Minutes (Open Portion)

Council Meeting

Page 2

19/9/2016

Minutes (Open Portion)

Council Meeting

Page 4

19/9/2016

The Chairman reports that she has perused the minutes of the meeting of the Open Portion of the Council meeting held on Monday, 5 September 2016, finds them to be a true record and recommends that they be taken as read and signed as a correct record.

deputy lord mayor

Ruzicka                                                                     That the minutes be signed.

MOTION CARRIED

VOTING RECORD

9.1      6-8 Market Place, Hobart - Partial Demolition, Alterations and Extension

Ref:    Open CPC 7.1.1, 12/9/2016

Application Expiry Date: 30 September 2016

Extension of Time: Not applicable

That pursuant to the Sullivans Cove Planning Scheme 1997 and the Hobart Interim Planning Scheme 2015, the Council approve the application for partial demolition, alterations and extension at 6­8 Market Place, Hobart for the reasons outlined in the officer’s report attached to item 7.1.1 of the Open City Planning Committee agenda of 12 September 2016, and a permit containing the following conditions be issued:

GEN

The use and/or development must be substantially in accordance with the documents and drawings that comprise PLN­16­744 ­ 6­8 MARKET PLACE HOBART TAS 7000 ­ Final Planning Documents except where modified below.

Reason for condition

To clarify the scope of the permit.

ENG 12

A construction waste management plan must be implemented throughout construction.

A construction waste management plan must be submitted and approved, prior to commencement of work on the site. The Construction Waste Management Plan must include:

·      Provisions for the handling transport and disposal of demolition material, including any contaminated waste, to satisfy the above requirement.

All work required by this condition must be undertaken in accordance with the approved construction waste management plan.

Advice: Once the Construction Waste Management Plan has been approved Council will issue a condition endorsement (see general advice on how to obtain condition endorsement).

Reason for condition

To ensure that solid waste management from the site meets the Council’s requirements and standards.

ENGsw6

All stormwater from the proposed development (including hardstand runoff) must be discharged to the Council’s infrastructure with sufficient receiving capacity prior to first occupation. All costs associated with works required by this condition are to be met by the owner.

Design drawings and calculations of the proposed stormwater drainage and connections to Council infrastructure must be submitted and approved prior to the commencement of work. The design drawing must be prepared by a suitably qualified person.

All work required by this condition must be undertaken in accordance with the approved design drawings.

Advice: Once the design drawing has been approved Council will issue a condition endorsement (see general advice on how to obtain condition endorsement).

Reason for condition

To ensure that stormwater from the site will be discharged to a suitable Council approved outlet.

ENGtr2

A construction traffic and parking management plan must be implemented prior to the commencement of work on the site (including demolition).

The construction traffic (including cars, public transport vehicles, service vehicles, pedestrians and cyclists) and parking management plan must be submitted and approved, prior to commencement work. The construction traffic and parking management plan must:

a)   Be prepared by a suitably qualified person, by the Council.

b)   Develop a communications plan to advise the wider community of the traffic and parking impacts during construction.

c)   Include a start date and finish dates of various stages of works.

d)   Include times that trucks and other traffic associated with the works will be allowed to operate.

e)   Nominate a superintendant or like to advise the Council of the progress of works in relation to the traffic and parking management with regular meetings during the works.

All work required by this condition must be undertaken in accordance with the approved construction traffic and parking management plan.

Advice: Once the construction traffic and parking management plan has been approved Council will issue a condition endorsement (see general advice on how to obtain condition endorsement).

Reason for condition

To ensure the safety of vehicles entering and leaving the development and the safety and access around the development site for the general public and adjacent businesses.

ENG 9

Accessible parking spaces must be provided at a minimum rate of one accessible space per 100 car parking spaces. All car parking spaces for people with disabilities must be delineated to Australian/NZS Standard, Parking facilities Part 6: Off­street parking for people with disabilities AS/NZS 2890.6: 2009, prior to the commencement of the use.

Reason for condition

In the interests of vehicle user safety and the amenity of the development.

