HURSTVILLE CITY COUNCIL
CIVIC CENTRE, MACMAHON STREET, HURSTVILLE.
__________________________________
SUMMARY OF ITEMS CONTAINED IN THE
DIVISIONAL MANAGER - POLICY PLANNING AND ENVIRONMENT'S REPORT TO THE MEETING OF THE DEVELOPMENT, HEALTH AND PLANNING COMMITTEE
TO BE HELD ON 21ST FEBRUARY, 1996-
07:01 Proposed Georges River Water Quality Database (R/00598)
07:02A 2-8 Bridge Street, Hurstville (249/95)
07:03A Town Centre - Urban Form
07:04A 'E' Team Program
07:05A Draft Lep 1994 (Amendment No. 5) - 16-18 Arcadia Street, Penshurst
| HURSTVILLE CITY COUNCIL REPORT ITEM NO: . POLICY PLANNING & ENVIRONMENT |
DIVISIONAL MANAGER - POLICY PLANNING AND ENVIRONMENT
REPORT NO 01TO THE DEVELOPMENT HEALTH & PLANNING COMMITTEE
TO BE HELD ON 96 02 21ST FEBRUARY, 1996-
REPORT NO 01TO THE DEVELOPMENT HEALTH & PLANNING COMMITTEE
TO BE HELD ON 96 02 21ST FEBRUARY, 1996-
The General Manager
Hustville City Council
The Civic Centre
HURSTVILLE
Dear Sir,
Hereunder is my report No.01 to be submitted to the Development Health & Planning Committee:-
07.01 PROPOSED GEORGES RIVER WATER QUALITY DATABASE (R/00598)
- Background
In 1994, the Georges River Catchment Management Committee (GRCMC) developed their Strategic Plan in consultation with local councils, state government agencies and community representatives. It identifies water quality as being a critical environmental concern, both of its own importance and as an indicator of the environmental health of the Georges River catchment.
To improve the effectiveness of the activities proposed in the strategic Plan and to provide up-to-date relevant information for water quality planning purposes throughout the catchment, the GRCMC decided at its meeting on 23 February 1995 to engage a consultant to prepare a database of water quality studies within the Georges River catchment.
Proposal
A consultant is to be appointed to prepare a database of water quality studies within the Georges River catchment.
The database and accompanying report will:
* provide a clear picture of existing water quality information for the catchment;
* identify trends, particularly deficiencies, in the water quality information that exists for the Georges River catchment; and
* provide valuable resource for all stakeholders in the Georges River catchment, an area of great economic and ecological importance;
* be kept with the GRCMC, but will be available for the use of councils and other agencies and groups at anytime.
The database is intended as a tool for councils, agencies and the GRCMC, collating existing information, saving on duplication of work and identifying areas that could require further study.
Cost and Funding
Based on a similar project completed for the Hacking River catchment, the total cost for the project has been estimated at $15,000.
The GRCMC is requesting $1,000 from each stakeholder/council as a contribution to this project.
| HURSTVILLE CITY COUNCIL RECOMMENDATION NO: .01 POLICY PLANNING & ENVIRONMENT |
. Recommendation PROPOSED GEORGES RIVER WATER QUALITY DATABASE (R/00598)
RECOMMENDATION
- THAT Council approve the payment of $1,000 to the Georges River Catchment Management Committee for the completion of a Water Quality Database.
Yours faithfully
JAN McCREDIE
DIVISIONAL MANAGER
POLICY, PLANNING & ENVIRONMENT
| HURSTVILLE CITY COUNCIL REPORT ITEM NO: . POLICY PLANNING & ENVIRONMENT |
07.02A 2-8 BRIDGE STREET, HURSTVILLE (249/95)
- At the meeting on 13 December 1995, Council agreed to the approval for the additional floor space of 700 square metres as outlined in the report and subject to the payment of the voluntary contribution of $125,000 towards local facilities and services as offered verbally by the applicant and to be confirmed in writing.
A copy of this report is reproduced below to acquaint councillors of the various aspects of the proposal.
At the meeting on 7 November 1995, Council agreed to grant delegated authority to the General Manager to issue development consent subject to the applicant meeting the requirements set out in the Council report (copy attached).
ii. The building will read in a more coherent way from across the railway line, King Georges Road and Woniora Road.
iii. The building line will reflect the original subdivision pattern. This helps "ground" the building in Hurstville and on that particular site.
iv. A properly designed corner to terminate the view at the end of Bridge Street looking east, could be designed.
The increase floor space gives a FSR of 2.26:1.
The proposed increase in floor space is tied to a particular building envelope and cannot be converted into an alternative envelope. It occurs as a result of designing a specific envelope for the site.
The floor space would be distributed approximately equally over the lower six floors of the building giving probably one extra unit per floor. The underground car parking would be adjusted accordingly. The additional floor space could not be used on the two top floors.
The philosophic basis for the request is:
ii. the building envelope and the architectural resolution should where possible, reflect their context and role in the history of the town even though development may be at a different scale and type. The increase in floor space would enable a better resolution of both these issues.
_____________________________________________________________________
Applicant : Geoform Design Pty. Ltd
Proposal : MIXED DEVELOPMENT
Zoning : Zone No. 3(b) - City Centre Business
Owners : Italo Aust. Club Ltd., Mr. E. Bown,
Cecil Bown, Eva Dora Barnes & Mr. A. Matthews
Existing Development : Residential Dwellings
Cost of Development : $3 million
2. The amended plans comply with the DCP No. 4 - Hurstville Town Centre.
3. Floor spare ratio now complies.
4. Recommendation - delegated authority be given to General Manager to issue development consent.
Divisional Manager's Report
Members will recall, at its meeting on 18 October 1995, Council considered an amended application for the subject premises which consisted of commercial floor space and 46 residential units. Subsequently, Council resolved "to defer the application until the next meeting to enable further consideration to be given to the architectural resolution and building form of the proposed development".
