Item - REPORTS€¦ · Item IPP13_ ... Report of Tony Moody, Consultant Planner Page 2 Re:...

Item ____IPP13_______ - REPORTS -______03/12/2014_________

N O R T H S Y D N E Y C O U N C I L R E P O R T S

NSIPP MEETING HELD ON 03/12/2014

Attachments:

1. Site Plan

2. Architectural plans

ADDRESS/WARD: 68 Cammeray Road, Cammeray (T)

APPLICATION No: DA 302/2014

PROPOSAL: Alterations and additions to existing dwelling including first

floor additions, extension to ground floor rear timber deck

(including roof) and 3 new sky lights

PLANS REF: Drawing Nos Sheets 1-6, Stage C, dated 8 September, 2014,

and Water Management Plan, Revised Issue dated 20

November, 2014, prepared by Sydney Extensions and Designs

and Survey Plan No BK&ES drawn by D & C Surveying dated

9 September, 2014.

OWNER: Adrian and Catherine Jones

APPLICANT: Sydney Extensions and Designs

AUTHOR: Tony Moody, Consultant Planner

DATE OF REPORT: 21 November 2014

DATE LODGED: 9 September, 2014

RECOMMENDATION: Approval subject to conditions

Report of Tony Moody, Consultant Planner

Re: 68 Cammeray Road, Cammeray

EXECUTIVE SUMMARY

This development application seeks approval for alterations and additions to an existing

dwelling including first floor additions, extension to ground floor rear timber deck including

a new roof and 3 new sky lights on land at No.68 Cammeray Road, Cammeray.

The application is reported to NSIPP to avoid any potential conflict of interest as the

subject site is in proximity to the residence of a Council Officer.

Notification of the proposal has attracted 1 submission supporting the proposed development.

The submission of support was provided by an adjoining property owner. The assessment has

considered this submission in support as well as the performance of the application against

the relevant Planning Instruments, Planning Controls and Policies of Council.

The proposed rear first floor additions will be consistent with the height, bulk and scale of

adjoining developments whilst ensuring that there are no unreasonable adverse impacts on

adjoining properties. Furthermore, the proposed works are well setback from the front

building alignment and will not have an adverse impact on adjoining properties.

It is recommended that the proposed extension to the ground floor rear timber deck with a

roof be deleted in order to comply with Council’s site coverage control.

Following this assessment the development application is considered to be reasonable in the

circumstances and is recommended for approval subject to conditions.

Report of Tony Moody, Consultant Planner


LOCATION MAP

Property/Applicant Submittors - Properties Notified

Report of Tony Moody, Consultant Planner Page 5


DESCRIPTION OF PROPOSAL

The applicant is seeking consent for alterations and additions to an existing dwelling

including first floor additions, an extension to the ground floor rear timber deck, including a

new roof and 3 new sky lights. The proposal involves the following works;

Ground Floor

Extension of an existing rear deck of alfresco area by 1800mm towards rear

boundary.

A roof over the proposed extension is also proposed.

First Floor

Proposed new first floor additions incorporating 2 bedrooms, a bathroom and storage.

3 new sky lights along south-western boundary.

Externally

New and re-used terracotta roof tiles to cover the roof of the proposed first storey

additions.

New colourbond roof over the alfresco deck.

Foamboard cladding with acrylic render finish for the first storey addition.

STATUTORY CONTROLS

North Sydney LEP 2013 (NSLEP 2013)

Zoning – R2 Low Density Residential

Item of Heritage - No

In Vicinity of Item of Heritage – No

Conservation Area - No

FSBL - No

Environmental Planning & Assessment Act 1979

SEPP No. 55 - Remediation of Land

SEPP (Building Sustainability Index – BASIX) 2004

SREP (Sydney Harbour Catchment) 2005

Local Development

POLICY CONTROLS

North Sydney DCP 2013 (NSDCP 2013)

DESCRIPTION OF LOCALITY

The subject site is described as Lot 2 in DP 576733 known as 68 Cammeray Road,

Cammeray. The subject site is located on the north-western side of Cammeray Road. The

subject site has a total area of 287.4m². The subject site is rectangular in shape with side

boundary lengths of 36.5 metres, with a front boundary length of 7.835 metres and a rear

boundary length of approximately 7.980 metres. The existing dwelling is one half of a semi-

detached development.



The surrounding area is generally characterised as a low density residential neighbourhood

with some examples of higher density form, including a residential flat building located

immediately to the west at the rear of the subject site. The other half of the semi-detached

dwelling (No.70 Cammeray Road) is a similar two storey dwelling with a terracotta tiled

roof.

To the south-west (No.66 Cammeray Road), there is a two storey semi-detached rendered

brick dwelling. The house is also elevated above street level with a stepped front landscaped

terrace.

Subject Site 70 Cammeray Rd

66 Cammeray Rd



RELEVANT HISTORY

Council’s records do not indicate any previous development applications relevant to the

subject site.

CURRENT APPLICATION

The relevant history of the current development application is summarised below:

9 September 2014 The current Development Application (DA302/14) proposing

alterations and additions to an existing dwelling including first

floor additions, an extension to the ground floor rear timber

deck, including a roof, and 3 new sky lights was lodged with

Council.

19 September 2014

to 3 October 2014

The subject application was notified to adjoining property

owners and the Bay Precinct. One (1) submission was received

in support of the application.

7 November 2014 The consultant planner requested an amended plan to correct a

minor error in the roof RL.

11 November 2014 The applicant subsequently submitted an amended plan to

correct the minor error in the roof RL.

20 November 2014 The applicant also submitted a water management plan to satisfy

the requirements of Council’s Development Engineers.

REFERRALS

Building

The proposed works the subject of this application have not been assessed in accordance with

compliance with the Building Code of Australia. This would need to be undertaken prior to

the issue of a Construction Certificate. Should significant changes be required to achieve

compliance with BCA standards, a Section 96 application would be necessary.

Engineering/Stormwater Drainage

The application was referred to Council’s Development Engineers who generally supported

the application on engineering grounds subject to standard stormwater conditions including

the provision of a rainwater tank to reduce stormwater discharge from the site. A water

management plan was submitted by the Applicant which is considered to be satisfactory by

Council’s Development Engineer. Appropriate conditions have been imposed.

SUBMISSIONS

The subject application was notified to adjoining property owners and the Bay Precinct. One

(1) submission was received in support of the application from the adjoining property owner

at No.66 Cammeray Road.

CONSIDERATION

The relevant matters for consideration under Section 79C of the Environmental Planning and

Assessment Act 1979, are assessed under the following headings:



SEPP (Building Sustainability Index – BASIX) 2004

A suitable BASIX Certificate has been submitted with the application. A condition is

recommended requiring compliance with the commitments contained in the certificate (refer

to Condition C14).

