item - reports€¦ · a161 k section b-b pd mayoh pty ltd 1/2/2016 2/2/2016 a162 k section c-c pd...

Item ____IPP03_______ - REPORTS -______04/05/2016_________

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 04/05/2016

Attachments: Plans

1. Site Plan

2. Plans and Elevations

ADDRESS/WARD: 22-28 Albany Street, St Leonards (Y)

APPLICATION No: DA13/15/3

PROPOSAL: To modify Development Consent DA13/15 for various

modifications including minor increase in building heights,

inclusion of substation and amended louver detail

PLANS REF:

Plan

No.

Issue Title Drawn by Dated Received

A102 R Level 1 & 2 Plans PD Mayoh Pty Ltd 1/2/2016 2/2/2016

A150 N South and North Elevations PD Mayoh Pty Ltd 1/2/2016 2/2/2016

A151 L East Elevation PD Mayoh Pty Ltd 1/2/2016 2/2/2016

A152 K West Elevation PD Mayoh Pty Ltd 1/2/2016 2/2/2016

A160 K Section A-A PD Mayoh Pty Ltd 1/2/2016 2/2/2016

A161 K Section B-B PD Mayoh Pty Ltd 1/2/2016 2/2/2016

A162 K Section C-C PD Mayoh Pty Ltd 1/2/2016 2/2/2016

A163 K Section D-D PD Mayoh Ptd Ltd 1/2/2016 2/2/2016

OWNER: Peades Properties Pty Ltd

APPLICANT: P.D. Mayoh Pty Ltd

AUTHOR: Lara Huckstepp, Executive Planner

DATE OF REPORT: 28 April 2016

DATE LODGED: 2 February 2016

AMENDED: 26 April 2016

RECOMMENDATION: Approval

Report of Lara Huckstepp, Executive Planner

Re: 22-28 Albany Street, St Leonards

EXECUTIVE SUMMARY

This development application seeks approval to modify DA013/15 which allowed the

construction of a mixed use building at No.22-28 Albany Street, St Leonards. The modifications

seek to raise the approved height by 850mm and the applicant advises the need has arisen due to

building construction requirements. Various other modifications are proposed.

The modification is reported to North Sydney Independent Planning Panel for determination

given the further increase in Building Height. Notification of the proposal has attracted two (2)

submissions raising particular concerns about view loss and building height. The assessment has

considered these concerns as well as the performance of the application against Council’s

planning requirements.

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

circumstances and is recommended for approval subject to conditions.

LOCATION MAP

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Re:

Property/Applicant Submittors - Properties Notified

22-28 Albany Street, St Leonards - DA 13/15/3



DESCRIPTION OF PROPOSAL

The proposal involves the modification of an approved shop top housing development. The

approved development comprises the demolition of an existing commercial building and

construction of a 13 storey mixed use building comprising retail / commercial space, 47

apartments and basement car parking. In detail, the approved development allows:-

Ground and part first floor commercial

Provision of 47 apartments over 12 levels including:

o 14 Studio apartments

o 12 x 1 bedroom apartments

o 18 x 2 bedroom apartments

o 3 x 3+ bedroom apartments

Common area of level 13 inlcuding an internal area and northern terrace;

Three levels of basement car parking including 40 car parking spaces, bicycle parking and

storage;

A through site link between Albany Street and Albany Lane;

A loading bay is proposed on Albany Lane

The modifications proposed are described by the applicant as:

1. Building Height – The building height is required to be raised due to the transfer levels

in the structural design:

The Level 4 terrace has increased by 570mm to RL101.410 (Previously RL100.840). The

eastern privacy wall height has also increased by 570mm.

The Level 7 terrace has increase by 850mm to RL110.840 (Previously RL109.990).

The Common Room has increased by 795mm to RL129.085 (Previously RL128.290).

The roof and plant area on Level 8 has been raised by 820mm to RL113.860 (Previously

RL113.040).

