application number da-88/2013/a - waverley council€¦ · application number da-88/2013/a site...

Application number DA-88/2013/A

Site address 1 Jaques Avenue, Bondi Beach

Proposal Section 96 modification to approved residential flat building including an

additional unit on level 2 at the rear

Approved development

description

Demolition of existing structures and construction of a residential flat

building with basement parking

Date of lodgement 25 September 2014

Owner & Applicant HSN Holdings Bondi Pty Ltd

Submissions Seven submissions received

Issues Issues raised in submissions, FSR variation & bulk

Recommendation Approval subject to conditions

Site Map

1.1 SITE AND SURROUNDING LOCALITY A site visit was carried out on 20 November 2014. The site is identified as Lot 31 in DP 5953 and Lot 1 in DP 329116, known as 1 Jaques Avenue, Bondi Beach. The site is located on the western side of Jaques Avenue and is near the intersection with Hall Street. The site combines two lots, both rectangular with a total frontage of 14.53m, total length of 36.57m and site area of 501m2. The site is currently being developed for the approved part two, part three storey residential flat building with basement car parking. The site is adjoined to the north by the heritage listed Post Office building, to the south by a two storey residential flat building and to the rear a heritage listed single storey dwelling. The site is located within Jaques Avenue which contains a mixture of residential and commercial uses, including mixed use buildings up to five storeys high on the eastern side of Jacques Avenue under the B4 Mixed Use zoning and a variety of dwellings and residential flat buildings up to three storeys high on the western side of Jaques Avenue under the R3 Medium Density Residential zoning. The site is not listed as a heritage item and is not located within a heritage conservation area.

Figure 1: Subject site

Figure 2: View of southern rear elevation and proposed location of additional unit

1.2 DETAILS OF APPROVED DEVELOPMENT / BACKGROUND The approved development (DA 88/2013) is for the demolition of the existing dwelling on the site and the construction of a residential flat building containing eight units over three floors above a basement level car park for six cars and ten bicycles. In terms of background to the current application, it is worthy to note: DA-342/2012 DA-342/2012 was lodged on 3 August 2012 for a similar building. The application was recommended for refusal by Council’s Assessment Officer, the Development and Building Unit (DBU) and the Waverley Independent Hearing Assessment Panel (IHAP) and was subsequently refused by the Development Control Committee (DCC - Council) on 4 December 2012. The Applicant lodged an appeal with the Land and Environment Court shortly after the decision by the DCC but this was discontinued due to a permissibility anomaly. As part of the Court process the parties discussed what might constitute an acceptable building form for the site and this was encouraged to be lodged as a new DA. DA-88/2013 DA-88/2013 was lodged on 26 March 2013 for a three storey residential flat building containing nine units. A report recommending approval was prepared and was supported by the DBU and the IHAP.

However the DCC resolved to grant deferred commencement consent with additional conditions, as follows:

1. The basement fire stairs located at the front of the site be redesigned in order to ensure the stair structure and wall do not extend forward beyond the ground floor courtyards fronting onto Jaques Avenue. In this regard, the stairs are to be contained within the building footprint, and are not to extend into the front setback.

2. The applicant provide communal space that meets Council’s standard requirement of

generally 15% of the proposed development, and general satisfaction in accordance with clauses in relation to Council’s Communal Space standards.

3. Excavation be decreased at the northern boundary of the subject site so as to be wholly within

the footprint of the proposed development. 4. The proposed driveway crossing be a single vehicle width and be relocated to the northern

side of the subject site. 5. The rear most unit on the third floor of the proposed development is not approved and is to be

deleted, and the rear boundary setback of the remaining third floor area be increased a further 1.5m.

DA-88/2013/1 The applicant lodged a Section 82A review of the DA, DA-88/2013/1 determined on 30 July 2013. The review sought to remove all five Deferred Commencement conditions imposed. The Assessment Officers report and DBU recommended the deletion of the five deferred commencement consent conditions. The application was considered at the 10 October 2013 Waverley Development Assessment Panel (WDAP) meeting, where it was resolved to delete all of the deferred commencement conditions with the exception of t no.5, requiring the rear most unit of the second floor to be deleted in order to reduce the visual bulk related impact to the rear and the adjoining property located at 3-5 Jaques Avenue. This consent has been acted upon and the building is currently under construction on the site.

1.3 PROPOSAL The application has been lodged as a Section 96(2) application and provides for the following modifications to the approved development:

1. Modification of condition no.1 (a), to update the approved plans. The condition currently states:

The development must be in accordance with: (a) Architectural Plan No DA-01 to DA-07 inclusive, all Issue D, prepared by MPRDG, dated 25/03/13, and received by Council on 25/03/13,

2. Deletion of condition no. 2(e) which states:

(e) The one bedroom apartment located at the rear of the second (uppermost) floor deleted by the deferred commencement matter No.5 is not approved and is to be deleted in order to

reduce the visual bulk related impact to the rear and the adjoining property located at 3-5 Jaques Avenue, south west of the subject site.

The Section 96 modification seeks to re-instate the second floor rear one bedroom apartment only. The unit has an area of 50m2, containing a bedroom, bathroom and kitchen/ living area. A balcony is situated off the living area and is orientated to the rear. A 1.6m high translucent glass privacy screen is located along the full length of the rear (north-western) balustrade, to provide privacy for the rear properties and plants are shown on the south-western side of the balcony to screen views to 3-5 Jaques Avenue. There are no changes proposed to the basement level, ground floor or first floor of the approved building.

2. ASSESSMENT The following matters are to be considered in the assessment of this development application under Section 79C and 96 of the Environmental Planning and Assessment Act, 1979.

2.1 SECTION 96 CONSIDERATIONS Section 96 (2) applications - the modification(s) if approved is substantially the same development as the original consent. Council has consulted any relevant Minister or Authority and notified the application and considered submissions as discussed further in this report.

2.2 SECTION 79C (1)(A) PLANNING INSTRUMENTS AND DCP SEPP (Building Sustainability Index – BASIX) 2004 An amended BASIX Certificate has been submitted with the development application. The BASIX Certificate lists measures to satisfy BASIX requirements which have been incorporated into the proposal. A standard condition is recommended ensuring the measures detailed in the BASIX Certificate are implemented. SEPP 65 Design Quality of Residential Flat Development SEPP 65 applies to the erection of a new residential flat building, the substantial redevelopment or the substantial refurbishment of an existing residential flat building and the conversion of an existing building to a residential flat building. The proposed development seeks the re-instatement of a one bedroom unit on the rear second floor of the building. The original DA was referred to the Joint Randwick/ Waverley SEPP 65 Design Review Panel. The Panel supported the proposal for a three storey residential flat building with nine apartments, being comparable to the subject application. The Panel noted the following in regards to the scale, built form and density of the proposal:

Scale: The proposed three storey apartment building (with parking underground), replacing a house, would fit well into this context. As noted above, the proposal would generally be in scale with

its surroundings - in a street that is likely over time to experience redevelopment to a similar scale along its length. Built form: The building's setback is consistent with the heritage significant post office building to its north. It is not, however, consistent with the maximum wall and ridge heights stated in the DCP. It is the Panel's view that, in this location, the restrictions in the DCP are not reasonable and a better outcome would result from the approach taken. There are, however, some shadows cast onto the adjoining apartments to the south. It is unclear what rooms the windows being affected serve. This does need to be examined to assess if the overshadowing is unreasonable. Density: The proposed density exceeds the permissible FSR..., however the Panel considers that the proposed density is suitable for this very well serviced and desirable location. The higher density requested is also far more consistent with the established buildings in and behind the Bondi beachfront.

The Section 96 application is not required to be re-assessed against the provisions of SEPP 65. Waverley Local Environmental Plan (LEP) 2012 The relevant matters to be considered under the Waverley LEP 2012 for the proposed development are outlined below:

Waverley LEP 2012 – Compliance Table

Development Control Compliance Comment

Part 1 Preliminary

1.2 Aims of plan

Yes

The proposed development is considered to meet the aims of the plan as it supports the aim for a range of housing densities and housing types within the Bondi area.

Part 2 Permitted or prohibited development

Land Use Table R3 Medium Density Residential Zoning

Yes A residential flat building is a permissible use in the zone.

Part 4 Principle development standards

4.3 Height of Buildings Maximum permissible: 9.5m

Yes

The proposed rear second floor unit results in a maximum height of 9.3m. It is noted that the approved building form has a maximum height of 10.03m.

4.4 Floor space ratio Permissible: 0.6:1

No

Proposed FSR 1.12:1 or 562m2 (additional 50m2 of floor area is proposed) DA-88/2013 was approved with an FSR of 1.02:1. See discussion in ‘issues’ section of report.

Waverley Development Control Plan (DCP) 2012 The following assessment relates only to the parts of Waverley DCP 2012 affected by the proposed modification.

Waverley DCP 2012 – Part B General design provisions


6.Stormwater management and flooding

Yes

The revised plans have been review by Councils’ Senior Design Team Leader – Stormwater and no additional conditions regarding stormwater collection and disposal were required. The site is flood prone; however this was addressed as part of the original DA assessment.

Waverley DCP 2012 – Part C Residential development – Multi Unit and Multi Dwelling Housing


2.2 Site Scale and Frontage

Max FSR: 0.6:1

No

Proposed FSR is 1.12:1 or 562m2 (additional 50m2 of floor area is proposed) Note: DA-88/2013 was approved with an FSR of 1.02:1. See discussion in ‘issues’ section of this report.

2.3 Height

Max Height: 9.5m

Max wall height: 6.5m

Max no. of storeys: 2, plus attic or additional floor may be permitted subject to controls

Yes No Yes

The maximum height of the rear second floor unit is 9.3m. It is noted the approved building has a maximum height of 10.03m at the front. The wall height including the second floor unit is 8.4m to 8.7m on the northern elevation and 6.9m on the southern elevation. The approved building has wall heights of 6-9.5m (north) and 6.5-7.5m (south). The modification is within the already approved wall heights for the development. The proposal contains three storeys, with the third floor contained within a mansard style roof form. The approved DA consisted of two storeys plus an additional floor and the modification is consistent with this.

2.5 Setbacks

Min side setback – 3m in R3 zone.

No Yes

Northern side - 1.6m Southern side - 3m. These setbacks are consistent with the approved

Min rear setback – 6m

Yes

buildings side setbacks. Rear setback is 6.2m.

2.6 Length of Buildings

Max depth of unit: 18m

Yes

Unit 9 has a maximum length of 8.4m.

2.7 Building Separation

Min 6m btw non-habitable

Min 9m btw non-habitable and habitable

Min 12m btw habitable and habitable

No

Unit 9 has the following building separations:

16m from the rear balcony to 15 Consett Avenue,

3.8m to the southern property (3-5 Jaques Avenue)

5.3m minimum to the north (which is the PO building)

The setbacks are consistent with setbacks already approved under DA-88/2013.

