HURSTVILLE CITY COUNCIL
CIVIC CENTRE, MACMAHON STREET, HURSTVILLE.
__________________________________


SUMMARY OF ITEMS CONTAINED IN THE
DIVISIONAL MANAGER - DEVELOPMENT AND HEALTH'S REPORT
TO THE MEETING OF THE ENVIRONMENT COMMITTEE
TO BE HELD ON 12 APRIL 2000

LATE ITEM


05.01A Cooks River Environmental Assessment & Education Project (File R/00649)
(Report by Manager - Environmental Services, Mr G Dickens)

HURSTVILLE CITY COUNCIL
REPORT ITEM NO: .
DEVELOPMENT & HEALTH
DIVISIONAL MANAGER - DEVELOPMENT AND HEALTH
REPORT NO 01TO THE ENVIRONMENT COMMITTEE
TO BE HELD ON 12 APRIL 2000

LATE ITEM

The General Manager
Hurstville City Council
The Civic Centre
HURSTVILLE

Dear Sir,

Hereunder is my report No.01 to be submitted to the Environment Committee:-


05.01A COOKS RIVER ENVIRONMENTAL ASSESSMENT & EDUCATION PROJECT (File R/00649)
(Report by Manager - Environmental Services, Mr G Dickens)



HURSTVILLE CITY COUNCIL
RECOMMENDATION NO: .01A
DEVELOPMENT & HEALTH

HEADING: Recommendation COOKS RIVER ENVIRONMENTAL ASSESSMENT & EDUCATION PROJECT (File R/00649)
(Report by Manager - Environmental Services, Mr G Dickens)


. Recommendation COOKS RIVER ENVIRONMENTAL ASSESSMENT & EDUCATION PROJECT (File R/00649)
(Report by Manager - Environmental Services, Mr G Dickens)



RECOMMENDATION


HURSTVILLE CITY COUNCIL
REPORT ITEM NO: .
DEVELOPMENT & HEALTH


05.02A 479-483 FOREST ROAD, PENSHURST (DA 20000036) RESIDENTIAL FLAT BUILDING (Report by Ms L. Williams, Senior Town Planner)


Applicant : B & J Rahme
Proposal : RESIDENTIAL FLAT BUILDING
Zoning : 2 - Residential
Residential Development
Control Plan 1994 : Area 'D'
Owners: Mr Sweeting, Mrs J Bertram, & Mr & Mrs
Gillespie
Existing Development : Residential dwellings
Cost of Development : $1,780,000.00
Reason for Referral to Council: Objections


This matter was considered by the Development Assessment Committee meeting held on 5th April, 2000 and the Committee resolved:

"THAT the matter be deferred to the next meeting of full Council for consideration of additional conditions being imposed requiring scaled drawings, photographic and video taped record of the existing dwellings to be lodged with Council at the applicant's expense prior to demolition of the dwellings, the number of bedrooms on the top floor units be reduced to four (4) to increase the living room area into the study area and the top unit on the east side be moved in a westerly direction to reduce overshadowing on the adjacent dwellings."

The applicant has agreed to accepting conditions on the recording of the existing dwellings and to reducing the size of the top floor units to move the top floor away from the existing dwelling on the eastern side.

It is expected that the applicant's architect will have a sketch plan of the top floor wall re-alignment available for Councillor's at the Council meeting.

The conditions in the recommendation have been amended to reflect these requirements.

The application is resubmitted for consideration and the report presented to the Committee is reproduced below:


PRECIS OF REPORT

1. This development application seeks approval for the demolition of the existing residential dwellings and the construction of a residential flat building containing 15 units.

2. The development application meets the development controls and objectives specified by the Interim Residential Development Code.

3. Four submissions were received during the notification period.

4. The development application is considered a reasonable design and is therefore recommended for approval, subject to appropriate conditions.


Site and Surrounding Development

The subject site comprises three residential lots located on the southern side of Forest Road, Penshurst. The total site area is 1599 square metres with a 46.18 metre frontage to Forest Road.

Direct vehicular access from Forest Road is not permitted, with a guardrail along the road edge. Ocean Lane is a one way traffic lane providing vehicular access for the properties along Forest Road, including the subject site.

A small group of shops is located nearby on the corner with Junction Road and service the general needs of the surrounding residential area.

The subject site forms part of a row of houses fronting Forest Road with vehicular access only available via Ocean Lane. The dominant housing style that surrounds this row of houses is that of residential flat buildings.

Proposed Development

The proposed development will comprise of a residential flat building containing 15 units and a basement car park.

The ground floor and first floor will each contain 6 x 3 bedroom units, with the third floor containing 3 x 5 bedroom units. The fifth bedroom in each unit is identified as a study on the floor plan.