To address Council's resolution, on 23 October 1995, a meeting was held between the applicant, architect, owners of the property, the Chairman of the Development, Health & Planning Committee, Clr Dominelli and Council's Divisional Manager - Policy, Planning & Environment and Manager of Planning Services, with a view to amend the application. It was agreed between parties that the building will address the streetscape by aligning the building with Bridge Street, relocate all vehicular access towards the northern most boundary, reposition commercial floor space within the ground floor and alter various residential units to take advantage of both the northerly aspect and surrounding views.
The requirements of Hurstville City Council are as follows:
2. The central portion of the building is to have a setback of approximately 3-4 metres to allow appropriate planting.
3. The northern end can extend to front boundary as per the present design, if the applicant wishes.
4. The southern end needs to extend to the front boundary in part, address the view along Bridge Street in both directions and create an "end condition" on the building.
The southern end on the present proposal is a repeat of the other modules as though the building could extend indefinitely. Greater consideration needs to be given to this corner which is so highly visible across the railway cutting and along the street system. It should be designed as a visible terminating element in the manner of a traditional corner.
5. The proposed vehicular crossing at the southern end needs to be repositioned or eliminated so that the view along Bridge Street does not terminate in a driveway.
6. The pool is located on the northern end of the site. Bearing in mind that the adjacent site on the north could be developed, the pool location may be subject to overshadowing even with low development. It may therefore be preferable to site the pool toward the southern end of the site.
"HURSTVILLE CITY CENTRE
URBAN FORM AND ARCHITECTURAL RESPONSE
URBAN FORM AND ARCHITECTURAL RESPONSE
1.0 INTRODUCTION
1.1 General Design Considerations
The design emphasis in Hurstville is on a built form which reinforces a human scale and produces a Hurstville character. Variety is purposely sought to avoid any appearance of a "project" look or super-block. However, continuity between each building and its neighbours is essential to provide a visual coherence to the city. The complexity and interest normally associated with older and more established urban neighbourhoods is the desired outcome.
The built form profile is medium rise high density block edge development. For this building form to be successful it needs to adhere to the following principles:
* The buildings are to be organised on a "block edge" principle - facing the street and near or on the front of the site in a manner which provides a coherent definition of the urban space.
* The buildings should be appropriately modulated and articulated in their facade in order to provide well proportioned elevations and human scale, shadow lines etc when viewed along the street.
* The design should consider the proposed building in its street context.
2.1 General Design Conditions
- 2.1.1 The building should define an edge for Bridge Street as part of the town centre.
2.1.2 Spatial Definition/Spatial Quality
* The building must define in plan and section clear, well proportioned spaces/streets which are appropriate for their particular use (internally and externally).
* The spaces/streets etc must have landscaping, lighting etc which is appropriate for their urban condition.
* The spaces must have a high level of amenity in terms of solar access/shelter etc.
2.1.3 Massing
The building mass should respond to the relationship of the site with adjacent and proposed buildings (to be defined by envelopes) and must be appropriate in terms of the immediate context when viewed from within the street system.
2.2.1 Building Height
Generally a building height of 4-8 stories is considered acceptable but this will depend on the individual envelopes, the street width, overshadowing and heritage condition. Higher floor to floor heights in residential buildings are encouraged and envelopes will be set to enable some flexibility above a 2.4 floor to ceiling height.
This is to enable better proportioned rooms and placement of window heads above 2.1 metres so light can penetrate deeper into the rooms.
3.1 The Street Walls/Elevations
* Minor stepping of the street, frontage and articulation of building facade is encouraged. The building entrance may be set back or brought forward for emphasis.
* Important parts of the building such as corners, entrances the building base and the roof, should be articulated. Corners should not be unduly emphasised but should respond to their particular context.
* The structural module of the buildings should be expressed where possible to provide vertical facade proportions which reflect the vertical proportions of many of the existing buildings in Hurstville.
* The proportions and relationship of voids and solids should build on and adapt the existing patterns in Hurstville. They should not be replicas.
* Surveillance of the public domain from the building is essential and bay windows in residential developments are considered appropriate.
3.2 Roofs
* In the case of a flat roof, rooftop pergolas and lift over runs should be integrated into a well designed form. Articulated parapets and cornice lines should emphasise the top of the building, and help create an appropriate scale for the overall facade.
* The roof must also:
- * form an appropriate silhouette from the street,
* create an attractive view for nearby buildings which look over the building.
* Parking must be located underground but in some situations due to the topography part of the walls enclosing the parking may be visible. The length and height of the wall should be kept to a minimum.
* Where it is located under courtyards it should allow for the growth of trees and landscaping.
* The carparking entrances should be minimum width.
* Garage doors/loading docks etc are to be slightly recessed so that they are not dominant in street wall and should not be located at the end of a street vista.
* Natural or mechanical ventilation from the car park may not be achieved through the use of large metal grilles or large openings.
* Any visible roofs of parking structures area must be landscaped to provide a passive outdoor space, as well as to create a pleasant view from the windows above.
4.1 General Considerations
* To ensure that the public domain is well surveilled and that buildings present an interesting street frontage retail/public uses are encouraged at ground level."
"Council at its Meeting held on 27 September, 1995 considered the application for a mixed development consisting of 26 x 2 and 26 x 3 bedroom units and commercial floor space. Council resolved the following :
"THAT the application be deferred to a future Council Meeting to enable the applicant to submit amended plans that comply with the maximum floor space ratio of 2:1 under the provisions of the Development Control Plan No. 4 - Hurstville Town Centre.
FURTHER THAT the reduction in floor space to 2:1 be removed solely from the residential component of the proposal, a more detailed traffic study for Bridge Street be carried out and more detailed report on television reception be provided to Council."
