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PALERANG DEVELOPMENT CONTROL PLAN 2015
DatesofapprovalsandcommencementofthisDevelopmentControlPlan
Date approved bycouncil
Datecommenced
Description Version
21May2015 27May2015 DevelopmentControlPlan(infull) 1
Table of Contents
Part A Preliminary Information....................................................................................................................................1
A1 About this Development Control Plan...............................................................................................1
A2 Citation - Name of this Development Control Plan..................................................................1
A3 Land covered by this Development Control Plan.....................................................................1
A4 Purpose...................................................................................................................................................................2
A5 Structure of this Development Control Plan...................................................................................2
A6 Variations to the Development Control Plan................................................................................3
A7 When to use this Development Control Plan................................................................................4
A8 Lodging a Development Application................................................................................................4
A9 Notification of a Development Application..................................................................................4
A10 Publication of Development Applications Received List......................................................4
A11 Amendments, Modifications and Reviews.....................................................................................4
A12 Process Following Receipt of Submissions.......................................................................................5
A13 Developer Levies..............................................................................................................................................5
A14 Relationship to Voluntary Planning Agreements........................................................................6
A15 Relationship to Other Council Policy Documents......................................................................6
A16 Savings and Transitional Provisions.......................................................................................................6
A17 References to External standards and documents..................................................................7
A18 The Consent Authority..................................................................................................................................7
A19 Glossary..................................................................................................................................................................7
A20 Planning Framework......................................................................................................................................8
A21 Ecologically Sustainable Development............................................................................................9
Part B General Provisions..............................................................................................................................................11
B1 Site Analysis........................................................................................................................................................11
B2 Accessible Design.........................................................................................................................................12
B3 Flora, fauna, soil and watercourses...................................................................................................18
B4 Bush fire Prone Land.....................................................................................................................................28
B5 Crime Prevention through Environmental Design....................................................................31
B6 Development on ridges and prominent hills and within 200 metres of a classified road 33
B7. Engineering Requirements.......................................................................................................................34
B7.1 Parking..................................................................................................................................................................34
B7.2 Roads.....................................................................................................................................................................36
B7.3 Urban Vehicle Access................................................................................................................................46
B7.4 Laneways............................................................................................................................................................46
B7.5 Rural Internal Access Roads...................................................................................................................49
B7.6 Rural Entrances................................................................................................................................................50
B7.7 Stormwater and water sensitive urban design...........................................................................51
B7.8 Footpaths and Verges................................................................................................................................52
B7.9 Utilities....................................................................................................................................................................53
B7.10 Sewer and Water......................................................................................................................................55
B8 Erosion and sediment control................................................................................................................55
B9 Flood planning.................................................................................................................................................59
B10 Heritage – European (non-Indigenous), Aboriginal (Indigenous) and Natural....63
B10.1 European Heritage...................................................................................................................................63
B10.1.1 Suggested colour schemes...........................................................................................................63
B10.1.2 Maintenance of heritage items..................................................................................................63
B10.1.3 Works that may not require approval and exempt development.....................64
B10.1.4 Works requiring development approval...............................................................................65
B11 Social and economic impact assessment....................................................................................80
B12 Landscaping.....................................................................................................................................................81
B13 On-site System of Sewage Management (OSSM)...................................................................83
B14 Potentially contaminated land............................................................................................................91
B15 Waste management...................................................................................................................................92
B16 Greywater reuse.............................................................................................................................................95
B17 Rainwater tanks..............................................................................................................................................97
B18 Solid fuel heaters............................................................................................................................................99
B19 Sydney, Googong and Captains Flat drinking water catchments...........................100
Part C Development Specific Provisions.........................................................................................................101
C1 Subdivision.......................................................................................................................................................101
C2 Residential development......................................................................................................................115
C3 Affordable Housing....................................................................................................................................133
C4 Exhibition homes and villages.............................................................................................................134
C5 Temporary residential accommodation.....................................................................................135
C6 Sheds, garages, carports and animal housing in residential and RU5 land use zones135
C7 Business land development – B2 Local Centre and B4 Mixed Use............................136
C8 Industrial development...........................................................................................................................142
C9 Restaurants or cafés in RU1 Primary Production or E4 Environmental Living.......146
C10 Eco-tourist facilities.....................................................................................................................................147
C11 Bed and Breakfast Accommodation............................................................................................148
C12 Outdoor Dining.............................................................................................................................................150
C13 Roadside Stalls..............................................................................................................................................153
C14 Use of the footpath...................................................................................................................................154
C15 Swimming pools...........................................................................................................................................157
C16 Shipping Containers..................................................................................................................................158
C17 Lighting..............................................................................................................................................................159
C18 Advertising signage...................................................................................................................................160
C19 Directional signage...................................................................................................................................168
C20 Events................................................................................................................................................................170
C21 Caravan Parks and camping grounds (including primitive camping grounds) 171
C22 Filling of land..................................................................................................................................................172
C23 Demolition of buildings or structures.............................................................................................174
C25 Sheds in RU1 Primary Production, E3 Environmental Management and E4 Environmental Living................................................................................................................................................175
C26 Rural industry..................................................................................................................................................176
C27 Intensive Agriculture..................................................................................................................................178
C28 Animal boarding or training establishments for cats, dogs and horses..................180
C29 Horse stables and horse arenas........................................................................................................182
C30 Gates and Fencing....................................................................................................................................185
Part D Area Specific Provisions..............................................................................................................................187
D1 Bungendore....................................................................................................................................................188
D2 Braidwood.......................................................................................................................................................196
D3 Villages...............................................................................................................................................................197
D4 Mt Gillamatong............................................................................................................................................203
D5 Lots 1 and 2 DP 456367, Lot 2 DP 131294 and Lot 1 DP 1067259..................................204
Part E Notification of Development Applications.....................................................................................205
E1 Notification of a Development Application.............................................................................205
E2 Publication of Received List.................................................................................................................213
E3 Amendments, Modifications and Reviews................................................................................213
Appendices.......................................................................................................................................................................215
PalerangDevelopmentControlPlan2015 1
Part A Preliminary Information
A1 About this Development Control Plan ThePalerangLocalEnvironmentalPlan2014(PLEP2014)providesthestatutoryframeworkforlandusemanagementinthePaleranglocalgovernmentarea,subjecttooverridingplanningcontrolsinStateEnvironmentalPlanningPoliciesandlegislation.
Thisdevelopmentcontrolplan(DCP)expandsontheaims,objectivesandotherprovisionsofthePLEP2014andprovidesdetaileddevelopmentprovisionsfordevelopmentinthePaleranglocalgovernmentarea.
ThepurposeofaDCPistoprovideguidancetodevelopersandtheconsentauthoritywhencarryingoutorapprovingdevelopmentto:
Achievetheobjectivesoflandusezonesunderanenvironmentalplanninginstrument(EPI);and
FacilitatepermissibledevelopmentunderanEPI.
ProvisionsinaDCParethereforetoprovideguidanceandarenotstatutoryrequirements.