ENG 1

The cost of repair of any damage to the Council infrastructure resulting from the implementation of this permit, must be met by the owners within 30 days of the completion of the development or as otherwise determined by the Council.

A photographic record of the Council infrastructure adjacent to the subject site must be provided to the Council prior to any commencement of works.

A photographic record of the Council’s infrastructure (e.g. existing property service connection points, roads, buildings, stormwater, footpaths, driveway crossovers and nature strips, including if any, pre existing damage) will be relied upon to establish the extent of damage caused to the Council’s infrastructure during construction. In the event that the owner/developer fails to provide to the Council a photographic record of the Council’s infrastructure, then any damage to the Council infrastructure found on completion of works will be deemed to be the responsibility of the owner.

Reason for condition

To ensure that any of the Council infrastructure and/or site­related service connections affected by the proposal will be altered and/or reinstated at the owner’s full cost.

ENV1

Sediment and erosion control measures sufficient to prevent sediment from leaving the site must be installed prior to any disturbance of the site. Sediment controls must be maintained until all areas of disturbance have been stabilised.

Advice: For further guidance in preparing a Soil and Water Management Plans (SWMP) – in accordance with Fact sheet 3 Derwent Estuary Program go to www.hobartcity.com.au development engineering standards and guidelines.

Reason for condition

To avoid the sedimentation of roads, drains, natural watercourses, Council land that could be caused by erosion and runoff from the development, and to comply with relevant State legislation.

HER 6

All onsite excavation and disturbance must be monitored. Should any features or deposits of an archaeological nature be discovered on the site during excavation or disturbance:

a)   all excavation and/or disturbance must stop immediately;

b)   a qualified archaeologist must be engaged to attend the site and provide advice and assessment of the features and/or deposits discovered and make recommendations on further excavation and/or disturbance;

c)   all and any recommendations made by the archaeologist engaged in accordance with (b) above must be complied with in full; and (d) all features and/or deposits discovered must be reported to the Council within fourteen (14) days of the discovery; and

d)   a copy of the archaeologists advice, assessment and recommendations obtained in accordance with paragraph (b) above must be provided to Council within fourteen (14) days of receipt of the advice, assessment and recommendations.

Excavation and/or disturbance must not recommence unless and until approval is granted from the Council.

Reason for condition

To ensure that work is planned and implemented in a manner that seeks to

understand, retain, protect, preserve and manage significant archaeological evidence.

ADVICE

The following advice is provided to you to assist in the implementation of the planning permit that has been issued subject to the conditions above. The advice is not exhaustive and you must inform yourself of any other legislation, by­laws, regulations, codes or standards that will apply to your development under which you may need to obtain an approval. Visit www.hobartcity.com.au for further information.

Prior to any commencement of work on the site or commencement of use the following additional permits/approval may be required from the Hobart City Council.

Condition endorsement

As a condition endorsement is required by a planning condition above, please forward documentation required to satisfy the condition to rfi­information@hobartcity.com.au, clearly identifying the planning permit number, address and the condition to which the documentation relates.

Once approved, the Council will respond to you via email that the condition/s has been endorsed (satisfied). Detailed instructions can be found at: www.hobartcity.com.au/Development/Planning/How_to_obtain_a_condition_endorsement.

Building permit

Building permit in accordance with the Building Act 2000;

http://www.hobartcity.com.au/Development/Building 

Plumbing permit

Plumbing permit under the Tasmanian Plumbing Regulations 2014;

http://www.hobartcity.com.au/Development/Plumbing

Permit to occupy the public highway

Permit for the occupation of the public highway for construction or special event (e.g. placement of skip bin, crane, scissor lift etc).

http://www.hobartcity.com.au/Transport/Permits/Construction_Activities_Special_Even ts_in_the_Road_Reservation

Temporary parking permit for construction vehicles

Temporary parking permits for construction vehicles i.e. residential or meter parking/loading zones.

http://www.hobartcity.com.au/Transport/Permits/Parking_Permits
Waste disposal ­Top ten tips http://www.hobartcity.com.au/Environment/Recycling_and_Waste
Fees and charges http://www.hobartcity.com.au/Council/Fees_and_Charges

Dial before you dig

www.dialbeforeyoudig.com.au

If you do not have access to the Council’s electronic web page, please phone the

Council (City Planning) on 6238 2715 for assistance.