The applicant has now amended the proposal to comply with Council's resolution. The details are :
2. Reduced the floor space content of the units yielding 6 x 2 bedrooms less than originally proposed.
3. Proposal consists of 20 x 2 and 26 x 3 bedroom residential units and 284.12 square metres of commercial floor space.
As part of the Statement of Environment Effects, traffic considerations were assessed against the provisions of the Traffic Authority of NSW Policies and Guidelines and Procedures for traffic generating development. The submitted traffic study prepared by Transport and Urban Planning Associates Pty Ltd indicates that there is no significant impact on existing traffic. The report will be made available to Councillors prior to the meeting.
Television Reception
Further to the conclusions submitted to the last Council Meeting applicant's Consulting Engineers have provided the following comments on television signals and potential interference :
"Television Signals
The main television transmitter towers are located approximately 19 km and 25o East of North from the site.
Television signals are electro-magnetic radiation in the VHF and UHF bands and are essentially line of sight signals which can be reflected and absorbed by buildings and other apparently solid objects such as trees, particularly when they are wet.
One phenomenon of these signals is that they can diffract around the sharp corners of objects which are seen as "knife edges", this is advantageous in some circumstances and can cause the signals to bend slightly.
Potential Interference
The type of construction will cause a reception shadow, however the proposed cladding is unlikely to reflect signals at high strength levels.
The signal shadow cast by the building will be approximately 35 m wide and accordingly may affect reception in a tapering band in order of 400m away from the building.
Free air television signal strength in the area is in the order of 80 dB (micro-volts) and in the area behind the building there are existing areas of difficult reception. (Refer attached survey results).
The attitude of the building to the line of sight television signals is such that the leading face of the building will be at about 88o to the direct signal. The leading face is approximately 20 m. wide, compared to the Otis building leading face of approximately 36 m.
In summary the alignment of the proposed development, proximity of the existing Otis and Meriton towers, and general landform, lead us to the opinion that the development is unlikely to materially degrade reception in the area."
"The application before Council seeks favourable consideration of the establishment of a Commercial/Residential development on 2, 4, 6 and 8 Bridge Street, Hurstville.
Existing and Surrounding Development
The subject site will be a consolidation of Lots 1 and 2 DP 501239, Lot 1 DP 88105, Lot 21, DP 974987 and Lot 20 DP 81017. The land is located on the northern side of the Illawarra Railway Line and south of Forest Road, directly opposite the Hurstville Telephone Exchange and the Otis building.
The site is rectangular and flat with an area of 2,617.8 square metres with a street boundary of 81.91 metres and a southern boundary that abuts the railway line of 42.8 metres. Currently standing on the property are three weatherboard and fibro cottages of no architectural significance and past their economic life.
The surrounding area is a mixture of commercial and retail. The southern boundary abuts City Rail land used for works and storage. The northern boundary is common with a used car sales yard. There are residential and commercial uses in Forest Road.
History
Section 90
The site has been inspected and the proposal examined in accordance with the provisions of Section 90 of the Environmental Planning and Assessment Act, 1979, and the following comments are submitted for consideration.
Statutory Requirements
The subject site is zoned No. 3(b) - City Centre Business under the Hurstville Local Environmental Plan, 1994, and the proposal is permissible within the zoning with Council consent. The proposal has been assessed against the provisions of Council's Development Control Plan No. 4 - Hurstville Town Centre.
For the purpose of this application the applicant has submitted a State Environmental Planning Policy No. 1 objection to the increase in floor space of some 494.41 square metres (fsr 2.188:1) above Council's maximum requirement. The applicant states that ....."the excess in floor space ratio in this instance to be marginal and insignificant given the contextual impact of surrounding buildings within its vicinity (particularly the Otis building) and the added fact that impact to local amenity will not be further affected by this increase in floor space ratio."
Comment : The request for an increase in floor space ratio is considered unwarranted as the amount equates to approximately 5 or 6 units. The SEPP No. 1 fails to indicate to Council that strict compliance with the floor space ratio would be unreasonable or unnecessary or hinder the attainment of the objects specified in 5(a)(i) and (ii) of the EPA Act 1979. Furthermore the restriction of floor space ratio is not a development standard and is addressed only in DCP No. 4 - Hurstville Town Centre. It is therefore recommended that any approval would be conditioned to reflect a floor space ratio of 2:1.
Development Control Plan No. 4 - Hurstville Town Centre
Council at its Meeting held on 17 July, 1995, resolved to amend the Controls relating to the Land Use Strategy as follows :
RESOLVED THAT Council restrict residential development within the peripheral commercial areas defined in Development Control Plan No. 4 - Hurstville Town Centre to 25% of the total permissible floor space ratio and that this residential component be permitted only above ground floor level.
This application was formally lodged with Council on 14 July, 1995 resulting from earlier discussions with the applicant regarding the concept and compliance with the DCP.
Proposed Development
The proposal involves the establishment of a part eight and part seven level residential and commercial building consisting of 26 x 2 and 26 x 3 bedroom residential units serviced by two lifts, two ground floor offices, a pool, on-ground visitor parking and one level of residential basement parking.
The building is a symmetrical tower, kinked at two points with two central circulation wells for the first seven (7) levels. This alignment of the building is to reduce direct impact from railway noise and give visual relief from bulk. The maximum height of the building is RL 95.35 AHD (25 metres) compared to a RL 104.96 for the ten storey Otis building.
Each residential unit has a balcony area of 18.5 square metres for three bedrooms and 15.8 square metres for two bedrooms by either an open balcony or closed treated with different brickwork and balustrades. Roofs have been added to the top floor and balconies at the street frontage to detract from the horizontal aspect of the main roof area.
