Minutes (Open Portion)

City Planning Committee Meeting

Page 3

28/10/2019

Minutes (Open Portion)

City Planning Committee Meeting

Page 4

28/10/2019

BRISCOE

The minutes of the Open Portion of the City Planning Committee meeting held on Monday, 14 October 2019, be confirmed as an accurate record.

MOTION CARRIED

VOTING RECORD

Minutes (Open Portion)

City Planning Committee Meeting

Page 35

28/10/2019

7.1.1   7 Swan Street, North Hobart - Alterations (Re-Roofing)

DENISON

That pursuant to the Hobart Interim Planning Scheme 2015, the Council approve the application for alterations (Re­Roofing) at 7 Swan Street, North Hobart for the reason that the proposal does not detract from the heritage values of the precinct through the use of non-traditional material (Colorbond) and finishes in the re-roofing of a Victorian house, 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 PLN-19-482 - 7 SWAN STREET NORTH HOBART TAS 7000 - FINAL PLANNING DOCUMENTS except where modified below.

Reason for condition

To clarify the scope of the permit.

THC

The use and/or development must comply with the requirements of the Tasmanian Heritage Council as detailed in the Notice of Heritage Decision, THC Works Ref: 5997 dated 27 September 2019, as attached to the permit. 

Reason for condition

To clarify the scope of the permit.

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, by-laws, regulations, codes or standards that will apply to your development under which you may need to obtain an approval. Visit the Council's website 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.

BUILDING PERMIT

You may need building approval in accordance with the Building Act 2016. Click here for more information. 

This is a Discretionary Planning Permit issued in accordance with section 57 of the Land Use Planning and Approvals Act 1993.

PLUMBING PERMIT

You may need plumbing approval in accordance with the Building Act 2016, Building Regulations 2016 and the National Construction Code. Click here for more information.

REUSE OF REMOVED SLATE

You are encouraged to explore recycling any undamaged slate removed for the roof either for onsite use or alternatively on slate roofed buildings within the vicinity.

MOTION CARRIED

VOTING RECORD

COMMITTEE RESOLUTION:

That pursuant to the Hobart Interim Planning Scheme 2015, the Council approve the application for alterations (Re­Roofing) at 7 Swan Street, North Hobart for the reason that the proposal does not detract from the heritage values of the precinct through the use of non-traditional material (Colorbond) and finishes in the re-roofing of a Victorian house, 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 PLN-19-482 - 7 SWAN STREET NORTH HOBART TAS 7000 - FINAL PLANNING DOCUMENTS except where modified below.

Reason for condition

To clarify the scope of the permit.

THC

The use and/or development must comply with the requirements of the Tasmanian Heritage Council as detailed in the Notice of Heritage Decision, THC Works Ref: 5997 dated 27 September 2019, as attached to the permit. 

Reason for condition

To clarify the scope of the permit.

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, by-laws, regulations, codes or standards that will apply to your development under which you may need to obtain an approval. Visit the Council's website 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.

BUILDING PERMIT

You may need building approval in accordance with the Building Act 2016. Click here for more information. 

This is a Discretionary Planning Permit issued in accordance with section 57 of the Land Use Planning and Approvals Act 1993.

PLUMBING PERMIT

You may need plumbing approval in accordance with the Building Act 2016, Building Regulations 2016 and the National Construction Code. Click here for more information.

REUSE OF REMOVED SLATE

You are encouraged to explore recycling any undamaged slate removed for the roof either for onsite use or alternatively on slate roofed buildings within the vicinity.

7.1.2   190 Macquarie Street, Adjacent Road Reserve, Hobart - Demolition and New Building for Four Multiple Dwellings and Works in a Road Reserve

DENISON

That the recommendation contained in the report of the Development Appraisal Planner and the Acting Senior Statutory Planner of 6 September 2019, be adopted.

MOTION LOST

VOTING RECORD

BRISCOE

That pursuant to the Hobart Interim Planning Scheme 2015, the Council refuse the application for demolition and new building for four multiple dwellings and works in road reserve at 190 Macquarie Street, Hobart for the following reasons:

1.     The proposal does not meet clause E.13.8.2 A1 or P1 of the Hobart Interim Planning Scheme 2015 because the design and siting of buildings and works will result in detriment to the historic cultural heritage significance of the precinct, as listed in Table E13.2.

