn to deliberate on a decision , and at the same time we may not, so I'm just letting you know that as well. So the first matter that we have in front of us is the alterations and additions to the Richmond, well, it's the Childcare Centre at March Street. Now I currently don't have anybody registered to speak, but is there anybody in the audience who is around? You are, and you are Barbara. Okay, so can Barbara come up so we can see you? So Barbara, you're the architect . Okay, do you want to have a seat? Yep, so we can see you.
Oh, there's a lectern. Is that where you go?
Yeah, you'll be better there. Does that mic work? Yeah, it's fine. Just... Okay, that's good.
All right, so Barbara, just so you know, we've been to the site, we've looked at the plans, we've read the Arborist report, we've read the structural engineer's report, and we've had a bit of a discussion about it. So did you want to make a presentation, or did you want to just be available to... You do have a recommendation for approval , but... Yeah
So I suppose that the rationale for where we decided to extend out the preschool was based on a number of factors. One of the main factors was that those trees were quite advanced in age, and there'd been some episodes where their big branches fallen down. And we've got a few sort of notes of, you know, correspondence between the preschool and council about concerns with branches breaking off, falling on roofs. And because of the spread of the trees, we're a bit concerned about the fact that, you know, if the branch did fall, they're quite big trees, that we've got preschool kids there. So we looked at that and thought that, you know, potentially if we could replace those trees with other trees, and then, you know, that could possibly help sort of resolve that issue.
There's other issues with those trees as well, that there's impacts on the drainage. So there's been a number of episodes where there's been a lot of the, I think they've had blockages of the toilets, so the drainage, all the plumbing and drainage has had issues. So those tree roots have actually impacted underneath the building already. So, I mean, the nearest bathroom is a bit of a way away from that external wall, so they're actually underneath. So there's already some potential damage to the existing structure with those trees. So the other reason is that we didn't want to take up any more of the open space for the kids. So it's a really beautiful preschool, and they've got a lot of open space that they can, you know, the unencumbered outdoor area.
But we didn't really want to impact on that too much. So, you know, any other area that we could have potentially extended would have been across that sort of... Garden that faces the road, but that would have impacted on overshadowing into the outdoor play areas and also just taking away more garden and more trees. So that's sort of where we sort of started with our first initial sort of design of working within that sort of area where those trees are.
Okay. Panel, questions?
I must say, as an urban designer, I am quite concerned about losing the visual amenity of the trees for the area because they're in a prominent location in the general area. And while I understand the issues that you've just raised, I do understand that the child play area is quite in excess of the regulations, and I would hope that — has there been a serious look at other locations for doing this expansion? Because for the sake of two offices and a fairly small foyer, we're losing substantial trees.
Make sure you
Yep. Okay, sorry .
The area, the extensions I think altogether is about 90 square metres. So if we took 90 square metres into the existing outdoor area, we're going to, you know, take quite a lot of space out of it. And yeah, there is excess of open space, but it's actually a really nice thing to have in the middle of Richmond, a really nice preschool with a beautiful garden like that. Like, to have that sort of garden is pretty special for a preschool. So I think that's one of the things that is particularly good about this preschool, is that, you know, it's got nice spaces for the children and lots of space. So, you know, it's quite unique. And those trees, yes, when I first went there, I looked at those trees and I went, they are beautiful trees.
But then there's also the practicality of, well, they're at an age where they're actually very advanced and they do drop branches, and that's probably the biggest concern, that, you know, they do drop fairly large branches, and there's been a lot of record with that. And with the issues with the drainage and things like that, I think that, you know, they're already doing damage to the existing building now. So, you know, to retain those trees is going to be detrimental to the preschool in the long term. And I think that we could replace some of those trees.
If I can just have a follow-up question. The arborist report, I understand, having had a look at it, is that it doesn't really say that the trees are super aged. It just says they're mature and in good health. And the issue of drainage, I think that's really a sort of technical issue that ought to be able to be resolved. Certainly the issue of dropping branches and that sort of thing, maybe rather the front of the preschool, maybe more—to me, that's more of an issue that we need to think about. So it's actually quite a conundrum for thinking about this extension.
There was, I think in the report, there was also mention that some of the trees are reliant on the other trees. So if we did have to actually cut some of the root systems of the existing trees there to stop any damage to the existing infrastructure, it could compromise the other trees as well. So they're all kind of reliant, so that's something that needs to be considered as well
So I can ask you, you're fully aware of the arborist report and the conclusion about structural strength and high retention value, and that didn't lead to any reconsideration of the building footprint?
There was three trees which had high and there was two that had low. It did have some weight, but it was also, to me, I just thought that there is a lot of history, even back in 2002 there was issues about trees, the branches falling and correspondence between the preschool. So back in 2002 they were having issues. So I think that, you know, it's just going to be an ongoing problem. And if the tree's, that's another, well, 16 years later, you know, they're a lot older, so there's more potential for more tree branches to break. So, and they're such big trees. Like if you look at the spread of them, the drip zone's way outside the footprint of that garden, so it's going out into the roadway. So there's actually some of the bitumen's lifting a little bit.
So those roots are quite aggressive. So I just think that sometimes it's better to look at whether we can replace a tree than keep something that could be doing more damage than good. So I do like trees.
It won't be the first time that Council's been asked to keep trees that are lifting up the bitumen pavement. And I'd say the tree was there before that building, so we've built a building in close proximity to quite mature trees. And I hear what some of the stuff that you're saying, but it's not backed up in what we have in front of us. So frankly , the arborist report has, I think, looked at the trees and then said they've got to go because there's a building there. Notwithstanding that it does actually identify three, definitely three of the trees in , well, four of the trees in very good health, but three of the trees in quite good health, having maturity, having significance in terms of amenity value, and having a retention value very high.
So I think what you're hearing from some of our questionings, we're having great difficulty and just wonder whether there was any serious consideration of any other alternative in terms of, you know, where you would bring children in as an entry point, whether you would split the offices, given that, you know, it looks like it's, you know, presuming the office facilities are for staff and interviewing. So you've got an entry function that I understand, and then we've got an office function and a gathering space, I think by the look of it. Whether that, you know, could have been kind of looked at elsewhere. When you first came up with your design, did we look at different ways of thinking about the building using existing undercroft area, looking at the other side where the staff room is, whether that had opportunities for putting some offices there?