The basement car park contains 30 residential car spaces and four visitor car spaces. The residential car spaces comprise four double garages and the remainder will be provided as stacked garages.

The building design is in the form of a "U" with a pedestrian entry from Forest Road into a central courtyard. The elevations are stepped to comply with the building envelope and are further modulated with deep wall recesses to accommodate private balconies.

Statutory Requirements

The subject site is zoned No. 2 - Residential under the Hurstville Local Environmental Plan 1994 and is classified as Area 'D'. The proposed development is permissible with the consent of Council.

The development is subject to the requirements of the Hurstville City Council Interim Residential Development Code, (IRDC).

The development has been inspected and assessed under the relevant Section 79C (1) "Matters for Consideration" of the Environmental Planning and Assessment Act, 1979.

Assessment of the Development

A table of the technical standards and the compliance of this development is detailed below.

IRDC 1995
Standard
Development
Complies
Density
site area 1599 sqm
/unit =15.2 units
105 sqm
107 sqm
Yes
Maximum Height
12m
11.6m
Yes
Maximum Storeys
3
3
Yes
Attached Dwellings
Yes
Attached
Yes
Minimum Open Space
Landscaped (719.55 sqm)
Private open space
Dimensions of the balconies
45%
12sqm
2.5m
47% (753 sqm)
11 - 26.5m
2.2m, 2.5m
Yes
No(1)
No(1)
Minimum Boundary Setbacks
Front
Rear
Side - 2 storey and staggered
- 3 storey
6m
6m
4m
7m
6m
6m
4.5m
7m
Yes
Yes
Yes
Yes
Minimum Street Frontage
24 m
46.18m
Yes
Parking Requirements
IRDC – Area A
Residents –each 3 or + bed unit
Visitors – for 4 units or part
TOTAL
DCP
Residents – each 3 or + bed unit
Visitors – for 4 units or part
TOTAL
1.25 x 15 = 19
15/4 = 3.75
23 spaces

2 x 15 = 30
15/4 = 3.75
34 spaces
30
4
34 spaces

30
4
34 spaces
Yes
Yes
Yes

Yes
Yes
Yes

1. Private Open Space

The balconies in the centre of the development are less than the minimum dimension and area specified in the IRDC. The variation is minor and may be a result of reprinting plans. The variation is minor and an appropriate increase in width can easily be accommodated without adversely impacting on the development or the surrounding development.

Divisional Referrals

Manager, Building Services

The Manager raises no objections to issuing development approval subject to standard conditions for structural details being included.

Manager, Development Advice

The Manager raises no objection to issuing development approval subject to standard conditions relating to stormwater and vehicle access being included.

Manager, Traffic and Transportation

The Manager advises that the internal parking circulation and layout is satisfactory.

"The width of the proposed driveway is satisfactory along with access from the one way (south bound) traffic flow from Ocean Lane. However sight distance for vehicles exiting the basement car park could become a problem if the boundary fence immediately adjacent to the driveway (north side) is higher than 1.2m above the level of the existing kerb in the lane. This may require the clothes drying area to be relocated to the southern court yard."

The Manager recommends that the boundary fence immediately adjacent to the driveway on the north side be constructed to a maximum height of 1.2m above the level of the existing kerb in the lane. This may require the clothes drying area to be relocated.

Tree Preservation Officer

Council's Tree Preservation Officer advises that the concept landscape plan submitted is satisfactory and includes the retention of a number of trees on the site, including the large Camphor Laurel tree at the front of 481 Forest Road.

The Officer advises that this Camphor Laurel tree is a landmark tree and must be retained (as specified by the plan).

Public Notification

The development was advertised in the local newspaper with a 14 day period for interested persons to view the plans and submit any comments on the development to Council. Adjoining residents were notified by mail as part of the advertising policy.

Four (4) submissions were received and their concerns are summarised below.

a) The tree at 481 Forest Road be retained and protected.

Planning Comment

The Camphor laurel tree has been identified by Council's Tree Preservation Officer as a landmark tree that must be retained. The concept landscape plan proposes to retain a number of existing trees located near the property boundaries, including the Camphor laurel tree.

b) Loss of sunlight to the garden.

Planning Comment

The shadows cast by the development will fall on Ocean Lane in the morning and move across to the adjoining property at No. 477 in the afternoon. The shadow will fall mainly over the dwelling with only a minor impact on the sunlight to the garden.

The shadows cast by the development comply with the objectives and development controls specified by Council's Interim Residential Development Code, (IRDC) and is therefore deemed satisfactory.

c) Loss of privacy.