2.     The proposal does not meet clause E.9.7.2 A1 or P1 of the Hobart Interim Planning Scheme 2015 because development for sensitive use will result in potential to be impacted by environmental harm from use with potential to cause environmental harm, having regard to all of the following:

(a)       the nature of the use with potential to cause environmental harm; including:

(i)        operational characteristics;

(ii)      scale and intensity;

(iii)     degree of hazard or pollution that may emitted from the activity;

(b)       the degree of encroachment by the sensitive use into the Attenuation Area or the attenuation distance;

(c)       measures in the design, layout and construction of the development for the sensitive use to eliminate, mitigate or manage effects of emissions.

MOTION CARRIED

VOTING RECORD

COMMITTEE RESOLUTION:

That pursuant to the Hobart Interim Planning Scheme 2015, the Council refuse the application for demolition and new building for four multiple dwellings and works in road reserve at 190 Macquarie Street, Hobart for the following reasons:

1.     The proposal does not meet clause E.13.8.2 A1 or P1 of the Hobart Interim Planning Scheme 2015 because the design and siting of buildings and works will result in detriment to the historic cultural heritage significance of the precinct, as listed in Table E13.2.

2.     The proposal does not meet clause E.9.7.2 A1 or P1 of the Hobart Interim Planning Scheme 2015 because development for sensitive use will result in potential to be impacted by environmental harm from use with potential to cause environmental harm, having regard to all of the following:

(a)       the nature of the use with potential to cause environmental harm; including:

(i)    operational characteristics;

(ii)      scale and intensity;

(iii)     degree of hazard or pollution that may emitted from the activity;

(b)       the degree of encroachment by the sensitive use into the Attenuation Area or the attenuation distance;

(c)       measures in the design, layout and construction of the development for the sensitive use to eliminate, mitigate or manage effects of emissions.

7.1.3   30 McRobies Road (CT 160085/3 and CT 126957/1) South Hobart - Partial Demolition, New Washdown Facility and Associated Works

HARVEY

That the recommendation contained in the report of the Development Appraisal Planner and the Acting Senior Statutory Planner of 4 September 2019, be adopted.

MOTION CARRIED

VOTING RECORD

COMMITTEE RESOLUTION:

That pursuant to the Hobart Interim Planning Scheme 2015, the Council approve the application for partial demolition, new washdown facility and associated works at 30 McRobies Road (CT 166085/3 & CT 166085/5 & CT 126957/1) South Hobart TAS 7004 for the reasons outlined in the officer’s report, attached to item 7.1.3 of the Open City Planning Committee agenda of 28 October 2019 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 PLN­19­200 30 MCROBIES ROAD SOUTH HOBART TAS 7004 ­ 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 2019/00583­HCC dated 17th May 2019 as attached to the permit.

Reason for condition

To clarify the scope of the permit.

ENG sw1

All stormwater from the proposed development (including but not limited to: roofed areas, ag drains, retaining wall ag drains and impervious surfaces such as driveways and paved areas) must be drained to the Council’s stormwater infrastructure prior to commencement of use.

Reason for condition

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

ENG sw2.1

A pre­construction CCTV recording of the Council’s stormwater main within/adjacent to the proposed development, along with photos of any drainage structures to be connected to or modified, must be submitted to Council prior to the commencement of work.

The post­construction CCTV recording and photos will be relied upon to establish the extent of any damage caused to Council’s stormwater infrastructure during construction. If the owner/developer fails to provide Council with pre­construction CCTV recording then any damage to Council’s infrastructure identified in the post­construction CCTV recording 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.

ENG sw2.2

A post­construction CCTV recording of the Council’s stormwater main within/adjacent to the proposed development, along with photos of any existing drainage structures connected to or modified as part of the development, must be submitted to Council upon completion of work.

The post­construction CCTV recording and photos will be relied upon to establish the extent of any damage caused to Council’s stormwater infrastructure during construction. If the owner/developer fails to provide Council with pre­construction CCTV then any damage to Council’s infrastructure identified in the post­construction CCTV 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.

ENG sw6

The new stormwater connection and drainage infrastructure must be constructed (the new connection to be completed by the Council at the owner’s expense), prior to the commencement of use.