SEPP 55 – Remediation of Land

The subject site has been used for residential purposes for a significant period of time and

there is no evidence on Council’s records to suggest that the subject site is contaminated.

SREP (Sydney Harbour Catchment) 2005

The subject site is not within a part of North Sydney that is required to be considered

pursuant to SREP (Sydney Harbour Catchment) 2005.

NSLEP 2013

Principal Development Standards – North Sydney Local Environmental Plan 2013

Site Area – 287.4m² Proposed Control Complies

Clause 4.1 – Subdivision lot size No 450m² As Existing

Clause 4.3 – Heights of Building 7.36m 8.5m YES

Clause 4.4 – Floor Space Ratio 0.58:1 N/A N/A

Permissibility within the zone:

The subject site is zoned R2 Low Density Residential under the provisions of the NSLEP

2013. Development for the purposes of alterations and additions to a dwelling house is

permissible with the consent of Council.

Zone Objectives

The proposal will improve the internal amenity of the existing dwelling whilst maintaining

the low residential accommodation on the site. The proposal will also maintain satisfactory

residential amenity in terms of privacy and solar access for adjoining properties. Through

appropriate conditions of consent, the proposal is considered to be satisfactory.

NSDCP 2013

DEVELOPMENT CONTROL PLAN 2013 – Part B Section 1- Residential Development

complies Comments

1.2 Social Amenity

Maintaining Residential

Accommodation

Yes Residential accommodation within the locality will be

maintained.

Affordable Housing N/A



1.3 Environmental Criteria

Topography Yes The ground floor of the semi-detached dwelling is

elevated above street level which is generally consistent

with a majority of the other dwellings along the north

western side of Cammeray Road. The proposed first floor

rear additions are consistent with similar first floor

additions on adjoining properties in relation to the

proposed height. On this point, the proposed additions are

below the 8.5m height limit. The proposed rainwater tank

as part of the Water Management Plan will not create

unreasonable visual or amenity impacts due to the fact that

it is only 1.75m in height and is to be located in the rear

yard behind the existing building. Of particular importance

is the fact that the proposed first floor additions are also

well setback behind the front building alignment and

therefore will have no unreasonable streetscape impact.

Furthermore, the proposed first floor additions will have

no unreasonable adverse impacts on adjoining properties.

Views Yes The proposed development will have no adverse impacts

on significant views from the public domain or adjoining

properties.

Solar Access Yes The shadow diagrams demonstrate that the proposed first

floor additions will increase overshadowing to the north

facing windows of the adjoining semi-detached dwelling

at No. 66 Cammeray Road. The level of additional

overshadowing is not considered unreasonable due to the

fact that the primary living room window at No. 66

Cammeray Road is on the rear western elevation which

will not be impacted by the proposed first floor additions.

Furthermore, a letter of support has been received from

No. 66 Cammeray Road. There will be no additional

overshadowing resulting from the proposed ground floor

extension and roof to the existing rear deck The proposed

rainwater tank will also not create adverse overshadowing.

Acoustic Privacy Yes (via

condition) A condition of consent is recommended that should an air-

conditioning unit be installed, any noise emanating from

this unit must not exceed 5dB(A) above background noise

at any point along the boundaries of the site. The proposed

alterations and additions will only be used for a single

residence and normal activities associated with a dwelling

house should not create adverse acoustic impact.

Visual Privacy and reflectivity Yes The proposed first storey addition does not incorporate

any windows on the northern elevation. There are

windows proposed on the rear first floor western elevation

but these windows are associated with bedrooms and are

not considered to be intrusive in terms of overlooking. On

this point, overlooking from bedrooms is a common

occurrence in the adjoining residential area. It is also noted

that the adjoining residential flat building to the rear is

separated from the proposed first floor windows by a

distance in excess of 15m with intervening landscaping

which will ensure no unreasonable loss of privacy to the

flat building to the rear. Whilst 3 skylights are proposed

on the roof of the ground floor though it is not considered

that these affect the visual privacy of adjoining owners.

The proposed skylights should not create adverse

reflectivity due to the fact that they are on the southern

side.



1.4 Quality built form

Context Yes The proposal satisfactorily responds to the existing

opportunities and constraints of the site. The proposal is

compatible with other first floor additions in the locality

and maintains satisfactory residential amenity for

adjoining properties.

Streetscape Yes As previously advised, the proposed first floor additions

are set well setback from the front building alignment and

will have no adverse impact on the streetscape.

Furthermore, the proposed development is consistent with

the streetscape and the general locality. The proposed

rainwater tank will not be visible from the street due to the

fact that it is behind the existing building in the rear yard

and is only 1.75m in height.

Siting Yes The front setback of the proposed additions is compatible

with adjoining developments. Whilst the proposed rear

addition is closer to the rear boundary then the adjoining

semi-detached dwelling at No. 70 Cammeray Road, it is

noted that the proposed rear setback is behind the rear

setback of the existing ground floor and is also behind the

rear setback of the existing first floor at No. 66 Cammeray

Road. Accordingly, the proposal is compatible with

adjoining developments.

Setback – Side

Yes

No

(South-western boundary)

Existing Proposed Control Complies

1.2m

(ground

floor)

No change 900mm Yes

2.26m (first

floor)

2.26m (new

works)

1.5m Yes

(North-western Boundary)

Existing Proposed Control

Nil (ground

floor)

No change See below

Nil (first

floor)

No change See below

Side setback to North-western boundary

Pursuant to Clause 1.4.6 (P3) of NSDCP 2013, Council

must not grant consent to a development with a nil setback

to a side boundary unless the applicant has satisfactorily

addressed the questions identified in the Land and

Environment Court Planning Principle “Building to the

side boundary in residential areas” established in Galea v

Marrickville Council [2003] NSWLEC 113. The proposed

north-western first floor setback and the proposed ground

floor north-western setback have a nil setback to the

adjoining semi-detached dwelling at No. 70 Cammeray

Road. The following comments relate to an assessment of

the proposed development against the above Planning

Principle;

(a) Is the street characterised by terrace housing?

The northern-western side of Cammeray Road is

characterised by semi-detached dwellings with nil

setbacks along the common wall.



(b) What is the height and length of the wall on the

boundary?

The proposed first floor (north-western boundary) wall is

approximately 3.8 metres long and 2.4 metres (at the

boundary) in height. These dimensions are not excessive.

Furthermore, the overall height is below Council’s Height

Control.

(c) Has the applicant control over the adjoining site(s) or

the agreement of their owners?