Planning Comment

The balconies will be orientated to Forest Road with the exception of one balcony on each of the first two levels that will be located on each side elevation. This results in two balconies recessed into each side elevation of the building.

These balconies are set back from the side boundaries and the landscaping has been designed to provide additional screening between properties.

d) The property at 487 Forest Road will be land-locked from further development.

Planning Comment

The property at No. 487 Forest Road will not be land-locked from further development. The property at No. 487 Forest Road cannot be developed on its own, however, there is potential for the property to be developed with the adjoining property at No. 485 Forest Road with a potential yield of approximately 8 units.

The property at 487 Forest Road is located adjacent to a 3(a) General Business zone and has potential to be redeveloped with the properties in this zone. However, the commercial component of a mixed development would be required to remain within the boundaries of the 3(a) zoning.

e) Devalue adjoining property.

Planning Comment

There is no evidence to substantiate this statement.

f) Increased traffic and noise.

Planning Comment

The current road network is capable of supporting the additional traffic likely to be generated by the development.

The likely noise generated by the development cannot be predetermined. The development has been set back from property boundaries with substantially landscaping along property boundaries to assist in minimising any overlooking or any adverse impact from noise.

g) Consideration of the heritage value of the houses.

Planning Comment

The dwellings on the subject site are not identified in Council's Heritage List in Schedule 2 of the Hurstville LEP. The houses at 479 and 481 were identified in a heritage study prepared for Council in 1988. There is no exceptional detail and both have been noted for architectural features of the building or additions to the building.

The existing dwellings are in poor to reasonable condition. Their significance relates to the architectural detail that has been identified by other dwellings, currently maintained and identified under the Heritage List of the Hurstville LEP.

h) Potential for the five bedroom units on the top floor to be occupied as a brothel.

Planning Comment

The layout of the three units on the top level of the development consists of living areas, amenities, four bedrooms and a study. The layout is similar to other residential accommodation available and does not indicate any reason to assume that the units will be occupied as a brothel.

Summary

The development has been designed in accordance with the minimum development controls and objectives detailed in Council's Interim Residential Development Code, (IRDC). The Camphor Laurel tree and other mature trees have been identified as attributes that contribute to the design and orientation of the development.

The development is considered to be sympathetic to the need for privacy and sunlight access to adjoining properties and presented a design that integrates with the character of the locality.

The development is considered a reasonable design that responds to the attributes and constraints of the site. It is therefore recommended for approval subject to appropriate conditions.



HURSTVILLE CITY COUNCIL
RECOMMENDATION NO: .02A
DEVELOPMENT & HEALTH

HEADING: Recommendation 479-483 FOREST ROAD, PENSHURST (DA 20000036) RESIDENTIAL FLAT BUILDING (Report by Ms L. Williams, Senior Town Planner)

. Recommendation 479-483 FOREST ROAD, PENSHURST (DA 20000036) RESIDENTIAL FLAT BUILDING (Report by Ms L. Williams, Senior Town Planner)


RECOMMENDATION


HURSTVILLE CITY COUNCIL
REPORT ITEM NO: .
DEVELOPMENT & HEALTH


05.03A 65 OGILVY STREET, PEAKHURST (DA 20000126) NEW TWO STOREY DWELLING (Report by Mr D. Fletcher, Environmental Health & Building Surveyor)


HURSTVILLE CITY COUNCIL
RECOMMENDATION NO: .02A
DEVELOPMENT & HEALTH

HEADING: Recommendation 65 OGILVY STREET, PEAKHURST (DA 20000126) NEW TWO STOREY DWELLING (Report by Mr D. Fletcher, Environmental Health & Building Surveyor)

. Recommendation 65 OGILVY STREET, PEAKHURST (DA 20000126) NEW TWO STOREY DWELLING (Report by Mr D. Fletcher, Environmental Health & Building Surveyor)


RECOMMENDATION



HURSTVILLE CITY COUNCIL
REPORT ITEM NO: .
DEVELOPMENT & HEALTH


05.03A 65 OGILVY STREET, PEAKHURST (DA 20000126) NEW TWO STOREY DWELLING (Report by Mr D. Fletcher, Environmental Health & Building Surveyor)


HURSTVILLE CITY COUNCIL
RECOMMENDATION NO: .02A
DEVELOPMENT & HEALTH

HEADING: Recommendation 65 OGILVY STREET, PEAKHURST (DA 20000126) NEW TWO STOREY DWELLING (Report by Mr D. Fletcher, Environmental Health & Building Surveyor)

. Recommendation 65 OGILVY STREET, PEAKHURST (DA 20000126) NEW TWO STOREY DWELLING (Report by Mr D. Fletcher, Environmental Health & Building Surveyor)


RECOMMENDATION