Detailed engineering drawings and supporting computations for the proposed new stormwater connection and drainage infrastructure must be submitted and approved prior to commencement of work. The detailed engineering drawings and supporting computations must:

1.     Be prepared by a suitably qualified person;

2.     Clearly show the location, size, pipe type and class, invert levels, and method of construction of the proposed connection;

3.     Include longitudinal section(s)/levels and grades to the point of discharge;

4.     Include a trafficable wash­water containment bund across the entrance to the wash bay;

5.     Include appropriate scour protection at the end of the asphalt lined swale drain;

6.     Provide detail of the power trench where it crosses Council's 1500mm main including levels, depths, clearances, cover etc; and

7.     Show 3% CSFCR backfill in the power trench where it crosses Council's 1500mm main.

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

Advice:

An application for a new stormwater connection is required

Once the detailed engineering plans and computations have been approved Council will issue a condition endorsement (see general advice on how to obtain condition endorsement).

Consent from the General Manager of the Council in accordance with section 73 Building Act 2016 will be required for any building work over an existing drain or within on metre from the edge of the existing drain measured horizontally. Also consent is required from all parties with the benefit of the easement in accordance with section 74 Building Act 2016 for any works proposed within the easement. In order to obtain consent from the General Manager of the Council, it is required that a request to the General Manager of Council is made for consent. The request should be supported by the written consent of all parties with the benefit of the easement confirming their consent to the proposed works within the easement. If Council grants a permit authorising the proposal under the Land Use Planning and Approvals Act 1993 and Hobart Interim Planning Scheme 2015, works must not commence unless and until the consent is obtained under Building Act 2016 to the proposed works involving or in proximity of existing drains and service easements, and all conditions of such consent are complied with.

Clearance between footings or other works must be to the nearest outside edge of the Council stormwater main and clearly shown on the drawings.

Where applicable, zone of influence is to be clearly shown on the drawings.

Reason for condition

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

ENG 4

The access driveway and truck turning area approved by this permit must be constructed to a sealed standard (spray seal, asphalt, concrete, pavers or equivalent Council approved) and surface drained to the Council's stormwater infrastructure prior to the commencement of use.

Reason for condition

To ensure the safety of users of the access driveway and turning area, and that it does not detract from the amenity of users, adjoining occupiers or the environment by preventing dust, mud and sediment transport.

ENV 1

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

Advice: For further guidance in preparing a Soil and Water Management Plan – in accordance with Fact sheet 3 Derwent Estuary Program click here.

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.

ENVHE 1

Recommendations in the report titled 'Potentially Contaminated Land Code: Environmental Site Assessment (PCLC ESA) Report ­ 30 McRobies Road, South Hobart, Version R01' (the Report) must be implemented during the excavation works:

1.      'Direct Contact with PCS' and 'Ingestion of PCS' as listed in 'Table 3: Onsite controls and screening during excavation works' of the Appendix A ­ Contamination Management Plan.

2.      The Report does confirm that excavated material is suitable for reuse onsite, however if it is planned to be removed from the investigation area, the EPA Information Bulletin 105 'Classification and Management of Contaminated Soil for Disposal' must be implemented.

Reason for condition

To ensure that the works are carried out with minimal risk to workers and the environment.

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 the Council's website 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 ENGINEERING

All engineering drawings required to be submitted and approved by this planning permit must be submitted to the City of Hobart as a CEP (Condition Endorsement) via the City’s Online Service Development Portal. When lodging a CEP, please reference the PLN number of the associated Planning Application. Each CEP must also include an estimation of the cost of works shown on the submitted engineering drawings. Once that estimation has been confirmed by the City’s Engineer, the following fees are payable for each CEP submitted and must be paid prior to the City of Hobart commencing assessment of the engineering drawings in each CEP:

Value of Building Works Approved by Planning Permit Fee:

Up to $20,000: $150 per application.

Over $20,000: 2% of the value of the works as assessed by the City's Engineer per assessment.

These fees are additional to building and plumbing fees charged under the Building and Plumbing Regulations.

Once the CEP is lodged via the Online Service Development Portal, if the value of building works approved by your planning permit is over $20,000, please contact the City’s Development Engineer on 6238 2715 to confirm the estimation of the cost of works shown on the submitted engineering drawings has been accepted.

Once confirmed, pleased call one of the City’s Customer Service Officers on 6238 2190 to make payment, quoting the reference number (ie. CEP number) of the Condition Endorsement you have lodged. Once payment is made, your engineering drawings will be assessed.

BUILDING PERMIT

You may need building approval in accordance with the Building Act 2016. Click here for more information.

This is a Discretionary Planning Permit issued in accordance with section 57 of the Land Use Planning and Approvals Act 1993.

PLUMBING PERMIT

You may need plumbing approval in accordance with the Building Act 2016, Building Regulations 2016 and the National Construction Code. Click here for more information.