The adjoining owners at No.70 Cammeray Road have not

provided written consent to any works to the common

party wall but the erection of the proposed development

can take place without access being obtained over the

adjoining property. This comment was confirmed by the

designers of the proposed development in a telephone

conversation with the author of this report.

(d) What are the impacts on the amenity and/or

development potential of adjoining

sites?

The proposed development would not cause any adverse

amenity impacts to adjoining properties with regards to

privacy, solar access, reflectivity, visual impact, view loss

and other amenity impacts for reasons discussed

throughout this report.

For the reasons outlined above, the variation of Council’s

side boundary setback controls is considered reasonable in

the site circumstances.

The proposed rainwater tank is also adjacent to the north-

western side boundary but will create no adverse impacts

due primarily to the fact that it is only 1.75m in height and

is also located on the north-western boundary and

therefore does not create adverse overshadowing impact to

any adjoining property.

Setback - Rear Yes

Yes

Ground floor

The proposal is considered to generally maintain the

ground floor rear building setback of adjoining properties.

On this point, the proposed rear setback at ground floor is

at a mid-point between the rear setback of No. 70 (to the

north) and No. 66 (to the south) in Cammeray Road.

First Floor

The proposal is considered to generally maintain the first

floor rear setback of adjoining dwellings. On this point,

the proposed rear setback at first floor is at a mid-point

between the rear setback of 70 (to the north) and 66 (to the

south).

Form Massing Scale Yes The proposed first floor addition is considered to be

satisfactory for the following reasons;

The proposed height is below Council’s Height

of Buildings Development Standard.

The proposed setback to the front boundary is in

excess of the existing front building alignment

and will not have an adverse impact on the

streetscape.

The proposed rear setback is at a midpoint

between the rear setback of the adjoining

development to the north at No. 70 Cammeray

Road and to the south at No. 66 Cammeray Road.



The proposed first floor addition will present

itself as a second storey extension which is

entirely consistent with numerous other

extensions in the locality.

The proposed nil boundary setbacks at both first

and ground floor levels to the north western

boundary are reasonable for the reasons outlined

in this report.

The proposed extension to the ground floor rear deck,

including the proposed roof, is recommended to be deleted

in order to ensure that the current breach of the site

coverage control is not increased by the proposed

development.

The proposal is therefore considered satisfactory having

regard to Section 1.4.7 in NSDCP 2013.

Built Form Character Yes The proposed first floor addition is considered to be

largely characteristic of the built form within the

streetscape as detailed earlier within this compliance table.

Overall, the proposed development satisfies the provisions

of the “Cammeray Neighbourhood” and the provisions set

out in Part B, Clause 1.4.8 of NSDCP 2013.

Dwelling Entry Yes The proposal maintains the existing dwelling entrance

which provides a sense of address and safe access to the

dwelling.

Roofs Yes The proposed first floor roof incorporates a pitched, tiled roof to

complement the existing roof form and the character of the area.

The colour of the proposed roof would match the existing roof.

Materials Yes The proposed first floor walls will be of satisfactory material and

a condition will be imposed requiring the same colour.

1.5 Quality Urban Environment Safety and Security Yes The existing dwelling has windows facing the public domain to

maintain natural surveillance.

Vehicle Access and Parking Yes There is no change proposed to the existing vehicle access and

parking. Furthermore, there is unlikely to be adverse additional

traffic generation arising from the proposed development which

relate to a single dwelling.

Site Coverage No (acceptable

with the

recommended

condition)

Site coverage

Existing Proposed With

recommended

condition

Control

(max)

53.5% 56.5% 53.5% 50%

The existing development has a site coverage of 53.5% based on

a calculation plan provided by the applicant. This calculation is

agreed to by the author of this report. The existing site coverage

breaches Council’s site coverage control, albeit to a minor degree

(3.5%). The proposed rear deck extension and roof will increase

this breach up to 6.5%. It is considered that this increased breach

should not be supported, particularly as the proposed landscaped

area only meets the minimum requirement. Accordingly, a

condition of consent is recommended which deletes the proposed

rear deck extension (including roof). This condition will ensure

that the existing breach of the site coverage control is not

increased by the proposed development.



Landscape Area and un-built

upon area

Yes Landscaped area

Existing Proposed With

recommended

condition

Control

(min)

30% 27% 30% 30%

The proposed Development satisfies the landscaped area control

with the recommended condition.

Un-built upon area

Existing Proposed Control (max)

16.5% 16.5% 20%

The proposal complies with the landscaped area and un-built

upon area controls in NSDCP 2013.

Private and Communal Open

Space

Yes The proposal maintains sufficient private open space at the

front and rear of the site consistent with the provisions in

Section 1.5.10 in NSDCP 2013

1.6 Efficient Use of Resources Energy Efficiency Yes (via

condition) A condition of consent is recommended requiring

compliance with the BASIX commitments

Stormwater Management Yes A satisfactory water management plan has been submitted,

including a rainwater tank. This plan will be part of the

approved plans (if approval is granted by the NSIPP).

Character Statement (Cammeray Neighbourhood)

The application has been assessed against the relevant controls in Part B of NSDCP 2013 and

found to be generally acceptable as detailed within the NSDCP 2013 compliance table above.

The application is also consistent with Part C of NSDCP 2013 in particular Section 4 of the

Character Statement for Cammeray as the proposal will generally maintain the streetscape

and the low density residential character of the neighbourhood whilst providing satisfactory

residential amenity to adjoining properties. Furthermore, the proposal will not impact on

views and vistas identified in the Area Character Statement and will be consistent with the

“desired built form” outlined in the Area Character Statement. Overall, the proposed

development satisfies the provisions of the “Cammeray neighbourhood” and the provisions

set out in Part B, Clause 1.4.8 of NSDCP 2013.

SITE SUITABLITY

The proposed first floor additions are compatible with similar first floor additions in the

locality. A condition of consent has been imposed requiring the colours of the roof and

external walls to be of the same colours as existing development. A further condition has

been imposed requiring deletion of the proposed ground floor rear deck extension including

roof.

ALL LIKELY IMPACTS OF THE DEVELOPMENT

All likely impacts of the proposed development have been considered within the context of

this report.



ENVIRONMENTAL APPRAISAL CONSIDERED

1. Statutory Controls Yes

2. Policy Controls Yes

3. Design in relation to existing building and Yes

natural environment

4. Landscaping/Open Space Provision Yes

5. Traffic generation and Carparking provision Yes

6. Loading and Servicing facilities N/A

7. Physical relationship to and impact upon adjoining Yes

development (Views, privacy, overshadowing, etc.)