2.14 Private Open Space

Must be off living area

Balconies – Min 10m2 and 2.5m depth

Yes No

Unit 9 has a balcony located off the living area with a depth of 2.3m and an area of 12.8m2. The balcony provides a useable area of private open space and is acceptable on merit.

2.15 Solar Access and Overshadowing

Adjoining properties to retain min 3 hours of sunlight

Yes

The addition of Unit 9 does not result in additional overshadowing that reduces adjoining properties from receiving 3 hours of sunlight in mid winter. The applicant has submitted a detailed overshadowing impact report to support the Section 96 application. See further discussion in ‘issues’ section.

2.17 Visual Privacy and Security

Minimise overlooking

Yes

The balcony associated with the additional unit is located at the rear. A 1.6m high translucent glass privacy screen is located along the full length of the rear balustrade. Plantings are shown on the south-western side of the balcony to provide additional screening. The side elevations of the unit contain one bedroom window on the south and a bathroom window on the north. The unit is considered to satisfactorily minimise opportunities for overlooking to adjoining properties.

2.18 Apartment Size and Layout

Minimum Size

1 Bedroom: 50m2

Yes

The additional unit is 1 bedroom and has an area of 50m2.

2.19 Ceiling Heights

Min 2.7m for residential

Yes

The additional unit has a ceiling height of 2.7m.

2.20 Storage Minimum Size

1 Bedroom: 6m3

Yes

The additional unit has sufficient internal storage.

2.21 Attic and Roof Design

Contribute to the character of the street

Yes

The roof design over the additional unit continues the roof form of the approved building, with a mansard style roof form on the

southern elevation and flat roof to the north. The roof form over Unit 9 is consistent with the approved building’s roof form and will contribute to the character of the area.

2.23 Natural Ventilation

Min 60% of units cross-ventilated

Yes

Unit 9 is able to achieve adequate natural ventilation.

ISSUES Floor Space Ratio The approved building has an FSR that exceeds the LEP controls however the building was assessed and considered to have an acceptable building envelope and density for the site within the context of the surrounding area. The original DA and section 82A assessments concluded that the building envelope permitted by the DCP controls suggested the potential for a higher density than the maximum FSR. The SEPP 65 panel also supported the original design as being of a scale that is in character with the surrounding area. The DCP provides matters to consider when FSR is varied, including consideration of compliance with building height, side setback controls, bulk as viewed from the street and private open space of adjoining properties and amenity impacts. The additional unit has an area of 50m2 and increases the FSR from 1.02:1 to 1.12:1. This additional floor area is contained within the maximum permitted height of 9.5m. The additional unit has a 3m southern side setback and a 6.2m rear setback, which complies with the DCP controls and is consistent with the building form approved for the site. The bulk as viewed from the street remains unchanged as the unit is located at the rear. The DCP requires bulk to also be assessed from the private open space and living areas of adjoining properties. It is also noted that the reason for refusing the additional unit under the section 82a review included ‘...to reduce the visual bulk related impact to the rear and the adjoining property located at 3-5 Jaques Avenue, south west of the subject site’. The approved building form is two storeys at the rear and 3 storeys at the front. The rear of the building is located 16m from the living area of the adjoining rear dwelling and a minimum of 6.2m from its private open space. The internal living area of the additional unit is located a minimum of 8.5m from the rear boundary. To the south, the unit is setback 3.8m from the adjoining building. The proposed unit has the same setbacks as the approved building, which was considered acceptable for the site. The additional unit raises the height by 2.5m but is contained within the permissible maximum height for the site. The addition is not considered to be a significant increase in the bulk of the building as viewed from the rear or side elevations. The modification proposed is a small addition in the context of the approved building and continues the existing bulk which has been assessed as appropriate for the site and context. Conditions in the original consent require mature trees to be planted along the rear boundary of the site, which will in the future reduce the appearance of the built form from the rear adjoining properties. The amenity impacts as a result of the additional unit are acceptable and satisfactory. The rear unit has a 1.6m high translucent privacy screen in addition to the solid balustrade along the rear of the balcony to screen views, which will encourage views upwards rather than down into rear adjoining properties. Vegetation is also proposed on the southern side of the balcony.

The additional unit does not cause any extra overshadowing that is inconsistent with the objectives of the DCP, as 3 hours of sunlight is retained for adjoining properties in mid winter. Overshadowing from the addition of Unit 9 between 9am to 12 noon occurs to part of one window on the north eastern elevation and the corner of the rear veranda associated with the upper dwelling at 3-5 Jaques Avenue. After midday, the additional apartment has no overshadowing impact on 3-5 Jaques Avenue. It is noted the ground floor unit of the southern building (3-5 Jaques Avenue) is shaded and does not receive 3 hours of sunlight, however this is the case with the current approved building form and the addition of Unit 9 will not alter this. The proposal is consistent with the desired future character of the area which is for 2-4 storey buildings. The proposed additional unit does not cause any unreasonable impacts to the amenity of adjoining properties. The building complies with the height and setbacks controls for the site and the additional unit is located within a permissible building envelope. The DCP allows flexibility in the application of density and the proposed additional unit is considered acceptable for the site in relation to the controls and context of the surrounding area.

2.3 SECTION 79C(1)(B) – OTHER IMPACTS OF THE DEVELOPMENT The proposed development is capable of complying with the BCA. It is considered that the proposal will have no significant detrimental effect relating to environmental, social or economic impacts on the locality, subject to appropriate conditions being imposed.

2.4 SECTION 79C(1)(C) – SUITABILITY OF THE SITE FOR THE DEVELOPMENT The site is considered to be suitable for the proposed development.

2.5 SECTION 79C(1)(D) – ANY SUBMISSIONS The modification application was notified for 14 days in accordance with Waverley Development Control Plan 2012, Part A – Advertised and Notified Development. Seven submissions were received. The issues raised in the submissions are summarised and discussed below.

Issue: The objections to the development raised in previous submissions remain the same and it is requested that the application be refused on the same grounds as the Council and the WDAP.

Response: An assessment of the application has been carried out; refer to section 2.2 of this report. The assessing officer and the DBU have recommended approval of the application. The application is to be determined by the Waverley Development Assessment Panel (WDAP). The WDAP will review the assessment report and submissions received and make a determination accordingly.

Issue: The developments greatest impact from a visual, acoustic and privacy perspective is to properties to the west and east as living areas and balconies will be able to overlook private open spaces

Response: The impacts of the additional unit have been discussed in section 2.2 of this report. The additional unit is setback from the side and southern rear boundary in compliance with the DCP

controls and measures have been introduced to reduce overlooking impacts to adjoining properties. The site and surrounding area is a medium density environment and the proposal is considered to provide a level of privacy commensurate with this setting.

Issue: The development will reduce solar access with complete overshadowing of the deck and garden for the majority of the year of the adjoining apartment and a reduction of light

Response: The applicant has submitted an overshadowing impact report to provide further information to enable assessment of the overshadowing from the additional unit proposed. This is discussed in section 2.2 of this report, but in summary the additional unit will not cause overshadowing in mid winter that is in contravention of the objectives and controls of the DCP. The proposed development does not overshadow the adjoining site at 3-5 Jaques Avenue after 12 noon in mid winter and habitable rooms and private open spaces receive the minimum 3 hours of sunlight.

2.6 SECTION 79C(1)(E) – PUBLIC INTEREST It is considered that the proposal will have no detrimental effect on the public interest, subject to appropriate conditions being imposed.

3. REFERRALS Stormwater Design The application was reviewed by Council’s Senior Design Team Leader and no objections were raised to the proposal. The conditions imposed will continue to apply to the proposed development if modified.

4. SUMMARY The Section 96 application seeks to re-instate a one bedroom unit on the rear second floor of the approved residential flat building. This one bedroom apartment was removed from the plans by way of conditions as part of the original determination of the application and a subsequent Section 82A Review. The main issue is the increase in FSR and the impacts as a result in relation to bulk, privacy and overshadowing. The approved building exceeds the permissible FSR and previous assessments considered that the permissible building envelope for the site envisaged a higher FSR than permitted under the controls. The application is the same as the previous DA plans and the impacts in regards to privacy and overshadowing are considered to be consistent with the DCP controls. Seven submissions were received objecting to the DA and raised concerns with adverse privacy and overshadowing impacts and seek to have the application refused on the same grounds as previously. The site is located in a medium density environment and the proposal is considered to provide a level of privacy commensurate with this setting. An overshadowing impact report was submitted by the applicant and this demonstrates that the overshadowing impact from the rear unit will not cause unreasonable overshadowing to the adjoining property at 3-5 Jaques Avenue. The proposal is considered to be consistent with the desired character of the area as prescribed under the LEP and DCP controls. The proposed additional unit does not cause any unreasonable impacts to the amenity of adjoining properties. The building complies with the height and setback

controls for the site and the additional unit is located within a permissible building envelope. Accordingly the application is recommended for approval, subject to conditions of consent.

5. RECOMMENDATION TO WAVERLEY DEVELOPMENT ASSESSMENT PANEL That the Development Application be APPROVED by the Waverley Development Assessment Panel subject to the Conditions in Appendix A: Report Prepared by:

Reviewed and agreed on behalf of the Development and Building Unit by:

Emily Dickson Senior Assessment Officer

Angela Rossi Manager, Development Assessment – Central

Date: 26 November 2014 Date: 4 December 2014

APPENDIX A – CONDITIONS OF CONSENT

A. Amended/Deleted Conditions

1. Amend condition 1 as follows:

1. APPROVED DEVELOPMENT

The development must be in accordance with: (a) Architectural Plan No DA-01 to DA-07 inclusive, all Issue D, prepared by MPRDG,

dated 25/03/13, and received by Council on 25/03/13, and as amended by:

(i)

Drawing No. Prepared by Date

DA-03, First and second floor plan, Rev F

MHN Design Union 26/8/2014

DA-04, Roof and site plan, Rev F MHN Design Union 26/8/2014

DA-05, East and west elevations, Rev F


DA-06, South and north elevations, Rev F


DA-07, Sections A and B, Rev F MHN Design Union 26/8/2014

(but only in relation to the modifications highlighted on the plans relating to the Section 96 modification DA-88/2013/A)

(b) Landscape Plan No. prepared by Adrian Hill, Plan L01, Issue C, dated 18/07/12, and

received by Council on 25/03/13; (c) The BASIX Certificate 474580M dated 25 March 2013;

(d) Schedule of external finishes and colours shown in DA-11, Issue F, prepared by MHN

Design Union dated 26/8/2014;

(e) The Site Waste and Recycling Management Plan (SWRMP) and Checklist, in accordance with the SWRMP Checklist of Part G1, Waverley DCP 2012.

except where amended by the following conditions of consent.