The Roof has increased by 995mm to RL132.085 (Previously RL131.09)

2. The inclusion of a substation on Level 1 as per Ausgrids requirements.

3. Amendments to louvre types on the Southern Façade.

4. Amendment to conditions to including staging of consent

CHECKING OF PLANS

This application has been checked to ensure that the changes being sought are the only changes

included in the submitted plans.

STATUTORY CONTROLS

North Sydney LEP 2013

Zoning – B4 Mixed Use

Item of Heritage - No

In Vicinity of Item of Heritage - No



Conservation Area - No

S94 Contribution

Environmental Planning & Assessment Act 1979

SEPP No. 55 - Contaminated Lands

SEPP 65 – Design quality of residential flat development

SREP (2005)

Local Development

POLICY CONTROLS

DCP 2013

DESCRIPTION OF LOCALITY

The subject site comprises two existing commercial buildings with a total site area of 731sqm.

The site is located on the northern side of Albany Street. No.22 Albany Street is an existing four

storey commercial building and No.26-28 Albany Street is an existing two storey commercial

building.

Subject site viewed from Albany Street

22 Albany



Subject site Albany Street frontage

Adjacent development to the east at No.30 Albany Street (The Encore) is an existing 6 storey

mixed use building (approximate building height of 20m) as can be seen below:

Adjacent building to the east at No.30 Albany Street

22 Albany 26-28 Albany

30 Albany



Adjacent development to the west is an existing mixed use building (The Abode) which has a

height of approximately 40m on its eastern end, and 60m on its western end.

Albany Street elevation

599 Pacific

Highway Subject site



Site context

Development on the southern side of Albany Street comprises an existing 9 storey mixed use

building at No.1-5 Albany Street, and a part 5 / part 13 storey mixed use development is currently

under construction at No.7-19 Albany Street.

To the north of the subject site on the northern side of the Laneway is an existing 40m mixed use

building (The Nexus Building).

Albany Lane Elevation

Subject site

599 Pacific Hwy

(The Abode)

30

Albany

Street

15

Atchison

Street

Subject site

30 Albany

Street



RELEVANT HISTORY

Development Application DA13/15 was approved by the North Sydney Independent Planning

Panel at its meeting held on 5 August 2015.

A Modification Application DA13/15/2was approved under delegated authority on 25

November 2015 which allowed various modifications to apartments, changes to glazing, vergolas

and plant area on the roof.

The subject Modification Application DA13/15/3 was submitted to Council 2 February 2016.

Concern was raised by Council during the process that the additional height would result in the

podium on Albany Street not matching the adjoining podium. The applicant submitted amended

plans on 26 April 2016 to lower the solid podium elements along this elevation and provide a

glass balustrade behind, which maintains the visual appearance of the podium.

REFERRALS

Building

The development application has not been specifically assessed in relation to compliance with the

Building Code of Australia. If the development application is unable to achieve compliance with

the BCA, an additional Section 96 Application may be lodged.

SUBMISSIONS

Adjoining properties and the Holtermann Precinct were notified of the proposed development

between 19 February – 4 March 2016. A Notice was placed in the Mosman Daily on 18 February

2016. Two submissions were received with the main issues raised summarised as follows:-



Basis of Submissions

We are writing to submit our objection against the increased height of the proposed

development.

Our apartment is at one level above the east tower of the ABODE. The proposed

development will be completely blocking the eastern view that we currently enjoy.

The proposed development exceeds the current Local Environmental Plan (LEP) limit for

that location, even from its original proposal;

It is unfair for people who used the LEP as a reference, to buy their properties;

If the proposed development is approved, it will depreciate the value of our apartment.

You will see that I objected to the earlier Application for this site, which was to contravene

Council’s height restictions.

I now note that the Developer is requesting approval for a design that would increase that

contravention even more, and this is not a ‘minor increase in building height’ as noted in

your circular. It is incremental over what already contravenes Council height limits.