8. Site Management Issues Yes

9. All relevant S79C considerations of Yes

Environmental Planning and Assessment (Amendment) Act 1979

SUBMITTORS CONCERNS

No objections have been received. In fact, there has been a submission in support of the

proposed development from the adjoining property to the south-west at No.66 Cammeray

Road.

PUBLIC INTEREST

The proposal is compatible with other first floor additions within the locality and will have no

unreasonable adverse impacts on adjoining properties or the public domain. The fact that

there were no objectors to the proposed development and that there was one submission in

support, indicates that the proposed development is supported from owners within the

immediate locality. Whilst the lack of objection is not determinative, it is a point in favour of

the proposed development.

The proposal will provide improved internal amenity for the occupants of the proposed

dwelling.

CONCLUSION

The Development Application has been assessed against NSLEP 2013, NSDCP 2013 and

relevant State Policies and found to be acceptable.

A condition of consent has been recommended requiring deletion of the proposed ground

floor deck extension including its roof to ensure that the existing site coverage (which already

breaches Council’s Site Coverage Control) is not increased.



Appropriate conditions of consent have been imposed, particularly colours of the external

finishes.

The proposal will improve residential amenity for the occupants without unreasonably

impacting on adjoining properties or the public domain.

Having regard to the provisions of Section 79C of the Environmental Planning and

Assessment Act 1979, the application is considered to be satisfactory and recommended for

approval subject to the attached standard and site specific conditions.

RECOMMENDATION

PURSUANT TO SECTION 80 OF ENVIRONMENTAL PLANNING AND ASSESSMENT

ACT 1979 (AS AMENDED)

THAT the North Sydney Independent Planning Panel, under the delegation of the General

Manager as the consent authority, grant consent to Development Application No. 302/14 for

alterations and additions to the dwelling including first floor additions and 3 new sky lights at

68 Cammeray Road, Cammeray subject to the following site specific condition and the

attached standard conditions:

Rear deck to be deleted

C1. The proposed extension to the ground floor rear timber deck including its roof shall be

deleted from any plans for a construction certificate to reduce the amount of site

coverage.

The Certifying Authority must also ensure that the building plans and specifications

submitted, referenced on and accompanying the issued Construction Certificate fully

satisfy the requirements of this condition.

(Reason: To achieve compliance with the required site coverage in NSDCP

2013)

Tony Moody, Robyn Pearson

CONSULTANT PLANNER TEAM LEADER

Stephen Beattie

MANAGER OF DEVELOPMENT SERVICES

September 2013 v1

NORTH SYDNEY COUNCIL CONDITIONS OF DEVELOPMENT APPROVAL

68 CAMMERAY ROAD, CAMMERAY DEVELOPMENT APPLICATION NO. 302/14

A. Conditions that Identify Approved Plans Development in Accordance with Plans/documentation A1. The development must be carried out in accordance with the following drawings and

documentation and endorsed with Council’s approval stamp, except where amended by the following conditions of this consent.

Plan No. Issue Dated Drawn by Nos Sheets 1-6 Stage C 8 September 2014 Sydney Extensions and

Designs Water Management Plan

Revised issue 20 November 2014 Sydney Extensions and Design

(Reason: To ensure that the form of the development undertaken is in

accordance with the determination of Council, Public Information) Plans on Site A2. A copy of all stamped approved plans, specifications and documents (including the

plans, specifications and documents submitted and approved with the Construction Certificate) must be kept on site at all times so as to be readily available for perusal by any officer of Council or the Principal Certifying Authority.

All documents kept on site in accordance with this condition must be provided to any officer of the Council or the certifying authority upon their request.

(Reason: To ensure that the form of the development undertaken is in

accordance with the determination of Council, Public Information and to ensure ongoing compliance)

No Demolition of Extra Fabric A3. Alterations to, and demolition of the existing building shall be limited to that

documented on the approved plans.

(Reason: To ensure compliance with the approved development)

ATTACHMENT TO IPP13 - 03/12/2014

68 CAMMERAY ROAD, CAMMERAY DEVELOPMENT APPLICATION NO. 302/14 Page 2 of 18

September 2013 v1

C. Prior to the Issue of a Construction Certificate (and ongoing, where indicated). Rear deck to be deleted C1. The proposed extension to the ground floor rear timber deck including its roof shall be

deleted from any plans for a construction certificate to reduce the amount of site coverage.

The Certifying Authority must also ensure that the building plans and specifications submitted, referenced on and accompanying the issued Construction Certificate fully satisfy the requirements of this condition.

(Reason: To achieve compliance with the required site coverage in NSDCP 2013)

Materials and colours C2. The colour and material of the proposed roof tiles shall match the existing roof and the

walls of the proposed first floor additions shall match the material and colour existing first floor external walls. A schedule of external colours and finishes detailing the above must be submitted to the Certifying Authority for approval prior to the issue of any Construction Certificate. The Certifying Authority must ensure that the building plans and specifications submitted, referenced on and accompanying the issued Construction Certificate, fully satisfy the requirements of this condition.

(Reason: To ensure that the completed colours and finishes of the works are

compatible with surrounding development) Dilapidation Report Damage to Public Infrastructure C3. A dilapidation survey and report (including photographic record) must be prepared by

a suitably qualified consultant which details the pre-developed condition of the existing public infrastructure in the vicinity of the development site. Particular attention must be paid to accurately recording any pre-developed damaged areas so that Council is fully informed when assessing any damage to public infrastructure caused as a result of the development. A copy of the dilapidation survey and report is to be submitted to the Certifying Authority for approval prior to the issue of any Construction Certificate.

The developer may be held liable for all damage to public infrastructure in the vicinity of the site, where such damage is not accurately recorded and demonstrated as pre-existing under the requirements of this condition.

The developer shall bear the cost of carrying out works to restore all public infrastructure damaged as a result of the carrying out of the development, and no occupation of the development shall occur until damage caused as a result of the carrying out of the development is rectified.



September 2013 v1

A copy of the dilapidation survey and report must be lodged with North Sydney Council by the Certifying Authority with submission of the Construction Certificate documentation.

It is the Applicant’s responsibility to notify Council of any existing damage prior to commencement of works.

(Reason: To record the condition of public infrastructure prior to the

commencement of construction) Dilapidation Survey Private Property (Neighbouring Buildings) C4. A photographic survey and dilapidation report of the adjoining property at No. 70

Cammeray Road, Cammeray detailing the physical condition of this property, both internally and externally, including, but not limited to, such items as walls, ceilings, roof, structural members and other similar items, SHALL BE submitted to the Certifying Authority for approval prior to the issue of any Construction Certificate.

The survey and report is to be prepared by an appropriately qualified person agreed to by both the Applicant and the owner of the adjoining property. A copy of the report is to be provided to Council, if Council is not the Certifying Authority, prior to the issue of any Construction Certificate.