(Amended under DA-88/2013/A)

2. Amend condition 2 by deleting clause (e) as follows:

2. GENERAL MODIFICATIONS

The proposal shall be amended as follows: (a) The single entry / exit ramp requires management measures including, but not

limited to, fish eye mirrors and stop signals / lights to avoid conflict between cars entering and exiting. Any stop signals / lights be positioned so as to ensure there is no light spill to the adjoining property at 3 Jaques Avenue. To improve sightlines

for vehicles exiting the car park, the fencing on the southern side of the driveway is to be open in style, to match the style of the front fence, for a length of at least 2 metres. A car park management plan is to be submitted to, and approved by, Waverley Council prior to the issue of a Construction Certificate incorporating these requirements.

(b) The relationship between the sloping roof on the south side of the building and the

“frame” to the verandahs is to be detailed to the satisfaction of Waverley Council’s Urban Design Team prior to the issue of a Construction Certificate.

(c) Ceiling fans in bedrooms and living rooms are to be provided and shown on the

Construction Certificate drawings. (d) The five trees proposed to be planted along the rear boundary of the site are to have

a minimum container size of 75 litres and be maintained until they attain a mature height of at least 4 metres, whereby they will be protected by Council’s Tree Preservation Order.

(e) The one bedroom apartment located at the rear of the second (uppermost) floor deleted

by the deferred commencement matter No.5 is not approved and is to be deleted in order to reduce the visual bulk related impact to the rear and the adjoining property located at 3-5 Jaques Avenue, south west of the subject site.

(Condition deleted under DA-88/2013/A)

(e) The southern wall of the subject site be painted white or a light colour to the

satisfaction of Council’s Director, Planning & Environmental Services. The amendments shall be submitted for the approval of Council prior to the issue of a Construction Certificate under the Environmental Planning and Assessment Act 1979.

APPENDIX B – FULL SET OF CONDITIONS

A. APPROVED DEVELOPMENT 1. APPROVED DEVELOPMENT

The development must be in accordance with: (f) Architectural Plan No DA-01 to DA-07 inclusive, all Issue D, prepared by MPRDG,

dated 25/03/13, and received by Council on 25/03/13 and as amended by, (i)

Drawing No. Prepared by Date

DA-03, First and second floor plan, Rev F


DA-04, Roof and site plan, Rev F MHN Design Union 26/8/2014

DA-05, east and west elevations, Rev F


DA-06, South and north elevations, Rev F


DA-07, Sections A and B, Rev F MHN Design Union 26/8/2014

(but only in relation to the modifications highlighted on the plans relating to the section 96 modification DA-88/2013/A) (g) Landscape Plan No. prepared by Adrian Hill, Plan L01, Issue C, dated 18/07/12, and

received by Council on 25/03/13; (h) The amended BASIX Certificate 474580M dated 25 March 2013; (i) Schedule of external finishes and colours shown in DA-11, Issue F, prepared by MHN

Design Union dated 26/8/2014; and (j) The Site Waste and Recycling Management Plan (SWRMP) and Checklist, in

accordance with the SWRMP Checklist of Part G1, Waverley DCP 2012. except where amended by the following conditions of consent.

(Amended under DA-88/2013/A)

2. GENERAL MODIFICATIONS

The proposal shall be amended as follows: (a) The single entry / exit ramp requires management measures including, but not

limited to, fish eye mirrors and stop signals / lights to avoid conflict between cars entering and exiting. Any stop signals / lights be positioned so as to ensure there is no light spill to the adjoining property at 3 Jaques Avenue. To improve sightlines for vehicles exiting the car park, the fencing on the southern side of the driveway is to be open in style, to match the style of the front fence, for a length of at least 2 metres. A car park management plan is to be submitted to, and approved by, Waverley Council prior to the issue of a Construction Certificate incorporating these requirements.

(b) The relationship between the sloping roof on the south side of the building and the

“frame” to the verandahs is to be detailed to the satisfaction of Waverley Council’s Urban Design Team prior to the issue of a Construction Certificate.

(c) Ceiling fans in bedrooms and living rooms are to be provided and shown on the

Construction Certificate drawings. (d) The five trees proposed to be planted along the rear boundary of the site are to have

a minimum container size of 75 litres and be maintained until they attain a mature height of at least 4 metres, whereby they will be protected by Council’s Tree Preservation Order.

(e) The one bedroom apartment located at the rear of the second (uppermost) floor

deleted by the deferred commencement matter No.5 is not approved and is to be deleted in order to reduce the visual bulk related impact to the rear and the adjoining property located at 3-5 Jaques Avenue, south west of the subject site.

(Condition deleted under DA-88/2013/A)

(f) The southern wall of the subject site be painted white or a light colour to the

satisfaction of Council’s Director, Planning & Environmental Services. The amendments shall be submitted for the approval of Council prior to the issue of a Construction Certificate under the Environmental Planning and Assessment Act 1979.

3. ARCHITECT TO SUPERVISE DESIGN

The preparation of the Construction Certificate plans shall be supervised and be to the satisfaction of a qualified designer in accordance with the requirements of State Environmental Planning Policy No. 65 - Design Quality of Residential Flats.

4. EXCAVATION TO BE LIMITED

Excavation shall be limited to that shown in the approved plans. Excavation, proposed or undertaken in the certification or construction of the development, that results in additional habitable or non-habitable floor space (including storage) shall require the submission of a new development application or Section 96 application to modify the approved development. During consideration of this application construction work on site shall cease without prior agreement of Council. Failure to comply with this condition may lead to Council prosecuting or taking a compliance action against the development for breach of its consent.

5. BONDI - ROSE BAY SAND BODY

The site is located within the Bondi – Rose Bay Sand Body as identified in Council’s Aboriginal Cultural Heritage Study 2009. Should an object of potential Aboriginal or archaeological significance be discovered during the demolition, excavation or construction period associated with this development, works are to immediately cease and the NSW National Parks and Wildlife Service must be contacted. Works may resume on the site pending receipt of express written permission from the NSW National Parks and Wildlife Service and the La Perouse Local Aboriginal Land Council. Waverley Council must be notified of any referral to

the NSW National Parks and Wildlife Service and be provided with a copy of any subsequent response.

6. NOISE EMISSIONS

The use of the premises shall not give rise to: (a) Transmission of "Offensive noise" as defined in the Protection of the Environment

Operations Act 1997 to any place of different occupancy; (b) A sound pressure level at any affected premises that exceeds the background (LA90)

noise level in the absence of the noise under consideration by more than 5dB(A). The background noise level must be measured in the absence of noise emitted from the use in accordance with Australian Standard 1055.

7. NOISE - MECHANICAL PLANT

Noise associated with mechanical plant shall not give rise to any one or more of the following:

(a) Transmission of "offensive noise" as defined in the Protection of the Environment Operations Act 1997 to any place of different occupancy.

(b) A sound pressure level at any affected oprperty that exceeds the background (LA90,

15 minute) noise level by more than 5dB(A). The background noise level must be measured in the absence of noise emitted from the use. The source noise level must be assessed as a LAeq, 15 minute.

(c) Notwithstanding compliance with (a) and (b) above, the noise from mechanical plant

associated with the premises must not be audible in any habitable room in any residential premises between the hours of 12.00 midnight and 7.00am.

(d) A Certificate is to be submitted at the completion of all work and prior to the issue of

an Occupation Certificate, from a suitably qualified Acoustic Engineer. The Certificate is to certify all plant and equipment complies with the terms of approval in relation to noise.

8. AIR EMISSIONS

The use of the premises shall not give rise to air impurities in contravention of the Protection of the Environment Operations Act, 1997. No injury being caused to the amenity of the neighbourhood by the emission of noise, smoke, smell, vibration, gases, vapours, odours, dust, particulate matter, or other impurities which are a nuisance or injurious or dangerous or prejudicial to health, the exposure to view of any unsightly matter or otherwise.

B. COMPLIANCE PRIOR TO ISSUE OF CONSTRUCTION CERTIFICATE 9. SECTION 94A CONTRIBUTION

A cash contribution is payable to Waverley Council pursuant to section 94A of the Environmental Planning and Assessment Act 1979 and Waverley Council Development Contributions Plan 2006 in accordance with the following:

(a) A cost report indicating the itemised cost of the development shall be completed and

submitted to council:

(i) Where the total development cost is less than $500,000: "Waverley Council Cost Summary Report"; or,

(ii) Where the total development cost is $500,000 or more:

"Waverley Council Registered Quantity Surveyor's Detailed Cost Report".

A copy of the required format for the cost reports may be obtained from Waverley Council Customer Service Centre or downloaded from: www.waverley.nsw.gov.au/publications/

(b) Prior to the issue of the Construction Certificate, evidence must be provided that the

levy has been paid to Council in accordance with this condition or that the cost of works is less than $100,000.

(c) Should a section 96 modification result in any change to the total cost of the work,

the Section 94A contribution is to be revised and amended. Prior to the issue of the Construction Certificate, evidence must be provided that the revised levy has been paid to Council in accordance with this condition.

Waverley Council Development Contributions Plans 2006 may be inspected at Waverley Council Customer Service Centre.

Advisory Note

- A development valued at $100,000 or less will be exempt from the levy.

- A development valued at $100,001 - $200,000 will attract a levy of 0.5%.

- A development valued at $200,001 or more will attract a levy of 1% based on the full cost of the development.

10. SECURITY DEPOSIT

A deposit or guarantee satisfactory to Council for the amount of $10,000 must be provided as security for the payment of the cost of making good any damage caused or unauthorised works that may be caused to any Council property as a consequence of this building work. This deposit (cash or cheque) or guarantee must be established prior to the issue of the Construction Certificate. The full amount of the difference after recovery of Council's cost for any repair of damage to Council property or rectification of unauthorised works on Council property will be refunded after satisfactory completion of the building work to the person who paid the deposit.

11. LONG SERVICE LEVY

A long service levy, as required under Section 34 of the Building and Construction Industry Long Service Payments Act, 1986, is to be paid in respect to this building work. In this regard, proof that the levy has been paid is to be submitted to Council prior to the issue of a Construction Certificate.

Note: Council acts as an agent for the Long Service Payment Corporation and the levy may be paid at Council's office. The levy rate is 0.35% of building work costing $25,000 or more.

12. TREE PRESERVATION BOND

A bond of $10,000 is to be lodged with Council either as cash or by way of an unconditional bank guarantee to ensure the protection and maintenance of the street tree at the front of the property. The bond is to be lodged prior to the issue of a Construction Certificate. The sum will be forfeited to the Council at its discretion for a breach of these requirements, and will be refunded twelve (12) months from the issue of the Occupation Certificate subject to the satisfaction of Council.

13. NO BUILDING WORKS PRIOR TO RELEASE OF CONSTRUCTION CERTIFICATE

The building work, including demolition, must not be commenced until: (a) a Construction Certificate has been obtained from Council or an Accredited Certifier

in accordance with Section 81A(2) of the Environmental Planning & Assessment Act, 1979; and

(b) a Principal Certifying Authority has been appointed and Council has been notified of

appointment in accordance with Section 81(A)(2)(b) of the Environmental Planning & Assessment Act, 1979 and Form 7 of Schedule 1 of the Regulations; and

(c) Council is given at least two days Notice in writing of the intention to commence the

building works.