I think that the main issue is that what we wanted to do is create an entry foyer at the front of the building, and we wanted to have the admin support at the front of the building to create a secure entrance point. So to put the staff areas at the back of... The site wouldn't be appropriate for maintaining a secure entrance point. They need to have a lot of visual sort of see who's coming and going, basically, and they need to have a secure point. So that was where we sort of put it because it was going to—it was a smaller footprint. We could reduce the footprint of the building, and it was also about economy as well, to look at how we could work within the roof structure. And, yeah, and then, you know, looking at working to the north of the existing building and creating the administration area there, that was also a thought.
But what it was going to do was impact on the private open space. But it was also— it's north. It's going to actually overshadow all the outdoor area, or a lot of it, so it wasn't a favourable position. So that was the rationale as to where we put the new admin area.
We understand that childcare centres need both sun and shade, and even this childcare centre, we know, has got shade cloth, and that's specifically for shade So the fact that part of the outdoor space is overshadowed by a building isn't going to be —is actually something, in terms of outdoor space, you do need spaces that are shaded.
Yeah
I don't think the regulations even, you know, talk about that.
Yeah, well, there's—I mean, they've got lots of shade structures around the area, but the area that is open, where they do get a little bit of sunlight, would be overshadowed by a building there. The other reason was to also, with T4, which is tree four, which is one of the significant ones, that's the one that's impacting on all the existing drainage. And T4 is the supporting tree for T2, I think. So I think T1, T3 and T4 are supporting T2, T3. So if we remove T4, T2 is going to be compromised. So, but T4 is probably one tree that does need to go regardless of whatever we do with this approval. So even if we do move and redesign it, T4 is probably something that we need to remove.
Well, at the moment that's not being backed up by the document that we have in front of us, so I've missed something.
It's more in probably some of the council work orders and requests.
Yeah. So again, we've been asked to look at a development application with an arborist report that seems to have formed a view that the trees can go because the building's there , and as I said, we're trying to bring together the fact that at least three of them, and they're going out to the site, it's clear that there's an amenity issue with those trees. So I think you can see where, as from our questioning, where our concern is. Just panel, is there any other discussion? Graham, did you—
Yeah, I wouldn't mind having a comment. Look, I think, Barbara, that the general gist of the conversation that you're having from the panel is that those trees are perceived as being of high value to the neighbourhood, certainly around the preschool and adjoining spaces, and it actually gives a bit of relief to that whole area rather than it just being a car park as such and intermixed with a few buildings. Certainly, I take your point in regard to tree roots and things, and those things can become controlled. There are tree root systems that can be put in, and we've done those or recommended for those in other historic sites and other locations. But I think, yes, there are potentially other alternatives as far as design goes that would actually allow for the retention of— Those significant trees and also fulfil the requirements that you're talking of.
And I guess the only other thing, as Allison was saying, we've got to look at the documents in front of us, and the sort of explanation that I believe you're giving now isn't really reflected in the documents that we have in front of us to form part of the assessment.
So unless, Les, did you have anything else that you wanted to say?
Because I'm inclined to start to wrap it up and for us to make a decision.
I think that,
Yeah. So, I suppose one of the issues as well is that we have to look at the preschool and the development of the preschool, and the preschool is actually... Yeah, so. Yeah, we're not going to go through, like basically they're natives, they're gums, it's fairly obvious that they contribute to the character of that area. So, and, you know, you'd appreciated working in the development
Industry that . .
You know, it's incumbent on applications to kind of try and retain significant vegetation, and that doesn't mean they have to be threatened species or ecologically endangered in any way, shape or form.
I ask my just comment. I think it's worthwhile putting on record that there's elements of submissions here for justification that we have not got before us, and maybe it wasn't part of the original application either. So there's more information come forward from you than we have before us, and that's important for us to obviously have on the record to make a decision.
I
Think the other thing is that, again, part of the design can also deal with the safety of children and where you place buildings and where you place entrances to the facility as well.
And as I said, those trees have probably been there before the building was built, so it's been located in a particular way. And branch drop from gums, I don't think is a new thing. So
I think we just, as I said, got to be a bit careful about that and dealing with that in
Terms of a design function as well .
The actual parking area for the preschool to get to the actual existing entrance, there's a pathway under those trees. So if— If we are going to keep those trees there, maybe we have to relook at the entrance. There's a lot of impact on doing that for a safety issue, so it means that we have to basically revisit and look at budgets and how we're going to actually deal with the whole development of that preschool. So it's fairly substantial.
Okay, thanks for that. Panel, are you any other comments, or?
No. Okay, well, I'm going to move something from the chair in terms of, I think from my point of view, we haven't got in front of us any exploration of other options. We seem to be losing five very healthy trees, or three, sorry, three very healthy and significant trees, and not a lot of documentation in terms of how any attempt has been made to keep any of them. It just seems to be an approach that we've got an identified area of where an extension to a building would go in perhaps in a most cost-effective way, and as a result of that, five trees have to come out. So at this stage, I'm going to put a recommendation as follows. One, that DA 0225/18 for alterations and additions to the existing childcare facility at 114 March Street, Richmond, be deferred for the submission of amended...
Plans that: A , provide for the retention and ongoing health of T1 to T4. This will require the relocation of the proposed additions. Two, on receipt of the amended plans, a further report be prepared and submitted to the local planning panel. The reasons for this motion is that, one, T1 and T4 are in good health, mature trees, and have a high amenity and retention value that contributes to the visual amenity of the area and are worthy of retention. And two, the development as proposed adversity impacts upon this amenity. So that's the motion. Do I have a seconder?
Okay,
David seconded. Any other discussion?
The only point there, that's — I'm going to put that to a vote, but there is the opportunity for you to demonstrate, to do further information. But at the moment, based on our assessment of the site and the proposal, is we think that T1 to T4 probably should be kept. And as I said, we're looking at you coming back to us with a revised plan. So with that, I'll put that recommendation. Those all those in favour? Aye. All those against? I declare that carried. So that application's been deferred for amended plans to address the tree retention issue.
So moving on to...