All costs incurred in achieving compliance with this condition shall be borne by the person entitled to act on this Consent.

In the event that access for undertaking the photographic survey and dilapidation report is denied by an adjoining owner, the Applicant MUST DEMONSTRATE, in writing, to the satisfaction of Council that all reasonable steps have been taken to obtain access and advise the affected property owner of the reason for the survey and that these steps have failed. Written concurrence must be obtained from Council in such circumstances.

Note: This documentation is for record keeping purposes only, and may be used by an applicant or affected property owner to assist in any action required to resolve any dispute over damage to adjoining properties arising from the works. It is in the applicant’s and adjoining owner’s interest for it to be as full and detailed as possible.

(Reason: Proper management of records)

Structural Adequacy (Semi Detached Buildings) C5. A report from an appropriately qualified and practising structural engineer, certifying

the structural adequacy of the adjoining property at No. 70 Cammeray Road, Cammeray which certifies its ability to withstand the proposed works and outlines any measures required to be implemented to ensure that no damage will occur to adjoining premises during the course of the works, must be submitted to the Certifying Authority for approval prior to the issue of any Construction Certificate. The measures outlined in the certified report must be complied with at all times.



September 2013 v1

Under no circumstances shall the party or common wall be extended or altered without the prior written consent of the adjoining owner. Any such extension of the party wall shall be noted on title by way of appropriate easement or Section 88B instrument.

(Reason: To ensure the protection and structural integrity of adjoining

properties, and that common law property rights are recognised) Structural Adequacy of Existing Building C6. A report prepared by an appropriately qualified and practising structural engineer,

certifying the structural adequacy of the property at No 68Cammeray Road and its ability to withstand the proposed additional, or altered structural loads during all stages of construction shall be submitted to the Certifying Authority for approval prior to issue of any Construction Certificate. The certified report must also include all details of the methodology to be employed in construction phases to achieve the above requirements. The methodology in the certified report must be complied with at all times.

(Reason: To ensure the structural integrity of the building is maintained)

Waste Management Plan C7. A Waste Management Plan is to be submitted for approval by the Certifying Authority

prior to the issue of any Construction Certificate. The plan must include, but not be limited to: a) The estimated volume of waste and method of disposal for the construction and

operation phases of the development; b) The design of the on-site waste storage and recycling area; and c) Administrative arrangements for waste and recycling management during the

construction process.

The approved Waste Management Plan must be complied with at all times in the carrying out of the development.

(Reason: To encourage the minimisation of waste and recycling of building

waste) Skylight(s) C8. Skylight flashing(s) and frame(s) to be coloured to match the roof material.

Skylight(s) to sit no higher than 100mm above roof plane when in a closed position. Plans and specifications which comply with this condition must be submitted to the Certifying Authority for approval prior to the issue of any Construction Certificate. Should an adverse level of reflectivity occur on the adjoining property, measures shall be undertaken to the satisfaction of Council to ensure adverse reflectivity does not occur.



September 2013 v1

The Certifying Authority must ensure that the building plans and specifications submitted fully satisfy the requirements of this condition.

(Reason: To minimise the visual impact of the skylight(s) on the roof plane)

Stormwater Management and Disposal Design Plan – Construction Issue Detail C9. Prior to issue of the Construction Certificate, the Applicant shall have a site drainage

management plan prepared by a qualified drainage design engineer. The site drainage management plan must detail the following requirements of North Sydney Council: a) Compliance with BCA drainage requirements, Councils Engineering Performance

guide and current Australian Standards and guidelines, such as AS/NZ 3500.3.2 2003, National Plumbing and Drainage Code.

b) No works on Council land regarding storm water drainage c) Stormwater runoff and subsoil drainage generated by the approved dwellings

must be conveyed in a controlled manner by gravity to existing point for discharge of storm water drainage in Council’s kerb on Cammeray Road are proposed approved with this application-consent.

d) The stormwater drainage system shall be designed for an average recurrence interval (A.R.I.) of 1 in 20 years.

e) Provision is to be made for the collection and disposal in an approved manner of any overland flow entering the subject property, or concentrated as a result of the proposed works.

f) Surface inlet pits must be located to catch surface flows, and must be provided at all pipe junctions, changes in pipe direction exceeding 45 degrees and at the site boundary (within the property) prior to connection to the public drainage system and must be of sufficient size to accept the flow.

g) All sub-soil seepage drainage shall be discharged via a suitable silt arrester pit. Sign must be installed adjacent to pit stating “This sediment /silt arrestor pit shall be regularly inspected and cleaned

h) The design and installation of the rainwater reuse system (tank) must comply with DCP 2013 requirements. Overflow from the tank must be conveyed in a controlled manner by gravity to the stormwater disposal system. Rainwater Tank must be plumbed to appropriate end uses (toilet flushing, water features, car washing and garden irrigation) to ensure sufficient use of tank water so that capacity exists to accommodate rain water from storm events.

i) Prevent any stormwater egress into adjacent properties by creating physical barriers and surface drainage interception.

Details demonstrating compliance are to be submitted with all other drainage details to Council prior to issue of any Construction Certificate. The Certifying Authority issuing the Construction Certificate must ensure that the approved drainage plan and specifications, satisfying the requirements of this condition, is referenced on and accompanies the Construction Certificate.

(Reason: To ensure controlled stormwater management and disposal without

nuisance)



September 2013 v1

Bond for Damage and Completion of Infrastructure Works – Stormwater, Kerb and Gutter, Footpaths, Vehicular Crossing and Road Pavement C10. Prior to the issue of any Construction Certificate, security deposit or bank guarantee

must be provided to Council to the sum of $5,500 to be held by Council for the payment of cost for any/all of the following:

a) making good any damage caused to any property of the Council as a consequence

of the doing of anything to which this consent relates, b) completing any public work (such as road work, kerbing and guttering, footway

construction, stormwater drainage and environmental controls) required in connection with this consent

c) remedying any defects in any such public work that arise within 6 months after the work is completed.

The security in accordance with the schedule contained later in these conditions and must be provided by way of a deposit with the Council; or a guarantee satisfactory to Council (such as a satisfactory bank guarantee).

The security will be refundable following the expiration of 6 months from the issue of any final Occupation Certificate or completion of public work required to be completed (whichever is the latest) but only upon inspection and release by Council’s Engineers.

Council shall have full authority to make use of the bond for such restoration works as deemed necessary by Council in circumstances including the following: - • where the damage constitutes a hazard in which case Council may make use of the

security immediately; • the applicant has not repaired or commenced repairing damage within 48 hours of

the issue by Council in writing of instructions to undertake such repairs or works; • works in the public road associated with the development are to an unacceptable

quality; and • the Certifying Authority must ensure that security is provided to North Sydney

Council prior to issue of any Construction Certificate.