The owner/applicant may make application to Council or an Accredited Certifier for the issue of a Construction Certificate and to be the Principle Certifying Authority.

14. ESSENTIAL SERVICES - NEW BUILDING

Details of the proposed essential fire safety measures/services shall be submitted to Council with the application for a Construction Certificate or be attached to the Construction Certificate, including a certificate, prepared by a person competent to do so, setting out the:

(a) basis of design; (b) standard to which the system is to be installed; and (c) all relevant documentation, including all drawings such as wiring diagrams, duct

layouts, hydraulic schematics etc and calculations shall be submitted for Council's records.

At the completion of the installation, certification containing the following information shall be attached to the application for an Occupation Certificate or to the Occupation Certificate: (a) inspection, testing and commissioning details;

(b) date of inspection, testing and commissioning; (c) the name and address of the individual who carried out the test; and (d) a statement that the service has been designed, installed and is capable of operating

to the above standard. 15. SERVICE AUTHORITIES

The applicant is to seek approval from all relevant authorities regarding any possible modification to the service authority’s infrastructure prior to the issue of a Construction Certificate.

16. ARCHITECT TO SUPERVISE DESIGN - CONSTRUCTION CERTIFICATE DOCUMENTATION

The preparation of the Construction Certificate plans shall be supervised and be to the satisfaction of a qualified designer in accordance with the requirements of State Environmental Planning Policy No. 65 - Design Quality of Residential Flats. In accordance with clause 143a of the Environmental Planning and Assessment Regulations 2000, the Principal Certifying Authority must not issue a construction certificate unless it has received a design verification from a qualified designer, being a statement in which the qualified designer verifies that the plans and specifications achieve or improve the design quality of the development for which development consent was granted.

17. HOARDING REQUIRED

Hoarding designed and constructed in accordance with the requirements of the Work Cover Authority is to be erected on the street alignments of the property, prior to the commencement of building operations, and such hoardings are to be maintained during the course of building operations. Details of the hoarding are to be provided to Council prior to issue of the Construction Certificate.

Where the hoarding is to be erected over the footpath or any public place, the approval of Council must be obtained prior to the erection of the hoarding.

18. GEOTECHNICAL ENGINEERS REPORT

A geotechnical report, regarding the stability of the subject site and stating that damage should not occur to any adjoining premises as a result of the proposed bulk excavation, driven type piles and shoring works, is to be submitted to the Principal Certifying Authority, Council and the owners of adjoining premises. The report is to be submitted prior to the issue of a Construction Certificate and commencement of any such works on the site.

19. DETAILS OF BULK EXCAVATION, SHORING OR PILE CONSTRUCTION

A report shall be prepared by a suitably qualified and practising Structural Engineer detailing the proposed methods of bulk excavation, shoring or pile construction, including details of vibration emissions and any possible damage which may occur to adjoining or nearby properties as a result of the proposed building and excavation works. The Report shall be

submitted to the Principal Certifying Authority, Council and the owners of adjoining properties prior to the issue of a Construction Certificate. Any practices or procedures specified in the Structural Engineer's report in relation to the avoidance or minimisation of structural damage to adjoining properties are to be fully complied with and incorporated into the plans and specifications together with the Construction Certificate.

20. SITE WASTE AND RECYCLING MANAGEMENT PLAN

A Site Waste and Recycling Management Plan (SWRMP) Checklist 2 shall be submitted to the Principal Certifying Authority for approval in accordance with Part G1, Waverley DCP 2010 prior to the issue of the Construction Certificate. In this regard, Council expects demolition and excavated material to be reused and/or recycled wherever possible. The builder and all subcontractors shall comply with the approved SWRMP Part 1 and 2 at all times during construction. At least one copy of the SWRMP is to be available on site at all times during construction. Copies of demolition and construction waste dockets that verify the facility that received the material for recycling or disposal and the quantity of waste received, must be retained on site at all times during construction.

21. EROSION, SEDIMENT AND POLLUTION CONTROL

Erosion, sediment and pollution control measures are to be implemented on this site. These measures are to be in accordance with Council's Stormwater Policy and are to be implemented prior to commencement of any work or activities on or around the site. Details of these measures are to be submitted to the Principal Certifying Authority prior to the issuing of a Construction Certificate.

22. CONSTRUCTION VEHICLE AND PEDESTRIAN PLAN OF MANAGEMENT

A "Construction Vehicle and Pedestrian Plan of Management" (CVPPM) is to be approved by Council prior to the issue of a Construction Certificate and the undertaking of any demolition, excavation, remediation or construction on the site. The CVPPM shall provide details of the following: (a) The proposed route to be taken by demolition/construction vehicles in the Waverley

Council area when accessing and exiting the site. (b) The type and size of demolition/construction vehicles. Trucks with dog trailers and

semi trailers may not be approved for use if it is considered with the information submitted that such vehicles cannot adequately and safely gain access to and from the site or where access into or out of the site may not be not possible without the need to remove an unsatisfactory number of vehicles parked on the roadway adjacent to or opposite the site.

(c) The location of truck holding areas remote from the site should Council not give

approval for demolition/construction vehicles to stand on the roadway in the vicinity of the site.

(d) Traffic control measures to be put in place when trucks, manoeuvring in the vicinity of the site, will interfere with the free flow of traffic.

(e) The location and materials of construction of temporary driveways providing access

into and out of the site. (f) The location and length of any proposed Works/Construction Zones. Note: such zones

require the approval of the Waverley Traffic Committee and Council prior to installation.

(g) The hours of operation of demolition/construction vehicles. (h) The number of and where it is proposed to park light vehicles associated with

staff/employees/contractors working on the site. (i) How it is proposed to cater for the safe passage of pedestrians past the site. The

details shall include:

the route required to be taken by pedestrians including signage and any other control measures that will need to be put in place to direct and keep pedestrians on the required route;

any obstructions such as street furniture, trees and bollards etc., that may interfere with the safe passage of pedestrians;

the type(s) of material on which pedestrians will be required to walk;

the width of the pathway on the route;

the location and type of proposed hoardings;

the location of existing street lighting.

23. STORMWATER MANAGEMENT

Certification is to be provided from a suitably qualified professional, that the stormwater system has been designed in accordance with the Water Management Technical Guidelines. Stormwater system details are to be submitted in accordance with the Waverley Development Control Plan 2012 prior to the issue of a Construction Certificate. Note - The DA drawings do not comply with the Waverley Development Control Plan 2012

and must be resubmitted to the satisfaction of Waverley Council’s Technical Services Department, with respect to:

the Waverley Development Control Plan 2012 Part B 5.1 (g); and

the Waverley Council Water Management Technical Guidelines.

On Site Detention is not designed as per the Water Management Technical Guidelines. 24. ENGINEERING DETAILS

Structural details prepared and certified by a practicing Structural Engineer being furnished to Council or Accredited Certifier in connection with all structural components prior to the issue of a Construction Certificate.

25. FENCE NOT TO ENCROACH BEYOND BOUNDARIES

No portion of the proposed fence, including the footings, is to encroach beyond the boundaries of the subject property. Alternatively, documentary evidence that the owner of the adjoining property has no objection to the construction of the party fence wall on the common boundary between these properties is to be submitted to Council prior to the issue of a Construction Certificate.

26. VEHICULAR ACCESS

Vehicular access and gradients of vehicle access driveway(s) within the site are to be in accordance with Australian Standard 2890.1 Parking Facilities - Off Street Car Parking with details provided on the plans prior to the issue of the Construction Certificate.

27. LONG SECTION OF DRIVEWAY

A long section of the driveway shall be submitted with the Construction Certificate. The long section is to be drawn at a scale of 1:25 and shall include Reduced Levels (RLs) of the road centreline, kerb, road reserve, and pavement within the property and garage floor. The RLs shall include the existing levels and the design levels.

28. EXTERNAL FINISHES

A schedule of external finishes shall be submitted for Council's consideration and approval prior to the issue of the Construction Certificate. The schedule shall include details of proposed external walls and roofing materials in the form of either trade brochures or building samples. Where specified, the schedule shall also include window fenestration and window frame colour details, as well as fencing, paving and balustrading details and guttering colour and profile.

29. BASIX

The undertakings provided in the BASIX Certificate shall be provided for in the Construction Certificate plans and documentation prior to the issue of the Construction Certificate. If required, a modified BASIX Certificate shall be provided that reflects the development as approved (eg addressing any modification required via conditions of consent). Any significant works (ie any works not able to be considered as Exempt and Complying Development) that result from changes to the BASIX Certificate or conflict with conditions of consent require Council's consent.

The Principal Certifying Authority shall be responsible for ensuring that all the undertakings are satisfied prior to the issue of an Occupation Certificate. The above condition is a prescribed condition under the Environmental Planning and Assessment Act Regulations clause 97A and the above BASIX commitments are mandatory and cannot be modified under Section 96 of the Environmental Planning and Assessment Act 1979.

30. USE OF RENEWABLE TIMBERS

Council requires, wherever possible, the use of renewable timbers and/or plantation timbers such as Radiata Pine or Oregon as an alternative to the use of non-renewable rainforest timber products in buildings so as to help protect the existing areas of rainforest. In this regard, a schedule of proposed timber products to be used in the building is to be submitted for approval by the Principle Certifying Authority prior to the issue of the Construction Certificate. Where the applicant is to use timbers not recommended in Council's Policy, reasons are to be given why the alternative timbers recommended cannot be used.

C. COMPLIANCE PRIOR TO AND DURING CONSTRUCTION 31. PRIOR TO SITE WORKS

The Principal Certifying Authority must be informed in writing before any site works, building or demolition commences of:

(a) the name and contractor licence number of the licensee who has contracted to do, or

intends to do, work ; or (b) the name and permit number of the owner/builder who intends to do the work; and (c) any change to these arrangements for doing of the work.

32. HOME BUILDING ACT

The builder or person who does the residential building work shall comply with the applicable requirements of Part 6 of the Home and Building Act, 1989. In this regard a person must not contract to do any residential building work unless a contract of insurance that complies with this Act is in force in relation to the proposed work. It is the responsibility of the builder or person who is to do the work to satisfy the Principal Certifying Authority that they have complied with the applicant requirements of Part 6, before any work commences.

33. VEHICULAR ACCESS - FINISHED LEVEL

The finished level at the property boundary adjacent to the driveway must be determined by the Council’s Technical Services Department prior to the issue of a Construction Certificate.

34. CONSTRUCTION SIGNS

Prior to commencement of any works on the site and during construction a sign shall be erected on the main frontage of the site detailing the name, address and contact details (including a telephone number) of the Principal Certifying Authority and principal contractor (the coordinator of the building works). The sign shall be clearly legible from the adjoining street/public areas and maintained throughout the building works.

35. EXCAVATION AND BACKFILLING

All excavations and backfilling associated with the erection or demolition of a building must be executed safely and in accordance with the appropriate professional standards and must be properly guarded and protected to prevent them from being dangerous to life or property.

