ATTACHMENTS UNDER SEPARATE COVER Monday 27 March 2017

Town of Gawler Council Development Assessment Panel

ATTACHMENTS UNDER SEPARATE COVER Monday 27 March 2017

Item Page No

5.1 Development Application: 490/678/2016 3 Applicant: John Scheepens Design & Construction

Address: 29b East Terrace Gawler East

Nature of Development: Single Storey Detached Dwelling and Associated Retaining Wall (maximum height of 1.6 metres) and Fence (maximum height of 1.8 metres) Combination Exceeding 2.1 Metres (maximum height of 3.4 metres)

Attachment 1 -

Attachment 2 - Application Plans and Documentation Correspondence/Plans from Applicant Clarifying Earthworks Proposed

5 8

6.1 Development Application: Not Applicable 14Address: 29-31 Longford Street EVANSTON

Nature of Development: Construction of three (2) single storey dwellings

Attachment 1 –

Attachment 2 –

Attachment 3 –

Extract from Schedule 1A of the Development Regulations 2008 Site Plan

Regulation 6A of the Development Regulations 2008

17

19

21



Item Page No

5.1 Development Application: 490/678/2016 3 Applicant: John Scheepens Design & Construction

Address: 29b East Terrace Gawler East

Nature of Development: Single Storey Detached Dwelling and Associated Retaining Wall (maximum height of 1.6 metres) and Fence (maximum height of 1.8 metres) Combination Exceeding 2.1 Metres (maximum height of 3.4 metres)

Attachment 1 -

Attachment 2 - Application Plans and Documentation Correspondence/Plans from Applicant Clarifying Earthworks Proposed

5 8

Page 003

Attachment 1

Page 005

CEDAR

43.24

3.24

40.00

SCALE:1:100

D. FISCHER

29a EAST TERRACE, GAWLER EAST. S.A.

S1816

PROPOSED DWELLING

20/01/2017

1:

of 03

Living: 144.43

Garage: 48.70

Alfresco: 27.70

Porch: 2.85

223.68

A: Site works, Retainig wall heights & dimensioned layout

- 20/01/2017

02

100 u.o.n

PROPOSED FLOOR LAYOUT

m²

A

A3 Sheet

BEDROOM 3

LIVING

KITCHEN

LOUNGE

BEDROOM 1

BATH

BEDROOM 2

GARAGE

PORCH

WIR

ALFRESCO

WC

ENSUITE

LAUNDRY

AAW2118 AAW2118

ASW

21

15

ASD

21

30

ASW

12

15

ASW0618ASW0618ASW0618

ASW

06

18

ASW

12

09

RD2430

PL2454

Vanity

Pan

Shr

720

Bath

Linen

Pan

Shr

Vanity

wm

tr

Lin

en

Fridge

72

0

92

0

Sink

d/w

stovePantry

Study Nook

820

820

820

820

10

20

720 csd

72

0 csd

(o

bsc)

90300090135090330090

250300090135090171090150090

2502880901470903300250

7970

7795

250288025011502503300250

2503000902400906001350901500907209090090

2507530901500901710250

2506340904490250

5924

25

04

70

09

01

20

09

03

90

09

03

90

02

50

25

03

50

09

06

39

09

03

10

02

50

80

0

90

10

00

90

14

90

90

10

00

90

21

30

90

25

03

50

0

90

19

80

90

60

0

10

00

90

27

30

90

38

00

25

09

02

58

09

0

25

06

35

02

50

2018 5951

60

09

0

16

00

51

20

68

50

25

00

11

30

3800 1150 3380 3090 4200

3950 90160

25

05

99

09

0

25

07

83

02

50

25

04

26

09

03

48

02

50

83

30

61

40

11

30

17

90

16

09

06

04

09

01

60

65

40

19

30

11

30

73

04

00

11420

400 1160 400

19603395

23590 o/all

15

60

0 o

/all

Page 006

CEDAR

43.24

3.24

40.00

SCALE:1:100

D. FISCHER

29a EAST TERRACE, GAWLER EAST. S.A.