Agenda item chapter 2
Item 2, which is the proposed outbuilding at 20 North Street in Windsor. Now, Rebecca Zirk— Rebecca, did you want to—I've got you registered to speak. Did you want to come up to the table ?
That's
Fine. Yep, yep, that's fine.
You just get a name change, did you?
Okay. So, as I said at the beginning, we've been out to the site and had a good look at the plans and understand what's being proposed. We've also had council prepare—and there may be a question on this—but we've also had council prepare an addendum for us to deal with a SEPP 55, which is remediation of land for potential contamination. So we'll be taking that into consideration as well. So did you want to tell us anything or make a presentation? No,
All I really wanted to say was that—
Can you just make sure that is on.
We agree with the report and the recommendations and have read through and accept the conditions of consent, and we're here to answer any questions that you may have.
Okay. Rightio. Panel, any questions?
Just, yep.
I'd just ask Donna, please, if there's clarification about the colour schedule and its dating and record ID that we can incorporate into the consent conditions.
It was just noted for the colour schedule, because I list that in the approved plans, that it wasn't dated or authored. So the panel had suggested that the date that I use is the date that it was lodged. Probably it might be a recommendation or a good practice that from now on that we look at having a date on all the documentation as well as the plans, so that when we do reference them, like the waste management plan and the colour schedule, that it just provides a bit more clarification when it goes into the report. So I'm happy to run with the date that it was lodged if you guys are happy with that.
Any other questions? Graham.
I don't have a question as such, rather than a statement, I suppose. I've actually discussed this within the panel and I guess as an outbuilding, it is what it is. It doesn't excite me as far as its architecture is concerned. But I guess in an R2 zone, then we really can't, I don't think we have the means to request anything, any amendment in that regard. I'll leave it to other panel members and to discuss that further.
Okay, well I think the issue here is the majority of the site is zoned RU2, which is the rural landscape, so it actually is a rural landscape zone, and having been to the site, its context is pretty rural. The residential area is to the, and I won't get my directions right, it's probably to the west, yeah, west, west, to the west. So its context is actually rural in character. Yes, the building's not going to win any architectural awards, but it is fairly typical of, I would say, a farm shed. Probably, just what, in terms of the storage, what's it going to be storing?
Fair enough. Other than, as I said, it's a building that is pretty typical of a rural area. So, as I said, it's not going to win awards, but as I said, it's not particularly offensive. So unless there's any other discussion, what I'm going to do is, again, I'll move the recommendation in the report subject to condition 1B in terms of the colour schedule referencing the date that it was received, which is the 20th of the 3rd, 2018. So it's clear that the proposal is to be in a woodland grey, so we don't finish up with a white building or something like that. And I do note that there is a landscape plan that is actually looking at putting landscaping on the residential side and along the street frontage, which is important as well.
So with that, I'm moving the recommendation with that amendment, but also just the amendment at the end of the conditions that there's some proposed statements of reasons for the determination. And I'll say that we would accept four of the five ones. I would say that we would delete the reference to the reason being the proposal was not determined to be notified under Hawkesbury Development Control Plan and no community submissions were received. That's not a reason that we would have included. Just because something doesn't get submissions doesn't mean it's necessarily always appropriate to approve. So that would be another amendment to the document. So with that, moving the recommen
Yeah,
I think it's, yeah, we know, we know. It said , I'm prepared to move the recommendation subject to the amendment to condition 1B referencing the date received and the deletion of that reason being no submissions. Do I have a seconder? Yep. Okay, Michael seconded it. I'll put that. Any other discussion? All those in favour? Aye. All those against? I declare that carried. You have an approval for your shed and outbuilding Thank you. Moving on to item...
Official meeting record
Outcome: Carried
The Panel unanimously resolved that:
That development application DA0128/18 at Lot 21 DP 1106184, 20 North Street, Windsor, for the Construction of a Structure Ancillary to the Dwelling, be approved subject to the following conditions:
General Conditions
1. Approved Plans and Supporting Documentation
The development must be carried out generally in accordance with the approved plans and supporting documentation listed below which have been endorsed by Council's approved stamp, except where amended in red on the plans and/or amended by other conditions of consent:
- a) Plans Reference:
| Drawing Number/Name | Prepared by | Date |
|--------------------------------------------------------|---------------|------------|
| Site Plan - Dwg No. DA1 -1186G.4 | Graham Zerk | 25/09/2018 |
| Floor, Elevation & Section Plan - Dwg No. DA2 -1186G.4 | Graham Zerk | 25/09/2018 |
b) Document Reference:
| Document Prepared By Date | | |
|--------------------------------------|-------------|------------|
| Colour Schedule Doc ID 6189753 | Graham Zerk | 20/03/2018 |
| Waste Management Plan Doc ID 6189755 | Graham Zerk | 20/03/2018 |
No works, other than those approved (including raising or lowering of ground levels on the site, or construction of retaining walls on any property boundary) are permitted by this consent.
Note: Details of the development shown in the approved plans and documents referenced are altered in the manner indicated by:
- (i) any amendments made by Council on the approved plans or documents;
- (ii) any notes, markings, or stamps on approved plans or documents; and
- (iii) any conditions contained in this consent.
HAWKESBURY LOCAL PLANNING PANEL MEETING SECTION 3 - Reports for Determination
Minutes:
20 December 2018
2. Appointment of a Principal Certifying Authority
No work shall commence until:
- a) A Building Construction Certificate is issued by:
2. (i) Council; or
3. (ii) An Accredited Certifier;
- b) A Principal Certifying Authority is appointed for the building/engineering works and the following details relating to the carrying out of the works have been provided:
5. (i) name and licence number of the builder undertaking the construction works; or
6. (ii) name and permit number of the owner-builder (if relevant);
- c) The Principal Certifying Authority has:
8. (i) provided a copy of the notice of its determination to the consent authority, and to Council (within two days after the date of the determination);
9. (ii) notified the person having benefit of the consent of any critical stage inspections and other inspections that it requires to be carried out in relation to the approved work;
10. (iii) notified Council of its appointment (not less than two days before commencement of building work);
- d) The person having benefit of the consent (if not carrying out work as an owner-builder) has:
12. (i) appointed a principal contractor who must hold a 'contractor licence' if any residential building work is involved;
13. (ii) notified the Principal Certifying Authority of the appointment of the principal contractor;
14. (iii) notified the principal contractor of any critical stage inspections or any other inspections that are required to be carried out in relation to the approved work;
- e) At least two days' notice are to be provided to Council of the date on which it is proposed to commence work associated with this development consent.