Briscoe

Denison                                                   That the recommendation be adopted.

MOTION CARRIED

VOTING RECORD

9.2      9 Sandy Bay Road, Hobart - Demolition and New Development for Hotel with Cafe and Bar and Associated Minor Road Works (Re-advertised - Amended Proposal)

Ref:    Open CPC 7.2.1, 12/9/2016

Application Expiry Date: 19 September 2016

Extension of Time: Not applicable

That pursuant to the Hobart Interim Planning Scheme 2015, the Council refuse the application for demolition and new develpment for hotel with cafe and bar and associated minor road works(re-advertised – amended proposal) at 9 sandy Bay Road, Hobart for the following reasons:

1.           The proposal does not meet clause 8.10.2 of the Hobart Interim Planning Scheme 2015 in that it does not meet the purpose of the Urban Mixed Use zone because it doesn't provide for the integration of a commercial use with the surrounding residential uses, it doesn't provide a density responsive to the character of the surrounding area, and it doesn't encourage the retention of the existing residential use on the site or the reuse or adaptation of the existing building on the site.

2.           The proposal does not meet the acceptable solution or the performance criteria for clause 15.4.1 of the Hobart Interim Planning Scheme 2015 because the building height exceeds

10m and is not compatible with the scale of nearby buildings.

3.           The proposal does not meet the acceptable solution or the performance criteria for clause E6.6.1 of the Hobart Interim Planning Scheme 2015 because the amount of on site car parking provided will not be sufficient to meet the reasonable needs of users.

Briscoe

Thomas                                                    That the recommendation be adopted.

MOTION CARRIED

VOTING RECORD

Zucco

Hickey                                                                                                                         

That item 9.4 be taken next.

MOTION CARRIED

VOTING RECORD

9.3      53 Runnymede Street, Battery Point - Partial Demolition, Alterations and Extension

Ref:    Open CPC 7.2.2, 12/9/2016

That pursuant to the Hobart Interim Planning Scheme 2015, the Council refuse the application for partial demolition, alterations and extension at 53 Runnymede Street, Battery Point for the following reasons:

1.      The proposed development does not meet performance criterion E13.7.2 P1 of the Hobart Interim Planning Scheme 2015 as the development will result in loss of historic cultural heritage significance to the place through incompatible design, including in height and form.

2.      The proposed development does not meet performance criterion E13.7.2 P2 of the Hobart Interim Planning Scheme 2015 as the development is not designed to be subservient and complementary to the place through characteristics including its built form.

3.      The proposed development does not meet performance criterion E13.7.2 P3 of the Hobart Interim Planning Scheme 2015 as the built form does not respond to the dominant heritage characteristics of the place.

4.      The proposed development does not meet performance criterion E13.7.2 P4 of the Hobart Interim Planning Scheme 2015 as the extension to the existing building detracts from the historic cultural heritage significance of the place.

5.      The proposed development does not meet performance criterion E13.8.4 P3 of the Hobart Interim Planning Scheme 2015 as the height of the proposal will be obtrusive in the streetscape and will detract from the pattern of development that is a characteristic of the cultural heritage significance of Heritage Precinct BP1 in the vicinity of the site.

Briscoe

Harvey                                                    That the recommendation be adopted.

Procedural Motion

Zucco

Ruzicka                                                                                                                      

That the matter be deferred to allow the accuracy of the montage to be verified.