A2 Citation - Name of this Development Control Plan ThisDCPiscalledthePalerangDevelopmentControlPlan2015.IthasbeenpreparedpursuanttotheprovisionsofSection74CoftheEnvironmentalPlanningandAssessmentAct1979andClauses16‐24oftheEnvironmentalPlanningandAssessmentRegulation2000.
Council,astheconsentauthority,isrequiredunderSection79CoftheEnvironmentalPlanningandAssessmentAct1979totakeintoconsiderationtherelevantprovisionsoftheDCPindeterminingdevelopmentapplicationsonlandtowhichitapplies.
A3 Land covered by this Development Control Plan TheDCPappliestoalllandinthePaleranglocalgovernmentareaexceptforthestateconservationarea‘Braidwoodanditssetting’.Controlsrelatingto‘Braidwoodanditssetting’arecontainedintheBraidwoodDevelopmentControlPlan2006,which,whilerepealedundertheEnvironmentalPlanningandAssessmentAct1979,isstillapplicableundertheHeritageAct1977.
TheadoptionofthisDCPrepealsthefollowingdevelopmentcontrolplans:
BraidwoodDevelopmentControlPlan2006
PalerangCouncil,FencingRequirementsinRural,EnvironmentalProtectionandRuralResidentialAreas
Cooma‐MonaroDCPNo.1DevelopmentandSubdivisionofLand(UrbanandRural)
Cooma‐MonaroDevelopmentControlPlanNo.20ExemptDevelopment
Cooma‐MonaroDevelopmentControlPlanNo.21ComplyingDevelopment
MulwareeDevelopmentControlPlanNo.6RuralSubdivisionforDwellingHouses
MulwareeDevelopmentControlPlanNo.5DwellingHousesandClass10Buildings
PalerangDevelopmentControlPlan2015 2
PalerangCouncilDevelopmentControlPlanAdvertisingandNotifyingDevelopmentApplications
PalerangCouncil,PalerangAdvertisingSignsDevelopmentControlPlan2007
PalerangCouncil,PalerangActivitiesinPublicPlacesDevelopmentControlPlan2007
PalerangCouncil,DevelopmentControlPlanYarrowlumlaLEP20022(v)VillageZone
YarrowlumlaDevelopmentControlPlanRuralZones
YarrowlumlaDevelopmentControl7(e)EnvironmentalProtectionZone
TallagandaEnvironmentalHeritageDevelopmentControlPlanNo.1
TallagandaDevelopmentControlPlanNo.3.RuralSmallHoldingDevelopment
TallagandaDevelopmentControlPlanNo.6ExemptDevelopment
TallagandaDevelopmentControlPlanNo.7ComplyingDevelopment
TallagandaShireCouncil,DevelopmentControlPlanNo.8On‐SiteSewageManagement
TallagandaShireCouncil,DevelopmentControlPlanNo.4Rural1(a)
A4 Purpose ThepurposeofthisDCPistoprovidemoredetailedprovisionsandtosupporttheaimsofthePLEP2014.TheaimsofthePLEP2014are:
(a) toprotectandimprovetheeconomic,environmental,socialandculturalresourcesandprospectsofthePalerangcommunity,
(b) toencouragedevelopmentthatsupportsthelong‐termeconomicsustainabilityofthelocalcommunity,byensuringthatdevelopmentdoesnotunreasonablyincreasethedemandforpublicservicesorpublicfacilities,
(c) toretain,protectandencouragesustainableprimaryindustryandcommerce,
(d) toensuretheorderly,innovativeandappropriateuseofresourcesinPalerangthroughtheeffectiveapplicationoftheprinciplesofecologicallysustainabledevelopment,
(e) toretainandprotectwetlands,watercoursesandwaterqualityandenhancebiodiversityandhabitatcorridorsbyencouragingthelinkingoffragmentedcorehabitatareaswithinPalerang,
(f) toidentify,protectandprovideareasusedforcommunityhealthandrecreationalactivities,
(g) toensurethatinnovativeenvironmentaldesignisencouragedinresidentialdevelopment.
A5 Structure of this Development Control Plan ThisDCPiscomprisedoffourparts.ItisimportanttoreadallpartsasdevelopmentapplicationsmustrespondtoallrelevantmattersintheDCP.
Part A – Preliminary Information
ThispartcontainsthepreliminaryinformationassociatedwiththeDCPandanexplanationastohowitshouldbeused.ItalsosetsouttheplanningframeworkfortheDCP.
PalerangDevelopmentControlPlan2015 3
Part B – General Provisions
ThispartcontainstheGeneralProvisionsthatapplytoalldevelopment.Theseprovisionsinclude:
SiteAnalysis
Biodiversity
Bushfireproneland
Contaminatedland
Crimepreventionthroughenvironmentaldesign
Disabilitystandardsforaccess
Engineeringrequirements(roads,parking,stormwatermanagement,waterandutilities)
Erosionandsedimentcontrol
Floodplanning
Heritage
Landscaping
On‐sitesystemofsewagemanagement
Treeandvegetationpreservation
Wastemanagement
Part C – Development Specific Provisions
Thispartcontainsthedevelopmentspecificprovisionsandincludes:
Subdivision
Ruraldevelopment
Residentialdevelopment
Businessdevelopment
Industrialdevelopment
Specificlanduses
Part D – Area Specific Provisions
Thispartcontainsareabasedprovisions.Whereanareabasedprovisionisinconsistentwithageneralprovisionoradevelopmentspecificprovision,theareabasedprovisionprevailstotheextentofthatinconsistency.
Part E – Notification of a Development Application
Thispartcontainsprovisionstoensurethatpublicparticipationoccursinanorderly,consistentandtransparentmanner.
A6 Variations to the Development Control Plan ProvisionsofaDCPareintendedtoprovideguidanceandarenotstatutoryrequirements.Councilmayconsidervaryingthedevelopmentprovisionswhereitcanbedemonstratedthattheobjectives
PalerangDevelopmentControlPlan2015 4
towhichtheprovisionrelatescanbewhollyachievedbyanalternativesolutionandtheproposalisconsistentwiththePLEP2014aimsandzoneobjectives.
Avariationthatisinconsistentwithanylocalenvironmentalplanaimorzoneobjectivewillnotbesupported.
A7 When to use this Development Control Plan ThisDCPappliestoalldevelopmentthatrequiresconsentinthePaleranglocalgovernmentareaexceptforthestateconservationarea‘Braidwoodanditssetting’.
A8 Lodging a Development Application Pre-lodgement meetings
ApplicantsareencouragedtoseekadvicefromCouncilpriortolodgingadevelopmentapplicationbycontactingCouncil’scustomerservicestafftoarrangeapre‐lodgementmeeting.
Standard development application requirements
TheEnvironmentalPlanningandAssessmentAct1979andtheassociatedregulationsspecifythedocumentationrequiredwithalldevelopmentapplications.Missingorincompletedocumentationcandelayprocessingthedevelopmentapplication.ChecklistssettingouttherequiredinformationfordifferenttypesofdevelopmentareavailablefromCouncil’scustomerservicestafforonCouncil’swebsitewww.palerang.nsw.gov.au.