(Reason: To ensure appropriate security for works on public land and an appropriate quality for new public infrastructure)

Asbestos Material Survey C11. A report must be prepared by a suitably qualified person in relation to the existing

building fabric to be demolished and/or disturbed identifying the presence or otherwise of asbestos contamination and, if asbestos contamination is present, making recommendations as to the work required to safely address the contamination.



September 2013 v1

Any demolition works or other works identified in the report as having to be carried out must be carried out in accordance with the recommendations of the report and the following:

a) the removal of asbestos must be undertaken by a WorkCover licensed contractor; b) all removal must be in strict accordance with the requirements of the WorkCover

Authority in relation to the removal, handling and disposal of material containing asbestos and any Work Safe Australia requirements.

c) during the removal of any asbestos a sign stating “DANGER ASBESTOS REMOVAL IN PROGRESS” must be erected in a visible position at the boundary of the site; and

d) Waste disposal receipts must be provided to the Certifying Authority as proof of correct disposal of asbestos laden waste.

The report must be submitted to the Certifying Authority for approval prior to the issue of any Construction Certificate. The Certifying Authority must ensure that the report, and other plans, referenced on and accompanying the issued Construction Certificate, fully satisfy the requirements of this condition.

(Reason: To ensure the long term health of workers on site and occupants of the

building is not put at risk unnecessarily) Air Conditioners in Residential Premises C12. The use of any air conditioner installed on the premises must comply with the

requirements of the Protection of the Environment Operations (Noise Control) Regulations 2008 and State Environmental Planning Policy (Infrastructure) 2007 and must not: (b) emit a noise that is audible within a habitable room in any affected residence

(regardless of whether any door or window to that room is open); (i) before 8.00am and after 10.00pm on any Saturday, Sunday or Public Holiday;

or (ii) before 7.00am or after 10.00pm on any other day

(c) cause an LAeq(15min) which exceeds the RBL background noise level by more than 5dB when measured at the boundary of any affected residence. The modifying factor adjustments in Section 4 of the EPA Industrial Noise Policy will be applied.

“affected residence” includes residential premises (including any lot in the strata scheme or another strata scheme), premises for short-term accommodation and hospitals. “boundary” includes any window or elevated window of an affected residence. Terms in this condition have the same meaning as in the Noise Guide for Local Government and the Industrial Noise Policy published by the NSW Environment Protection Authority.

(Reason: To maintain residential amenity)



September 2013 v1

Security Deposit/ Guarantee Schedule C13. All fees and security deposits/ guarantees in accordance with the schedule below must

be provided to Council prior to the issue of any Construction Certificate:

Security deposit/ guarantee Amount ($) Street Tree Bond (on Council Property) Footpath Damage Bond $1,000.00 Drainage Damage Bond $500.00 Engineering Damage Bond $4,000.00 Others TOTAL BONDS $5,500.00

(Reason: Compliance with the development consent)

BASIX Certificate C14. Under clause 97A(3) of the Environmental Planning & Assessment Regulation 2000,

it is a condition of this development consent that all the commitments listed in BASIX Certificate No. (A186115) for the development are fulfilled. Plans and specifications complying with this condition must be submitted to the Certifying Authority for approval prior to the issue of any Construction Certificate. The Certifying Authority must ensure that the building plans and specifications submitted, referenced on and accompanying the issued Construction Certificate, fully satisfy the requirements of this condition.

(Reason: To ensure the proposed development will meet the Government’s

requirements for sustainability and statutory requirements) D. Prior to the Commencement of any Works (and continuing where indicated) Public Liability Insurance – Works on Public Land D1. Any person or contractor undertaking works on public land must take out Public Risk

Insurance with a minimum cover of $20 million in relation to the occupation of public land and the undertaking of approved works within Council’s road reserve or public land, as approved in this consent. The Policy is to note, and provide protection/full indemnification for North Sydney Council, as an interested party. A copy of the Policy must be submitted to Council prior to commencement of the works. The Policy must be valid for the entire period that the works are being undertaken.

Note: Applications for hoarding permits, vehicular crossings etc will require

evidence of insurance upon lodgement of the application. (Reason: To ensure the community is protected from the cost of any claim for

damages arising from works on public land)



September 2013 v1

E. During Demolition and Building Work Cigarette Butt Receptacle E1. A cigarette butt receptacle is to be provided on the site for the duration of

excavation/demolition/construction process, for convenient use of site workers.

(Reason: To ensure adequate provision is made for builders’ waste) Parking Restrictions E2. Existing public parking provisions in the vicinity of the site must be maintained at all

times during works. The placement of any barriers, traffic cones, obstructions or other device in the road shoulder or kerbside lane is prohibited without the prior written consent of Council. Changes to existing public parking facilities/restrictions must be approved by the North Sydney Local Traffic Committee. The Developer will be held responsible for any breaches of this condition, and will incur any fines associated with enforcement by Council regulatory officers.

(Reason: To ensure that existing kerbside parking provisions are not

compromised during works) Road Reserve Safety E3. All public footways and roadways fronting and adjacent to the site must be maintained

in a safe condition at all times during the course of the development works, with no obstructions caused to the said footways and roadways. Construction materials and plant must not be stored in the road reserve without approval of Council. A safe pedestrian circulation route and a pavement/route free of trip hazards must be maintained at all times on or adjacent to any public access ways fronting the construction site.

Where public infrastructure is damaged, repair works must be carried out in when and as directed by Council officers (at full Developer cost). Where pedestrian circulation is diverted on to the roadway or verge areas, clear directional signage and protective barricades must be installed in accordance with AS1742-3 (1996) “Traffic Control Devices for Work on Roads”. If pedestrian circulation is not satisfactorily maintained across the site frontage, and action is not taken promptly to rectify the defects, Council may undertake proceedings to stop work.

(Reason: Public Safety)



September 2013 v1

Temporary Disposal of Stormwater Runoff E4. During construction, stormwater runoff must be disposed in a controlled manner that

is compatible with the erosion and sediment controls on the site. Immediately upon completion of any impervious areas on the site (including roofs, driveways, paving) and where the final drainage system is incomplete, the necessary temporary drainage systems must be installed to reasonably manage and control runoff as far as the approved point of stormwater discharge. Such ongoing measures must be to the satisfaction of the Certifying Authority.