My original objection remains, and in fact, is now even louder. Council must stay with its

proclaimed restrictions, otherwise why have them.

The amended plans received on 26 April 2016 proposing the lower the solid elements on the

Albany Street podium were not required to be notified as they lowered the solid elements to the

generally match those approved and resulted in no additional impacts.

CONSIDERATION

The proposal is required to be assessed having regard to the following matters.

Section 96(2) of the Environmental Planning and Assessment Act 1979 enables a consent authority to

modify a development consent upon application being sought by the applicant or any person entitled

to act on the consent, provided that the consent authority:

is satisfied that the development to which the consent as modified relates is substantially the

same development;

has consulted the relevant Minister, public authority or approval body in respect of a condition

imposed as a requirement of a concurrence to the consent or in accordance with the general

terms of an approval proposed to be granted by the approval body and that Minister, authority

or body has not, within 21 days after being consulted, objected to the modification of that

consent;

has notified the application in accordance with the regulations and has considered any

submissions made concerning the proposed modification; and

in determining the application for modification, has taken into consideration such matters

referred to under Section 79C(1) as are relevant.

Therefore, Council’s assessment of the application to modify the subject development consent must

consider the following issues:

1. Is the proposed development as modified substantially the same development approved by

the NSIPP?

The proposed development is considered to be substantially the same as the development approved by

NSIPP. The proposed development will result in generally the same yield as approved. Those new

elements that have been increased in height are assessed as not resulting in any material impacts to

adjoining properties. The proposed development is considered to continue to result in an acceptable

level of residential amenity for its occupants and has an acceptable appearance.



2. Whether the application required the concurrence of the relevant Minister, public

authority or approval body and any comments submitted by these bodies?

No concurrence is required.

3. Whether any submissions were made concerning the proposed modification.

Two submissions have been received. Issues raised have been outlined and a planning response

required within this report.

4. Any relevant considerations under Section 79C(1) of the Environmental Planning and

Assessment Act 1979.

The provisions of any environmental planning instrument or draft environmental

planning instrument that is or has been placed on public exhibition and details of

which have been notified to the consent authority.

NORTH SYDNEY LEP 2013

Permissibility within the zone: The subject site is zoned B4 Mixed Use pursuant to LEP2013.

Development for the purpose of ‘Shop top housing’ is permissible with the consent of Council.

Objectives of the zone: The particular objectives of the Mixed Use zone are to:

To provide a mixture of compatible land uses.

To integrate suitable business, office, residential, retail and other development in

accessible locations so as to maximise public transport patronage and encourage

walking and cycling.

To create interesting and vibrant mixed use centres with safe, high quality urban

environments with residential amenity.

To maintain existing commercial space and allow for residential development in mixed

use buildings, with non-residential uses on the lower levels and residential uses above

those levels.

The proposed modified development will be consistent with the objectives of the zone.

Principal Development Standards – North Sydney Local Environmental Plan 2013

Site Area - 731m² Approved Proposed Control Complies

Clause 4.3 – Heights of

Building

43m

40m (balconies)

22.8m (level 7

structures)

43.82m

40.8m

(balconies)

23.3m (level 7

structures)

40m (No. 22)

20m (No.26-28)

No

Clause 4.4a – Non residential

FSR

0.42:1 (over entire

site)

0.40 (over

entire site)

0.75:1 (over

No.22)

0.6:1 (over

No.26-28)

No



Building Height

Clause 4.3 LEP2013 sets a maximum building height of 40m on the western portion of the site

over No.22 Albany Street, and a maximum building height of 20m on the eastern portion of the

site over No.26-28 Albany Street. A Clause 4.6 Objection was considered and supported for the

approved development. Those new elements proposed that are in breach in the building height

control include:

The Level 4 terrace has increased by 570mm to RL101.410 (Previously RL100.840). The

eastern privacy wall height has also increased by 570mm.

The Level 7 terrace has increase by 850mm to RL110.840 (Previously RL109.990).