3. Section 6.16(1) Certificates Required
The accredited certifier shall provide copies of all Section 6.16(1) certificates issued under the Environmental Planning and Assessment Act 1979 relevant to this development to Council within seven days of issuing the certificate.
Note: A registration fee applies.
4. Prescribed Conditions - Compliance with National Construction Code
All building works must be carried out in accordance with the requirements of the National Construction Code (Building Code of Australia).
Prior to the Issue of Construction Certificate
5. Long Service Levy Payment
The payment of a long service levy as required under Part 5 of the Building and Construction Industry Long Service Payments Act 1986 is required. Evidence that the levy has been paid, is to be submitted to the Principal Certifying Authority prior to the issue of any Construction Certificate.
HAWKESBURY LOCAL PLANNING PANEL MEETING SECTION 3 - Reports for Determination
Minutes:
20 December 2018
Note: All building works valued at $25,000 or above are subject to the payment of a Long Service Levy at the rate of 0.35%. Payments can be made at Long Service Payments Corporation offices or most councils.
6. Driveway Construction - Residential in Council Road Reserve
An 'Agreement Form for Driveways' must be submitted to Council prior to the issue of a Construction Certificate. Evidence of lodgement and payment for this application shall be provided to the Certifying Authority.
The vehicular crossing must:
- a) Have a minimum width of 3.5 metres within the road reserve;
- b) Not interfere with existing public infrastructure;
- c) Have a sealed finish; and
- d) Be constructed in accordance with Council's 'Driveway Specification' and Hawkesbury Development Control Plan 2002 - Appendix E - Civil Works Specification.
Note: The Agreement Form for Driveways and the Driveway Specification are available from Council's website.
7. Driveway Construction - Residential Within Property
A standard residential vehicular driveway must be constructed within the property. The driveway must:
- a) have a minimum width of 3.5 metres within the property;
- b) have a sealed finish; and
- c) be constructed in accordance with Hawkesbury Council's 'Driveway Specification' and Hawkesbury Development Control Plan 2002 - Appendix E - Civil Works Specification.
Details of the driveway are to be included on plans submitted to the Certifying Authority prior to issue of a Construction Certificate.
8. Flood Compatible Construction
All buildings must have flood compatible structural components up to and including the 100 year Average Recurrence Interval (ARI) flood level. The materials used in the construction must be consistent with any structural engineering certificate regarding the ability of the building/structure to withstand the forces of floodwater.
A written specification of the proposed materials to be used shall be provided to the Certifying Authority prior to the issue of a Construction Certificate.
Note: Advice on suitability of materials for use on flood liable land can be found in the publication 'Reducing Vulnerability of Buildings to Flood Damage' (Chapter 4.3 - Construction Materials).
9. Structural Engineers Design - Concrete and Structural Steel
A qualified Structural Engineer's design for all reinforced concrete and structural steel shall be provided to the Certifying Authority prior to issue of Construction Certificate.
HAWKESBURY LOCAL PLANNING PANEL MEETING SECTION 3 - Reports for Determination
Minutes:
20 December 2018
10. Structural Engineers Design - Retaining Walls
Any retaining walls having a height exceeding 600mm proposed in conjunction with the development are required to be designed by a practicing structural engineer.
Details demonstrating compliance with this requirement must be submitted to the Certifying Authority prior to issue of the Construction Certificate.
11. Council Sewer Authority - Inspection Fees
Council is the sewer authority for this development. As this development involves connection to the existing sewer system or works in connection to an on-site waste management facility, payment of the prescribed inspection fee is required to be made prior to the issue of a construction certificate. Evidence of this payment must be provided to the Certifying Authority prior to the issue of the Construction Certificate.
Prior to Any Works Commencing on Site
12. Principal Certifying Authority - Details
The applicant shall advise Council of the name, address and contact number of the Principal certifier, in accordance with Section 6.6(2) of the Environmental Planning and Assessment Act 1979 .
13. Toilet Facilities
Toilet facilities must be available or provided at the work site before works begin and must be maintained until the works are completed at a ratio of one toilet plus one additional toilet for every 20 persons employed at the site.
Each toilet must:
- a) be a standard flushing toilet connected to a public sewer;
- b) be attached to an approved on-site effluent disposal system;
- c) be a temporary chemical closet that is regularly maintained; and
- d) appropriate facilities for the disposal of sanitary items are to be provided within the toilet.
14. Survey Certificate - Building to be Verified by a Registered Surveyor
In order to ensure compliance with approved plans, a Survey Certificate, prepared by a Registered Surveyor, including locating any easements affecting the subject land, is to be undertaken:
- a) at the completion of earthworks and prior to the placement of any footings showing the completed level of the building platform and its relationship to the boundaries.
Progress certificates shall be submitted to the Principal Certifying Authority at the time of carrying out relevant progress inspections. Under no circumstances is work allowed to proceed should such survey information be unavailable or reveal discrepancies between the approved plans and the works as constructed.
15. Notice of Commencement
No work shall commence until a notice of commencement has been provided to Council. This notice is to be provided not less than two days from the date on which it is proposed to commence work associated with this Development Consent. The notice must also contain:
HAWKESBURY LOCAL PLANNING PANEL MEETING SECTION 3 - Reports for Determination
Minutes: 20 December 2018
- a) details of the appointment of a Principal Certifying Authority (PCA) providing name, address and telephone number; and
- b) details of the name, address and licence details of the Builder.
16. Prescribed Conditions - Residential Building Work
- a) In the case of residential building work for which the Home Building Act 1989 requires there to be a contract of insurance in force in accordance with Part 6 of that Act, that such a contract of insurance is in force before any building work authorised to be carried out by the consent commences.
- b) 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 (not being the Council) has given the Council written notice of the following information.
3. (i) In the case of work for which a principal contractor is required to be appointed:
- the name and licence number of the principal contractor; and
- the name of the insurer by which the work is insured under Part 6 of that Act.