Tabled Information:
 | Proposed | Required | Compliance |
| | | |
| Site Area | 2,617.8m2 | - | - |
| Floor Space Ratio | 2.188:1 | 2:1 max | see "Statutory Reqs" |
| Total Floor Space | 5,730m2 | 5,234m2 | as above |
| Building Height | RL 95.35 25m | RL 104 | Yes |
| Residential Parking | 59 | 59 | Yes |
| Visitor Parking | 13 | 13 | Yes |
| Commercial Parking | 4 | 4 | Yes |
The proposal is served by two entry/exit points to Bridge Street. The driveway closest to Forest Road serves for access to the basement resident parking and ground level visitor parking. The remaining driveway will service both the commercial occupancies and visitor parking.
Loading/Unloading
This is divided with the two driveways, where courier and bin storage is provided at either end of the site.
Traffic Implications:
The Traffic Authority Guidelines provide for example daily trips for residential units. These range from 5.0-6.5 vehicles per unit and peak hour vehicular trips at 0.29 trips per unit. The proposal with its projected traffic generation per unit and commercial content will not impact on Bridge Street which is controlled by traffic signals on Forest and King Georges Road. This is confirmed by Council's Manager Traffic and Transport.
Parking
The parking levels have been designed as a two-way circulation system serviced by a combined entry/exit on Bridge Street for basement resident parking via a 1:6 ramp at the rear of the site. Aisle widths and bay dimensions are in accordance with Council's requirements providing for a total of 76 spaces.
Landscaping
The proposal includes a footpath and a mature landscape forecourt of variable width along the Bridge Street frontage that will enhance the building and existing streetscape. A secondary eastern garden at the rear and addressing the pool area will consist of harder shrubs. A condition of any consent will require the applicant to provide a detailed landscaping plan accompanying the formal Building Application.
Overshadowing
Submitted diagrams indicate that most of the winter shadows fall upon the development itself, the Hurstville Telephone Exchange, the Bridge Street carriage way and onto the railway line.
Waste Disposal
Waste will be compacted and stored in bins. Two compactus and storage areas are provided on site and garbage trucks are allowed to enter, collect and leave in a convenient manner. However, this method is not totally accepted and appropriate conditions will reflect Council's requirements.
Drainage
It is required of the applicant to have all drainage directed to the existing street system and such details will be provided by a Hydraulics Engineer with the formal Building Application.
Likely Impact on Television Reception
A report was submitted with the Development Application prepared by Consulting Engineers who have assessed the possible impact of the proposed building to television reception. Their conclusions are reiterated below:
"(a) That there will be minor shadowing of the television signals transmitted by all stations.
The existing topography is such that reception to the South and West of the site is a known area of poor reception and is affected by existing buildings, trains and aircraft interfering with an already attenuated signal.
(b) The affect of the shadowing will vary from household to household for different stations because of the slightly different angles of the transmitters to the building.
(c) In this circumstance the use of a translator is not practical due to the lack of available frequencies.
(d) There is likely to be little or only minor increase in ghosting effect from reflected signal because of its attitude to the local antenna alignments and the effects of the existing buildings.
(e) In summary the alignment of the proposed development, proximity of the existing Otis and Meriton towers, and general landform lead us to the opinion that the development is unlikely to materially degrade reception in the area."
The application was referred to the building surveyor regarding compliance with the Building Code of Australia and other pertinent matters.
No objections are raised, however the proposed garage management is not acceptable and requires alteration. Furthermore, noise levels within the building will be required to be addressed and a maximum noise level of 45 dB(A) be achieved.
All these matters will form part of any consent as conditions.
Manager Development Advice
The matter was referred to the Manager Development Advice who raises no objection subject to appropriate drainage requirements and new crossings.
Manager Traffic & Transport
The application was referred to the Manager of Traffic & Transport regarding on-site vehicular movement and traffic management. No objection is made regarding these two points however, has requested that the driveway ramp to the basement be redesigned to decrease the 1:6 grade and make it circular. This will be a condition of consent.
Traffic generation is within an acceptable level and will have little impact on Bridge Street and the surrounding system.
Public Notification and Comment
The proposal was advertised in the Leader and adjoining residents were notified by letter, inviting them to view the plans and submit comments on the proposal within twenty (21) days. Seven (7) submissions were registered, their concerns are outlined below.
The above concerns have been taken into account and such issues raised ie: acoustic mounding, double brickwork or use of other similar construction materials and double glazing will be added to advisory notes attached to any comment. Furthermore, a condition of consent will require the applicant to submit working plans to City Rail for their comments prior to Building Application approval.
(ii) NSW National Parks & Wildlife Service and the Attorney General's Department have raised concerns to street parking and traffic congestion.
Comments:
The majority of their staff park in the street as a result of leasing agreements. However, this residential development with a commercial content will have little impact on the provision for on-street parking as all residents and, to a degree, visitors and office employees should park on-site. Bridge Street is controlled at both ends by Traffic signals thereby controlling the integration of vehicles into King Georges and Forest Road.
It is acknowledged that the residential density is greater than that in Residential zoned land, however, commercial/retail uses demand more parking and have a higher occupancy rate per square metre.
(iv) TV Reception.
The report prepared and submitted with the Development Application suggested that only minor increase in ghosting effect from reflected signals due to the local antenna alignments and the effects of the existing buildings. However, the report states "The signal shadow cast by the building will be approximately 35 metres wide and accordingly may affect reception in a tapering band in the order of 400 metres away from the building."
As mentioned earlier traffic generation for the proposed development is at an acceptable level so as not to impact on the current traffic signals. The existing Otis building demonstrates the difficulties with commercial floor spaces where staff are not generally permitted to park on-site or tenants are not willing to lease car spaces. In contrast the proposal will have tenant parking on-site as the commercial tenancies are at a size to cater for the needs of staff, as for residential occupants and visitors wanting safe areas for vehicles parking.
The objector resides on the Penshurst side of Bridge Street and therefore this development will have little impact on property values. It should be mentioned that the site is zoned for commercial uses.