The Common Room has increased by 795mm to RL129.085 (Previously RL128.290).

The roof and plant area on Level 8 has been raised by 820mm to RL113.860 (Previously

RL113.040).

The Roof has increased by 995mm to RL132.085 (Previously RL131.09).

Council raised concerns with that the building height would result in the podium that is located

above that of the adjoining property at No.599 Pacific Highway, St Leonards. The applicant

submitted amended plans on 26 April 2016 which reduced the solid elements of the Albany

Street podium to generally match that approved, providing instead a glass balustrade. This is

considered to improve the appearance of the podium and is acceptable. The modification can be

seen below:

A Clause 4.6 Objection is not required for a Section 96 Modification Notwithstanding this, the

proposal is considered against the objectives of the controls as follows:-

To promote development that conforms to and reflects natural landforms, by stepping

development on sloping land to follow the natural gradient – The proposed additional

height continues to be acceptable. Those elements proposed above the building height

control over the 40m building height comprise mostly common area and plant and the

like. Those elements proposed above the building height control over the 20m building

height comprise part of habitable residential level No.7 with the use of the roof permitted

as an outdoor terrace. Despite the additional height 850mm in height, this is considered to

continue to provide a transitional step and is supported. The form of the building is

considered to be contextual.

(b) To promote the retention and, if appropriate, sharing of existing views – The proposed

new elements have been considered with regards to view loss as follows:

Common room and lift over run additional height -

Existing surrounding properties other than the Abode have a building height of 40m or

lower. As such, the additional height would be unlikely to remove any important exisitng

views.

The Abode apartments enjoy their outlook mostly to the north and south, with views to

the east being mostly secondarly from the eastern tower. Existing properties within the

western tower



Rooftop plant – The proposed rooftop plant will be located to the south of the approved

rooftop structures and at a lower height. In any case, existing surrounding development is

generally at a similar or lower height and therefore views from surrounding properties

have been generally removed by those components of the building that comply with the

building height control.

Properties located within No.599 Pacific Highway (The Abode) enjoy eastern views

across the site that will be removed by the approved development. The height of the

adjoining building is generally consistent with the height of the Abode where it adjoins

the subject site. As such, the roof plant would be located the level of residential

apartments that immediately adjoin it. The Abode building also has a higher tower on its

western side. Any more distant views lost by these residential apartments, or any

surrounding apartments are considered to be a generally expected outcome of

development on this site. The majority of surrounding buildings, including the Abode,

have rooftop plant structures and it is therefore considered to be characteristic. There is

no known material view loss that arises from the addition of the roof plant adjacent to the

approved roof plant.

Vergola on Level 7 roof terrace – The proposed vergola would be lightweight and have

a height of 1m above the approved balustrading. Existing views across the site are

predominantly from No.15 Atchison Street and No.48 Atchison Street. Any loss of

outlook from these properties would be generally onto adjacent buildings, rather than any

iconic or important views. There is no known material view loss that arises from the

proposed vergola.

As such, those elements in breach of the Building Height Control are not considered to

result in the material loss of views from surrounding properties.

(c) To maintain solar access to existing dwellings, public reserves and streets, and to

promote solar access for future development – The proposed new elements above the

building height limit would not result in any material additional overshadowing to

surrounding properties.

(d) To maintain privacy for residents of existing dwellings and to promote privacy for

residents of new buildings – Those components that are non-compliant with the building

height control including:

Roof top plant – No privacy impacts.

Level 7 Vergola – No privacy impacts given the vergola is located over an

approved balcony.

(e) to ensure compatibility between development, particularly at zone boundaries – The

building form is considered to be compatible with surrounding development and is

considered to be a generally expected outcome of development on the site. Adjoining

sites are also zoned B4 mixed use.

(f) to encourage an appropriate scale and density of development that is in accordance

with, and promotes the character of, an area – The proposed development continues to

be considered to be consistent with the desired character of the area as expressed within

Council’s controls.