6. (ii) In the case of work to be done by an owner-builder:
- the name of the owner-builder; and
- if the owner-builder is required to hold an owner-builder permit under that Act, the number of the owner-builder permit.
If arrangements for doing the residential building work are changed while the work is in progress so that the information notified under (b) becomes out of date, further work must not be carried out unless the Principal Certifying Authority for the development to which the work relates (not being the Council) has given the Council written notice of the updated information.
17. Principal Certifying Authority (PCA) Site Sign
A sign must be erected in a prominent position on any site on which building work, subdivision work or demolition work is being carried out:
- a) showing the name, address and telephone number of the Principal Certifying Authority for the work;
- b) showing the name of the principal contractor (if any) for any building work and a telephone number on which that person may be contacted outside working hours; and
- c) stating that unauthorised entry to the work site is prohibited.
Any such sign is 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.
18. Safety Fencing
The site is to be secured by a fence, in accordance with NSW WorkCover requirements, to prevent unauthorised access during the period of all works.
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Minutes:
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19. Erosion and Sediment Control for Minor Development
Erosion and sediment control devices are to be installed and maintained until the site is fully stabilised in accordance with Landcom's publication 'Managing Urban Stormwater - Soils and Construction (2004)'.
20. Sydney Water - Endorsement of Approved Plans
The approved plans must be submitted to and endorsed by Sydney Water via the 'Sydney Water Tap-in' website to determine whether the development will affect Sydney Water's water mains, stormwater drains and/or easements, and if further requirements need to be met. Plans will be appropriately stamped.
Please refer to Sydney Water's website.
Evidence of the building plan approval must be forwarded to the Principal Certifying Authority prior to the commencement of works.
During Construction
21. Construction Hours
Clearing of land, running of machinery, excavation, and/or earthworks, building works and the delivery of building materials shall be carried out between the following hours:
- a) between 7am and 6pm, Mondays to Fridays inclusive;
- b) between 8am and 4pm, Saturdays;
- c) no work on Sundays and public holidays; and
- d) works may be undertaken outside these hours where:
5. (i) the delivery of vehicles, plant or materials is required outside these hours by the Police or other authorities;
6. (ii) it is required in an emergency to avoid the loss of life, damage to property and/or to prevent environmental harm; and
7. (iii) a variation is approved in advance in writing by Council.
22. Site Management During Construction
- a) All materials and equipment must be stored wholly within the work site unless an approval to store them elsewhere is held.
- b) Waste materials (including excavation, demolition and construction waste materials) must be managed on the site and then disposed of at a waste management facility.
- c) Copies of receipts stating the following must be given to the principal certifying authority:
4. (i) the place to which waste materials were transported;
5. (ii) the name of the contractor transporting the materials; and
6. (iii) the quantity of materials transported off-site and recycled or disposed of.
- d) Any run-off and erosion control measures required must be maintained within their operating capacity until the completion of the works to prevent debris escaping from the site into drainage systems, waterways, adjoining properties and roads.
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- e) During construction:
2. (i) all vehicles entering or leaving the site must have their loads covered;
3. (ii) all vehicles, before leaving the site, must be cleaned of dirt, sand and other materials, to avoid tracking these materials onto public roads; and
4. (iii) any public place affected by works must be kept lit between sunset and sunrise if it is likely to be hazardous to the public.
- f) At the completion of the works, the work site must be left clear of waste and debris.
Note: In the event it is not possible to keep the footpath or road reserve clear during construction works written approval from Council shall be obtained prior to any closing of the road reserve or footpath area. The closure shall take place in accordance with Council's written approval. The area shall be signposted and such signposting be maintained in a way that ensures public safety at all times.
23. Loading and Unloading During Construction
The following requirements apply.
- a) All loading and unloading associated with construction activity must be accommodated on site.
- b) If, during excavation, it is not feasible for loading and unloading to take place on site, a Works Zone on the street may be considered by Council.
- c) A Works Zone may be required if loading and unloading is not possible on site. If a Works Zone is warranted an application must be made to Council at least 8 weeks prior to commencement of work on the site. An approval for a Works Zone may be given for a specific period and certain hours of the days to meet the particular need for the site for such facilities at various stages of construction. The approval will be reviewed periodically for any adjustment necessitated by the progress of the construction activities.
- d) Where hoisting activity over the public place is proposed to be undertaken including hoisting from a Works Zone, a separate approval must be obtained from Council.
24. Critical Stage Inspections
Prior to the commencement of building work and at nominated stages during the construction of the building, a minimum of 48 hours' notice is required to be provided to allow the Principal Certifying Authority to ensure that the critical stage inspections are undertaken.
Note: Critical stage inspections are required to be carried out in accordance with Clause 162A of the Environmental Planning & Assessment Regulation 2000 .
25. Inspection and Compliance certificates for sewer works
Inspection and Compliance Certificates for sewer works can only be conducted and issued by Council.
In the case of internal and external (house service connection) drainage, the inspection must be conducted by Council's Development Services Branch, please phone (02) 4560 4444 to arrange inspections and payment of required fees.
In all cases inspections must be conducted on the exposed pipes prior to any backfilling including poured concrete or concrete encasement.
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26. Stormwater Drainage Management
Roofwater (including overflow from water storage vessels) shall be connected to the existing lawful point of discharge.
27. Earthworks - General Requirements
All earthworks on site must comply with the following:
- a) topsoil shall be stripped only from approved areas and shall be stockpiled for re-use during site rehabilitation and landscaping;
- b) once the topsoil has been removed the natural batter should be suitably stepped, scarified or roughened to prevent slipping and the fill is to be keyed in to hold the toe of the fill batter in place;
- c) filling shall comprise either uncontaminated Virgin Excavated Natural Material (VENM) or Excavated Natural Material (ENM). Contamination certificates for all source material shall be provided to the Principal Certifying Authority prior to placing any fill on site;
- d) a ticketing system is to accompany any material being brought to the site. A register is to be kept on site to cross reference against the source records. An independent site auditor is to be engaged to undertake appropriate certification regarding the monitoring and validation of the fill material imported to the site as being sound, suitable for the proposed use and free of contamination;
- e) where batters exceed a ratio of three horizontal to one vertical, retaining walls, stoneflagging or terracing shall be constructed;
- f) all fill within the site shall be placed in layers not exceeding 300mm thickness and compacted to achieve a minimum dry density ratio of 98% when tested in accordance with Australian Standard AS 1289 - 'Methods of testing soils for engineering purposes unless otherwise specified'; and
- g) all disturbed areas are to be stabilised/revegetated, using a minimum 300mm surface layer of topsoil, as soon as practicable after the completion of filling works.