In Summary
Although Council has taken steps to restrict residential development to 25%, the proposal still meets with Council's objectives for Land Use Strategy which promotes residential uses. However, the location of the building and its residential component will have minimal impact on traffic generation and traffic congestion in the local system as opposed to a pure commercial or retail development.
The applicant has agreed to alter the design of the building by reducing the amount of built form to a number of balconies which will improve the external aesthetics of each building face.
Therefore, it is recommended that the development application be approved subject to conditions."
THAT Council grant delegated authority to the General Manager to issue development consent subject to the applicant meeting with requirements set out in this report and subject to the following conditions as amended.
2. A Building Application being submitted to and approved by the Council in accordance with the requirements of the Local Government (Approvals) Regulation 1993, accompanied by detailed building plans, specifications, and the payment of relevant building application fees.
3. The hours of work on the site during demolition of the existing building or excavation of the site and construction of the proposed building shall be limited to the hours of 7.00 am to 5.00 pm Monday to Saturday inclusive with no work on Sundays, Good Friday, Christmas Day or Public Holidays.
PLEASE NOTE : A separate application for demolition work is required to be lodged with Council for approval prior to the commencement of the work.
4. Payment to Council of a contribution pursuant to Section 94(1) of the Environmental Planning and Assessment Act, 1979. The purpose of the contribution is for open space/ community recreation facilities.
The contribution is based on the criteria of any development that results in a nett increase in the City's population which will create extra demand on open space and community recreation facilities. Therefore the requirement for additional open space and embellishment of existing open space is a direct measurable consequence of the approved development.
The contribution is $178,421 and payable prior to the release of the approved building plans.
5. Payment to Council of a contribution pursuant to Section 94(1) of the Environmental Planning and Assessment Act, 1979. The purpose of the contribution is for community services and facilities.
The contribution is based on the criteria of any development that results in a nett gain of people living in the City or a change in the population structure which will create extra demand on community services and facilities.
The contribution is $19,896 and payable prior to the release of the approved building plans.
6. Payment to Council of a contribution pursuant to Section 94(1) of the Environmental Planning and Assessment Act, 1979. The purpose of the contribution is for the provision of traffic management facilities within the Hurstville CBD.
The contribution is based on the following criteria as a direct consequence of the proposed development.
* The increased traffic volume, raise the potentiality of conditions accelerating the deterioration of road pavement and/or traffic system operational conditions.
* Where provision of the scheduled facilities is essential to the traffic system operation due to the proposed development.
* Where the provision of a facility is a direct requirement as a result of the proposed development.
- The contribution rate for Residential/Commercial is $1.40/$9.00 per square metre respectively of nett increase in floor space. The amount is $8,751 and payable prior to the release of the approved building plans.
* For events up to a 1% annual exceedance probability (AEP) design event as defined by Australian Rainfall and Runoff (May 1987), maximum peak site discharge resulting from the development shall not be greater than peak site discharge under existing conditions for all durations up to the time of concentration with OSD included and of the same AEP.
* Where the stormwater discharge points are connected to the street gutter system, the peak flow from the site shall not increase the width of gutter flow by more than 200mm at the design storm.
* The OSD facility shall be designed to meet all safety requirements and childproof safety fencing around the facility must be provided where the OSD facility is open or above ground when the design peak storage depth is greater than 300mm.
10. All stormwater to drain by gravity to the kerb and gutter in Bridge Street and the underground carpark to pump to the same kerb.
11. All building materials shall be compatible in colour and texture throughout the whole project. Details and colour of building materials shall be submitted with the Building Application.
12. The ground levels of the site shall not be raised/lowered or retaining walls constructed on the boundaries unless specific details are submitted to and approved by Council at Building Application stage.
13. The area and/or work being the subject of the development consent, shall not be occupied or the use commence until a final inspection has been made and a Certificate of Classification has been issued by Council.
14. The specific use of each office tenancy will be the subject of a separate Development Application being submitted to Council for approval prior to occupation.
15. Compliance with the requirements of Sydney Electricity in relation to the provision of a site within the subject land for the establishment of an electricity kiosk type substation, if required for the locality. Prior to submission of building plans, the developer shall present details of the development in writing to Sydney Electricity and obtain confirmation of that authority's requirements. The kiosk site shall be dedicated at the applicant's expense for use of Sydney Electricity.
16. That the proposed development provide for access for people with disabilities in accordance with the provision of AS 1428.1 as set out in the Building Code of Australia - Building.
17. The provision of fifty two (52) residential spaces, four (4) commercial spaces and twelve (12) visitor parking car spaces in accordance with the submitted plans. Such spaces, manoeuvring areas, driveways and vehicular crossings are to be suitably constructed, sealed to provide a surface of concrete or bitumen, signposted, clearly linemarked, and drained to Council's specifications. Footpath and crossing levels are to be obtained from the Engineer's Department at a fee set by Council.
18. All driveways, access ramps are to be in accordance with RTA - Guide to Traffic Generating Developments, Section 6, "Access and Parking Area Design". Details are to be submitted with the formal Building Application for approval.
19. All car spaces shall have minimum dimensions of 2.5m X 5.5m, except for disabled spaces which shall have minimum dimensions of 3.0m X 5.5m.
20. All entry and exit points and one or two way circulation movements are to be clearly signposted to the satisfaction of Council.
21. A minimum height between the floor surface and the lowest overhead obstruction shall be 2.1 metres for all areas traversed by cars. A minimum of 3.6 metres headroom shall be provided over all areas traversed by service vehicles.
22. The submission of a detailed landscape plan to the satisfaction of the Manager, Planning Services, with the building application. This plan is to be prepared by an approved landscape consultant. The plan is to include details of the species, size and number of all plant material, together with the surface treatment of all areas. Landscaping shall be completed to the satisfaction of the Manager, Planning Services in accordance with the approved plan prior to occupation of the building. All landscaping shall be maintained to the satisfaction of the Manager, Planning Services.