It is concluded that despite the additional breach to Clause 4.3 NSLEP, the modifications meet

the objectives of the control and the breach can be supported in this instance.

Clause 2(c) LEP2013 sets out that:

„Despite subclause (2), development consent may be granted to development on land identified as

“land in St Leonards‟ on the Exceptions to Development Standards Map if the height of a

building (excluding plant rooms and other similar structures) will exceed the maximum height

shown for the land on the Height of Buildings Map by no more than 3 metres”.

In this instance, the plant and vergola are considered to be ancillary structures with no new

habitable residential space proposed under the subject modification application. Notwithstanding

the above, it is noted that the above clause had a sunset clause that has now expired.

St Leonards / Crows Nest Planning Study Precinct 2 & 3 - Council has now adopted the

St Leonards Planning Study that aims to develop new strategies and initiatives that will provide

for a number of outcomes across the Precinct including improved urban design outcomes. The

study identifies the subject site as having the potential for 40m across the entire site, subject to

other design considerations which could be carried through in a planning proposal for

consideration. This study has not however been relied upon for the subject modification

application.

Non-residential floor space ratio ranges

Clause 4.4A LEP 2013 requires a minimum non-residential FSR of 0.75:1 over No.22 Albany

Street; and 0.6:1 over 26-28 Albany Street. The approved development allowed a breach

providing 0.4.2:1 which was supported on the basis that a through site link was provided. The

modification application proposes a further reduction of 22sqm to provide for the proposed

substation, reducing the non-residential floorspace to 0.40:1. The substation is an essential

element and there is considered to be no reasonable location to increase non-residential floor

space on the site. It is noted that the original non-compliance was supported given that the

through site link was provided over two levels, in accordance with Council’s controls. Should

this area have been provided as non-residential floorspace instead, the proposed development

would have complied with minimum non-residential FSR controls.

NORTH SYDNEY DCP2013

DEVELOPMENT CONTROL PLAN 2013 – Part B Section 2- Commercial and Mixed Use

Development

complies Comments

2.2 Function

Diversity of Activities Yes Despite the further non-compliance with the non-residential

floor space, the proposal continues to provide for an

appropriate variety of uses. The retail spaces adequately

activate both the Albany Street and Albany Lane frontages.

Mixed Residential Population Yes No change is proposed to the number or mix of dwellings.

2.3 Environmental Criteria

Views Ye.

The proposed development is considered to result in a

reasonable impact of views. Refer to discussion following

the DCP table.



Visual Privacy Yes Change in louvres on northern elevation – The proposed

change in louvres on the southern elevation will continue to

provide adequate privacy.

2.4 Quality built form

Setback – Side Yes No change to setbacks are proposed

Setback - Rear Yes No change is proposed to the approved 1.5m whole of

building setback.

Podiums Yes The additional height resulted in the podium height also

being increased. Concern was raised that the podium would

no longer match the adjoining podium at No.599 Pacific

Highway. To address this issue, the applicant modified the

podium to provide a glass balustrade to replace the solid

balustrade, to provide a more consistent façade. The

amended façade can be seen below and is assessed as being

acceptable.

Albany Street facade

Building Design Yes No change is proposed to the building design.

Skyline Yes The proposed development will result in a reasonable skyline

appearance.

2.5 Quality Urban Environment High Quality Residential

Accommodation

Yes No change is proposed to the approved number and mix of

dwellings.

Car Parking Yes No change is proposed to the basement level

2.6 Efficient Use of Resources Energy Efficiency Yes An amended BASIX Certificate has been submitted.

Staging of consent

The applicant has sought to amend the conditions to allow the staging of development consent.

Council has adopted a standard condition to allow for the staging of large scale developments to

enable the demolition works and excavation works to be carried on a separate CC to the above-ground

works.

The applicant seeks to modify the development consent as follows:



The above-mentioned staging is considered acceptable with the exception of the additional CC

required prior to structures on the roof. This is not supported, and all other conditions will be required

to be complied with prior to above-ground works being undertaken.