(Reason: Stormwater control during construction)

Removal of Extra Fabric E5. Should any portion of the existing building, trees, or curtilage of the site which is

indicated on the approved plans to be retained be damaged for whatever reason, all the works in the area of the damaged portion are to cease and written notification of the damage is to be given to Council forthwith. No work is to resume until the written approval of Council to do so is obtained. Failure to comply with the provisions of this condition may result in the Council taking further action including legal proceedings if necessary.

(Reason: To ensure compliance with the terms of this development consent)

Dust Emission and Air Quality E6. The following must be complied with at all times:

(a) Materials must not be burnt on the site. (b) Vehicles entering and leaving the site with soil or fill material must be covered. (c) Dust suppression measures must be carried out to minimise wind-borne emissions

in accordance with the NSW Department of Housing’s 1998 guidelines - Managing Urban Stormwater: Soils and Construction.

(d) Odour suppression measures must also be carried out where appropriate so as to prevent nuisance occurring at adjoining properties.

(Reason: To ensure residential amenity is maintained in the immediate vicinity)

Noise and Vibration E7. The works must be undertaken in accordance with the “Interim Construction Noise

Guideline” published by the NSW Environment Protection Authority, to ensure excessive levels of noise and vibration do not occur so as to minimise adverse effects experienced on any adjoining land.

(Reason: To ensure residential amenity is maintained in the immediate vicinity)



September 2013 v1

Developer's Cost of Work on Council Property E8. The developer must bear the cost of all works associated with the development that

occurs on Council’s property, including the restoration of damaged areas.

(Reason: To ensure the proper management of public land and funds) Special Permits E9. Unless otherwise specifically approved in writing by Council, all works, processes,

storage of materials, loading and unloading associated with the development must occur entirely on the property.

The developer, owner or builder may apply for specific permits available from Council’s Customer Service Centre for the undermentioned activities on Council’s property. In the event that a permit is granted by Council for the carrying out of works, processes, storage of materials, loading and unloading associated with the development on Council's property, the development must be carried out in accordance with the requirements of the permit. A minimum of forty-eight (48) hours notice is required for any permit: -

1) On-street mobile plant

Eg. cranes, concrete pumps, cherry-pickers, etc. - restrictions apply to the hours of operation, the area of operation, etc. Separate permits are required for each occasion and each piece of equipment. It is the developer's, owner’s and builder’s responsibilities to take whatever steps are necessary to ensure that the use of any equipment does not violate adjoining property owner’s rights.

(Reason: Proper management of public land)

2) Hoardings Permits are required to erect Class A and Class B hoardings. If an ‘A’ Class hoarding is to alienate a section of Council’s property, that section will require a permit for the occupation of Council’s property.


3) Storage of building materials and building waste containers (skips) on

Council’s property

Permits to utilise Council property for the storage of building materials and building waste containers (skips) are required for each location. Failure to obtain the relevant permits will result in the building materials or building waste containers (skips) being impounded by Council with no additional notice being given. Storage of building materials and waste containers on open space reserves and parks is prohibited.




September 2013 v1

4) Kerbside restrictions, construction zones

Attention is drawn to the existing kerbside restrictions adjacent to the development. Should alteration of existing kerbside restrictions be required, or the provision of a construction zone, the appropriate application must be made and the fee paid to Council. Alternatives to such restrictions may require referral to Council’s Traffic Committee and may take considerable time to be resolved. An earlier application is suggested to avoid delays in construction programs.


Construction Hours E10. Building construction and works must be restricted to within the hours of 7.00 am to

5.00 pm Monday to Friday and on Saturday to within the hours of 8.00 am to 1.00 pm inclusive, with no work on Sundays and Public Holidays. Demolition and excavation works must be restricted to within the hours of 8.00 am to 5.00 pm Monday to Friday only. For the purposes of this condition: a) “Building construction” means any physical activity on the site involved in the

erection of a structure, cladding, external finish, formwork, fixture, fitting of service installation and the unloading of plant, machinery, materials or the like.

b) “Demolition works” means any physical activity to tear down or break up a structure (or part thereof) or surface, or the like, and includes the loading of demolition waste and the unloading of plant or machinery.

c) “Excavation work” means the use of any excavation machinery and the use of jackhammers, rock breakers, excavators, loaders, or the like, regardless of whether the activities disturb or alter the natural state of the existing ground stratum or are breaking up/removing materials from the site and includes the unloading of plant or machinery associated with excavation work.

All builders, excavators must display, on-site, their twenty-four (24) hour contact telephone number, which is to be clearly visible and legible from any public place adjoining the site.

(Reason: To ensure that works do not interfere with reasonable amenity

expectations of residents and the community) Site Amenities and Facilities E11. Where work involved in the erection and demolition of a building is being carried out,

amenities which satisfy applicable occupational health and safety and construction safety regulations, including any WorkCover Authority requirements, must be provided and maintained at all times. The type of work place determines the type of amenities required.



September 2013 v1

Further information and details can be obtained from the Internet at www.workcover.nsw.gov.au

(Reason: To ensure the health and safety of the community and workers on the

site) Health and Safety E12. All work undertaken must satisfy applicable occupational health and safety and

construction safety regulations, including any WorkCover Authority requirements to prepare a health and safety plan. Site fencing must be installed sufficient to exclude the public from the site. Safety signs must be erected that warn the public to keep out of the site, and provide a contact telephone number for enquiries.

Further information and details regarding occupational health and safety requirements for construction sites can be obtained from the internet at www.workcover.nsw.gov.au

(Reason: To ensure the health and safety of the community and workers on the

site) Prohibition on Use of Pavements E13. Building materials must not be placed on Council's footpaths, roadways, parks or

grass verges, (unless a permit is obtained from Council beforehand). A suitable sign to this effect must be erected adjacent to the street alignment.

(Reason: To ensure public safety and amenity on public land)

Plant & Equipment Kept Within Site E14. All plant and equipment used in the undertaking of the development/ works, including

concrete pumps, wagons, lifts, mobile cranes, hoardings etc, must be situated within the boundaries of the site (unless a permit is obtained from Council beforehand) and so placed that all concrete slurry, water, debris and the like must be discharged onto the building site, and is to be contained within the site boundaries.

Details of Council requirements for permits on public land for standing plant, hoardings, storage of materials and construction zones and the like are available on Council’s website at www.northsydney.nsw.gov.au.

(Reason: To ensure public safety and amenity on public land)



September 2013 v1

F. Prescribed Conditions imposed under EP&A Act and Regulations and other relevant Legislation

Building Code of Australia F1. All building work must be carried out in accordance with the provisions of the

Building Code of Australia.