S1816

PROPOSED DWELLING

20/01/2017

1:

of 03

Living: 144.43

Garage: 48.70

Alfresco: 27.70

Porch: 2.85

223.68

A: Site works, Retainig wall heights & dimensioned layout

- 20/01/2017

01

200 u.o.n

SITE PLAN

m²

SITE PLAN

Discharge Stormwater into new rainwater tank

through 90mm diameter stormwater class upvc pipes.

Connect into wc. Discharge overflow to drainage easement.

A

New 5000 Litre Rainwater tank by owner

after handover.

(4000 Litre retention with 2000 Litre

dedicated firefighting, 1000 Litre detention)

A3 Sheet

E A S T T E R R A C E

Driveway & crossover in accordance

with council requirements

PROPOSED RESIDENCE

FL: 100.30

BL: 100.10

DRIVE

18.92m

7.6

5m

GARAGE

ALFRESCO

11

.1

2m

20.43m

1

9

.5

6

m

PORCH

13

00

83

30

14

90

30

90

65

40

14

90

7504200114204060

100083307970

30

00

CT 6172/8

Lot 401 Deposited Plan 112013

In the Area Named GAWLER EAST

Hundred of NURIOOTPA

7.04m

9

9

.

0

0

9

8

.

7

5

9

9

.

2

5

9

9

.

5

0

9

9

.

7

5

1

0

0

.

0

0

1

0

0

.

2

5

1

0

0

.

5

0

RWH = 68mm

RWH = 897mm RWH = 1283mm

RWH = 1600mmRWH = 511mm

RWH = 0mm

Drive gradient

= 1:9 (9%)

Page 007

Scott Twine

From: Kevin Fischer <[email protected]>Sent: Friday, 03 March 2017 02:48 PMTo: Scott TwineCc: '[email protected]'; 'David Fischer ([email protected])'Subject: RE: 490 678 2016 - 29B East Terrace Attachments: 2017 03 Contour Plan-Revised BM.pdf; 2017 03 Retaining Wall Impact 47 Calton

Road.pdf; 2017 03 Retaining Wall Impact East Tce Elevation.pdf

Hi Scott,

It is our preference that this DA is presented to the next DAP meeting to enable a resolution on this matter.

It is also our preference that the plans in their current form are considered and I have attached some visualrepresentations (to scale*) that should assist planning staff and the CDAP to make the appropriate decision.*Note All dimensions for neighbouring properties are as accurate as can be assessed without accessing the property but all are scaled in acomputer program and as such are not distorted in comparisonI have also included a revised contour plan that is primarily to fulfil an absence of a designated datum point, and Inote the submitted contour plan with the application does not differ in any great way from the revised contour planlisted above.

I appreciate the efforts that planning staff have gone to in trying to facilitate a compromise position on the basis ofthe following PDC’s in relation to the size of the retaining wall:

284 Other than in the Residential (Gawler East) Zone, filling of land should be kept to a minimum and should not exceed 1.0 metre aboveexisting ground level.310 Development and associated driveways and access tracks should be sited and designed to integrate with the natural topography of theland and minimise the need for earthworks.311 Development and associated driveways and access tracks, including related earthworks, should be sited, designed and undertaken in amanner that:

(a) minimises their visual impact;(b) reduces the bulk of the buildings and structures;(c) minimises the extent of cut and/or fill;(d) minimises the need for, and the height of, retaining walls;(e) does not cause or contribute to instability of any embankment or cutting;(f) avoids the silting of watercourses;(g) protects development and its surrounds from erosion caused by water run off.

There should certainly be an appropriate trigger (PDC 284) that enables planning staff to further discuss the meritsof a development proposal to ensure the resultant outcome does not detrimentally effect neighbouring propertiesor the public realm and on balance achieves good outcomes.

This DA has been elevated to a Category 3 status and as such no response was received from any persons (in thelegislated timeframe).One response received after the close of consultation does not provide much of relevance to the application andappeared to be more of a general comment targeted at perhaps general planning in Gawler??