It is noted that those conditions required to be complied prior to any demolition include construction

management plan (B1), dilapidation reports (C5, C6 and C7), Structural adequacy & Geotechnical

(C9, C10, C11) all bonds and Section 94 Contributions (C27, C41 & 42).

A new condition is recommended to be added in this regard.

Section 94 Contributions

No change in Section 94 Contributions are required as no change to the number of configuration of

apartments is proposed.

The proposed modifications do not alter the approved development scheme's compliance with the

requirements of any relevant State Plan or Policy. The proposed development is considered to

continue to the consistent with the provisions of the NSLEP 2013 and NSDCP 2013.

(b) The likely impacts of that development, including environmental impacts on both the

natural and built environments, and social and economic impacts in the locality.

All likely impacts of the proposed modification are considered to have been addressed in this

report.

(c) The suitability of the site for the development.

The subject site is suitable for the proposed development.

(d) Any submissions made in accordance with this Act or the regulations.

Two submissions have been received and are considered within this report.

(e) The public interest.

The proposed development is considered to be in the public’s interest.



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 Yes

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

Environmental Planning and Assessment (Amendment) Act 1979

SUBMITTORS CONCERNS

Issues raised by submittors relate to view loss which has been considered in detail within this

report.

CONCLUSION

The proposed modification is considered to be substantially the same as the approved

development is recommended for approval subject to the following conditions.

RECOMMENDATION

PURSUANT TO SECTION 80 OF ENVIRONMENTAL PLANNING AND ASSESSMENT

ACT 1979 (AS AMENDED)

THAT the North Sydney Independent Planning Panel, as delegate of the General Manager, as the

consent authority, resolve to modify its Development Consent dated 5/8/2015 in respect of a proposal

for the construction of a mixed use building at 22-28 Albany Street, St Leonards under the provisions

of Section 96 of the Environmental Planning and Assessment Act only insofar as will provide for the

following:

1. To amend Condition A1 as follows:



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,

Plan

No.

Issue Title Drawn By Received

A.001 F Cover Sheet and Schedules PD Mayoh Pty Ltd 23 June 2015

A.010 B Demolition Plan PD Mayoh Pty Ltd 23 June 2015

A.100 G Basement 3 & Basement 2 PD Mayoh Pty Ltd 23 June 2015

A101 G Basement 1 & Ground Floor PD Mayoh Pty Ltd 23 June 2015

A102 G Level 1 & 2-3 Plans PD Mayoh Pty Ltd 23 June 2015

A103 F Level 4 & 5 PD Mayoh Pty Ltd 23 June 2015

A103-1 A Level 6 PD Mayoh Pty Ltd 23 June 2015

A104 F Level 7 & 8-12 PD Mayoh Pty Ltd 23 June 2015

A105 E Roof Plan PD Mayoh Pty Ltd 23 June 2015

A160 E Section A-A PD Mayoh Pty Ltd 23 June 2015

A161 D Section B-B PD Mayoh Pty Ltd 23 June 2015

A162 E Section C-C PD Mayoh Pty Ltd 23 June 2015

A163 D Section D-D PD Mayoh Pty Ltd 23 June 2015

A400 C Adaptable Units PD Mayoh Pty Ltd 23 June 2015

A401 C Adaptable Units PD Mayoh Ptd Ltd 23 June 2015

Except as modified by the modifications shown in colour on:

Plan No. Issue Title Drawn by Dated Received

A.001 G Cover Sheet & Schedules PD Mayoh Ptd Ltd 2/9/2015 8/9/2015

A.100 H Basement 3 and Basement 2 Plans PD Mayoh Pty Ltd 2/9/2015 8/9/2015

A.101 H Basement 1 & Ground Floor Plans PD Mayoh Pty Ltd 2/9/2015 8/9/2015

A.102 H Level 1 & 2-3 Plans PD Mayoh Pty Ltd 2/9/2015 8/9/2015

A.103 G Level 4 & 5 Plans PD Mayoh Pty Ltd 2/9/2015 8/9/2015

A.103-1 B Level 6 Plans PD Mayoh Pty Ltd 2/9/2015 8/9/2015

A.104 G Level 7 & 8 -11 Plans PD Mayoh Pty Ltd 2/9/2015 8/9/2015

A.105 F Level 12 & Roof Plans PD Mayoh Pty Ltd 2/9/2015 8/9/2015

A.150 H South and North Elevations PD Mayoh Pty Ltd 2/9/2015 8/9/2015

A.151 G East Elevation PD Mayoh Pty Ltd 2/9/2015 8/9/2015

A.152 F West Elevation PD Mayoh Pty Ltd 2/9/2015 8/9/2015

A.160 F Section A-A PD Mayoh Pty Ltd 2/9/2015 8/9/2015

A.161 E Section B-B PD Mayoh Pty Ltd 2/9/2015 8/9/2015

A.162 F Section C-C PD Mayoh Pty Ltd 2/9/2015 8/9/2015

A.163 E Section D-D PD Mayoh Pty Ltd 2/9/2015 8/9/2015

And except as further modified by the modifications shown in colour on:

Plan

No.

Issue Title Drawn by Dated Received

A102 R Level 1 & 2 Plans PD Mayoh Pty Ltd 1/2/2016 2/2/2016

A150 N South and North Elevations PD Mayoh Pty Ltd 1/2/2016 26/4/2016

A151 L East Elevation PD Mayoh Pty Ltd 1/2/2016 2/2/2016

A152 K West Elevation PD Mayoh Pty Ltd 1/2/2016 2/2/2016

A160 K Section A-A PD Mayoh Pty Ltd 1/2/2016 2/2/2016

A161 K Section B-B PD Mayoh Pty Ltd 1/2/2016 2/2/2016

A162 K Section C-C PD Mayoh Pty Ltd 1/2/2016 2/2/2016

A163 K Section D-D PD Mayoh Ptd Ltd 1/2/2016 2/2/2016

- Level 4 Podium Parapet

Height reduction

PD Mayoh Pty Ltd 26/4/2016 26/4/2016

Except where amended by the following conditions of this consent.



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

accordance with the determination of Council, Public Information)

2. To add new Condition C50:

Staged Construction

C50. The works may be carried out in stages with the relevant conditions being

satisfied prior to the issue of a Construction Certificate for each stage as follows:-

Stage Conditions to be satisfied

Prior to demolition of existing building –

CC1

B1, C5, C6, C7, C9, C10, C11, C13, C18,

C27, C30, C37, C41, C42, C45, D1, D3, D4

Prior to bulk excavation of the site and below

ground structure CC2

C8, C12, C19, C22, C39

Balance of works – CC4 C1, C2, C3, C4, C14, C15, C16, C17, C20,

C21, C23, C24, C25, C26, C28, C31, C44,

C46, C29, C32, C33, C34, C35, C36, C40,

C43, C47, C48, C49 (Noted as C48

DA13/15/2), C50 (Noted as C49 DA13/15,

D2

Unless identified above, a condition that must be satisfied prior to the issue of a construction

certificate must be satisfied prior to the first construction certificate.

(Reason: To enable the consent to be reasonably enacted upon)

3. To amend Condition A1 as follows:

Condition G14 is amended as follows:

Height

G14. Upon completion of the works and prior to the issue of any Occupation Certificate an

appropriately qualified and practising surveyor shall certify the development as compliant

with the maximum approved levels being RL133.085 measured at the highest point of the

lift over run. This survey and certification must be submitted to the Certifying Authority

with the application for an Occupation Certificate and a copy provided to Council (if it is

not the Certifying Authority).

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

Lara Huckstepp Stephen Beattie

A/MANAGER DEVELOPMENT SERVICES A/DIRECTOR CITY STRATEGY

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North Sydney CouncilCopyright:

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].

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