36. EXCAVATION BELOW FOOTINGS

If an excavation associated with the erection or demolition of a building extends below the level of the footings of a building on an adjoining allotment of land, the person causing the excavation to be made, at their own expense, must:

(a) preserve and protect the building from damage; and (b) if necessary, must underpin and support the building in an approved manner; and (c) must, at least seven days before excavating below the level of the base of the

footings of a building on an adjoining allotment of land, give notice of intention to do so to the owner of the adjoining allotment of land and furnish particulars of the excavation to the owner of the building being erected or demolished.

37. OBSTRUCTION TO PUBLIC AREAS

If a public place or pedestrian vehicular traffic may be obstructed because of the carrying out of work involved in the erection or demolition of a building; or a public place is required to be enclosed in connection with the erection or demolition of a building; then:

(a) a hoarding fence must be erected between the building site and the public place of

the proposed building and the public place. If necessary, an awning sufficient to prevent any substance from, or in connection with, the work falling into the public place, is also to be erected;

(b) the work is to be kept lit during the time between sunset and sunrise if the work may be of a sort of danger to persons using the public place; and

(c) a hoarding, fence or awning is to be removed when it is no longer required for the

purpose it was provided. 38. TOILET FACILITIES

Toilet facilities being provided on the work site in accordance with the requirements of Sydney Water.

39. NO USE OF ORGANOCHLORIN PESTICIDES

The use of organochlorin pesticides as termite barriers in new development is prohibited pursuant to Council Policy. Only physical barriers are to be used for termite control. The building shall comply with Australian Standard 3660: Protection of building from subterranean termites - prevention, detection and treatment of infestation.

40. DILAPIDATION REPORT

A dilapidation report prepared by a practising Structural Engineer shall be submitted to the Principal Certifying Authority, Council and the owners of the adjoining properties prior to the commencement of demolition, bulk excavation or building works, detailing the current condition and the status of all buildings (both internal and external), including ancillary structures located upon No.3 Jaques Avenue, No.15 Consett Avenue and No. 20 Hall Street.

41. DEMOLITION OR ALTERATION OF PRE 1987 BUILDINGS

At least five (5) days prior to the demolition, renovation work or alterations and additions to any building constructed before 1987, the person acting on the consent shall submit a Work Plan prepared in accordance with Australian Standard AS260-2001, Demolition of Structure and a Hazardous Materials Assessment by a person with suitable expertise and experience. The Work Plan and Hazardous Materials Assessment shall:

(a) outline the identification of any hazardous materials, including surfaces coated with

lead paint; (b) confirm that no asbestos products are present on the subject land; or (c) particularise a method of safely disposing of the asbestos in accordance with the

Code of Practice for the Safe Removal of Asbestos NOHSC 2002 (1998); (d) describe the method of demolition; (e) describe the precautions to be employed to minimise any dust nuisance; and (f) describe the disposal methods for hazardous materials.

42. DEMOLITION & SITE PREPARATION

Hazardous or intractable wastes arising from the demolition process being removed and disposed of in accordance with the requirements NSW WorkCover Authority and the NSW Environment Protection Authority (EPA), and with the provisions of:

(a) Work Health & Safety Act 2011;

(b) Work Health & Safety Regulation 2011;

(c) Protection of the Environment Operations Act 1997 (NSW) and

(d) NSW EPA Waste Classification Guidelines 2009. 43. COMPLIANCE WITH WORKCOVER NSW REQUIREMENTS

All site works complying with the occupational health and safety requirements of WorkCover NSW.

44. SOIL AND WATER MANAGEMENT PLAN

A Soil and Water Management Plan (also known as an Erosion and Sediment Control Plan) shall be prepared according to SSROC's Soil and Water Management Brochure and the NSW Environment Protection Authority (EPA) Managing Urban Stormwater: Soils and Construction. This Plan shall be implemented prior to commencement of any works or activities. All controls in the Plan shall be maintained at all time. A copy of the Soil and Water Management Plan must be kept on site at all times and made available to Council officers on request.

45. STOCKPILES

Stockpiles of topsoil, sand, aggregate, soil or other material shall not be located on any drainage line or easement, natural watercourse, footpath or roadway and shall be protected with adequate sediment controls.

46. LOCATION OF BUILDING OPERATIONS

Building operations such as brick cutting, washing tools or brushes and mixing mortar are not permitted on public roadways or footpaths or in any locations which could lead to the discharge of materials into the stormwater drainage system.

47. ALL BUILDING MATERIALS STORED ON SITE

All building materials and any other items associated with the development are to be stored within the confines of the property. No materials are to be stored on Council's footpath, nature strip, or road reserve without prior Council approval.

48. CONSTRUCTION HOURS

Demolition and building work must only be undertaken between the hours of 7am and 5pm on Mondays to Fridays and 8am to 3pm on Saturdays with no work to be carried out on:

(a) The Saturday (except minor renovation or refurbishment to a single dwelling

construction) and Sunday which form part of public holiday weekends; (b) Sundays and public holidays; and (c) On the Saturday (except minor renovation or refurbishment to a single dwelling

construction) and Sunday which immediately precede or follow industry Rostered Days Off, as agreed by the CFMEU and the Master Builders Association of NSW.

Noise from construction activities shall comply with the Protection of the Environmental Operations (Noise Control) Regulation 2000.

49. USE OF HEAVY EARTH MOVEMENT EQUIPMENT

Excavation works involving the use of heavy earth movement equipment including rock breakers and the like must only be undertaken between the hours of 7am and 5pm on Mondays to Fridays with no such work to be carried out on Saturday, Sunday or a public holiday.

50. CONSTRUCTION NOISE - PERIODS GREATER THAN 4 WEEKS

The LA10 level measured over a period of not less than 15 minutes when the construction site is in operation must not exceed the background (LA90) noise level by more than 10dB(A) when assessed at any sensitive noise receiver.

51. BUILDING CODE OF AUSTRALIA

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

52. QUALITY OF CONSTRUCTION ACT - INSPECTIONS (RESIDENTIAL FLAT DEVELOPMENT AND

OTHER RESIDENTIAL CLASS 2, 3 AND 4)

The building works are to be inspected during construction by the Principal Certifying Authority (PCA) and in accordance with the Building Legislation (Quality of Construction) Act 2002 and the Environmental Planing and Assessment Regulations. Also, documentary evidence of compliance with the relevant terms of conditions of development consent and standards of construction detailed in the Building Code of Australia is to be obtained prior to proceeding to the subsequent stages of construction and/or issue of an Occupation Certification.

MANDATORY Critical Stage Inspections MUST be carried out by the PCA for work undertaken during specified stages of construction and prior to issuing an Occupation Certificate. The specified MANDATORY inspections are: In the case of a Class 2, 3 and 4 building:

(a) at the commencement of the building work;

(b) prior to covering of waterproofing in any wet area for a minimum of 10% of rooms with wet area within a building;

(c) prior to covering any stormwater drainage connections; and

(d) after the building work has been completed and prior to any Occupation Certificate being issued in relation to the building.

The following additional inspections are required to be undertaken by the PCA:

(a) sediment control measures prior to the commencement of building work;

(b) foundation material prior to undertaking building work;

(c) shoring of excavation works, retaining walls, piers, piling or underpinning works;

(d) steel reinforcement, prior to pouring concrete;

(e) prior to covering timber or steel framework for floors, walls and roofing, including beams and columns; and

(f) prior to installation of fire resisting construction systems (ie fire rated ceilings and walls).

Note: Certification may be required from a suitably qualified person, in relation to specialist

matters, verifying that particular works satisfy the relevant requirements of the Building Code of Australia and standards of construction.

53. CERTIFICATE OF SURVEY - LEVELS

All construction works shall be strictly in accordance with the Reduced Levels (RLs) as shown on the approved plans. Certification from a Registered Surveyor certifying ground, upper floor/s and finished ridge levels is to be submitted to the Principal Certifying Authority during construction and prior to continuing to a higher level of the building.

54. CERTIFICATE OF SURVEY - BOUNDARIES AND LOCATION OF BUILDING

A Certificate of Survey prepared by a Registered Surveyor setting out the boundaries of the site and the actual situation of the building on the site is to be submitted to the Principal Certifying Authority to certify the building is located in accordance with the development consent plans. The Certificate is to be submitted prior to the construction of the external walls above the ground floor level of the building.

55. IN-SINK WASTE DISPOSAL SYSTEMS

The installation of in-sink waste disposal systems is prohibited. 56. ENCROACH BEYOND THE BOUNDARIES

No portion of the proposed works including the footings and roof eaves, to encroach beyond the boundaries of the subject property.

57. WATER PROOFING

The floor and wall surfaces of the proposed wet areas being protected against water in accordance with the Building Code of Australia. The wet areas are to be examined and certified by an Accredited Certifier.

Note: Water proofing is to be in accordance with AS 3740 - Water Proofing of Wet Areas

within residential buildings. 58. HOT TAP WATER SCALDING

To reduce the incidence of hot tap water scalding and, for the purpose of energy efficiency, all new or replacement hot water systems shall deliver hot water to a maximum 50 degrees Celsius at the outlet of all sanitary fixtures used for personal hygiene.

59. SERVICE PIPES

All plumbing and drainage, including sewerage drainage stacks, ventilation stacks and water service pipes shall be concealed within the building. Plumbing other than stormwater downpipes shall not be attached to the external surfaces of the building.

60. NEW VEHICLE CROSSING

A new vehicle crossing is to be provided to access the proposed basement carpark. A separate application is required for the modified vehicle crossing, with all work to be carried out with the approval of and in accordance with the requirements of Council. All new vehicle crossings to be Wheel Strips instead of full width concrete driveway wherever feasible.

61. WORK OUTSIDE PROPERTY BOUNDARY

All work outside the property boundary is to be carried out with the approval of, and in accordance with, the requirements of Council at the applicant's expense.

D. COMPLIANCE PRIOR TO OCCUPATION OR DURING OCCUPATION 62. SYDNEY WATER

A Section 73 Compliance Certificate under the Sydney Water Act 1994 must be obtained. Application must be made through an authorised Water Servicing Coordinator, for details see the Sydney Water website www.sydneywater.com.au\customer\urban\index or telephone 13 20 92.

Following application a "Notice of Requirements" will be forwarded detailing water and sewer extensions to be built and charges to be paid. Please make early contact with the Coordinator, since building of water/sewer extensions can be time consuming and may impact on other services and building, driveway or landscape design.

The Section 73 Certificate must be submitted to the Principal Certifying Authority prior to release of the subdivision plan/occupation of the development.

63. FINAL OCCUPATION CERTIFICATE

The Principal Certifying Authority prior to occupation or use of the development must issue a final Occupation Certificate. In issuing an Occupation Certificate, the Principal Certifying Authority must be satisfied that the requirements of Section 109H of the Environmental Planning & Assessment Act, 1979 have been satisfied.