Note: In addition the Landscape Plan is to identify all existing trees by Botanical and Common names, having a height which exceeds 3 metres or a girth greater than 300mm at 450 mm above ground level, and their relationship, by scale to the proposed development. NO trees are to be removed or lopped without Council approval.
23. Where a sub-station kiosk is required, such shall be suitably located and screened, and details of screening and location shall be submitted with the landscape plans and shall be to the satisfaction of Council.
24. Perimeter planting along site boundaries shall be such as to provide a dense-foliaged plant screen of trees and shrubs over a broad height range to minimise the effect of the development upon adjoining development.
25. That the applicant submit working drawings to State Rail Authority of NSW for their concurrence and furnish written acceptance by State Rail to Council, prior to the issue of the approved Building Application.
26. Pay Council to:
(a) replace all redundant crossings with kerb and gutter;
(b) construct two (2) 150mm thick concrete crossings reinforced with F72 mesh;
Quote given on request.
ADVISORY NOTES REGARDING THE SUBMISSION OF A BUILDING APPLICATION
2. Details of proposed smoke hazard management including exhaust of the basement carpark must be submitted with the building application.
3. Proposed method of garbage control and disposal is not considered to be acceptable. The garbage and recycling storage rooms must be located within two metres of the street and be capable of holding two 1100 litre garbage containers, a frame to hold at least 10 recycling crates and a paper sack frame. Details must be submitted with the building application.
4. Walls separating wet areas and habitable rooms in adjoining sole occupancy units must have a minimum Sound Transmission Class of 50."
Further, that authority be delegated to the General Manager to approve an amended application incorporating the design requirements (reproduced below).
"RESOLVED THAT the amended recommendation circulated to the Councillors prior to the meeting be adopted, ie
- THAT Council grant approval for the additional floor space of 700 square metres as outlined in the report and subject to the payment of the voluntary contribution of $125,000 towards local facilities and services as offered verbally by the applicant and to be confirmed in writing.
FURTHER, THAT authority be delegated to the General Manager to approve an amended application incorporating the design requirements."
Planning Requirements
The applicant has now prepared an alternative solution based on the increase in floor space. This proposal meets the following criteria:
1. The building blocks off more effectively the view of the railway stauntions now visible from along Bridge Street looking east.
2. The building reads in a more coherent way from across the railway line, King Georges Road and Woniora Road by following the railway cutting.
3. The building line reflects the original subdivision pattern. This helps "ground" the building in Hurstville and on that particular site.
4. The corner at the end of Bridge Street looking east, has been designed to terminate the view.
Architectural Resolution
The design of the building meets all the requirements for the architectural resolution required for development in Hurstville City Centre. Building materials and details are to be approved at Building Application stage.
Additional Floor Space
The final design has resulted in an additional six residential units as suggested by the increase of 700 square metres however, the final configuration has a further increase in floor space.
The allowable floor space at 29.11.95 is 2.267:1 = 5935m2. (This included the additional 700m2.)
The floor space in the present proposal is:
- Residential 6402.226
Office 122m2
Child Care 220m2
Total 6744.226
This exceeds the agreed floor space by 809.226m2.
The increase in floor space is made up of:
* Additional commercial component of approximately 59m2 to accommodate the child care centre. This reduces the amount of car parking at ground level and does not add to the envelope of the building.
* Additional area in lobbies and lobby/lift design to ensure that the building is articulated into three distinct buildings with clear vertical circulation points and the building extends along the site to the southern boundary.
* Increase in the size of the units on the southern end of the building to three bedroom and family room, to accommodate the splay shape of the site. Estimated eight units @ 12m2 = 96m2.
Alternatives were canvassed in which three two bedroom units per floor were located in the southern module but it was not possible to provide appropriate accommodation and to meet the requirements of the building externally.
The final configuration meets the requirements of the site but is less effective in terms of space and less cost effect in terms of the amount of external wall to floor space.
* Additional lobby area related to the additional six units = 160m2.
Development Proposal Schedule
| Original | Proposed | Required | Compliance |
| Number of units | 26x3 bed 20x2 bed | 28x3 bed 24x2 bed | - | - |
| Floor Space Ratio | 2:1 | 2.576 | 2.267:1 | See report |
| Total Floor Space | 5235m2 | 6744.26 | 5935m2 | See report |
| Building Height | RL: 95.35 | RL: 90.00 RL: 96.3 | RL 104 | yes |
| Residential Parking | 59 | 60 | 59 | yes |
| Visitor Parking | 13 | 15 | 13 | yes |
| Commercial parking | 4 | 3 | 3 | yes |
| Child Care | | 4 | 4 | yes |
Of the total additional 1509.226m2 (700 + 809.226m2), it has been calculated that 1015m2 (700 + 315m2) adds to the viability of the building and 495m2 is used in the increased lobby areas to accommodate the desired building form.
Massing
The overall building is articulated into three buildings with a service core located at the junction of one building to another. The two buildings to the north are seven storeys. The building to the south is nine storeys.
Access/Parking
The Development has one entrance/exit midway along the site to Bridge Street. Car parking meets Council requirements. 82 spaces.
Height
The additional floor space is distributed over the ground level and 6 levels above.
There is an increase of one floor on the southern end of the site - Level 9 - two units only.
There is a decrease in floor area on Level 8, to two units only. This gives additional massing at the southern end of the site and street. These four units were originally located on Level 8.
The swimming pool is located on the roof of the centre building.
The amendments to the previous development application are as follows:
Conditions
These amendments to conditions and additional condition, are to be added to the Consent.
Amended Conditions:
* Condition 1: Compliance in all respects with amended drawings and documentation prepared by Geoform Design Architects dated 31.1.96 and submitted with Development Application 249/95 except where amended by conditions of consent.