A9 Notification of a Development Application Publicparticipationisanimportantcomponentofthedevelopmentassessmentprocess.Toensurethatpublicparticipationoccursinanorderly,consistentandtransparentmannerthedevelopmentapplicationwillbeadvertisedornotifiedinaccordancewithPartE.
A10 Publication of Development Applications Received List AlistofdevelopmentapplicationsreceivedwillbepublishedinthelocalweeklynewspaperscirculatinginthePaleranglocalgovernmentarea.
A11 Amendments, Modifications and Reviews Amended applications – prior to determination
InaccordancewiththeEnvironmentalPlanningandAssessmentRegulation2000,adevelopmentapplicationmaybeamendedorvariedbytheapplicant(butonlywiththeagreementoftheconsentauthority)atanytimebeforethedevelopmentapplicationisdetermined.
Whenadevelopmentapplicationisamended,priortoitbeingdetermined,thedevelopmentapplicationmaybereadvertisedandre‐notifiedinaccordancewithPartE.
Modification of development consents - Section 96 applications
TheEnvironmentalPlanningandAssessmentAct1979allowsthemodificationofdevelopmentconsentswheretheconsentauthorityissatisfiedthatfollowingthemodificationthedevelopmentwillbesubstantiallythesamedevelopmentasthedevelopmentthatwasoriginallyapproved.
Thereare3categoriesofSection96applications:
Section96(1)–applicationsinvolvingcorrectionofminorerrorsormisdescriptions
PalerangDevelopmentControlPlan2015 5
Section96(1A)–applicationsinvolvingminimalenvironmentalimpacts
Section96(2)–applicationsinvolvingothermodifications
Theapplicationmaybereadvertisedandre‐notifiedinaccordancewithPartE.
Request for review of determinations – Section 82A review
InaccordancewiththeEnvironmentalPlanningandAssessmentAct1979,anapplicantmayrequestthatCouncilreviewadeterminationofanapplication,otherthan:
(a) adeterminationtoissueorrefusetoissueacomplyingdevelopmentcertificate,or
(b) adeterminationinrespectofdesignateddevelopment,or
(c) adeterminationinrespectofintegrateddevelopment,or
(d) adeterminationmadebythecouncilunderDivision4inrespectofanapplicationbytheCrown.
A12 Process Following Receipt of Submissions Submissionsinrelationtodevelopmentapplications,Section96applicationsandSection82Aapplicationsmustbeinwriting(emailisacceptable).
SubmissionsreceivedbytheCouncilwillbeavailableforpublicinspectionuponrequestundertheGovernmentInformation(PublicAccess)Act2000.Submissionswillnotbekeptconfidential,andthenamesanddetailsofsubmitterswillnotbesuppressed,butdetailswillnotbeincludedinCouncilbusinesspapersandwillnotbepublishedonCouncil’swebsite.
TheCouncilwillacknowledgesubmissionsinwriting.
IfadevelopmentapplicationistobeconsideredataCouncilmeeting,thosewhomadewrittensubmissions,togetherwiththeapplicant,willbeadvisedeitherinwriting,telephoneorbyemailoftheCouncilmeetingdateatwhichthedevelopmentapplicationistobeconsidered.ApplicantsandsubmitterswillhavetheopportunitytomakeashortstatementattheCouncilmeeting.
ThosewhomadesubmissionswillbeadvisedinwritingoftheCouncil’sdecisionregardingthedevelopmentapplication.
A13 Developer Levies Developmentcontributionsareleviesappliedtocertaindevelopmentasameanstofundlocalinfrastructureandservicesthatarerequiredasaresultofnewdevelopment.ThecontributionsareleviedundertheprovisionsofSection94DevelopmentContributionPlanspreparedpursuanttotheEnvironmentalPlanningandAssessmentAct1979andSection64oftheNSWLocalGovernmentAct1993.
ThefollowingDevelopmentContributionsPlansapplytothePaleranglocalgovernmentarea:
PalerangSection94PlanNo.7–RecreationFacilitiesatBungendore
PalerangSection94PlanNo.8–ProvisionofPathwayNetworkatBungendore
PalerangSection94PlanNo.9–StreetupgradingatBungendore
PalerangSection94PlanNo.10–provisionofKingsHighwayCulvertsatSouthBungendore
PalerangSection94PlanNo.11–OffStreetCarparkingatBungendore
PalerangDevelopmentControlPlan2015 6
YarrowlumlaSection94PlanNo.1–Bungendore
YarrowlumlaSection94PlanNo.2–ProvisionofAccessRoads
YarrowlumlaSection94PlanNo.3–ProvisionofCommunityFacilities
TallagandaSection94Plan–WasteManagementFacilities
TallagandaSection94PlanNo.3–Roadworks
TallagandaSection94PlanNo.4–BushfireControlandSuppression
MulwareeSection94Plan–2003‐2008
Section94contributionsaredeterminedinconjunctionwithaDevelopmentApplicationandareimposedbyaconditionofconsentinaccordancewiththedevelopmentcontributionsplaninforceatthattime.ContributionratesareadjustedquarterlyinlinewiththeConsumerPriceIndexorasspecifiedintheindividualplans.
Generallydevelopmentapplicationsforsubdivision,dualoccupancy,secondarydwelling,multidwellinghousing,residentialflatbuildings,seniorshousing,commercialandindustrialdevelopment,aswellasdevelopmentapplicationsfordwellinghousesonlotsthatwerenotcreatedbyanapprovedsubdivision,willbesubjecttodevelopmentcontributions.
Contributionsareusuallysatisfiedbypaymentofamonetarycontribution.However,subjecttoCouncilapproval,contributionscanalsobesatisfiedbydedicationoflandandmaterialpublicbenefit(works‐in‐kind)oracombinationofthese.
TheActalsoprovidesforthenegotiationofdevelopmentcontributionsviaaVoluntaryPlanningAgreementbetweenCouncilandadeveloper.
ThefollowingSection64plansapplytothePaleranglocalgovernmentarea:
PalerangSection64WaterSupplyPlan
PalerangSection64SewerPlan
A14 Relationship to Voluntary Planning Agreements Theconsentauthorityisrequiredtotakeintoconsideration,whererelevant,aplanningagreementthathasbeenenteredintounderSection93FoftheEnvironmentalPlanningandAssessmentAct,oranydraftplanningagreementthatadeveloperhasofferedtoenterintounderSection93F.
A15 Relationship to Other Council Policy Documents ThisDCPshouldbereadinconjunctionwiththePLEP2014.
CertaindevelopmentmaybesubjecttootherpolicesofCouncil.TheonusisonanyprospectiveapplicanttocheckwithCouncilifthereareanyadditionalorupdateddocumentsrelevanttothesitethatrequireconsiderationwhenmakingadevelopmentapplication.