PROCEDURAL MOTION CARRIED

VOTING RECORD

9.4      4, 6-12 Wynyard Street and 39 Weld Street, South Hobart - 24 Multiple Dwellings, Levee Wall, Fencing, Public Footpath and Alterations to Traffic Circulation

Ref:    Open CPC 7.2.3, 12/9/2016

That pursuant to the Hobart Interim Planning Scheme 2015, the Council approve the application for 24 multiple dwellings, levee wall, fencing, public footpath and alterations to traffic circulation at 4, 6­12 Wynyard Street, South Hobart for the reasons outlined in the officer’s report attached to item 7.2.3 of the Open City Planning Committee agenda of 12 September 2016, and a permit containing the following conditions be issued:

GEN

The use and/or development must be substantially in accordance with the documents and drawings that comprise PLN­16­00406­01 ­ 4, 6­12 Wynyard ­ SOUTH HOBART ­ Final Planning Documents except where modified below.

Reason for condition

To clarify the scope of the permit.

TW

The use and/or development must comply with the requirements of TasWater as detailed in the form Submission to Planning Authority Notice, Reference No. TWDA 2016/00521­HCC dated 27 June 2016 as attached to the permit.

Reason for condition

To clarify the scope of the permit.

ENGsw2

The Council’s stormwater infrastructure adjacent to & within the subject site must be protected from damage during the construction of the development.

Digital copies of a pre construction work CCTV video and associated report(s) of any Council stormwater main within two metres of the works (which will not be abandoned) must be submitted to Council prior to issue of any consent under the Building Act 2000 for the relevant stage.

Digital copies of a post construction work CCTV video and associated report(s) of any Council stormwater main within two metres of the works must be submitted to Council after completion of all work but prior to the issue of any Certificate of Completion for the relevant stage. However should the main still be within the 12 month maintenance period, this post work CCTV may instead be submitted at the end of the maintenance period (ie a single CCTV to satisfy both maintenance period and post works).

The pre and post construction work CCTVs will be relied upon to establish the extent of damage caused to the Council’s infrastructure during construction. In the event that the owner fails to provide to the Council a pre construction works CCTV video of the Council’s infrastructure, then any damage to the Council infrastructure identified in the post construction CCTV will be deemed to be the responsibility of the owner.

Advice: Due to the diameter of the main, a tractor camera will be required to obtain adequately clear footage.

Reason for condition

To ensure that any of the Council infrastructure and/or site­related service connections affected by the proposal will be altered and/or reinstated at the owner’s full cost.

ENGsw3

The proposed works (including footings and overhangs) must be designed to ensure the long term protection of and access to any of Council’s new, existing or diverted stormwater infrastructure.

A detailed design for all works within two metres of public stormwater infrastructure certified by a suitably qualified engineer must be submitted and approved prior to issue of any consent under the Building Act for the relevant stage. The detailed design must:

·      Demonstrate how the design will ensure the protection of and provide access to Council’s stormwater mains (a minimum of 1m horizontal clearance is required from any part of any building to all mains);

·      Demonstrate that the works do not impose any loads on the storm water main and the structure is entirely independent of the main and its trenching, including certification by a suitably qualified engineer; and

·      Include (but not be limited to) cross­sections, minimum separation, adequate cover.

Prior to construction of any footings within two metres of public stormwater infrastructure, the stormwater pipe must be accurately located by the developer, and the clearance must be inspected and confirmed by the Council's Project and Development Inspector to ensure the minimum separation is achieved.

The Council's Project and Development Inspector, must be contacted on phone (03) 6238 2967 at least 24 hours prior to the commencement of any works.

Prior to issue of any Certificate of Completion for the relevant stage a suitably qualified engineer must confirm the installation of the works within two metres of Council’s stormwater main is in accordance with the approved drawings and complies with this condition. Should any remediation works be required, these must be carried out at the developer’s cost.

All work required by this condition must be undertaken in accordance with the approved design.

Advice: Once the detailed design drawings has been approved the Council will issue a condition endorsement (see general advice on how to obtain condition endorsement). The Council's Project and Development Inspector, must be contacted on phone (03) 6238 2967 at least 24 hours prior to the commencement of any works.

Reason for condition

To ensure the protection of Council’s hydraulic infrastructure.