SPECIAL CONNECTION PERMIT

You may need a Special Connection Permit (Trade Waste) in accordance with the Plumbing Regulations 2014 and the Tasmanian Plumbing Code. Click here for more information.

BUILDING OVER AN EASEMENT

In order to build over the service easement, you will require the written consent of the person on whose behalf the easement was created, in accordance with section 74 of the Building Act 2016.

NEW SERVICE CONNECTION

Please contact the Hobart City Council's City Amenity Division to initiate the application process for your new stormwater connection.

STORMWATER

Please note that in addition to a building and/or plumbing permit, development must be in accordance with the Hobart City Council’s Infrastructure By law. Click here for more information.

STRUCTURES CLOSE TO COUNCILS' STORMWATER MAIN

The design of structures (including footings) must provide protection for the Council’s infrastructure. For information regarding appropriate designs please contact the Council's City Amenity Division.

STORM WATER / ROADS / ACCESS

Services to be designed and constructed in accordance with the (IPWEA) LGAT – standard drawings. Click here for more information.

NOISE REGULATIONS

Click here for information with respect to noise nuisances in residential areas.

FEES AND CHARGES

Click here for information on the Council's fees and charges.

DIAL BEFORE YOU DIG

Click here for dial before you dig information.

7.1.4   Significant Trees Amendment - Hobart Interim Planning Scheme 2015 - PSA-19-3 - S39 Consideration of Representations

HARVEY

That the recommendation contained in the report of the Development Planner and the Acting Director City Planning of 23 October 2019, be adopted.

MOTION LOST

VOTING RECORD

COMMITTEE RESOLUTION:

That the item be referred to Council without a recommendation.

8.1      City Planning Committee - Review of Structure, Delegations and Role

HARVEY

That the recommendation contained in the memorandum of the Deputy General Manager of 9 October 2019, be adopted.

MOTION LOST

VOTING RECORD

BRISCOE

That:   1.    The Council not proceed with a Planning Authority Committee pursuant to s23 of the Local Government Act 1993 at this time.

2.     Council officers further investigate delegation options for planning applications in relation to:

(i)        Officer delegations;

(ii)      City Planning Committee delegations; and

(iii)     Council delegations.

MOTION CARRIED

VOTING RECORD

COMMITTEE RESOLUTION:

That:   1.    The Council not proceed with a Planning Authority Committee pursuant to s23 of the Local Government Act 1993 at this time.

3.     Council officers further investigate delegation options for planning applications in relation to:

(i)        Officer delegations;

(ii)      City Planning Committee delegations; and

(iii)     Council delegations.

8.2      City Planning - Advertising Report

HARVEY

That the recommendation contained in the report of the Acting Director City Planning of 23 October 2019, be adopted.

MOTION CARRIED

VOTING RECORD

COMMITTEE RESOLUTION:

That the information contained in the memorandum titled ‘City Planning – Advertising Report’ be received and noted.

8.3      Delegated Decisions Report (Planning)

BRISCOE

That the recommendation contained in the report of the Acting Director City Planning of 23 October 2019, be adopted.

MOTION CARRIED

VOTING RECORD

COMMITTEE RESOLUTION:

That the information contained in the memorandum titled ‘Delegated Decisions Report (Planning)’ be received and noted.

9.1      Alderman Briscoe - Policy on Material for Roof Replacement of Heritage Houses

Question:    Could the Acting Director please advise if a policy position can be determined in relation to appropriate materials to be used in a slate roof replacement of a heritage house (galvanised v’s colorbond) also considering the environmental footprint of the options?

Answer:       The Acting Director City Planning took the question on notice.

9.2      Acting Lord Mayor Burnet - Preservation of Slate Roofing

Question:    With a limited number of slate roofing on heritage housing still in good order within the City of Hobart, could the Acting Director please advise if there are any options available to report deterioration and to preserve and protect this style of roofing before it becomes non-existent?

Answer:       The Acting Director City Planning took the question on notice.

Question:    Could the Acting Director please advise if there is any form of financial assistance available to assist with the repair or replacement of existing slate roofing on heritage houses within the City of Hobart?

Answer:       The Acting Director City Planning took the question on notice.

9.4      Acting Lord Mayor Burnet - Sandown Park - Mobile Phone Tower Proposal

Question:    Asked on behalf of a Lower Sandy Bay resident regarding the Sandown Park mobile phone tower proposal:

(a)       Is the site in a Heritage precinct? – The planning map does indicate that the Nutgrove precinct only extends to one side of Sandown Avenue and also only one side of Beechworth Road.  The significance of the park as a part of this precinct and the requirement that “new buildings, extensions or additions to contributory and heritage listed buildings must be compatible and visually subservient when viewed from any road or public open space” suggest that the parklands are part of that precinct?