A16 Savings and Transitional Provisions ThisDCPdoesnotapplytoanydevelopmentapplication,anyapplicationtomodifydevelopmentconsentunderSection96oftheEnvironmentalPlanningandAssessmentAct1979Act,oranyapplicationforareviewofdeterminationunderSection82AoftheEnvironmentalPlanningandAssessmentAct1979,whichwaslodgedwithPalerangCouncil,butnotfinallydeterminedbeforethecommencementofthisDCP.Anydevelopmentapplicationlodgedbeforethecommencementofthis
PalerangDevelopmentControlPlan2015 7
DCPwillbeassessedinaccordancewithanypreviousDCP,orotherCouncilpolicywhichappliedatthetimeofdevelopmentapplicationlodgement.
A17 References to External standards and documents ReferencesaremadeinthisDCPtoexternaldocumentsandstandards,includingbutnotlimitedtoAustralianandNewZealandStandards,AUSPECspecificationsandstandarddrawings.Inallcircumstances,thereferenceistakentomeanthecurrentversionofthatstandardorspecification.
A18 The Consent Authority PalerangCouncilistheconsentauthorityformostdevelopmentapplications.TheMinisteristheconsentauthorityforprojectsidentifiedasbeingofstatesignificanceandtheJointRegionalPlanningPanelmaybetheconsentauthorityfordevelopmentofregionalsignificance.
A19 Glossary ThisDCPadoptsthetermsanddefinitionsofthePLEP2014.AdditionaltermsusedinthisDCParedefinedbelow:
Arterial road
Arterialroadareroadsthatcarryhighvolumesoftrafficandprovidekeytransportlinksbutarenotclassifiedroads
Buffer
Landsetasideforthepurposeofseparatinglandareaswhereusesareincompatible,forexampleindustryandhousing.
Building articulation
Buildingarticulationreferstothemannerinwhichthebuildingsurfaces,edges,cornersandmaterialsunittoformthebuilding.Elementsofarticulationincludetreatmenttoporches,balconies,doors,windows,roofs,materialsandotherarchitecturaldetails.Inhighlyarticulatedbuildingseachpartclearlystandsout.
Building envelope
ThebuildingenvelopeillustratesinadocumentsuchasaninstrumentmadeundertheNSWConveyancingAct1919,theareawherebuildingscanbeerected.
Classified road
ClassifiedroadareroadsdesignatedbyNSWRoadsandMaritimeServicesasimportanttransportlinks.TheclassifiedroadsinthePaleranglocalgovernmentareaaretheFederalHighway,MonaroHighway,KingsHighway,CoomaRoad,SuttonRoad,NerrigaRoad,GoulburnRoad,TaragoRoad,MacsReefRoad,CaptainsFlatRoadandBungendoreRoad(refertomapinAppendixD).
Development application
Anapplicationwhichseeksconsenttocarryoutdevelopmentandincludesdetailsoftheproposeddevelopmentanditsimpacts.
PalerangDevelopmentControlPlan2015 8
Easement
Aneasementisarestrictionontheuseofland.Thewidth,locationandpurposeofaneasementisshownontheDepositedPlan.
Public domain
Urbanspacewhichcanbeaccessedbythepublic.Itmayincludefootpaths,roadsanddifferenttypesofpark.Insomeinstancestheareaisusedforpassiveornon‐passiverecreation.
A20 Planning Framework NSW Environmental Planning and Assessment Act 1979
PlanninganddevelopmentiscarriedoutundertheNSWEnvironmentalPlanningandAssessmentAct1979andtheNSWEnvironmentalPlanningandAssessmentRegulation2000.
State Environmental Planning Policies
StateEnvironmentalPlanningPoliciesaremadeundertheNSWEnvironmentalPlanningandAssessmentAct1979.Theyareenvironmentalplanninginstrumentsandaredevelopedwherepolicyextendsbeyondalocalarea.ForexampletheStateEnvironmentalPlanningPolicySydneyDrinkingWaterCatchment)2011manageswaterqualityintheSydneydrinkingwatercatchment.AlargepartofthePaleranglocalgovernmentareaiswithintheSydneydrinkingwatercatchment.TherearenumerousStateEnvironmentalPlanningPoliciesapplyingtothePaleranglocalgovernmentarea.
The Palerang Local Environmental Plan 2014
ThePLEP2014hasbeenpreparedforthePaleranglocalgovernmentareainaccordancewiththeStandardInstrument(LocalEnvironmentalPlans)Order2006.
Thelocalenvironmentalplanconsistsofatextdocumentandmaps.Thetextdocumentismadeupofsixparts,fiveschedulesandadictionary.Theaimsofthelocalenvironmentalplanarecontainedinthefirstpartandeachofthelandusezoneshasasetofobjectives.
Theobjectivesaretakenintoaccountwhenadevelopmentapplicationisbeingdetermined.Itisnotnecessarytomeeteveryobjective.Howeveradevelopmentapplicationthatmeetsseveralislikelytobefavourablyconsidered.ItshouldbenotedthattheobjectivesarenotstrategieswhichrequireeitherpropertyownersorCounciltoundertakework.
Exempt and Complying Development
TheEnvironmentalPlanningandAssessmentAct1979providesthat,aslongasspecifiedrequirementsaresatisfied,certaindevelopmentscanbe:
Exemptdevelopment,thistypeofdevelopmentcanproceedwithoutanyapprovalsundertheEnvironmentalPlanningandAssessmentAct1979
Complyingdevelopment,thistypeofdevelopmentcanproceedwithastreamlinedapprovalprocessundertheEnvironmentalPlanningandAssessmentAct1979
PalerangDevelopmentControlPlan2015 9
ProvisionsrelatingtoexemptandcomplyingdevelopmentarecontainedprimarilyintheStateEnvironmentalPlanningPolicy(ExemptandComplyingDevelopmentCodes)2008,withsomeadditionalprovisionsinthePLEP2014.
ExemptandcomplyingdevelopmentisstillsubjecttoanyapprovalsorotherrequirementsunderotherlegislationsuchastheLocalGovernmentAct1993,RoadsAct1993andWaterManagementAct2000.Thisincludesapprovalsfordrivewaysacrossnaturestrips,waterandsewerconnectionsandstormwaterdischarge.
A21 Ecologically Sustainable Development EcologicallySustainableDevelopmentmeansusing,conservingandenhancingnaturalresourcessothattheecologicalprocessesonwhichlifedependsaremaintained,andthetotalqualityoflife,nowandinthefuture,isimproved.Akeyconceptofsustainabledevelopmentisthatsocial,economicandenvironmentalconsiderationsareinterdependent.
EcologicallysustainabledevelopmentpolicieshavebeenadoptedbygovernmentsatalllevelsacrossAustraliaandtheprincipleshavebeenincludedinarangeoflegislation.OneoftheobjectivesoftheNSWEnvironmentandPlanningAssessmentAct1979istoencourageecologicallysustainabledevelopment.