ENGsw4

The sites must be drained to Council infrastructure. The new stormwater connection(s) must be constructed, and existing redundant connections must be removed at the owner’s expense, prior to issue of a Certificate of Completion for the first Stage.

Detailed design drawings showing the proposed connections must be submitted and approved, prior to issue of any consent under the Building Act 2000 for the first Stage. The detailed design drawings must:

·      Show the location of the proposed connections and any existing connections;

·      Demonstrate the size and design of the connection(s) such that they are appropriate to safely service the development and ensure protection of the receiving waterway, including:

1.      Maintenance of 3 month flows for the fully developed site

2.      Erosion and scour protection

3.      Minimal hydraulic intrusion into the Rivulet

4.       Backflow prevention (upstream of the connection point and privately owned and maintained)

·      Include long­sections and cross­sections of the proposed connection(s) clearly showing any nearby services, cover, size, material, delineation of public and private infrastructure, protection of the connections where they pass under the levee wall; and

·      Be checked and certified by a qualified and experienced engineer.

All work required by this condition must be undertaken in accordance with the approved detailed design drawings.

Advice: Once the detailed design drawings have been approved the Council will issue a condition endorsement (see general advice on how to obtain condition endorsement).

Please note that once the condition endorsement has been issued you will need to contact Council’s City Infrastructure Division to initiate an application for service connection.

Reason for condition

To ensure the site is drained adequately.

ENGsw5

All proposed new or diverted public stormwater infrastructure (including any drainage required by the proposed alterations to Wynyard Street) must be constructed prior to issue of a completion certificate for the relevant stage.

Engineering design drawings must be submitted and approved, prior to issue of any consent under the Building Act for the relevant stage. The engineering design drawings must:

·      Be certified by a qualified and experienced Engineer;

·      Show in both plan and long­section any proposed stormwater mains, including but not limited to: lot connections (proposed or existing for benefitting properties); clearances (e.g to buildings, structures, private pipework, other services, etc), cover, extent of fill, gradients, sizing, material, pipe class, adequate working platforms around manholes, connections to existing Council infrastructure, easements, inspection openings, and erosion control;

·      Clearly distinguish between public and private infrastructure;

·      Be substantially in accordance with the LGAT drawings.

All work required by this condition must be undertaken in accordance with the approved engineereing design drawings.

Advice: Once the engineering design drawings have been approved the Council will issue a condition endorsement (see general advice on how to obtain condition endorsement).

Please note that once the condition endorsement has been issued you will need to contact Council’s Road and Environmental Engineering Unit to obtain a Permit to Construct Public Infrastructure. All new public infrastructure will be subject to a 12 month maintenance period before being taken over by Council (subject to satisfactory final inspection including CCTV) and will require payment of a maintenance bond. Note that the engineering drawings for public infrastructure are separate from and do not form part of any plumbing permit documentation.

Reason for condition

To ensure Council’s hydraulic infrastructure meets acceptable standards.

ENGsw6

The stormwater service to any property affected by the works is to be maintained at the developer’s cost.

Prior to the issue of consent under the Building Act for any stage which involves abandonment or removal of any existing public stormwater main or branch, CCTV video and associated report must be submitted demonstrating that all connections into that main or branch have been identified. Engineering plans detailing alternate servicing for each benefitting property (including temporary works to maintain services during construction) must be approved by Council prior to issue of consent under Building Act for the relevant stage and installed at the developer’s cost prior to issue of any Certificate of Completion for the relevant stage.

Advice: Once the CCTV, report and plans have been received the Council will issue a condition endorsement (see general advice on how to obtain condition endorsement).

Reason for condition

To maintain service to Council’s existing customers.

ENGsw7

Stormwater pre­treatment and detention for stormwater discharges from the development must be installed prior to issue of a Certificate of Completion for the first Stage.