64. ARCHITECT TO SUPERVISE DESIGN - OCCUPATION CERTIFICATE DOCUMENTATION

In accordance with clause 154A of the Environmental Planning and Assessment Regulations 2000, the Principal Certifying Authority must not issue an occupation certificate to authorise a person to commence occupation or use of the development unless it has received a design verification from a qualified designer, being a statement in which the qualified designer verifies that the residential flat development achieves the design quality of the development as shown in the plans and specifications in respect of which the construction certificate was issued.

65. LIGHTING

Any lighting on the site shall be designed so as not to cause nuisance to other residences in the area or to motorists on nearby roads and to ensure no adverse impact on the amenity of the surrounding area by light overspill. All lighting shall comply with the Australian Standard AS 4282:1997 Control of the Obtrusive Effects of Outdoor Lighting.

66. PARKING PERMITS

In accordance with Council’s Policy, Residents Preferred Parking permits will not be issued for this development when completed. Units within the proposed development that do not have an allocated parking space within the subject site will be able to apply for a Residents Preferred Parking permit.

67. WASTE STORAGE

The waste storage room is to accommodate the following Mobile Garage Bin (MGB) rates collected weekly:

4x240MGB for waste;

2x240L MGB for paper recycling; and

2x240L MGB for other recycling.

DA-00

11041MH

@A1REV:

CONTRACTOR TO VERIFY ALL DIMENSIONS ON SITE PRIOR TO COMMENCING WORK. MHNDU IS TO BE NOTIFIED OF ANY DISCREPANCIES IN THE DIMENSIONAND SETTING OUT OF THE WORK. COPYRIGHT OF DESIGNS SHOWN HEREON IS RETAINED BY MHNDU. AUTHORITY IS REQUIRED FOR ANY REPRODUCTION.

DRAWING:

DRAWN BY:TO SCALE:

PROJECT NO:

DRAWING NO:

REVISIONS PROJECT:

1 JAQUES AVENUE BONDI BEACH

MULTI-RESIDENTIALDEVELOPMENT

COVER PAGE rev F

PLOTTED: 18/09/2014

A 19/07/12 DA SUBMISSION TO COUNCIL

'ENERGY'HOT WATER: HOT WATER SYSTEM - GAS INSTANTANEOUS 5 STAR

CENTRAL RAINWATER TANK: 3000L

GAS COOKTOP & ELECTRIC OVEN 3.5 STAR REFRIGERATON4.0 STAR CLOTHES WASHER & CLOTHES DRYE4.0 STAR DISHWASHER

POOL & SPA: N/A

'COMMON AREA VENTILATION'CAR PARK: VENTILATION EXHAUST ONLY

GARBAGE ROOM: VENTILATION EXHAUST ONLYPLANT ROOM NO.1: VENTILATION EXHAUST ONLY

PLANT ROOM: VENTILATION EXHAUST ONLY

1ST FLOOR HALLWAY: VENTILATION SUPPLY ONLY2ND FLOOR HALLWAY: VENTILATION SUPPLY ONLY

CARBON MONOXIDE MONITOR & VSD FAN

-THERMOSTATICALLY CONTROLLED

TIME CLOCK OR BMS CONTROLLEDTIME CLOCK OR BMS CONTROLLEDTIME CLOCK OR BMS CONTROLLED

'VENTILATION EFFICIENCY MEASURES'

LIFT CAR: - -

BASIX NOTES:

VENTILATION: BATHROOMS: INDIVIDUAL FAN, DUCTED TO WALL OR ROOF, MANUAL SWITCH ON/OFFKITCHENS: INDIVIDUAL FAN, NOT DUCTED, MANUAL SWITCH ON/OFF LAUNDRIES: INDIVIDUAL FAN DUCTED TO FACADE OR ROOF, MANUAL SWITCH ON/OFF

FLUORESCENT/TIME CLOCKS

FLUORSESCENT/MOTION SENSORSFLUORESCENT/MANUAL ON/OFFFLUORESCENT/MANUAL ON/OFF

'PRIMARY ARTIFICIAL LIGHTING'

COMPACT FLUORSCENT/LIFT CALL BUTTON

COOLING: UNITS 1-9: BEDROOM AND LIVING AREAS: 1 PHASE AIR-CONDITIONING EER 3.0-3.5 (ZONED)HEATING: UNITS 1-9: BEDROOM AND LIVING AREAS: 1 PHASE AIR-CONDITIONING EER 3.0-3.5 (ZONED)

GLASS BALUSTRADEFIXED GLASS

GBFG

OBSCURED GLASS WINDOWOG

RENDER & PAINT 1RP1

CAST IN-SITU CONCRETECR

ALUMINIUM FRAMED GLAZINGAFG

FB FACEBRICK

BEDROOM 1B1BEDROOM 2B2

REFRIGERATORFPANTRYPSTORAGE CUPBOARDST

CARPARK EXHAUSTCP EX

ABBREVIATIONS & NOTES:

GROUND FLOOR LOBBY: VENTILATION SUPPLY ONLY

THERMOSTATICALLY CONTROLLEDPLANT ROOM NO.2: VENTILATION EXHAUST ONLY THERMOSTATICALLY CONTROLLED

FLUORSESCENT/MANUAL ON/OFF

COMPACT FLUORSESCENT/MANUAL ON/OFFCOMPACT FLUORSESCENT/MANUAL ON/OFFCOMPACT FLUORSESCENT/MANUAL ON/OFF

OUTLINE OF EXISTINGSTRUCTURETO BE DEMOLISHEDOUTLINE OF DCPHEIGHT AND SETBACKCONTROL

EXISTINGSURVEYED RL

PROPOSED RL

TRANSLUCENT GLASS

MF METAL FENCING

CLADDED STEEL COLUMNSCC

LAUNDRYLAU

VERTICAL METAL LOUVRESVML

SKYLIGHTSKYTG TRANSLUCENT GLASS

TLGARCHITECTURAL:

ROOMS:

HYDRAULIC/STORMWATER/FLOOD:

FLOOD BARRIERFBLINEAR DRAINLD

BALCONY RAINWATER OUTLETBRWODOWNPIPEDP

PLANTER RAINWATER OUTLETPRWOSPOON DRAIN RAINWATEROUTLET

SWRO

STORMWATER INLET PITSTWIP

LIVING AREALIV

DINING AREADINKITCHENKIT

MF METAL ROOF CLADDING

RP2 RENDER & PAINT 2RP3 RENDER & PAINT 3

EXTERNAL PRIVACY SCREENEPS

'WATER' SHOWER HEADS, KITCHENTAPS ,BATHROOMS TAPS &DISH-WASHERS:

FLUSHING TOILETS:

CLOTHES WASHERS:

3 STAR

4 STAR

2 STARBICYCLE STORAGE: VENTILATION EXHAUST ONLY THERMOSTATICALLY CONTROLLED FLUORSESCENT/MOTION SENSORS

APPLIANCES

16.050

EX RL

14.73

L2 REAR UNIT ADDITION

S96 APPLICATION1 JAQUES AVENUE, BONDI BEACH, NSW 2026

NTSB 09/11/12 REVISED PLANS TO COUNCIL

C 18/03/13 s.34 AMENDMENTS

D 25/03/13 NEW DEVELOPMENT APPLICATION

SUMMARY OF S96 AMENDMENTS1. UNIT 09 ADDITION ON LEVEL 2

NEW UNIT MIX8 x 1 BED1 x 2 BED

TOTAL 9 APARTMENTS

AMENDED GFA (LEP 2012): 563 m2

AMENDED FSR (LEP 2012): 1.12:1

FE 29/10/13 DEFERRED COMMENCEMENT AMENDMENTS

F 26/08/14 S96 APPLICATION

DA-04

11041MH

@A1REV:


DRAWING:

DRAWN BY:TO SCALE:

PROJECT NO:

DRAWING NO:

REVISIONS PROJECT:



ROOF AND SITE PLAN rev F

PLOTTED: 18/09/2014





POOL & SPA: N/A









LIFT CAR: - -

BASIX NOTES:








GBFG


RENDER & PAINT 1RP1



FB FACEBRICK










EXISTINGSURVEYED RL

PROPOSED RL

TRANSLUCENT GLASS

MF METAL FENCING


LAUNDRYLAU



TLGARCHITECTURAL:

ROOMS:





SWRO


LIVING AREALIV






FLUSHING TOILETS:

CLOTHES WASHERS:

3 STAR

4 STAR


APPLIANCES

16.050

EX RL

14.73

BDA-07

BDA-07

RL 25.070

PARAPET RL 25.170

ROOF RL 24.770

RL 18.070

RL 18.770

RL 21.820

RL 21.820

RL 21.820

28°5

1'12

.19

BOU

ND

ARY

28°5

1'2.

44

BOU

ND

ARY

BOUNDARY

BOUNDARY

RAMP RL

EX RL14.49

EX RL14.28

EX RL14.70

EX RL14.64

EX RL14.19

EX RL14.42

EX RL14.29

EX RL14.34

EX RL14.47

EX RL14.60

EX RL14.46SIGN

EX RL14.86

TELSTRA

EX RL14.49

EX RL14.53

EX RL14.60

EX RL14.69

EX RL14.49

EX RL14.67

EX RL14.78

EX RL14.85 EX RL 14.77

EX RL14.78

EX RL14.84

1265DHW

EXIS

TIN

G V

EHIC

ULA

RC

RO

SSIN

GTO

BE

RE-

ALIG

NED

CO

NC

RET

E

KER

B

14.36

GR

ASS

VER

GE

KER

B

GR

ASS

VER

GE

16.71

EX RL16.43

EX RL16.41

EX RL14.54

TG17.98

EX RL14.96

EX RL14.99

EX RL14.74EX RL

15.01

EX RL14.67EX RL

14.95

TOW14.86

14.77LP

TOW15.61

EX RL15.16EX RL

15.76

IO

EX RL15.26

EX RL15.35

EX RL15.90

METAL CHAIN-LINK FENCEOVER RETAININGBRICK WALL

FEN

CE

PAVERS

EX RL14.60

RIDGE21.66

TG19.54

TG19.55

RIDGE21.71

RIDGE19.47

RIDGE17.64

RIDGE21.63

RIDGE21.67

RIDGE21.67

TG23.16

PARAPET23.23

RIDGE28.53

TG19.13

TG21.95

TG21.60

TG21.98

TG21.60

TG22.00

RIDGE24.31

TG21.95

TG22.23

RIDGE25.15

RIDGE25.21

TOW17.48

TOW17.47

EX RL16.21

EX RL15.62

EX RL15.52

EX RL15.44

RIDGE25.76

TG20.99

TG25.27

TG25.25

PARAPET24.25

PARAPET24.64

PARAPET24.36

TG23.27

TG24.43

RIDGE25.87

TG24.47

PARAPET21.61 EX RL

14.61

EX RL14.61

TG28.51

PARAPET29.19

GR

ASS

VER

GE

CO

NC

RET

E FO

OTP

ATH

GR

ASS

VER

GE

CO

NC

RET

E D

ISH

ED K

ERB

CO

NC

RET

E D

ISH

ED K

ERB

VEH

ICU

LAR

CR

OSS

ING

MET

AL/M

ESH

GAT

E

SKYLIGHTWINDOW

118°51'