TheNSWLocalGovernmentAct1993Dictionarydefinestheprinciplesofecologicallysustainabledevelopmentasthosesetoutbelow.Principlesarerulesofconductoractionthatareappliedwhenimplementingapolicyormakingdecisions.Theyprovideguidanceonhowdecisionsshouldbemade.
Principles of ecologically sustainable development
Ecologicallysustainabledevelopmentrequirestheeffectiveintegrationofeconomicandenvironmentalconsiderationsindecision‐makingprocesses.Ecologicallysustainabledevelopmentcanbeachievedthroughtheimplementationofthefollowingprinciples:
(a) Theprecautionaryprinciple—namely,thatiftherearethreatsofseriousorirreversibleenvironmentaldamage,lackoffullscientificcertaintyshouldnotbeusedasareasonforpostponingmeasurestopreventenvironmentaldegradation.
Intheapplicationoftheprecautionaryprinciple,publicandprivatedecisionsshouldbeguidedby:
i. Carefulevaluationtoavoid,whereverpracticable,seriousorirreversibledamagetotheenvironment,and
ii. Anassessmentoftherisk‐weightedconsequencesofvariousoptions
(b) Inter‐generationalequity—namely,thatthepresentgenerationshouldensurethatthehealth,diversityandproductivityoftheenvironmentismaintainedorenhancedforthebenefitoffuturegenerations
(c) Conservationofbiologicaldiversityandecologicalintegrity—namely,thatconservationofbiologicaldiversityandecologicalintegrityshouldbeafundamentalconsideration,
(d) Improvedvaluation,pricingandincentivemechanisms—namely,thatenvironmentalfactorsshouldbeincludedinthevaluationofassetsandservices,includingthefollowing:
PalerangDevelopmentControlPlan2015 10
i. Polluterpays—thatis,thosewhogeneratepollutionandwasteshouldbearthecostofcontainment,avoidanceorabatement.
ii. (ii)Theusersofgoodsandservicesshouldpaypricesbasedonthefulllifecycleofcostsofprovidinggoodsandservices,includingtheuseofnaturalresourcesandassetsandtheultimatedisposalofanywaste.
iii. (iii)Environmentalgoals,havingbeenestablished,shouldbepursuedinthemostcosteffectiveway,byestablishingincentivestructures,includingmarketmechanisms,thatenablethosebestplacedtomaximisebenefitsorminimisecoststodeveloptheirownsolutionsandresponsestoenvironmentalproblems.
ExamplesofaddressingtheprinciplesofEcologicallySustainableDevelopmentinanewdevelopmentmightincludethe:
useofsolarorwindpower plantingofaxeriscapegardeninsteadofusingexoticplants useofaconservationagreementtoprotectanareaofhighbiodiversity totalcostofthedevelopment,forexampleaprivaterecreationfacility,isbornebythose
whowillbenefitfromthedevelopment.Thiscouldbethroughthechargingofanentryfeewhichcoversalloperationalcostsandprovidesfundsformaintenanceandongoingimprovements
provisionofwalkwaysandshadedoutdoorareas developmentislocatedclosetoareasonablelevelofcommunityservicesand
infrastructure,or reuseofanolderbuilding waterre‐useandwatersensitiveurbandesign
TheLocalGovernmentAct1993requiresCounciltotakeaccountofEcologicallySustainableDevelopmentinalldecisionmaking,includingitsassessmentofanydevelopmentproposal.Additionally,theNSWLandandEnvironmentCourthasfoundthattheprinciplesofEcologicallySustainableDevelopmentaretobeconsidered.
Theprinciplesshouldalsobetakenintoaccountbyapplicantsinestablishingprojectobjectives,siteselectionandintheprojectlayout,design,technologyandoperationaldecisions.
PalerangDevelopmentControlPlan2015 11
Part B General Provisions
B1 Site Analysis Asiteanalysisisrequiredtoensurethatdevelopmentisofahighquality,minimisesenvironmentalimpactsandpositivelycontributestotheexistingcharacterofthelocality.
Thesiteanalysisshouldcompriseofasiteplanandaccompanyingwrittenmaterial.Thesiteplanistoillustratetheexistingsiteattributesandconstraintsandmustbebasedonasurveydrawingproducedbyaqualifiedsurveyorandcontainareferencenumberandadate.WherenoDepositPlanisavailabledistancesshallbeprovidedfromnaturalfeaturessuchasariver.Insomeinstancesanidentificationsurveymayberequired
UnlessotherwiseagreedinwritingbyCouncilatapre‐lodgementmeeting,asiteanalysisisrequiredforalldevelopmentapplications.
Objective
(a) Toensurethatsiteattributesandconstraintsarecarefullyconsideredinthesiteplanningandassessmentprocess
Development application requirements Plansoftheproposeddevelopmentatascalethatshowsthedetailoftheproposed
development
AduediligenceassessmentforAboriginalheritage.RefertosectionB10.2AboriginalHeritageinthisDCP.
AnA3sizedsiteplanisrequiredforalldevelopmentatascalethatallowsittobeeasilyread.Thefollowingscalesareprovidedasaguide:
1:100to1:200withinavillagearea
1:500to1:2000forruralresidential/ruraldevelopment
1:1000foraroad.
northpointandbarscale
Note
Developmentonlargelotsmayrequirelodgementofmorethanonesiteplan,eachatdifferentscalestoallowallthesiteattributesandconstraintstoberead.
Theplanistoshowthefollowing:
microclimateincludingtheprevailingwinds
lotdimensions,fences,boundariesandanyeasements
existingcontoursat0.25mintervalsandlevelstoAustralianHeightDatum(AHD).Wheredevelopmentisproposedonlandthathasaslopeoflessthan2%,contourintervalsaretobeat0.2mintervals.Developmentapplicationsshouldshowcontoursthatareappropriatetothetopographyandnatureoftheproposeddevelopment
PalerangDevelopmentControlPlan2015 12
steeplyslopinglandinexcessof18degrees(unsuitableforhouseconstruction)–NotethePLEP2014Landscapemapshowsslopesover18degreesandclause6.7AofthePLEP2014requiresthatproposeddevelopmentontheseareasreceiveadditionalconsideration
existingcadastralboundariesandalladjoiningCrownland(includingCrownPublicroads)mustbeidentified
floodaffectedareas(refertosectionB.9FloodplanninginthisDCP)
overlandstormwaterflowpaths,drainageandservices
anypotentiallycontaminatinglandusesthathaveoccurredontheland,contaminatedsoilsorfilledareaorunstablelands(refertosectionB.14PotentiallycontaminatedlandinthisDCP)
easementsorconnectionsfordrainageandinternalhousedrains,water,sewerandutilityservices
Identificationofanyexistingtreesorsignificantvegetation,includingremnantvegetation,nativegrasses,improvedpasture,habitatcorridorsandhabitatforthreatenedspecies(refertosectionB3Flora,fauna,soilandwatercourses)
anyexistingbuildingsandotherstructures,includingtheirsetbackdistancesfromtheexistingorproposedlotboundaries
heritagefeatures(refertosectionsB.10Heritage–European(non‐Indigenous),Aboriginal(Indigenous)andNaturalandDAreaSpecificProvisionsinthisDCP)
existingandproposedroadnetwork,includingconnectivityandaccessforalladjoininglandparcels(refertosectionB.7EngineeringrequirementsinthisDCP)
pedestrianandvehicleaccess(refersectionB.7EngineeringrequirementsinthisDCP)
viewstoandfromthesite,includingprominentridgelinesvisiblefromsurroundingareasanddedicatedpublicroads(refertosectionB.6DevelopmentonridgelinesandprominenthillsinthisDCP)
overshadowingbyneighbouringstructures
anyothernotablefeaturesorcharacteristicsofthesite
adjoininglanduses
sourcesofnoise
InformationrequiredbyothersectionsofthisDCP.ForexampledetailsrelatingtotheproposedOn‐siteSystemofSewageManagement(refertoB13)
B2 Accessible Design
B2.1 Access
Thewayinwhichbuildingsaredesignedcanresultindiscriminationinplacesofemployment,touristorotheraccommodation,offices,orplacesofentertainment,recreationandleisure.TheDisabilityDiscriminationAct1992makesitunlawfultodiscriminateonthegroundsofdisabilityinprovidingaccesstooruseofpremisesthatthepubliccanenteroruse.