Summary of neighbouring properties

47 CALTON RDI have personally approached the neighbour (just purchased and moved in) located in the property impacted to thegreatest extent at 47 Calton Road (in my opinion) and discussed with her the possible impact, size and scale of theretaining wall and fence, I have also provided her with the illustrations/elevations that accompany this email. It wasnoted that the bulk and height of her existing garage is over 1 metre higher than the full height of the fence on theretaining wall. (Refer to Elevation views document that illustrate the increase in height and comparison)

Attachment 2

Page 008

The neighbour indicated that she had no opposition to the retaining wall and fence proposed. I have sent hercorrespondence requesting a written response (to be provided to the panel ) to ensure that we have writtenconfirmation of her position. I thought this was appropriate due to as stated earlier the possible impact on herproperty and her recent purchase may not have allowed her sufficient capacity or time to respond.45 CALTON RDThe only other property that in my opinion has any further impact is located at 45 Calton Rd (property at rear)and isa very large residential allotment with the residence located well away from my allotment and a garage strategicallyplaced adjacent my retaining wall at its highest point. This garage mitigates the visual impact (if at all) from theirresidence and backyard. The owners did not respond to the Cat 3 Notification to present any objection.

It is hard to see if any other neighbouring properties are impacted due to the existing challenges of the topographyand terrain in that area and therefore I have no further comment in regard to possible impacts.

SUMMARYThis leaves in my view an opportunity to assess the merit of the current application and how it presents to theexisting streetscape, it is certainly my view that by keeping a finished floor level closer to the street level thatenables a much better outcome on this property in the public view. As it is, the challenges of the terrain (Slope of675mm across the front of allotment) result in the ‘left hand’ side of the house being lower to the road and theresultant fall of 1:9 down to the garage for a vehicle. The size and scale of the current proposed structure clearly fitsinto the streetscape better than one which is lowered further, and in the context of the existing brick garage on theright hand side (northern) of the allotment that has a height of 3.15m (higher than the height of 2.55m to fascia onproposed development). An older style property to the left hand side (southern) that has a high roof pitch with 3 mwall height to eaves. With no concerns expressed from neighbouring properties, a better presence to the publicview and streetscape appearance, I can see no issue that has not been covered, that does not provide a goodplanning outcome on a sloping allotment.

Regards

David Fischer

Page 009

Scott Twine

From: Kevin Fischer <[email protected]>Sent: Tuesday, 07 March 2017 04:25 PMTo: Scott TwineSubject: FW: retaining wall plansAttachments: 2017 03 Retaining Wall Impact 47 Calton Road.pdf

Hi Scott,

I have attached a copy of the email I have received from the neighbouring property that confirms the verbal assurance that I had received.

Regards

Kevin KC FISCHER

26 The Terrace, Gawler South SA 5118 Mobile: 0407472373 Email: [email protected] Builders Licence: BLD 174212

From: Ali Hart [mailto:[email protected]] Sent: Friday, 3 March 2017 9:53 AM To: Kevin Fischer Subject: Fwd: retaining wall plans

My name is Alison Hart and I own and reside at 47 Calton road Gawler East. The rear of my property faces south and this is where Kevin & David Fischer are proposing the new retaining wall and fence. I have no opposition to this and have been approached and very well informed as to the impact or visual rather that will be seen from my property. I have given my full consent for the proposal. I can be contacted if required on 0424711483.

Kind Regards,

Alison Hart.

Sent from my iPhone

Begin forwarded message:

From: Ali Hart <[email protected]> Date: 3 March 2017 at 9:44:42 am ACDT To: "[email protected]" <[email protected]>

Page 010

SCALE 1:200

Page 012



Item Page No

6.1 Development Application: Not Applicable 14Address: 29-31 Longford Street EVANSTON

Nature of Development: Construction of three (2) single storey dwellings

Attachment 1 –

Attachment 2 –

Attachment 3 –

Extract from Schedule 1A of the Development Regulations 2008 Site Plan

Regulation 6A of the Development Regulations 2008

17

Page 015

19

21

Development Regulations 2008—8.12.2016Schedule 1A—Development that does not require development plan consent

This version is not published under the Legislation Revision and Publication Act 2002 [9.12.2016]

(8) The Minister may, by subsequent notice in the Gazette, vary or revoke a declarationunder subclause (3) or a condition under subclause (7).

(9) However, before taking action under subclause (8), the Minister must give the relevantcouncil a notice in writing—

(a) stating the proposed course of action; and

(b) stating the reasons for the proposed course of action; and

(c) inviting the council to show, within a specified time (of at least 1 month),why the proposed course of action should not be taken.

(10) Subclause (9) does not apply to a variation or revocation made at the request of therelevant council.