(Reason: Prescribed - Statutory) Home Building Act F2. 1) Building work that involves residential building work (within the meaning and

exemptions provided in the Home Building Act 1989) for which the Home Building Act 1989 requires there to be a contract of insurance under Part 6 of that Act must not be carried out unless the Principal Certifying Authority for the development to which the work relates has given North Sydney Council written notice of the contract of insurance being issued and of the following: a) in the case of work for which a principal contractor is required to be

appointed: i) the name and licence number of the principal contractor, and ii) the name of the insurer by which the work is insured under Part 6 of that

Act, or b) in the case of work to be done by an owner-builder:

(i) the name of the owner-builder, and (ii) if the owner-builder is required to hold an owner-builder permit under that

Act, the number of the owner-builder permit.

2) If arrangements for doing residential building work are changed while the work is in progress such that the information submitted to Council in accordance with this conditions is out of date, work must cease and no further work may be carried out unless the Principal Certifying Authority for the development to which the work relates (not being the Council), has given the Council written notice of the updated information.

Note: A certificate purporting to be issued by an approved insurer under Part 6 of the

Home Building Act 1989 that states that a person is the holder of an insurance policy issued for the purposes of that Part is, for the purposes of this clause, sufficient evidence that the person has complied with the requirements of that Part.

(Reason: Prescribed - Statutory)



September 2013 v1

Appointment of a Principal Certifying Authority (PCA) F3. Building work, demolition or excavation in accordance with the development consent

must not be commenced until the developer has appointed a Principal Certifying Authority for the building work in accordance with the provisions of the EP&A Act and its Regulations. (Reason: Statutory; To ensure appropriate safeguarding measures are in place

prior to the commencement of any building work, demolition or excavation)

Construction Certificate F4. Building work, demolition or excavation in accordance with the development consent

must not be commenced until a Construction Certificate for the relevant part of the building work has been issued in accordance with the provisions of the EP&A Act and its Regulations.

(Reason: Statutory; To ensure appropriate safeguarding measures are in place

prior to the commencement of any building work, demolition or excavation)

Occupation Certificate F5. A person must not commence occupation or use of the whole or any part of a new

building (new building includes an altered portion of, or an extension to, an existing building) unless an Occupation Certificate has been issued in relation to the building or part. Only the Principal Certifying Authority appointed for the building work can issue an Occupation Certificate.

(Reason: Statutory)

Critical Stage Inspections F6. Building work must be inspected by the Principal Certifying Authority on the critical

stage occasions prescribed by the EP&A Act and its Regulations, and as directed by the appointed Principal Certifying Authority.

(Reason: Statutory)

Commencement of Works F7. Building work, demolition or excavation in accordance with this development consent

must not be commenced until the developer has given at least 2 days notice to North Sydney Council of the person’s intention to commence the erection of the building.



September 2013 v1

(Reason: Statutory; To ensure appropriate safeguarding measures are in place prior to the commencement of any building work, demolition or excavation)

Demolition F8. Demolition work must be undertaken in accordance with the provisions of AS2601-

Demolition of Structures. (Reason: To ensure that work is undertaken in a professional and responsible

manner and protect adjoining property and persons from potential damage)

Site Sign F9. 1) A sign must be erected in a prominent position on the site

a) stating that unauthorised entry to the work site is prohibited; b) showing the name of the principal contractor (or person in charge of the work

site), and a telephone number at which that person may be contacted at any time for business purposes and outside working hours; and

c) showing the name, address and telephone number of the Principal Certifying Authority for the work.

2) Any such sign must be maintained while to building work or demolition work is

being carried out, but must be removed when the work has been completed.

(Reason: Prescribed - Statutory) G. Prior to the Issue of an Occupation Certificate Infrastructure Repair and Completion of Works G1. Prior to the issue of any Occupation Certificate any and all works relating to the

development:

• to repair and make good any damaged public infrastructure caused as a result of any works relating to the development (including damage caused by, but not limited to, delivery vehicles, waste collection, contractors, sub contractors, concrete vehicles) must be fully repaired to the satisfaction of Council Engineers at no cost to Council.

(Reason: Maintain quality of Public assets)



September 2013 v1

Damage to Adjoining Properties G2. All precautions must be taken to prevent any damage likely to be sustained to

adjoining properties. Adjoining owner property rights and the need for owner’s permission must be observed at all times, including the entering onto land for the purpose of undertaking works.

(Reason: To ensure adjoining owner’s property rights are protected)

Asbestos Clearance Certificate G3. For building works where asbestos based products have been removed or altered, an

asbestos clearance certificate signed by an appropriately qualified person (being an Occupational Hygienist or Environmental Consultant) must be submitted to and approved by the Certifying Authority (and a copy forwarded to Council if it is not the Certifying Authority) for the building work prior to the issue of any Occupation Certificate, the asbestos clearance certificate must certify the following: -

a) the building/ land is free of asbestos; or b) the building/ land has asbestos that is presently deemed safe.

The certificate must also be accompanied by tipping receipts, which detail that all asbestos waste has been disposed of at an approved asbestos waste disposal depot. If asbestos is retained on site the certificate must identify the type, location, use, condition and amount of such material.

Note: Further details of licensed asbestos waste disposal facilities can be obtained

from www.epa.nsw.gov.au

(Reason: To ensure that building works involving asbestos based products are safe for occupation and will pose no health risks to occupants)

BASIX Completion Certificate G4. In accordance with Clause 154C of the Environmental Planning and Assessment

Regulation 2000, prior to issuing a final occupation certificate the Certifying Authority must apply to the Director-General for a BASIX completion receipt.

(Reason: To ensure compliance with the specified BASIX Certificate)

Compliance with Certain conditions G5. Prior to the issue of any Occupation Certificate Conditions C1 and C14 must be

certified as having been implemented on site and complied with.

(Reason: To ensure the development is completed in accordance with the requirements of this consent)



September 2013 v1

Utility Services G6. All utility services must be adjusted, to the correct levels and/or location/s required by

this consent, prior to issue of an occupation certificate. This shall be at no cost to Council.

(Reason: To ensure compliance with the terms of this consent)


Copyright © North Sydney Council - No part of this map may be reproducedwithout permission. Commercial decisions should not be made based on information contained in this map without first checking details held by the responsible Government authority.

Further details can be obtained by calling (02) 9936 8100 or e-mail [email protected].

North Sydney Council

10

20

30

40

40

30

2010

40

20

10

30

40

50

20

10

30

50

50

50

6070

40

28.2

35.2 39.6

49.6

51.3

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51.6

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51.4

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54.7

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52.5

51.6

56.0

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For privacy reasons, the architectural plans have been removed

from this document prior to publishing on the web. The plans

attached to the hard copy report may be viewed at Stanton Library

during opening hours or at the Customer Service Centre in Council

Chambers between 9.00am and 4.00pm Monday to Friday.

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