* Condition 4: The Section 94 Contribution (Open Space) should be amended to read $203,028.
* Condition 5: The Section 94 Contribution (Community Services) should be amended to read $22,636.
* Condition 6: The Section 94 Contribution (Traffic Management) should be amended to read $12,041.
* Condition 11: That all building materials, details and colours which are part of the external architectural resolution of the building be submitted to Hurstville City Council's Divisional Manager - Policy, Planning and Environment for approval and that the detail resolution of the swimming pool area be likewise submitted for approval.
* Condition 17: Should read the provision of 60 residential spaces, 3 commercial spaces, 4 child care spaces and 15 visitor spaces.
* Condition 26: Pay Council to:
- (b) Construct one 150mm concrete crossing reinforced with F72 mesh.
Additional Condition:
Condition 28: That the design of the Child Care facilities comply with all provisions required by the Department of Community Services and that documentation and relevant approvals from the Department of Community Services is to accompany the formal Building Application.
| HURSTVILLE CITY COUNCIL RECOMMENDATION NO: .02 POLICY PLANNING & ENVIRONMENT |
. Recommendation 2-8 BRIDGE STREET, HURSTVILLE (249/95)
RECOMMENDATION
- THAT Council grant approval to the Development Application for 2-8 Bridge Street subject to the payment of the voluntary contribution (to be advised), towards local facilities and services as offered verbally by the applicant and to be confirmed in writing.
| HURSTVILLE CITY COUNCIL REPORT ITEM NO: . POLICY PLANNING & ENVIRONMENT |
07.03A TOWN CENTRE - URBAN FORM
- Further to my report to Council on 29 November 1995.
Background
The Hurstville City Council Local Environmental Plan 1994 is effectively to remain in place until the Hurstville Town Centre Study and the Residential Strategies are complete.
If alterations as a result of these reports are necessary, they will be incorporated at that time.
It is anticipated that the Town Centre Study will be complete by August 1996 and the Residential Strategies by September 1996.
In the meantime, development applications will continue to be processed.
ISSUE I - BUILDING ENVELOPES
The objectives of the Town Centre Study are as follows:
* To create a coherent town centre.
* To develop site specific building envelopes, build on the heritage, cultural and physical characteristics of each site.
* To relate building height to street widths/heritage/solar access in a defined in the envelope.
* To define the street and open space by the built form.
These objectives are not met by the current Development Control Plan. In order therefore, to minimise the impact of development which does not meet this criteria, building envelopes have been prepared for selected sites which are the subject of development applications on which there have been enquiries.
The sites are:
i. 12-22 Dora Street (Queen, Dora, Bond). Subject of an approved commercial development application but sale of land did not proceed. Enquiry presently related to library and residential development.
ii. 13-19 MacMahon Street - development application submitted.
Residential/commercial.
iii. 6-12 Carrington Avenue - development application submitted.
iv. * 43A Forest Road (corner Forest Road and King Georges Road) development application submitted.
v. Corner of Bridge Street and Forest Road. Enquiry: F Dominelli: showroom residential.
vi. * 20 Woodville Street. Enquiry: site to auction.
vii. Corner of Forest Road and Pearl Street. Enquiry: F Dominelli: showroom residential.
viii. Queens Road/Patrick and Bond Street. Enquiry: hotel residential.
Some of these sites are much more complex than others and these have been marked with an asterisk.
This is not an ideal way to proceed however, as the sites are so numerous and some very strategic in location, I believe it is imperative to endeavour to direct these developments in a way which is compatible with the overall objectives of the town centre as outlined in my report to Council on 29 November 1995.
ISSUE II - FLOOR SPACE RATIO CALCULATIONS
Existing Controls
Under the current Local Environmental Plan, the Floor Space Ratio includes the external wall. This is detrimental to proper architectural resolution because it provides an imperative to make external walls as slim as possible (hence curtain walls etc) and buildings as close as possible to a box shape. In urban situations, particularly where the external wall is viewed along the street, it is important to have depth in the wall and modulation to give shadow lines and scale to the building.
It must be understood that the apparent dominance of a building is determined by its apparent scale as determined by its modulation and articulation in the elevation and mass. It is not just a result of the mass.
Rather than alter the Local Environmental Plan, now prior to the completion of the above studies, it would be preferable to exclude the external walls from the gross floor space calculation by varying the floor space by the difference between the area inside the walls and the area outside the external walls.
| HURSTVILLE CITY COUNCIL RECOMMENDATION NO: .03A POLICY PLANNING & ENVIRONMENT |
. Recommendation TOWN CENTRE - URBAN FORM
RECOMMENDATION
- THAT Council endorse the present process of undertaking selected site studies when they are necessary.
THAT Council endorse the concept of varying the floor space ratio depending on each site, in two ways:
i. To suit the agreed envelope.
ii. To exclude the external wall.
| HURSTVILLE CITY COUNCIL REPORT ITEM NO: . POLICY PLANNING & ENVIRONMENT |
07.04A 'E' TEAM PROGRAM
- Hurstville City Council has been approached by the Australian Quality Council (AQC) to host an 'E' Team ('E' stands for Enterprise).
In 1996 the AQC is offering six 'E' Team programs in different months across Sydney. The schools which will be participating in the 'E" Team program in the Hurstville region include Beverly Hills High School, Peakhurst High School, Hurstville Boys High School, Penshurst High School and Kingsgrove High School.
The AQC has advised that Peakhurst High School are eager to find a placing for the month of March (11th - 15th). This would fit with the launch of the TQM in Hurstville City Council and give the Council the opportunity to show its support for local schools.
The 'E' Team program is offered nationally and the results have been outstanding. It involves a team of five students completing a week of work experience in any part of an organisation. Based on the principles and basic tools of Quality Management, the students learn new knowledge and then apply this to analyse a workplace process, which has been identified as an opportunity for improvement.