13—Renewing our Streets and Suburbs Stimulus Program

(1) Any development that has been approved by the State Coordinator-General for thepurposes of the Renewing our Streets and Suburbs Stimulus Program.

(2) Subclause (1) does not apply if the development is in relation to a site where a Stateheritage place is situated.

14—Diplomatic mission development

(1) Diplomatic mission development approved by the State Coordinator-General.

(2) Subclause (1) does not apply if the diplomatic mission development is in relation to asite where a State heritage place is situated.

15—Development associated with Institutional (Riverbank) Zone

Any development undertaken by a State agency on land in the Adelaide Park Lands within 200m of the western edge of the Institutional (Riverbank) Zone (the relevant land)—

(a) involving the establishment of 6 temporary cooling towers on the relevantland for the purpose of providing cooling services to facilities in the Zone (toreplace 6 existing towers (located in the Institutional (Riverbank) Zone)),including—

(i) any construction necessary for the development (including theconstruction of a screen to surround the towers); and

(ii) any excavation, filling and installation of pipes, cables and othermaterials (including under any road); and

(iii) any other works necessary for the development; and

(b) involving the construction of (including any incidental excavation or filling) atemporary builder's office, shed, store or other similar building associatedwith development to be undertaken in the Institutional (Riverbank) Zone—

(i) that is used for the purpose of storing materials or documents,providing amenities for workers, or for any other purpose connectedwith the performance of building work, other than to provideovernight accommodation; and

(ii) that is positioned on the ground.

Attachment 1

Page 017

15 Feb 2017

Attachment 2

Page 019

8.12.2016—Development Regulations 2008Development—Part 2

[9.12.2016] This version is not published under the Legislation Revision and Publication Act 2002

Part 2—Development

6—Additions to definition of development

An act or activity in relation to land specified in Schedule 2 is declared to constitute development.

6A—Regulated and significant trees

(1) Subject to this regulation, the following are declared to constitute classes of regulatedtrees for the purposes of paragraph (a) of the definition of regulated tree insection 4(1) of the Act, namely trees within the designated area undersubregulation (3) that have a trunk with a circumference of 2 metres or more or, in thecase of trees with multiple trunks, that have trunks with a total circumference of2 metres or more and an average circumference of 625 millimetres or more, measuredat a point 1 metre above natural ground level.

(2) Subject to this regulation—

(a) a prescribed criterion for the purposes of paragraph (b) of the definition ofsignificant tree in section 4(1) of the Act is that a regulated tree undersubregulation (1) has a trunk with a circumference of 3 metres or more or, inthe case of a tree with multiple trunks, has trunks with a total circumferenceof 3 metres or more and an average circumference of 625 millimetres ormore, measured at a point 1 metre above natural ground level; and

(b) regulated trees under subregulation (1) that are within the prescribed criterionunder paragraph (a) are to be taken to be significant trees for the purposes ofthe Act.

(3) For the purposes of subregulation (1), the designated area will be constituted by—

(a) the whole of Metropolitan Adelaide, other than—

(i) those parts of the area of the Adelaide Hills Council within theExtractive Industry Zone, the Public Purpose Zone or the Watershed(Primary Production) Zone in the Development Plan that relates tothat area; and

(ii) those parts of the area of the City of Playford within the WatershedZone or the Mount Lofty Ranges Rural Zone on the eastern side ofthe Hills Face Zone in the Development Plan that relates to that area;and

(b) any part of the area of the Adelaide Hills Council outside MetropolitanAdelaide that is within a Country Township Zone in the Development Planthat relates to that area; and

(c) the whole of The District Council of Mount Barker other than those parts ofthe area of The District Council of Mount Barker within the Industry(Kanmantoo) Zone, the Rural Watershed Protection Zone, the Rural (MountBarker) Zone, the Rural (Kanmantoo) Zone or the Rural (Kondoparinga)Zone in the Development Plan that relates to that area.

Attachment 3

Page 021

Development Regulations 2008—8.12.2016Part 2—Development

This version is not published under the Legislation Revision and Publication Act 2002 [9.12.2016]

(4) For the purposes of subregulations (1) and (2), the measurement of the circumferenceof the trunks of a tree with multiple trunks is to be undertaken on the basis of theactual circumference of each trunk and without taking into account any space betweenthe trunks.