Note: ENM is defined by the Excavated Natural Material Exemption - NSW Environment Protection Authority.
Prior to Issue of Occupation Certificate
28. Survey Certificate at Completion
A Survey Certificate, prepared by a Registered Surveyor, is to certify the location of the building in relation to the boundaries of the allotment.
The certificate is to be submitted to the Principal Certifying Authority prior to the issue of any Occupation Certificate.
29. Occupation Certificate - Prior to Commencement of Use
The development shall not be occupied or used prior to the issuing of a Final Occupation Certificate or Interim Occupation Certificate by the Principal Certifying Authority. Where an Interim Occupation Certificate has been issued, only that part of the building to which the Certificate applies may be occupied or used.
A copy of the Occupation Certificate shall be submitted to Council within two days of issue.
20 December 2018
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Minutes:
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30. Road Infrastructure - Driveway Construction
The approved vehicular crossing(s) must be constructed prior to issue of an Occupation Certificate.
31. Compliance Certificate - Connection to Council Sewer
A written clearance from Council (as the local sewer authority) that the development is suitably connected to the reticulated sewerage system is required to be submitted to the Principal Certifying Authority prior to the issue of an Interim Occupation Certificate.
Operational Conditions
32. Limitation of Use
The outbuilding shall only be used for the storage of possessions of the owners/occupiers of the land.
Advisory Notes (if applicable)
(i) Dial Before You Dig
Prior to commencement of work, the free national community service 'Dial Before You Dig' shall be contacted on 1100 regarding the location of underground services in order to prevent injury, personal liability and even death. Enquiries should provide the property details and the nearest cross street/road.
(ii) Requirements of 88B Instrument
The applicant shall make themselves aware of any User Restriction, Easements and Covenants to this property and shall comply with the requirements of any Section 88B Instrument relevant to the property in order to prevent the possibility of legal proceedings against them.
RESAONS FOR APPROVAL
The Panel considers the proposal is acceptable and it is recommended that the development be approved based on the following grounds:
- -The proposal is acceptable having regard to the statutory requirements applying to the development.
- -The proposed development adequately satisfies the objectives and provisions of the Hawkesbury Local Environmental Plan 2012 (LEP 2012).
- -The proposed works are consistent with the outbuilding requirements of Hawkesbury Development Control Plan 2002 and the application proposes the building close to existing structures on the land.
- -The proposal is ancillary to the normal domestic use of the land.
Agenda item chapter 3
Three, which is the disabled toilet internal alterations to the Johnson Wing in Christie Street, Windsor, for a disabled or accessible toilet at the first floor level. I don't have anybody registered to speak.
This is very straightforward. I don't think there's any need to have an in-depth discussion about it. We've been to the site, we understand what it is. The report dealt with the issues. I think with that, I'm probably just going to, again from the Chair, move the recommendation in the report, subject to, again, the change to the reasons and deleting the reference. The last reason being it wasn't required to be notified and no community submissions were received. Other than that, move the recommendation with that change. Do I have a seconder? Thank you, David, seconded. All those in favour? Aye. All those against? I declare that carried. So that's approved the internal changes to allow for the accessible toilet.
So with that, that was a fairly short and sharp agenda. Most of the matters, or two of the matters, were fairly straightforward. I'll thank Council staff for their assistance, and I will declare the meeting closed. Thank you.
Official meeting record
Outcome: Carried
The Panel unanimously resolved that:
That development application DA0293/18 at Lot 50 DP 1035291, Johnson Wing, 4 Christie Street, Windsor, for Internal Alterations Involving the Provision of Accessible Toilet Facilities, be approved subject to the following conditions:
General Conditions
1. Approved Plans and Supporting Documentation
The development must be carried out generally in accordance with the approved plans and supporting documentation listed below which have been endorsed by Council's approved stamp, except where amended in red on the plans and/or amended by other conditions of consent:
- a) Plans Reference:
- b) Document Reference:
| Drawing Number/Name | Prepared by | Issue No. | Date |
|-----------------------|---------------|-------------|------------|
| Site Plan | Applicant | - | May 2018 |
| Floor Plan | Adopted Plan | - | April 2018 |
| Document | Reference | Prepared By | Date |
|-------------------------------------------------------------------------------|-------------|---------------------|----------|
| Waste Management Plan | | Urban City Planning | 2018 |
| Heritage Impact Statement (2/4 Christie Street, former Johnson Wing, Windsor) | 180142 | Urban City Planning | May 2018 |
No works, other than those approved (including raising or lowering of ground levels on the site, or construction of retaining walls on any property boundary) are permitted by this consent.
Note: Details of the development shown in the approved plans and documents referenced are altered in the manner indicated by:
- (i) any amendments made by Council on the approved plans or documents;
- (ii) any notes, markings, or stamps on approved plans or documents; and
- (iii) any conditions contained in this consent.
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2. Appointment of a Principal Certifying Authority
No work shall commence until:
- a) A Building Construction Certificate is issued by:
2. (i) Council; or
3. (ii) An Accredited Certifier;
- b) A Principal Certifying Authority is appointed for the building/engineering works and the following details relating to the carrying out of the works have been provided:
5. (i) name and licence number of the builder undertaking the construction works; or
6. (ii) name and permit number of the owner-builder (if relevant);
- c) The Principal Certifying Authority has:
8. (i) provided a copy of the notice of its determination to the consent authority, and to Council (within two days after the date of the determination);
9. (ii) notified the person having benefit of the consent of any critical stage inspections and other inspections that it requires to be carried out in relation to the approved work;
10. (iii) notified Council of its appointment (not less than two days before commencement of building work);
- d) The person having benefit of the consent (if not carrying out work as an owner-builder) has:
12. (i) appointed a principal contractor who must hold a 'contractor licence' if any residential building work is involved;
13. (ii) notified the Principal Certifying Authority of the appointment of the principal contractor;
14. (iii) notified the principal contractor of any critical stage inspections or any other inspections that are required to be carried out in relation to the approved work;
- e) At least two days' notice are to be provided to Council of the date on which it is proposed to commence work associated with this development consent.