The AQC conducts training of the students before the 'E' Team week, monitors the progress of the program and conducts an evaluation meeting at its conclusion. The program requires students to meet the challenges of the workplace themselves. Surveys of previous programs indicate that over 60% of students recommendations have been implemented by organisations.
The cost to host an 'E' Team would be $1,500.00 and this would be taken from the TQM $8,000 budget for 1996. At the early stages of planning, neither payment or process selection is required.
This would be an excellent opportunity for Hurstville City Council to involve Peakhurst High School in March and that the program will be mutually beneficial for both Council and students.
| HURSTVILLE CITY COUNCIL RECOMMENDATION NO: .04A POLICY PLANNING & ENVIRONMENT |
. Recommendation 'E' TEAM PROGRAM
RECOMMENDATION
- THAT Council support the 'E' Team project and endorse an 'E' Team from Peakhurst High School to participate in the process evaluation at Hurstville City Council from 11-15 March.
| HURSTVILLE CITY COUNCIL REPORT ITEM NO: . POLICY PLANNING & ENVIRONMENT |
07.05A DRAFT LEP 1994 (AMENDMENT NO. 5) - 16-18 ARCADIA STREET, PENSHURST (002542)
- The Department of School Education has lodged a rezoning application with Council for lands surplus to the needs of Penshurst Public School. The subject lands are identified as No. 16-18 Arcadia Street, Penshurst and are currently utilised as a carpark for the school.
The subject lands are currently zoned Special Uses (School) and the submission seeks rezoning to Residential. Additionally, the rezoning submission seeks the lands to be identified as a "D" area under the Hurstville Residential Development Control Plan. These requests appear to be the logical choices should Council support the rezoning, as the site is an isolated area in this city block surrounded by land zoned Residential and identified as "D" area.
Technically, the land is now surplus to the needs of the Department of School Education and it is possible that the disposal of the land by the Department could have taken place under State Environment Planning Policy No. 5 - "Surplus Government Lands". This SEPP enables surplus government lands, zoned special uses, to be disposed of for residential uses compatible with the surrounding area, but does not rezone the land.
The rezoning is submitted with Council as the real estate market/buyers are more comfortable with land that has been rezoned in preference to Special Use zoned land which permits a residential use.
The subject land is two standard housing allotments which have all services available. The land has been partially bitumen sealed to provide carparking, and the remainder of the land has been left undeveloped. The land has been previously considered by local residents to be an informal park, although being privately owned by the Department of School Education. It would appear that the issues of concern relating to the rezoning are as follows:
1. loss of off-street carparking for school;
2. loss of perceived public open space; and
3. appropriateness for three storey Residential development.
The rezoning submission has submitted that the school grounds will be redesigned to provide on-site carparking for 16 vehicles to replace those lost in Arcadia Street. It is also noted in the submission that this parking area in Arcadia Street is an informal arrangement.
With regards the perceived loss of park area, it is noted that Penshurst Park is one city block east of the subject land and that Penshurst Public School will continue to provide passive parkland appearance to Arcadia Street. The loss of parkland is not considered to be a major concern in this instance.
The appropriateness of the "D" area application (permitting three storey Residential) is considered to be the logical option. The land is generally vacant and adjoins lands which are developed as three storey residential units and also lands which are single storey residences. The area is a mixture of housing styles, however, the remainder of the city block is identified as a "D" area under the Development Control Plan.
The subject land is identified as surplus to the needs of the Department of School Education and the proposed rezoning to Residential and Area "D" is considered an acceptable proposal for this particular site.
__________________________________________
ENVIRONMENTAL PLANNING AND ASSESSMENT ACT, 1979
HURSTVILLE LOCAL ENVIRONMENTAL PLAN 1994
(AMENDMENT NO. 5)
HURSTVILLE LOCAL ENVIRONMENTAL PLAN 1994
(AMENDMENT NO. 5)
I, the Minister for Urban Affairs and Planning, in pursuance of Section 70 of the Environmental Planning and Assessment Act, 1979, make the local environmental plan set out hereunder.
Minister for Urban Affairs & Planning
- Sydney, 1995
_________________________________________
Citation
1. This plan may be cited as Hurstville Local Environmental Plan 1994 (Amendment No. 5).
Aims, Objectives, Etc.
2. The aim of this plan is to rezone land from Special Uses (School) to Residential.
Land to which plan applies.
3. This plan applies to land identified as Lots 25 and 26 of DP 1198, known as No. 16-18 Arcadia Street, Penshurst, as shown coloured pink and edged black, on the map marked "Hurstville Local Environmental Plan, 1994 (Amendment No. 5)" deposited in the office of Hurstville City Council.
Relationship to other environmental planning instruments.
4. This plan amends Hurstville Local Environmental Plan No. 4 in the manner set out in Clause 5.
Amendment of the Hurstville Local Environmental Plan, 1994.
5. The Hurstville Local Environmental Plan, 1994 is amended by inserting after the definition "the map" in clause 5(1) the following:
- "Hurstville Local Environmental Plan, 1994 (Amendment No. 5)."
________________________________________
| HURSTVILLE CITY COUNCIL RECOMMENDATION NO: .05A POLICY PLANNING & ENVIRONMENT |
. Recommendation DRAFT LEP 1994 (AMENDMENT NO. 5) - 16-18 ARCADIA STREET, PENSHURST (002542)
RECOMMENDATION
- THAT Council resolve pursuant to Section 54 of the Environmental Planning and Assessment Act, 1979 to support the preparation of a draft LEP to rezone No. 16-18 Arcadia Street, Penshurst to Residential and to amend the Residential DCP to include this land as a "D" area.
FURTHER, THAT the Department of Urban Affairs and Planning be notified of this resolution within twenty-one days.