(5) Subregulations (1) and (2) do not apply—

(a) to a tree located within 10 metres of an existing dwelling or an existingin-ground swimming pool, other than a tree within 1 of the following speciesof trees:

Agonis flexuosa (Willow Myrtle)

Eucalyptus (any tree of the species); or

(b) to a tree within 1 of the following species of trees:

Acer negundo (Box Elder)

Acer saccharinum (Silver Maple)

Ailanthus altissima (Tree of heaven)

Alnus acuminate subsp. Glabrata (Evergreen Alder)

Celtis australis (European Nettle Tree)

Celtis sinensis (Chinese Nettle Tree)

Cinnamomum camphora (Camphor Laurel)

Cupressus macrocarpa (Monterey Cypress)

Ficus spp. (Figs), other than Ficus macrophylla (Morton bay fig) located more than 15 metres from a dwelling

Fraxinus angustifolia (Narrow-leaved Ash)

Fraxinus angustifolia ssp. Oxycarpa (desert ash)

Pinus Radiata (Radiata Pine / Monterey Pine)

Platanus x acerifolia (London Plane)

Populus alba (White poplar)

Populus nigra var. italica (Lombardy Poplar)

Robinia pseudoacacia (Black Locust)

Salix babylonica (Weeping Willow)

Salix chilensis 'Fastigiata' (Chilean Willow, Evergreen Willow, Pencil Willow)

Salix fragilis (Crack Willow)

Salix X rubens (White Crack Willow, Basket Willow)

Salix X sepulcralis var. chrysocoma (Golden Weeping Willow)

Schinus areira (Peppercorn Tree); or

(c) to a tree belonging to a class of plants to which a declaration by the Ministerunder Chapter 8 Part 1 of the Natural Resources Management Act 2004applies; or

Page 022

8.12.2016—Development Regulations 2008Development—Part 2

[9.12.2016] This version is not published under the Legislation Revision and Publication Act 2002

(d) to a tree that may not be cleared without the consent of the Native VegetationCouncil under the Native Vegetation Act 1991; or

(e) to a tree planted as part of a woodlot, orchard or other form of plantationcreated for the purpose of growing and then harvesting trees or any produce;or

(ea) a tree if the tree is located at a site where it is proposed to undertake development that has been approved by the State Coordinator-General for the purposes of a diplomatic mission development, other than where the site is a site where a State heritage place is situated; or

(f) a tree if the tree is located at a site where it is proposed to undertakedevelopment that has been approved by the State Coordinator-General for thepurposes of the Renewing our Streets and Suburbs Stimulus Program, otherthan where the site is a site where a State heritage place is situated.

(7) For the purposes of subregulation (5), the distance between a dwelling or swimmingpool and a tree will be measured from the base of the trunk of the tree (or the nearesttrunk of the tree to the dwelling or swimming pool) to the nearest part of the dwellingor swimming pool at natural ground level.

Note—

The scheme set out in subregulations (1) to (7) relates to the declaration of trees to be regulated trees or significant trees by regulations under the Act. A tree may also be declared to be a significant tree by the relevant Development Plan, and such a declaration has effect independently from those subregulations.

(8) For the purposes of the definition of tree damaging activity in section 4(1) of the Act,pruning—

(a) that does not remove more than 30% of the crown of the tree; and

(b) that is required to remove—

(i) dead or diseased wood; or

(ii) branches that pose a material risk to a building; or

(iii) branches to a tree that is located in an area frequently used by peopleand the branches pose a material risk to such people,

is excluded from the ambit of that definition.

6B—Aboveground and inflatable pools

(1) Any work or activity involving the construction of an aboveground or inflatableswimming pool which is capable of being filled to a depth exceeding 300 millimetresis prescribed under paragraph (c) of the definition of building work in section 4(1) ofthe Act.

(2) However—

(a) subregulation (1) does not apply if—

(i) the swimming pool is being placed where, or approximately where,the pool, or another pool capable of being filled to a depth exceeding300 millimetres, has been previously located within the last 2 years;and

Page 023

ATTACHMENTS UNDER SEPARATE COVER Monday 27 March 2017

Documents

Transcript of ATTACHMENTS UNDER SEPARATE COVER Monday 27 March 2017