298°51'

BOU

ND

ARY

EX RL16.40

3-5 JAQUES AVENUEOUTLINE OF ADJACENT BUILDING-TILED ROOF TWO-STOREYCEMENT RENDERED STRUCTURE-SUBDIVIDED INTO 4 RESIDENTIALUNITS

7 JAQUES AVENUE-FOUR STOREY RESIDENTIALAPARTMENT BUILDING-BRICK STRUCTURE/TILED ROOF

TOW15.90

BDA-07 B

DA-07

ADA-07

ADA-07

ADA-06

BDA-05

CDA-05

ADA-05

BDA-06

12,1

922,

438

VARIESVARIES

22.555

12.1

9

36.575SILL 19.750HEAD 21.250

20 HALL STREETOUTLINE OF ADJACENTBUILDING:-COMMERCIAL TILED ROOFBRICK SINGLE STOREYSTRUCTURE

26 HALL STREETOUTLINE OF ADJACENTBUILDING:-SINGLE STOREY FIBROGARAGE TILED ROOFFIBRO STRUCTURE

15 CONSETT AVENUE:EXISTING BRICK SINGLE-STOREY STRUCTUREWITH GLASS AND TILEDSINGLE-STOREYROOFED EXTENSIONTO REAR

13 CONSETT AVENUE:RESIDENTIAL-EXISTING CEMENTRENDERED TWO-STOREYSTRUCTURE WITH SINGLE-STOREY ROOFED EXTENSIONAND GARAGE TO REAR

28 HALL STREETCOMMERCIAL: GROUNDFLOOR/RESIDENTIAL: FIRST FLOOR-TWO STOREY CEMENT RENDEREDFLAT ROOF/METAL ROOFSTRUCTURE

SKY

LIFT OVERRUN

JA

QU

ES

A

VE

NU

E

2A JAQUES AVENUE-COMMERCIAL BUILDING-TWO-STOREY BRICKSTRUCTURE/METAL FLATROOF

4 JAQUES AVENUE-RESIDENTIALAPARTMENT BUILDING-3 STOREY BRICKSTRUCTURE/FLAT ROOF

2B JAQUES AVENUE-COMMERCIAL/RESIDENTIALAPARTMENT BUILDING-3 STOREY BRICKRENDERED MASONRY-TILED ROOF

16 HALL STREET-COMMERCIAL BUILDING-FOUR-STOREY BRICKSTRUCTURE/METAL ROOF

30-32 HALL STREETCOMMERCIAL: GROUNDFLOOR/RESIDENTIAL: FIRST FLOOR-THREE STOREY BRICKSTRUCTURE/TILED ROOF

34 HALL STREETCOMMERCIAL/RESIDENTIAL-SINGLE STOREY BRICKSTRUCTURE/TILED ROOF-SINGLE-STOREY BRICKSTRUCTURE TO REAR/ FLATROOF

6-8 JAQUES AVENUE-RESIDENTIALAPARTMENT BUILDING-5 STOREY METALCLAD/RENDEREDMASONRYSTRUCTURE/FLAT ROOF

11 CONSETT AVENUE:RESIDENTIAL-BRICK TWO-STOREYSTRUCTURE/TILED ROOF

PRIVATECOURTYARDUNIT 3GROUND FLOOR

VEHICULARENTRANCE

EX RL14.79

SMH

EX RL14.71

EX RL14.79

EX RL14.79 EX RL

14.73

TOP OF FENCEEX RL 18.35

METAL FENCETG19.13

RIDGE19.25

LATTICEWOODENFENCE

BRICKFENCE

TOP OF FENCEEX RL 18.67

EXISTING GUMTREE:TRUNK 0.2 (D)CANOPY: 5M (D)HEIGHT: 6M

PHOTOVOLTAIC PANELS1.4KW SYSTEM:6 X 250KW PANELS

CP

EX

PLANT

SKY

ROOFACCESS

ENTRY AWNING

ENTRY AWNING

TERRACE

TERRACE

TERRACE

NON-TRAFFICABLE

ROOF

ROOF PLAN SCALE 1:100DA-04

B 09/11/12 REVISED PLANS TO COUNCIL





DA-03

11041MH

@A1REV:


DRAWING:

DRAWN BY:TO SCALE:

PROJECT NO:

DRAWING NO:

REVISIONS PROJECT:



FIRST & SECOND FLOOR revF

PLOTTED: 18/09/2014





POOL & SPA: N/A









LIFT CAR: - -

BASIX NOTES:








GBFG


RENDER & PAINT 1RP1



FB FACEBRICK










EXISTINGSURVEYED RL

PROPOSED RL

TRANSLUCENT GLASS

MF METAL FENCING


LAUNDRYLAU



TLGARCHITECTURAL:

ROOMS:





SWRO


LIVING AREALIV






FLUSHING TOILETS:

CLOTHES WASHERS:

3 STAR

4 STAR


APPLIANCES

16.050

EX RL

14.73

BDA-07

BDA-07

RL 21.820

28°5

1'12

.19

BOU

ND

ARY

28°5

1'2.

44

BOU

ND

ARY

BOUNDARY

BOU

ND

ARY

AREA: 54SQM

J A

Q U

E S

A

V E

N U

E

BOUNDARY

UNIT 08: 1 BEDAREA: 54SQM

UNIT 09: 1BED SECONDFLOOR

NONTRAFFICABLE

ROOF

118°51'

298°51'

AREA: 50SQM

UNIT 07: 1 BED

PF

PF

3-5 JAQUES AVENUEOUTLINE OF ADJACENT BUILDING-TILED ROOF TWO-STOREY CEMENTRENDERED STRUCTURE-SUBDIVIDED INTO 4 RESIDENTIALUNITS

BDA-07 B

DA-07

ADA-06

BDA-05

CDA-05

ADA-05

BDA-06

SILL 19.750HEAD 21.250

26 HALL STREETOUTLINE OF ADJACENTBUILDING:-SINGLE STOREY FIBROGARAGE TILED ROOFFIBRO STRUCTURE

15 CONSETT AVENUE:EXISTING BRICK SINGLE-STOREY STRUCTUREWITH GLASS AND TILEDSINGLE-STOREYROOFED EXTENSIONTO REAR


22.555

12.1

9

36.575

F P

ROOFACCESS

SKYLIGHT OVER (DOTTED)

SKYLIGHT OVER (DOTTED)

1.6m PRIVACY SCREENTRANSLUCENT GLASS

S96 REV_EREAR UNIT ADDITION

BDA-07

BDA-07

34,029

1,50

09,

000

1,69

02,

437

6,200 7,820 22,555

36,575

RL 18.820

RL 18.070RL 18.770


UNIT 06: 1+BED

FIRSTFLOORBALCONYRL 18.830

28°5

1'12

.19

BOU

ND

ARY

28°5

1'2.

44

BOU

ND

ARY

BOUNDARY

BOU

ND

ARY

BOUNDARY

J A

Q U

E S

A

V E

N U

E


FIRSTFLOORAREA: 58SQM

118°51'

298°51'

PF

PF

3-5 JAQUES AVENUEOUTLINE OF ADJACENT BUILDING-TILED ROOF TWO-STOREY CEMENTRENDERED STRUCTURE-SUBDIVIDED INTO 4 RESIDENTIALUNITS

BDA-07 B

DA-07

ADA-06

BDA-05

CDA-05

ADA-05

BDA-06

1,69

0

3,00

0

SILL 20.000HEAD 20.350

CILL: 19.850HEAD 21.150

SILL 19.900HEAD 21.150

CILL: 18.950HEAD 20.450

SILL 19.750HEAD 21.250

26 HALL STREETOUTLINE OF ADJACENTBUILDING:-SINGLE STOREY FIBRO GARAGETILED ROOF FIBRO STRUCTURE

15 CONSETT AVENUE:EXISTING BRICK SINGLE-STOREY STRUCTUREWITH GLASS AND TILEDSINGLE-STOREY ROOFEDEXTENSIONTO REAR


22.555

12.1

9

36.575

DOOR:HEAD 21.500

SILL 20.400HEAD 21.250

SILL 20.050HEAD 21.250

F

P

WINDOWS TO BOUNDARY:ALL WINDOWS WITHIN 3m OFBOUNDARY PROTECTED INACCORDANCE W/ BCACLAUSE 3.4(a)(ii)(A)

ENTRY AWNINGUNDER

ENTRY AWNING

A FIRST FLOOR PLAN SCALE 1:100DA-03

B SECOND FLOOR PLAN SCALE 1:100DA-03

B 09/11/12 REVISED PLANS TO COUNCIL B 09/11/12 REVISED PLANS TO COUNCIL





DA-06

11041MH

@A1REV:


DRAWING:

DRAWN BY:TO SCALE:

PROJECT NO:

DRAWING NO:

REVISIONS PROJECT:



SOUTH AND NORTHELEVATIONS rev F

PLOTTED: 18/09/2014





POOL & SPA: N/A









LIFT CAR: - -

BASIX NOTES:








GBFG


RENDER & PAINT 1RP1



FB FACEBRICK










EXISTINGSURVEYED RL

PROPOSED RL

TRANSLUCENT GLASS

MF METAL FENCING


LAUNDRYLAU



TLGARCHITECTURAL:

ROOMS:





SWRO


LIVING AREALIV






FLUSHING TOILETS:

CLOTHES WASHERS:

3 STAR

4 STAR


APPLIANCES

16.050

EX RL

14.73

EX RL: 20.850EX RL: 20.850

EX RL: 19.930

EX RL: 18.217

18.670

22.651

25.651

RL 13.070

RL 14.700

RL 12.820

RL 25.670

RL 25.170

BOU

ND

ARY LIN

E (street)

BOU

ND

ARY LIN

E (rear)

FFL 15.820

FFL 18.820

FFL 21.820

SRL 24.770

FFL 12.820

AD

A-07

1:8 SLOPE1:8 SLOPE

3-5 JAQUES AVENUEBLACK DASHED LINE INDICATESOUTLINE OF ADJACENT BUILDING-RESIDENTIAL TILED ROOF TWO-STOREY CEMENT RENDEREDSTRUCTURE

EX RL: 23.264

EX RL: 18.260

EX RL: 18.741

RL 15.050

24.550

21.550

2,000 7,000 2,000

RL 14.450

SECOND FLOOR

FIRST FLOOR

GROUND FLOOR

BASEMENT FLOOR

ROOF

15 CONSETT AVENUE:EXISTING BRICKSINGLE-STOREYSTRUCTURE WITHGLASS AND TILEDSINGLE-STOREYROOFED EXTENSION

RIDGE (FRONT ROOF)

TOP OF GUTTER

ROOF (BAY WINDOWS)

RIDGE (MAIN ROOF)