A stormwater management report and design must be submitted and approved, prior to issue of any consent under the Building Act 2000 for the first Stage. The stormwater management report and design must:

1.      be prepared by a suitably qualified engineer;

2.      include detailed design of the proposed treatment train, including final estimations of contaminant removal;

3.      include detailed design and supporting calculations of detention, sized such that there is no increase in flows from the developed site up to the 3 month ARI storm events;

4.      include a Stormwater Management Summary Plan that outlines theobligations for future property owners to stormwater management, including a maintenance plan which outlines the operational and maintenance measures to check and ensure the ongoing effective operation of all systems, such as: inspection frequency; cleanout procedures; descriptions and diagrams of how the installed systems operate; details of the life of assets and replacement requirements.

All work required by this condition must be undertaken and maintained in accordance with the approved stormwater management report and design.

Advice: Once the stormwater management report and design has been approved the Council will issue a condition endorsement (see general advice on how to obtain condition endorsement).

Reason for condition

To protect natural watercourses, to comply with relevant State legislation.

ENG 13

An ongoing waste management plan for all insert commercial or domestic waste and recycling must be implemented post construction.

A waste management plan must be submitted and approved, prior to commencement of work on the site. A waste management plan must include provisions for commercial waste services for the handling, storage, transport and disposal of domestic waste and recycle bins from the development.

All work required by this condition must be undertaken in accordance with the approved waste management plan.

Advice: Once the waste management plan has been approved Council will issue a condition endorsement (see general advice on how to obtain condition endorsement).

Reason for condition

To ensure that solid waste management from the site meets the Council’s requirements and standards.

ENGtr2

A construction traffic and parking management plan must be implemented prior to the commencement of work on the site (including demolition).

The construction traffic (including cars, public transport vehicles, service vehicles, pedestrians and cyclists) and parking management plan must be submitted to and approved by Council, prior to commencement work. The construction traffic and parking management plan must:

1.      be prepared by a suitably qualified person;

2.      develop a communications plan to advise the wider community of the traffic and parking impacts during construction;

3.      include a start date and finish dates of various stages of works;

4.      include times that trucks and other traffic associated with the works will be allowed to operate; and

5.      nominate a superintendant or like to advise the Council of the progress of works in relation to the traffic and parking management with regular meetings during the works.

All work required by this condition must be undertaken in accordance with the approved construction traffic and parking management plan.

Advice: Once the construction traffic and parking management plan has been approved Council will issue a condition endorsement (see general advice on how to obtain condition endorsement).

Reason for condition

To ensure the safety of vehicles entering and leaving the development and the safety and access around the development site for the general public and adjacent businesses.

ENG 2

Vehicle crash barriers compliant with the Australian/New Zealand Standard AS / NZS 1170.1 must be installed prior to the first occupation.

A certified design/ report prepared by a suitably qualified Engineer, to satisfy the above requirements, must be provided to the Council prior to the issuing of any permit under the Building Act 2000.

All works, required by this condition must be undertaken in accordance with certified design/report. Upon completion the barriers must be inspected by a qualified engineer and a certification submitted to the Council, confirming that the installed barriers comply with the above requirement.

Reason for condition

To ensure that the safety of users of the driveway/parking and compliance with the standard.

ENG 4

The driveway and car parking areas approved by this permit must be constructed to a sealed standard and surface drained prior to the first occupation.

Reason for condition

To ensure safe access is provided for the use.

ENG 8

All external parking spaces must be delineated by means of white or yellow lines 80mm to 100mm wide, or white or yellow pavements markers in accordance to Australian/NZS Standard, Parking facilities Part 1: Off­street car parking AS/NZS 2890.1, prior to the commencement of the use.

Reason for condition

In the interests of vehicle user safety and the amenity of the development.

ENG 9

Any car parking spaces for people with disabilities must be delineated to Australian/NZS Standard, Parking facilities Part 6: Off­street parking for people with disabilities AS/NZS 2890.6: 2009, prior to the commencement of the use.

Reason for condition

In the interests of vehicle user safety and the amenity of the development.

ENG 3

The driveway car parking and manoeuvring areas, design must be submitted to the Council, prior to the issuing of any permit under the Building Act 2000.

The driveway car parking and manoeuvring areas, design must be prepared and certified by a suitably qualified engineer that the design is in accordance with the Australian standards AS/NZS 2890.1 or that the design provides for a safe and efficient access.