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Walkways,rampsandlandings,handrails,grabrails,doorways,doorsanddoorcirculationspace,entertainmentfacilities,signs,carparking,sanitaryfacilities,washbasins,washroomfixturesandfittings,showersandfloorsurfacesareallareaswhereaccessibilityrequiresconsideration.
B2.2 Premises standards TheDisability(AccesstoPremises–Buildings)Standards[PremisesStandards]requiresanynewbuildingopentothepublic,orexistingbuildingsundergoingrenovation,tocomplywiththestandards.
ThePremisesStandardsapplytocertainclassesofbuildingsandstructuresgovernedbytheBuildingCodeofAustraliathatrequirebuildingapprovalforaconstructioncertificateorcomplyingdevelopmentcertificatewheretheapplicationisforthe:
erectionofabuilding
alterationsandadditionstoanexistingbuilding,or
anapplicationforachangeinbuildingusewherebuildingworksareproposedorrequiredtomeetfiresafetystandards.
ThePremisesStandardsalsointroduceanewconceptreferredtoasan‘affectedpart’ofanexistingbuilding.Thismeanstheprincipalpedestrianentrancetothebuildingandanypartofthebuildingthatisnecessarytoprovideacontinuousaccessiblepathoftravelfromtheprincipalpedestrianentrancetotheneworupgradedpartofthebuilding.
Table1summarisestheBuildingCodeofAustraliaclassesofbuildingtowhichthePremisesStandardsapply.ThisTableshouldbereadinconjunctionwiththePremisesStandardsformoredetailedrequirements,includingexemptions.
ThelodgementofadevelopmentapplicationdoesnotinitselftriggerthePremisesStandards.However,itshouldbeconsideredatthisstagetoreducetheneedtomodifyanyconsentissuedthroughaSection96applicationattheconstructioncertificatestagesoastocomplywiththePremisesStandardsrequirements.
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Table 1 Class of building and the premises standards
Class of Building Type of building Premises Standards that can apply
Specified Class 1b buildings
Premises (not exceeding 300m2 and maximum of 12 persons) providing short term holiday accommodation such as bed & breakfast, farm stay, holiday cabin, tourist park, hostel and boarding house.
Access required to and into specified common areas and proportion of rooms or cabin.
Class 2 buildings Residential flat building common areas where one or more sole occupancy units are made available for short term rent as holiday units, serviced apartments or time-share facilities.
For new buildings access is required to specified common areas and at least one floor containing sole occupancy units up to the entrance doorway of every sole occupancy unit on that level.
Class 3 buildings Hotel, motel or a larger boarding house or hostel (that is not a class 1 or class 2 building), residential parts of schools or universities, specialist accommodation for people with a disability and residential parts of detention centres.
Access provided through a pedestrian entrance to at least one floor containing sole occupancy units and to the doorway of each unit. Access to be provided to at least one of each type of common room or space. Minimum ratio of accessible sole occupancy units specified.
Class 5, 6, 7b, 8 and 9a buildings
Includes offices, shops, cafes, libraries, factories, wholesale outlets, showrooms, service stations and health care facilities
Access required by any person using the building. to all areas within the building normally used by the occupants Small Class 5, 6, 7b and 8 buildings may qualify for exemptions regarding access to upper floors .
Class 7a building Car park Continuous accessible path of travel must be provided from any building required to be accessible to any level of an associated car park containing accessible car parking spaces.
Class 9b buildings Includes schools, universities, early childhood centres theatres, cinemas, sports stadiums and concert halls
Access must be provided to all areas normally used by the occupants. In larger class 9b buildings wheelchair seating must be provided in locations representative of fixed-seating locations taking into account
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amenity, proximity to facilities, available sight lines and pricing. Class 9b transport facilities are subject to additional requirements.
Class 9c buildings Aged care buildings Access provided through a pedestrian entrance to at least one floor containing sole occupancy units and to the doorway of each unit. Access to be provided to at least one of each type of common room or space. Ratio of accessible sole occupancy units specified.
Class 10a building
Non-habitable building including private garage, carport, shed, toilet block, change room or the like..
Certain class 10a buildings are quire to be accessible if they are located in an accessible area, eg, a toilet block in a park, a change room associated with a sports field or a structure used to provide shelter.
Class 10b buildings
Structure including wall, fence, swimming pool and the like
Health centre pools, public pool or a common-use pool associated with class 3 buildings and has a perimeter measured at the water’s edge of more than 40m requires at least one form of access for people with a disability.
Objective (a) Toensurethatthepublicdomainofnewdevelopmentsprovidesequitableandsafeaccess
Control (1) AnaccessreportdetailinghowtheproposeddevelopmentwillmeetthePremises
StandardsandBuildingCodeofAustraliawillberequiredwiththedevelopmentapplication
(2) AccessistobecompliantwiththeDisabilityDiscriminationAct1992whereitisnotcoveredbythePremisesStandards
B2.3 Adaptable Housing
AcrossAustraliaalmost1in5personshaveadisability.Aspeopleagethisratioincreasestoaround1in2personsforthoseagedover60years(ABS2009).Thereisanincreasingneedfordwellingsthatcanbelivedinbypeoplewithadisability,butalsodwellingsthatcanbeeasilyadaptedtomeetthechangingneedsofoccupantsacrosstheirlifetime.Adaptablehousingprovidesfortheflexibledesignofadwelling,whichhasthepotentialtomeet,abroadrangeofhousingneeds(forexampleolderpeopleandthosewithadisability)asitcanbemodifiedtocaterforarangeofoccupantsorvisitorswhosecircumstancesmaychangeovertime.