(b)       Do any of the previous upgrades to the telecommunications tower constitute an extension to the facility? – To meet the low impact requirement there cannot have been a previous extension to the tower.  The Vodaphone / Optus low impact addition to this tower in 2018 added not only the antennae but a whole lot of cabling and housing that have effectively extended the width of the facility and added in significant ancillary equipment at the base of the pole.  Does a change in the width of the existing tower due to the addition of housing to cover extra cables etc constitute an extension?

(c)       Is the total volume change of this proposal greater than 25%?  If so, wouldn’t it fall out of the description of “low impact”?

(d)       Are multiple Low Impact Additions to facilities which no longer resemble in any way what was originally approved through a proper development application still considered as low impact?

(e)       Do these changes meet current community requirements and ongoing community interest?

Answer:       The Acting Director City Planning took the question on notice.

11.      52, 48-50, 46 New Town Road, 7A Clare Street and Adjacent Road Reserve, New Town - Demolition, New Building for Hospital Services, Business and Professional Services, and General Retail and Hire, Signage and Associated Infrastructure Works

PROCEDURAL MOTION

BRISCOE

That the item be deferred to a subsequent City Planning Committee meeting to allow time for a meeting to be convened between the Applicant and Representors to see if a satisfactory solution can be reached in relation to the concerns raised by the Representors.

PROCEDURAL MOTION CARRIED

VOTING RECORD

COMMITTEE RESOLUTION:

That the item be deferred to a subsequent City Planning Committee meeting to allow time for a meeting to be convened between the Applicant and Representors to see if a satisfactory solution can be reached in relation to the concerns raised by the Representors.

Attachments

a.   Deputation Supporting Documentation of David Reilly, Chris Clinton, Glenn Woodfall and Allison Turnock (Representors) ⇨

b.   Deputation Supporting Documentation of Irene Duckett, Stephen Penglase and Geoff Schaedel on behalf of the Proponent ⇨  

12.      26 Lower Jordan Hill Road, West Hobart - Subdivision (One Additional Lot)

BRISCOE

That the recommendation contained in the report of the Development Appraisal Planner and the Acting Senior Statutory Planner of 22 October 2019, be adopted.

MOTION CARRIED

VOTING RECORD

COMMITTEE RESOLUTION:

That pursuant to the Hobart Interim Planning Scheme 2015, the Council approve the application for subdivision (one additional lot) at 26 Lower Jordan Hill Road, West Hobart for the reasons outlined in the officer’s report attached to supplementary item 12 of the Open City Planning Committee agenda of 28 October 2019 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 PLN­19­389 26 LOWER JORDAN HILL ROAD WEST HOBART TAS 7000 ­ 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 2019/01126­HCC dated 16/08/2019 as attached to the permit.

Reason for condition

To clarify the scope of the permit.

ENG 2a

Prior to the sealing of the final plan, vehicular barriers compliant with the Australian Standard AS/NZS1170.1:2002 must be installed to prevent vehicles running off the edge of an access driveway or parking module (parking spaces, aisles and manoeuvring area) where the drop from the edge of the trafficable area to a lower level is 600mm or greater, and wheel stops (kerb) must be installed for drops between 150mm and 600mm. Barriers must not limit the width of the driveway access or parking and turning areas approved under the permit.

Advice:

The Council does not consider a slope greater than 1 in 4 to constitute a lower level as described in AS/NZS 2890.1:2004 Section 2.4.5.3. Slopes greater than 1 in 4 will require a vehicular barrier or wheel stop.

Designers are advised to consult the National Construction Code 2016 to determine if pedestrian handrails or safety barriers compliant with the NCC2016 are also required in the parking module this area may be considered as a path of access to a building.

Reason for condition

To ensure the safety of users of the access driveway and parking module and compliance with the standard.

ENG 2c

Prior to the sealing of the final plan, vehicular barriers must be inspected by a qualified engineer and certification submitted to the Council confirming that the installed vehicular barriers comply with Australian Standard AS/NZS1170.1:2002.

Advice:

Certification may be submitted to the Council  via condition endorsement (see general advice on how to obtain condition endorsement)

Reason for condition

To ensure the safety of users of the access driveway and parking module and compliance with the relevant standards.

