Supplementary Agenda of City Planning Committee Meeting

Item No. 7.2.4

Supplementary Agenda (Open Portion)

City Planning Committee Meeting

Page 4

3/10/2016

7.1 Applications under the Hobart Interim Planning Scheme 2015

7.2.4 10 Birngana Avenue, Sandy Bay - Partial Demolition, Extension and Alterations

PLN-16-00045-01 - FILE REF: F16/111708

Address: 10 Birngana Avenue, Sandy Bay

Proposal: Partial demolition, extension and alterations

Expiry Date: 13 October 2016

Extension of Time: Not applicable

Author: Cameron Sherriff

REcommendation

That pursuant to the Hobart Interim Planning Scheme 2015, the Council approve the application for partial demolition, extension and alterations at 10 Birngana Avenue, Sandy Bay for the reasons outlined in the officer’s report 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 PLN160004501 10 Birngana Avenue SANDY BAY Final Planning Documents except where modified below.

Reason for condition

To clarify the scope of the permit.

PLN 1

Screening to a height of 1.7m above the first floor deck floor level, with no more than 25% transparency must be installed and maintained along the SouthEastern edge of the extended first floor deck prior to its first use.

Reason for condition

To provide reasonable opportunity for privacy for dwellings.

ENGsw2

Digital copies of pre and post work CCTV videos and associated reports of the Council stormwater main within the site must be undertaken and submitted to Council prior to the commencement of work and on completion of all work.

The post construction CCTV 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 pre construction 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 must be designed and installed to ensure the protection and access to the Council’s storm water main.

A detailed design must be submitted and approved prior to construction. The detailed design must:

a) Demonstrate how the design will ensure the protection of and provide access to the Council’s stormwater main.

The Council stormwater main must be carefully and accurately located onsite. Prior to construction of any footings within two metres of the main, the stormwater pipe and clearances must be inspected and confirmed by the Council's Project and Development Inspector to ensure the minimum separation is achieved.

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 the Council’s hydraulic infrastructure.

ENGsw4

The development must be drained to Council's stormwater infrastructure. Any new storm water connection required must be constructed, and existing redundant connections sealed, by Council at the owner’s expense prior to the first occupation.

Detailed engineering drawings must be submitted and approved, prior to commencement of work. The detailed engineering drawings must include:

a) the location of the proposed connection and all existing connections; and

b) the size of the connection appropriate to satisfy the needs of the development; and

c) longsections of the proposed connection clearly showing any nearby services, cover, size, material and delineation of public and private infrastructure.

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

Advice: Once the engineering drawing has 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. The Plumbing Regulations require a single connection per Lot.

Reason for condition

To ensure the site is drained adequately.

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.

ADVICE: Note that both the Birngana Avenue and Niree Lane frontages should be photographed.

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.

ENG s1

The cost of any alterations to the Council’s or thirdparty infrastructure, including the site’s service connection points, incurred as a result of the proposed development works must be met by 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 stabilized or re vegetated.

Advice: For further guidance in preparing a Soil and Water Management Plan (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.

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

If a condition endorsement is required by a planning condition above, you will need to submit the relevant documentation to satisfy the condition, via the Condition Endorsement Submission on Council's online eservice portal.

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

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

NIREE LANE

Niree Lane must not be reduced, restricted or impeded in any way, and all beneficiaries must have complete and unrestricted access at all times during the construction period.

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 62382715 for assistance.

Attachment a: PLN-16-00045-01 - 10 Birngana Avenue SANDY BAY - Planning Committee or Delegated Report ⇩

Attachment b: PLN-16-00045-01 - 10 Birngana Avenue - SANDY BAY - CPC Agenda Documents ⇩

Item No. 7.2.5

Supplementary Agenda (Open Portion)

City Planning Committee Meeting

Page 56

3/10/2016

Memorandum: City Planning Committee

PLN160065801 - 47 FISHER AVENUE, SANDY BAY
3 MULTIPLE DWELLINGS AND FENCING

Background

The planning assessment report that forms Attachment A to this memorandum was prepared for the Council’s City Planning Committee meeting of 29 August 2016 for the above application. The officer recommendation within that report was for the approval of the proposal subject to conditions and advice.

In its consideration of the application at that meeting, the Committee resolved as follows:

That the matter be deferred to the next City Planning Committee meeting, to allow further consultation to be undertaken between the applicant and the representors.

Discussion

The proponent has provided a written account (from the proponent’s perspective) of the consultation that has transpired since deferral of the application. A copy of that account forms Attachment B to this memorandum.

The account indicates that consultation between the applicant, proponent and a number of the representors took place in the Council’s Customer Service Centre on 12 September 2016. The Council’s Manager Development Appraisal also attended that consultation to answer questions on planning matters where required. The account also indicates that other consultation between the proponent and representors has occurred.

The account summarises the proponent’s understanding of the concerns raised by the representors who participated in the consultation, and offers possible amendments to the proposal responding to those concerns. Those amendments are as follows:

· Units 1 and 2 to be lowered by an additional 400mm;

· A 2.4m high privacy screen to be placed on the eastern elevation of the deck of Unit 1;

· The living room windows in the eastern elevation of Unit 1 having an increased sill height of 700mm above the floor level;

· The waste bin storage enclosure to be sited further up the driveway away from the neighbouring dwellings;

· The south facing windows in Units 1 and 2 (main bedroom window and ensuite) to be translucent glazing rather than clear.

The developer has also offered to undertake dilapidation reports for adjoining properties potentially affected by the rock-breaking including 43, 45, 49 and 51 Fisher Avenue. This offer also extends to any other properties on the high side of the development if they are to request such a report. The developer has also offered to undertake a dilapidation report for the rock retaining wall on the shared boundary with No. 20 Shepherd St and No. 9 Hampshire Court.

Conclusion

Following deferral by the City Planning Committee, consultation has occurred between the applicant, proponent and number of the representors.

A number of the representors have indicated that while they are generally appreciative of the consultation that has been undertaken, and while suggested changes such as the reduction in window size and inclusion of a deck screen to Unit 1 are positive, the suggested lowering of Units 1 and 2 (by a further 400mm compared to the advertised drawings) does not reduce the heights of those units enough to be considered acceptable by representors. Some representors also remain concerned about the number of units proposed.

The original officer recommendation for the application as publicly advertised was for approval. While the proponent is willing to make a number of amendments to the proposal in response to the concerns raised during recent consultation, the officer view is that the acceptability of the proposal in terms of its performance against relevant planning scheme provisions does not rely on these changes being made. In other words, the officer recommendation is that the development as originally proposed warrants approval without the amendments offered by the proponent. However, if Aldermen were of a mind to consider supporting the amendments offered by the proponent, additional conditions as outlined in Attachment E to this memorandum could be imposed.

Recommendation

That: 1. The information be received and noted.

2. The original recommendation contained in the officer’s report marked Attachment A to this memorandum, be adopted.