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Livable housing design guidelines
Livablehousingdesignmeansdesigninghomestomeetthechangingneedsofoccupantsacrosstheirlifetime.Alivablehomeisdesignedtobe:
easytoenter
easytomovearoundin
capableofeasyandcosteffectiveadaptation
designedtorespondtothechangingneedsofthehomeoccupants
LivableHousingdesignguidelines(NationalDialogueonUniversalHousingDesign2011)provideinformationonhowtointroducelivabledesignfeaturesintoanewhomeorappliedwithinexistinghomes.ReferenceisalsomadetoAS1428.1‐2009DesignforAccessandMobilityandAS4299–1995AdaptableHousing.
Australian Standard AS4299 – 1995 Adaptable Housing
Inadditiontobeingdesignedtobeusablebymostpeople,ahousebuilttoAS4299‐1995hasprovisionforadditionalmodifications,shouldtheyberequired,tomeetthespecificneedsofanoccupant.Thismayincludethemodificationofkitchenjoinerytomeetchangingphysicalneeds,alterationstothelaundryandbathroomtoincreaseaccessandusability,theincreaseoflightinglevelsinresponsetosensorydisabilityortheintroductionofsupportdevicessuchasgrabrailsandoradditionalsecuritymeasures.
TheobjectivesofAS4299‐1995aretoensurethatadaptabledwellingsgenerallymeetthefollowingperformancerequirements:
Tobevisitablebypeoplewhousewheelchairs,includingatleastonewheelchairaccessibleentryandapathoftraveltothelivingareaandtoanaccessibleorvisitabletoilet
Tohavenostepsandaminimumoflevelchanges
Toenablemanoeuvrabilityforwheelchairsinandbetweenthelivingarea,kitchen,bedroom,bathroomandtoilet
Toprovideeaseofreachtoelectricalcontrols,taps,shelvesandcupboardsatlevelstosuitpeoplewhousewheelchairs
Toprovidelaundryfacilitiescapableofadaptationtoenableaccessbypeoplewhousewheelchairs(canbeexternaltothehousingunitprovidingthereisawheelchairaccessiblepathoftravel)
Topreventtheestablishmentofsmallspotfireswithinthestructure
Toprotectthestructurefromtheexternalenvironmentbyprovidingadequateprotectivespacearoundthestructure.
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TheStandardcontainsbothnormativeandinformativecomponents.AppendixAoftheStandardcomprisesachecklistof119designandperformancefeaturesforadaptablehousingunitswhichareclassifiedasessential(55),firstprioritydesirable(41),anddesirable(23).
Plansandconstructionofadaptablehousingunitscanbeindependentlycertifiedtothischecklistasfollows:
adaptablehouseclassA:allessentialanddesirablefeaturesincorporated,
adaptablehouseclassB:allessentialandaminimum50%ofdesirablefeatures(includingallthosenotatedfirstpriority)incorporated,or
adaptablehouseclassC:allessentialfeaturesincorporated.
Objective (a) Toencouragetheintroductionoflivablehousingdesignelementstosingledwellingsand
dualoccupancydevelopmenttomeetthechangingneedsofoccupantsacrosstheirlifetime
(b) ToincreasethestockofdwellingswhichmeettheClassBAdaptableHousingAustralianStandardAS4299‐1995
Control (1) Singledwellings,secondarydwellings,dualoccupancyandsemi‐detacheddwellingsareto
considerincorporating,asaminimum,thefollowingsixcoredesignelementsinthedesignofthebuilding:
asafeandcontinuouspathoftravelfromthestreetentranceand/orcarparkingareatothedwellingentrancethatislevel,
atleastonelevel(stepfree)entranceintothedwelling,
internaldoorsandcorridorsthatfacilitatecomfortableandunimpededmovementbetweenspaces,
atoiletontheground(orentry)levelthatprovideseasyaccess,
abathroomthatcontainsahobless(stepfree)showerrecess,and
reinforcedwallsaroundthetoilet,showerandbathtosupportthesafeinstallationofgrabrailsatalaterdate.
(2) Whereadevelopmentwillcontainthreeormoredwellings,aminimumofonethirdofthedwellingsaretomeettheClassBrequirementsofAustralianStandardAS4299‐1995AdaptableHousing.
References AustralianHumanRightsCommission,atwww.hreoc.gov.au/disability_rights
AustralianStandards:
o AS4299‐1995AdaptableHousing
o AS1428.1‐2009DesignforAccessandMobility
Disability(AccesstoPremises–Buildings)Standards2010,atwww.comlaw.gov.au
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NationalDialogueonUniversalHousingDesign,Revision1,(2011)LiveableHousingDesignGuidelinesattheDepartmentofFamilies,Housing,CommunityServicesandIndigenousAffairswww.fahcsia.gov.au/sites/default/files/documents/05_2014/livable_housing_guidelines.pdf
B3 Flora, fauna, soil and watercourses Themanagementofassetssuchasnativefloraandfauna,soilandwatercoursesisimportantastheyarethekeytoensuringqualityairandwaterandhighlevelsofbiodiversitywhichinturnmeanslowerlevelsofpestandweedspeciesandproductivesoilswhichprovideopportunitiesforagriculture.ThePLEP2014containsclausesrelatingtoterrestrialbiodiversity,soilerosionandsalinity,andwatercourses.Additionally,thereisState(andinsomeinstancesCommonwealth)legislationrelatingtoeachofthese.Beforecommencinganyworksthatinvolvethedisturbanceoftheseassetsitisnecessarytocheckwhatapprovalsarerequired.
B3.1 Terrestrial Biodiversity
ThePaleranglocalgovernmentarea,includinginsomeinstancestheouterpartsofurbanareas,containsawiderangeofterrestrialandaquaticthreatenedspecies(whicharelistedasbeingeithercriticallyendangered,endangeredorvulnerable)andendangeredecologicalcommunities.Ecologicalcommunitiesaredefinedasagroupofspeciesthatarefoundinthesamelandarea.TheNSWThreatenedSpeciesConservationAct1995defines‘endangered’asaspecies,populationorecologicalcommunitiesthatarelikelytobecomeextinctorareinimmediatedangerofextinction.
Threatenedecologicalcommunitiesandspeciesarerequiredtobeconsideredaspartofthedevelopmentassessmentprocess.Thethreatenedecologicalcommunitiesandthreatenedspecieslistedunderfederallegislation,theEnvironmentProtectionandBiodiversityConservationAct1999canbefoundonthewebsitewww.environment.gov.au.ThoselistedundertheNSWThreatenedSpeciesConservationAct1995canbefoundatwww.environment.nsw.gov.au/threatenedspecies/index.htm.
InsomeinstancesaproposaltoremovetreesorvegetationmayrequireapprovalfromgovernmentagenciesthatadministertheseactsinadditiontoCouncil.
Managing the conservation of biodiversity in relation to development
Currentlytherearearangeofstrategiestomanagetheconservationofbiodiversityinrelationtodevelopment.OptionsincludePropertyVegetationPlans,biodiversityoffsets,biobankingandconservationagreements.