ENG 3c

The access driveway, and parking module (parking spaces, aisles and manoeuvring area) must be constructed in accordance with the drawings approved in this planning permit or a Council approved alternative design.

Prior to the sealing of the final plan, documentation by a suitably qualified engineer certifying that the access driveway and parking module has been constructed in accordance with the above drawings must be lodged with Council.

Advice:

Certification may be submitted to Council via condition endorsement (see general advice on how to obtain condition endorsement)

Reason for condition

To ensure the safety of users of the access and parking module, and compliance with the relevant Australian Standard.

ENG 4

The access driveway and parking module (car parking spaces, aisles and manoeuvring area) approved by this permit must be constructed to a sealed standard (spray seal, asphalt, concrete, pavers or equivalent Council approved) for the full length of the right of way and surface drained to the Council's stormwater infrastructure prior to the sealing of the final plan.

Reason for condition

To ensure the safety of users of the access driveway and parking module, and that it does not detract from the amenity of users, adjoining occupiers or the environment by preventing dust, mud and sediment transport.

ENG 1

Any damage to council infrastructure resulting from the implementation of this permit, must, at the discretion of the Council:

1.     Be met by the owner by way of reimbursement (cost of repair and reinstatement to be paid by the owner to the Council); or

2.     Be repaired and reinstated by the owner to the satisfaction of the

Council.

A photographic record of the Council's 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, pre­existing 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's 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's infrastructure and/or site­related service connections affected by the proposal will be altered and/or reinstated at the owner’s full cost.

ENGR 3

Prior to the sealing of the final plan, the proposed driveway crossover to Lower Jordan Hill Road highway reservation must be designed and constructed in general accordance with:

·        Urban ­ TSD­R09­v1 – Urban Roads Driveways and TSD R14­v1 Type KC vehicular crossing

·        Footpath ­ Urban Roads Footpaths TSD­R11­v1

·        Or a Council City Amenity Division approved alternate design

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

1.     Show the cross and long section of the driveway crossover within the highway reservation and onto the property

2.     Detail any services or infrastructure (ie light poles, pits, awnings) at or near the proposed driveway crossover

3.     Be designed for the expected vehicle loadings.

4.     Show swept path templates in accordance with AS/NZS 2890.1 2004(B85 or B99 depending on use, design template)

5.     If the design deviates from the requirements of the TSD then the drawings must demonstrate that a B85 vehicle or B99 depending on use (AS/NZS 2890.1 2004, section 2.6.2) can access the driveway from the road pavement into the property without scraping the cars underside

6.     Grated wedge, asphalt wedge and the standard open wedge driveway crossover are not permitted. Grated wedges are permited on highly used bike routes and details of the grate (ie mass) will be required. To gain access a concrete plinth to Councils standards may be constructed at the gutter. A drawing of a standard concrete plinth can be obtained from Councils Road Services Engineer. Note: that the agreement of the Council’s is required to adjust footpath levels.

7.     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 drawings.

Advice:

The applicant is required submit detailed design documentation to satisfy this condition via Council's planning condition endorsement process (noting there is a fee associated with condition endorsement approval of engineering drawings [see general advice on how to obtain condition endorsement and for fees and charges]). This is a separate process to any building approval under the Building Act 2016.

Please note that your proposal does not include adjustment of footpath levels. Any adjustment to footpath levels necessary to suit the design of proposed floor, parking module or driveway levels will require separate agreement from Council's Road Services Engineer and may require further planning approvals. It is advised to place a note to this effect on construction drawings for the site and/or other relevant engineering drawings to ensure that contractors are made aware of this requirement.

Failure to address condition endorsement requirements prior to submitting for building approval may result in unexpected delays.

Reason for condition

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

ENG s1

Private sewer, stormwater (including surface drainage and retaining wall ag drains) and water services/connections are to be entirely separate to each lot and contained entirely within the lots served. Prior to the sealing of the final plan, the Developer must verify compliance of the Separation of Services by supplying the Council with an as­built Services Plan clearly indicating the location and details of all relevant services (entirely contained within their respective lots). The as­built services plan must be accompanied by certification from a suitably qualified person that all engineering work required by this permit has been completed.

Advice:

Any final plan submitted for the sealing will not be process unless it is accompanied by documentation by a qualified person that clearly certifies that this condition has been satisfied and that all the work required by this condition has been completed.  A "qualified person" must be a Professional Engineer or Professional Survey or other persons acceptable to Council.

Reason for condition