Upon completion of the driveway car parking and manoeuvring areas, documents signed by a suitably qualified engineer, certifying the driveway has been constructed in accordance with the certified design drawings must be lodged with the Council.

Reason for condition:

To ensure that the safety of users of the driveway/parking.

ENG 1

The cost of repair of any damage to the Council infrastructure resulting from the implementation of this permit, must be met by the owners within 30 days of the completion of the development or as otherwise determined by the Council. Any damage must be reported immediately to Council.

A photographic record of the Council infrastructure adjacent to the subject site must be provided to the Council prior to any commencement of works.

A photographic record of the Council’s infrastructure (e.g. existing property service connection points, roads, buildings, stormwater, footpaths, driveway crossovers and nature strips, including if any, pre existing damage) will be relied upon to establish the extent of damage caused to the Council’s infrastructure during construction. In the event that the owner/developer fails to provide to the Council a photographic record of the Council’s infrastructure, then any damage to the Council infrastructure found on completion of works will be deemed to be the responsibility of the owner.

Reason for condition

To ensure that any of the Council infrastructure and/or site­related service connections affected by the proposal will be altered and/or reinstated at the owner’s full cost.

ENGR 3

The proposed driveway crossover in Wynyard Street highway reservation to the east of the site must be designed and constructed in accordance with TSD­R09­v1 – Urban Roads Driveways and TSD R14­ v1 Type KC vehicular crossing, and TSD­R11­v1 Footpath ­ Urban Roads Footpaths prior to the completion of stage 1 (see advice).

Design drawings must be submitted and approved prior to the commencement of work. The design drawing must:

1.       show how the existing spoon drain and footpath at the driveway crossover and either side of it, will be reconstructed to obtain a complaint driveway to the standards above;

2.       show the cross and long section of the driveway crossover and any associated footpath works, within the highway reservation and onto the property; and

3.       be prepared and certified by a suitable qualified person, to satisfy the above requirement.

All work required by this condition must be undertaken in accordance with the approved design drawings.

Advice: Once the approved design drawings have been approved Council will issue a condition endorsement (see general advice on how to obtain

condition endorsement).

Reason for condition

To ensure that works will comply with the Council’s standard requirements.

ENG s1

The proposed driveway crossover / turning area in Wynyard Street highway reservation to the west of the site must be designed and constructed in accordance with TSD­ R06­v1, TSD­R11­v1 and TSD­ R18­v1, prior to the completion of stage 1 (see advice). Access ramps must be provided at the turning area for pedestrians to be able to travel along the new southern footpath within the highway reservation . Make sure you include LGAT advice.

Design drawings must be submitted and approved prior to the commencement of work. The design drawings must:

1.      detail the location and dimensions of footpath, access ramps, road and any other infrastructure (ie stormwater pits) at or near the turning area;

2.       show cross and long sections of the turning area and footpath within the highway reservation and onto the property;

3.      show how the area will be drained and infrastructure required to achieve this;

4.      show the standard at which the road will be constructed too including pavement depths and materials; and

5.      be prepared and certified by a suitable qualified engineer, to satisfy the above requirement.

All work required by this condition must be undertaken in accordance with the approved drawing.

Advice: Once the approved design drawings have been approved Council will issue a condition endorsement (see general advice on how to obtain condition endorsement).

Reason for condition

To ensure that works will comply with the Council’s standard requirements.

ENG s2

The proposed footpath in Wynyard Street highway reservation on the southern side of the road must be designed and constructed in general accordance with TSD­R11­v1 Footpath ­ Urban Roads Footpaths and TSD­R14­v1 Type KC Kerb and Channel, prior to the completion of stage 1 (see advice). Make sure you include LGAT advice.

Design drawings must be submitted and approved prior to the commencement of work. The design drawings must:

1.       show cross and long sections of the new footpath and kerb within the highway reservation, ensuring the area is drained;

2.       detail how the new footpath and kerb will transition into the existing footpath and spoon drain; and