LINE OF EXISTING GROUND LEVEL

EXISTING GARAGEBLUE DOTTED LINEINDICATES EXISTINGFIBRO GARAGE: TOBE DEMOLISHED

RIDGE

REAR GARAGE TO26 HALL STREET

EXISTINGBOUNDARY WALL

LANDSCAPING:NEW PLANTING TORAISED PLANTERS TOBOUNDARY WALLS-REFER TO LANDSCAPEARCHITECT'S DRAWING BASEMENT

CARPARK

BOUNDARY FENCE - APPROXLINE OF EXISTING FENCE TOBE REPAIRED/REPLACED

FLOOD BARRIERFOLDING UP BARRIERRECESSED IN GROUND-REFER TO FLOODMANAGEMENTCONSULTANT'S REPORT

1:8 SLOPE1:5 MAX SLOPE

RAMP TO CAR PARK

KERB

TG

TGTG

TG

TG

LIFT OVERRUNROOF PARAPET

TG

EPS EPS



EX RL: 19.335

EX RL: 18.350

EX RL: 20.850

19.930

26.846

22.651

25.651

15.050

RL 25.170

ENTRY CANOPY RL 18.070

ROOF PARAPET

BOU

ND

ARY LIN

E (at street)

BOU

ND

ARY LIN

E

BOU

ND

ARY LIN

E (at rear)

FFL 15.820

FFL 18.820

FFL 21.820

SRL 24.770

FFL 12.820

AD

A-07

EX RL: 23.260

26 HALL STREETOUTLINE OF EXISTINGREAR GARAGE

RIDGE

METAL FENCE

RIDGE (FRONTROOF)

RIDGE (MAIN ROOF)


JAQUES AVENUE: ROADFOOTPATH

LINE OF EXISTING GROUND LEVEL

TOP OF GUTTER(MAIN ROOF)

RP2SECOND FLOOR

FIRST FLOOR

GROUND FLOOR

BASEMENT FLOOR

ROOF

BOUNDARY FENCE - APPROX LINE OF

EXISTING FENCE TO BE REPAIRED/REPLACED

1 HALL STREETBLACK DASHED LINE INDICATES OUTLINEOF ADJACENT BUILDING: POST OFFICE-COMMERCIAL TILED ROOF SINGLESTOREY CEMENT BRICK STRUCTURE

RP3

RP1

MR

RP2

RP3

RP1

MR

TG

TG

TG

TG

PRIVACY SCREENTRANSLUCENT GLASS


A SOUTH/SIDE ELEVATIONDA-06

SCALE: 1:100

B NORTH/SIDE ELEVATIONDA-06

SCALE: 1:100






DA-05

11041MH

@A1REV:


DRAWING:

DRAWN BY:TO SCALE:

PROJECT NO:

DRAWING NO:

REVISIONS PROJECT:



EAST AND WEST ELEVATIONSrev F

PLOTTED: 18/09/2014





POOL & SPA: N/A









LIFT CAR: - -

BASIX NOTES:








GBFG


RENDER & PAINT 1RP1



FB FACEBRICK










EXISTINGSURVEYED RL

PROPOSED RL

TRANSLUCENT GLASS

MF METAL FENCING


LAUNDRYLAU



TLGARCHITECTURAL:

ROOMS:





SWRO


LIVING AREALIV






FLUSHING TOILETS:

CLOTHES WASHERS:

3 STAR

4 STAR


APPLIANCES

16.050

EX RL

14.73

21.660

19.540

25.670

25.170

19.440

15.820

VEHICULAR

15.820

25.210

21.660

19.550

21.550

27.600

15.050

RL 18.070

RIDGE

TOP OFGUTTER

LIFT OVERRUN PARAPET RL

PEDESTRIANENTRANCEENTRANCE

RIDGE

RIDGE

TOP OF GUTTER

BOU

ND

ARY LIN

E

BOU

ND

ARY LIN

E

BOU

ND

ARY LIN

E

23.260 COMMERCIAL (POSTOFFICE) TILED ROOFSINGLE STOREYBRICK STRUCTURE

TOP OFGUTTER

RIDGEB

DA-

07

COMMERCIAL (POSTOFFICE)TILED ROOFSINGLE STOREY BRICKSTRUCTURE

FFL 15.820

FFL 18.820

FFL 21.820

SRL 24.77024.550

20 HALL STREET:OUTLINE OF POTENTIALFUTURE DEVELOPMENT TOADJACENT SITE(COMMERCIAL ZONE) 12MMAX HEIGHT ALLOWABLE

SECOND FLOOR

FIRST FLOOR

GROUND FLOOR

ROOF

3 JAQUES AVERESIDENTIAL TILED ROOFCEMENT RENDEREDTWO STOREY STRUCTURE

21.660

EX RL: 19.335

23.220

19.320

20.070

25.670

25.170

16.170

LIFT OVERRUNPARAPET

BOU

ND

ARY LIN

E

BOU

ND

ARY LIN

E

EX RL: 19.550

BD

A-07

EX RL: 17.880

EX RL: 16.500

EX RL: 25.210

EX RL: 21.950

EX RL: 18.830

EX RL: APPROX 16.450EX RL: 16.170

FFL 15.820

FFL 18.820

FFL 21.820

SRL 24.770

20 HALL STREETCOMMERCIAL: TILEDROOF SINGLE STOREYBRICK STRUCTURERIDGE

TOP OF GUTTER

TOP OF FENCE

RIDGE

REAR GARAGE TO 26HALL STREETCHAIN LINK

BOUNDARY FENCINGTO POST OFFICE

RIDGE

TOP OF GUTTER

GROUND FLOOR

3 JACQUES AVETILED ROOF CEMENTRENDEREDTWO-STOREYSTRUCTURE

LINE OF EXISTINGGROUND LEVEL

EXISTING GROUND LEVEL

RIDGE

TOP OF GUTTER

RIDGE

SECOND FLOOR

FIRST FLOOR

GROUND FLOOR

ROOF



25.210

27.100

25.250

21.95021.660

19.550

21.550

27.600

15.050

RIDGE

RIDGE

RIDGE

TOP OF GUTTER

TOP OF GUTTER

TOP OF GUTTER

BOU

ND

ARY LIN

E

BOU

ND

ARY LIN

E

BOU

ND

ARY LIN

E

COMMERCIAL (POSTOFFICE)TILED ROOFSINGLE STOREY BRICKSTRUCTURE

24.550

3 JAQUES AVERESIDENTIAL TILED ROOFCEMENT RENDEREDTWO STOREY STRUCTURE

5-7 JAQUES AVERESIDENTIAL TILED ROOF BRICKFOUR STOREY STRUCTURE

A EAST ELEVATIONDA-05

SCALE: 1:100

C WEST ELEVATIONDA-05

SCALE: 1:100

B EAST/STREET ELEVATIONDA-05

SCALE: 1:200






DA-07

11041MH

@A1REV:


DRAWING:

DRAWN BY:TO SCALE:

PROJECT NO:

DRAWING NO:

REVISIONS PROJECT:



SECTIONS A AND B rev F

PLOTTED: 18/09/2014





POOL & SPA: N/A









LIFT CAR: - -

BASIX NOTES:








GBFG


RENDER & PAINT 1RP1



FB FACEBRICK










EXISTINGSURVEYED RL

PROPOSED RL

TRANSLUCENT GLASS

MF METAL FENCING


LAUNDRYLAU



TLGARCHITECTURAL:

ROOMS:





SWRO


LIVING AREALIV






FLUSHING TOILETS:

CLOTHES WASHERS:

3 STAR

4 STAR


APPLIANCES

16.050

EX RL

14.73

EX RL: 20.850

EX RL: 19.930

BASEMENT RL 12.820

RL 25.170

WINDOWS TO BOUNDARY:ALL WINDOWS WITHIN 3m OFBOUNDARY PROTECTED W/SPRINKLERS AND FIXED ORSELF-CLOSING WINDOWS TOBCA CLAUSE 3.4(a)(ii)(A)

PARAPET

BOU

ND

ARY LIN

E (at street)

BOU

ND

ARY LIN

E (rear)

14.700

EX RL: 18.260

AD

A-07

EXISTING GROUND LEVELTO COUNCIL DETAILS

EX RL: 23.264

EX RL: 18.741

GROUND FLOOR 15.770

FIRST FLOOR 18.770

SECOND FLOOR 21.770

RL 21.770

RL 18.770

RL 15.770

RL 24.770

RL 12.820

SECOND FLOOR

FIRST FLOOR

ROOF FLOOR

GROUND FLOOR

BASEMENT FLOOR

RIDGE (FRONT ROOF)

TOP OF GUTTER

RIDGE (MAIN ROOF)

LINE OF EXISTINGGROUND LEVEL

EXISTING GARAGEBLUE DOTTED LINEINDICATES TILEDROOF FIBRO GARAGE:TO BE DEMOLISHED

RIDGE

REAR GARAGE TO26 HALL STREET

NEW PLANTING


ROOF:LIGHTWEIGHTROOFING SYSTEM



23.220

19.320

15.810

17.880

21.660

19.550

20.450

18.950

17.650

28.192

25.003

12.820

RL 25.670

RL 25.170

EXISTINGGROUND LEVEL

WINDOWS TO BOUNDARY:ALL WINDOWS WITHIN 3m OFBOUNDARY PROTECTED INACCORDANCE WITH BCACLAUSE 3.4(a)(ii)(A)

LIFT OVERRUN

PARAPET

BOU

ND

ARY LIN

E

BOU

ND

ARY LIN

E

BOU

ND

ARY LIN

E

EX RL: 25.210

BD

A-07

CAR PARK

EX RL: 21.950

FFL 15.820

FFL 18.820

FFL 21.820

SRL 24.770

FFL 12.820

TG

RIDGE

CHAINLINK FENCETO POST OFFICE

RIDGE

CILL

3 JACQUES AVETILED ROOF CEMENT RENDEREDTWO STOREY STRUCTURE

RIDGE

TOP OFGUTTER

20 HALL STREETCOMMERCIAL: TILEDROOF SINGLE STOREYBRICK STRUCTURE

TOP OFGUTTER

HEAD

HEAD

20 HALL STREET:OUTLINE OF POTENTIALFUTURE DEVELOPMENT TOADJACENT SITE (COMMERCIALZONE) 12M MAX HEIGHTALLOWABLE

SECOND FLOOR

FIRST FLOOR

GROUND FLOOR

BASEMENT FLOOR

ROOF

A CROSS SECTIONDA-07

SCALE: 1:100

B LONGITUDINAL SECTIONDA-07

SCALE: 1:100

F

B 04/03/13 RAMP AMENDED


D 25/03/13 NEW DEVELOPMENT APPLICATION E 29/10/13 DEFERRED COMMENCEMENT AMENDMENTS


OUTLINE OF COUNCIL CONTROLHEIGHT AND SETBACKS

OUTLINE OF EXISTING HOUSE TO BEDEMOLISHED:1 JACQUES AVENUETILED ROOF SINGLE STOREY STRUCTURE:

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