3. Section 6.16(1) Certificates Required
The accredited certifier shall provide copies of all Section 6.16(1) certificates issued under the Environmental Planning and Assessment Act 1979 relevant to this development to Council within seven days of issuing the certificate.
Note: A registration fee applies.
4. Occupation Certificate Required Prior to The Use Of The Building
The building/structure shall not be occupied or used prior to the issuing of an Interim or Final Occupation Certificate by the Principal Certifying Authority. Where an Interim Occupation Certificate has been issued, only that part of the building to which the Certificate applies may be occupied or used.
A copy of the Occupation Certificate shall be submitted to Council within two days of its issue.
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5. Sewer Authority - Hawkesbury City Council
This development falls within the Sewerage Scheme controlled by Council. Therefore Council is the approving authority for all sewer works.
6. Asbestos Removal
If asbestos is encountered during construction or demolition work; measures must be in place in accordance with WorkCover NSW guidelines and the Occupational Health & Safety Regulation 2001 . Work shall not commence or continue until all the necessary safeguards required by WorkCover NSW are fully in place.
Only contractors who are appropriately licensed for asbestos disposal by WorkCover NSW may carry out the removal and disposal of asbestos from demolition and construction sites.
Prior to commencing demolition of buildings containing asbestos, a commercially manufactured sign containing the words "DANGER ASBESTOS REMOVAL IN PROGRESS" measuring 400mm x 300mm shall be erected in a prominent visible position on the site in accordance with Australian Standard AS 1319 - 'Safety Signs for the Occupational Environment'.
The person entitled to act on this consent shall notify adjoining residents in writing five working days prior to the demolition.
Asbestos waste must only be disposed of at a landfill site authorised to receive such waste. All receipts and supporting documentation must be retained in order to verify lawful disposal and are to be made available to Council on request.
7. Prescribed Conditions - Compliance with National Construction Code
All building works must be carried out in accordance with the requirements of the National Construction Code (Building Code of Australia).
Prior to the Issue of Construction Certificate
8. Structural Engineers Design - Concrete and Structural Steel
A qualified Structural Engineer's design for all reinforced concrete and structural steel shall be provided to the Certifying Authority prior to issue of Construction Certificate.
Prior to Any Works Commencing on Site
9. Principal Certifying Authority - Details
The applicant shall advise Council of the name, address and contact number of the Principal certifier, in accordance with Section 6.6(2) of the Environmental Planning and Assessment Act 1979 .
10. Notice of Commencement
No work shall commence until a notice of commencement has been provided to Council. This notice is to be provided not less than two days from the date on which it is proposed to commence work associated with this Development Consent. The notice must also contain:
- a) details of the appointment of a Principal Certifying Authority (PCA) providing name, address and telephone number; and
- b) details of the name, address and licence details of the Builder.
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11. Principal Certifying Authority (PCA) Site Sign
A sign must be erected in a prominent position on any site on which building work, subdivision work or demolition work is being carried out:
- a) showing the name, address and telephone number of the Principal Certifying Authority for the work;
- b) showing the name of the principal contractor (if any) for any building work and a telephone number on which that person may be contacted outside working hours; and
- c) stating that unauthorised entry to the work site is prohibited.
Any such sign is 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.
12. Demolition - General
All demolition works must be carried out in accordance with the following:
- a) all demolition work shall be carried out strictly in accordance with Australian Standard AS 2601 - 'The Demolition of Structures';
- b) demolition works involving the removal and disposal of asbestos cement must only be undertaken by contractors who hold a current WorkCover 'Demolition License' and WorkCover 'Class 2' (Restricted) Asbestos License and comply with WorkCover's 'Guide to Working with Asbestos';
- c) site safety/security fencing shall be provided prior to commencement of any work onsite and shall be removed only when all hazards, including site waste, have been removed. The site safety/security fencing shall comply with the following Australian Standards:
4. (i) Demolition Sites - Australian Standard AS 2601 - 'Demolition of structures';
5. (ii) Construction Sites - Australian Standard AS 4687 - 'Temporary fencing and hoardings';
6. (iii) Ongoing Site Safety/Security - Australian Standard AS 1725 - 'Chain-link fabric security fencing and gates';
- d) demolition work shall be carried out only between the hours of 7am to 6pm Mondays to Fridays and 8am to 4pm Saturdays. No work is to be carried out on Sundays or public holidays;
- e) no trees shall be removed from the site unless they are shown for removal on the approved plans, or separately approved by Council;
- f) erosion and sediment control measures shall be installed prior to any demolition works commencing and maintained in accordance with the requirements contained in the Hawkesbury Development Control Plan 2002;
- g) all waste on the site is to be stored, handled and disposed of in such a manner as to not create air pollution (including odour), offensive noise or pollution of land and/or water;
- h) public footways and roadways adjacent to the site must be fully maintained and cleared of obstructions during construction. No building materials, waste containers or skips may be stored on the road reserve or footpath without prior separate approval from Council;
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- i) any materials stored on site must be stored away from any drainage path or easement, natural watercourse;
- j) demolition activity shall not cause damage to or adversely affect the structural integrity of adjoining buildings;
- k) waste must be transported to a place which can lawfully accept it. All non-recyclable demolition materials are to be disposed of at an approved waste disposal depot in accordance with legislation;
- l) no material is to be burnt on site;
- m) details as to the method and location of disposal of demolition materials (weight dockets, receipts, etc.) should be kept on site as evidence of approved methods of disposal and recycling; and
- n) the site shall be grassed or otherwise rendered erosion resistant immediately upon completion of demolition.
13. Demolition - Notice
- a) Notice is to be given to Council of the date on which it is proposed to commence demolition. This notice shall:
2. (i) be given not less than two days before the date on which it is proposed to commence demolition work;
3. (ii) provide details of the name, contact details of the demolisher/contractor undertaking the work;
4. (iii) provide the relevant WorkCover license details of the demolisher/contractor; and
5. (iv) details of the demolisher/contractors current Public Liability/Risk Insurance Policy providing for a minimum cover of $10 million.
- b) Notice is to be given to adjoining property owners of the date on which it is proposed to commence demolition. This notice shall:
7. (i) be given not less than two days before the date on which it is proposed to commence demolition work;
8. (ii) provide details of the name, contact details of the demolisher/contractor undertaking the work; and
9. (iii) provide the telephone number of WorkCover's Asbestos/Demolition Hotline - 1800 672 718.
14. Demolition - Work Plans
The demolition work shall comply with the provisions of Australian Standard AS 2601 - 'The Demolition of Structures'. The work plans required by Australian Standard AS 2601 - 'The Demolition of Structures' shall be accompanied by a written statement from a suitably qualified person that the proposals contained in the work plan comply with the safety requirements of the Standard. The work plans and the statement of compliance shall be submitted to the satisfaction of the Principal Certifying Authority prior to the commencement of works.
During Construction
15. Construction Hours
Clearing of land, running of machinery, excavation, and/or earthworks, building works and the delivery of building materials shall be carried out between the following hours:
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- a) between 7am and 6pm, Mondays to Fridays inclusive;
- b) between 8am and 4pm, Saturdays;
- c) no work on Sundays and public holidays; and
- d) works may be undertaken outside these hours where:
5. (i) the delivery of vehicles, plant or materials is required outside these hours by the Police or other authorities;
6. (ii) it is required in an emergency to avoid the loss of life, damage to property and/or to prevent environmental harm; and
7. (iii) a variation is approved in advance in writing by Council.
16. Site Management During Construction
- a) All materials and equipment must be stored wholly within the work site unless an approval to store them elsewhere is held.
- b) Waste materials (including excavation, demolition and construction waste materials) must be managed on the site and then disposed of at a waste management facility.
- c) Copies of receipts stating the following must be given to the principal certifying authority:
4. (i) the place to which waste materials were transported;
5. (ii) the name of the contractor transporting the materials; and
6. (iii) the quantity of materials transported off-site and recycled or disposed of.
- d) Any run-off and erosion control measures required must be maintained within their operating capacity until the completion of the works to prevent debris escaping from the site into drainage systems, waterways, adjoining properties and roads.
- e) During construction:
9. (i) all vehicles entering or leaving the site must have their loads covered;
10. (ii) all vehicles, before leaving the site, must be cleaned of dirt, sand and other materials, to avoid tracking these materials onto public roads; and
11. (iii) any public place affected by works must be kept lit between sunset and sunrise if it is likely to be hazardous to the public.
- f) At the completion of the works, the work site must be left clear of waste and debris.
Note: In the event it is not possible to keep the footpath or road reserve clear during construction works written approval from Council shall be obtained prior to any closing of the road reserve or footpath area. The closure shall take place in accordance with Council's written approval. The area shall be signposted and such signposting be maintained in a way that ensures public safety at all times.
17. Loading and Unloading During Construction
The following requirements apply.
- a) All loading and unloading associated with construction activity must be accommodated on site.
- b) If, during excavation, it is not feasible for loading and unloading to take place on site, a Works Zone on the street may be considered by Council.
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- c) A Works Zone may be required if loading and unloading is not possible on site. If a Works Zone is warranted an application must be made to Council at least 8 weeks prior to commencement of work on the site. An approval for a Works Zone may be given for a specific period and certain hours of the days to meet the particular need for the site for such facilities at various stages of construction. The approval will be reviewed periodically for any adjustment necessitated by the progress of the construction activities.
- d) Where hoisting activity over the public place is proposed to be undertaken including hoisting from a Works Zone, a separate approval must be obtained from Council.
18. Critical Stage Inspections
Prior to the commencement of building work and at nominated stages during the construction of the building, a minimum of 48 hours' notice is required to be provided to allow the Principal Certifying Authority to ensure that the critical stage inspections are undertaken.
Note: Critical stage inspections are required to be carried out in accordance with Clause 162A of the Environmental Planning & Assessment Regulation 2000 .
Operational Conditions
19. Annual Fire Safety Statement
The owner of the building is responsible for the lodgement with Council of an Annual Fire Safety Statement from a competent person so as to confirm the essential fire safety measures required to be provided in the building exist and are being maintained. The Annual Fire Safety Statement shall be issued within 12 months of the issue of the Final Fire Safety Certificate, and then on an annual basis thereafter.
A copy of the Fire Safety Statement obtained and Fire Safety Schedule shall also be:
- a) Forwarded to the Commissioner of Fire and Rescue New South Wales by email to afss@fire.nsw.gov.au; and
- b) Prominently displayed in the building.
Advisory Notes (if applicable)
(i) Approval Authority
This development falls within the Sewerage Scheme controlled by Council, therefore Council is the approval authority for all sewer works.
The applicant must consult with the Waste Management Branch regarding any possible new work or upgrades to existing Council sewer mains related to this application.
(ii) Equitable Access
The applicant shall make themselves aware of the Discrimination Against People with Disabilities Act (DDA) and assess their responsibilities and liabilities with regards to the provision of access for all people.
(iii) Acid Sulfate Soils - Monitoring of Excavation During Works
All excavations are to be monitored to ensure that acid sulphur soils are not encountered during works. Signs that may indicate the presence of acid sulphur soils include:
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- a) change in colour of the soil into grey and green tones;
- b) effervescence;
- c) the release of sulphur smelling gases such as sulphur dioxide or hydrogen sulphide; and
- d) lowering of the soil Ph by at least one unit.
Should any of the above indicators be present excavation work on the site is to stop and Council is to be notified to determine what action is required to be taken before work may commence.
REASONS FOR APPROVAL
The Panel considers the proposal is acceptable and it is recommended that the development be approved based on the following grounds:
- -The proposal is acceptable having regard to the statutory requirements applying to the development.
- -The proposed development adequately satisfies the objectives and provisions of the Hawkesbury Local Environmental Plan 2012 (LEP 2012).
- -The proposed works are minor and will have no adverse impact on the Heritage significance of the site.
The meeting closed at 12:07pm.