Further information
NSWOfficeofEnvironmentandHeritageatwww.environment.nsw.gov.au
DepartmentofEnvironmentatwww.environment.gov.au
NSWLocalLandServicesatwww.lls.nsw.gov.au
ThePLEP2014containsaTerrestrialBiodiversitymapandclause6.3TerrestrialBiodiversity.Themapshowsthevegetationthathasbeendeterminedasbeingofhighconservationvalue,andthus,
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theareastowhichclause6.3applies.However,asthemapisatalargescaleandonlyincludesnativevegetationknowntobeofconservationvalue,theremaybesomeareaswhicharenotshown.Thereforeallareasthatareproposedtobesubjecttodevelopmentrequireatleastpreliminaryconsiderationofbiodiversityvalues.Thelevelofconsiderationwilldependonthetypeofdevelopmentanditslocation.
Objective
(a) TomaintainandenhancethePaleranglocalgovernmentarea’sbiodiversity
(b) Toencouragetherecoveryofthreatenedspeciesandendangeredecologicalcommunities
(c) ToensurethatareportcontainssufficientinformationtoenableCounciltodeterminetheimpactofthedevelopmentproposalonbiodiversity
Control
(1) ThePLEP2014TerrestrialBiodiversityMapandclause6.3TerrestrialBiodiversityshouldbeconsideredinthepreparationofadevelopmentapplication.Ifthelot(orpartofthelot)tobedevelopedareshownontheTerrestrialBiodiversityMap,thedevelopmentapplicationmustdemonstratehowclause6.3hasbeenaddressed.
(2) Intheconsiderationofnativefloraandfauna,ifthelot(orpartofthelot)tobedevelopedisshownontheTerrestrialBiodiversityMap,alandscape/habitatapproachistobetakenintheassessmentofwhetherthreatenedspeciesoranendangeredecologicalcommunityispresent.Thismeansthatratherthanfocusingonrecordsoffloraandfaunaspecies,thetypeofvegetationcommunitypresentistobethebasisoftheassessment.Thetypeofvegetationpresentwilldeterminethefaunaspeciesthatmaybepresent.ForexampleifthevegetationcommunityisidentifiedasbeingNaturalTemperateGrasslandthenitispossiblethatthreatenednativereptilespecieswillbepresentoriftherearematuretrees,itislikelythatnativebirdswillusethearea.
(3) Insomeinstancesitwillbenecessarytohaveanativefloraandfaunareportpreparedaspartofthedevelopmentapplication.Developmentsthatcommonlyrequireafloraandfaunareportincludessubdivisionandearthworksinruralandenvironmentalzones.Council’srequirementsforfloraandfaunareportsarelistedbelow.Itisstronglyrecommendedthatpriortocommencingthereport,thatthedevelopmentapplicationandtheneedforthereportbediscussedwithCouncilandthattheNSWOfficeofEnvironmentandHeritageguidelinesareconsulted.
(4) TerrestrialfloraandfaunareportsaretobepreparedbyapersonexperiencedandqualifiedintheterrestrialnativefloraandfaunaofthePaleranglocalgovernmentarea.
Note:Whereaquaticspeciesmaybeimpacted,anaquaticecologistshouldbeconsultedaspartofthesurveyandreportpreparation.
Theterrestrialfloraandfaunareportistocontainthefollowinginformation:
thequalificationsandexperienceofthepersonundertakingthefloraandfaunasurveyandwritingofthereport
amapofthesurveyarea(includethescale).Note:surveysaretoincludeallareasassociatedwiththeproposeddevelopment,forexampleentrances,powerlineroutes,internalroadsandareasofaffectedroadreserve
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thedateandtimeofthesurveyandthesurveymethod(theguidelinespublishedbytheNSWOfficeofEnvironmentandHeritagearetobetakenintoaccount)
alistoffloraandfaunaspeciesidentifiedinthesurvey
asearchoftheNSWWildlifeAtlasandothergovernmentdatabases
theimpactofthedevelopmentproposalonnativefloraandfauna
recommendationsinrelationtohabitatcorridors.RefertosectionB3.4habitatcorridorsinthisDCP
commentsinregardtothecorridorsignificanceofthesurveyarea
sevenparttestsonanythreatenedspeciesorendangeredecologicalcommunities
mitigationmeasures
speciesforplanting
recommendedbiodiversityconservationstrategies(ifthesearetobeused).Refertothecontrolbelow.TherequirementforthesestrategiesshouldbediscussedwithCouncil.
(5) Theintegrityofremnantvegetationareasandcorridorsistobepreservedandenhancedwherepossiblethroughstrategiesthatmayincludefencingorsupplementaryplanting–refertosectionB3.4HabitatCorridorsinthisDCP
(6) Vegetationonridgelinesshouldnot,unlessabsolutelynecessary,beremoved.RefertosectionB6DevelopmentonridgesandprominenthillsofthisDCP
(7) Wherenativevegetationistoberemoved,strategiestocompensatefortheclearingmayberequired.Strategiesmightincludethelegalpreservationofthesamevegetationtypeeitheronthelandtobedevelopedorotherareasofthepropertyorintheregion.Itshouldbenotedthattheplantingoftubestockwherematuretreesareproposedtoberemovedisnotconsideredanappropriatecompensationstrategy.Theproposedstrategyistobeincludedwiththedevelopmentapplication.
Further information
NSWOfficeofEnvironmentandHeritageatwww.environment.nsw.gov.au
NSWOfficeofEnvironmentandHeritageatwww.threatenedspecies.nsw.gov.au
B3.2 Soils and steep slopes
Sometypesofdevelopmentcanhaveanimpactonacceleratingerosionandsedimentationonsteeplandoronlandwithfragileanddispersiblesoils.Theseareasposeconsiderablechallengesfortheconstructionofbuildingsandinfrastructuresuchasroads.Developmentinareassubjecttoimpededdrainage,waterloggingorsalinityshouldalsobecarefullyexaminedtoensureexpensiveinterventionstrategiesarenotrequiredinthefutureanddamagetoinfrastructuredoesnotoccur.
ThePLEP2014containsclauses6.6Salinity,6.7Highlyerodiblesoilsand6.7ASlopesover18degreesandanassociatedLandscapeMap.Insomeinstancesitwillbenecessarytohaveareportpreparedaspartofadevelopmentapplication.
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Objective (a) ToensurethatareportcontainssufficientinformationtoenableCounciltodeterminethe
impactofthedevelopmentproposalontheland
Control
(1) ThePLEP2014Landscapemapandclauses6.6Salinity,6.7Highlyerodiblesoilsand6.7ASlopesover18degreesshouldbeconsideredinthepreparationofadevelopmentapplication
(2) IfitisconsideredthattheareasshownontheLandscapemapwillnotbeimpactedbythedevelopmentthisistobedemonstratedinthedevelopmentapplication.IfthedevelopmentproposalwillhaveanimpactonanareaontheLandscapemap,areportwillberequired.Thereportistocontainthefollowinginformationandistobesubmittedwiththedevelopmentapplication:
• thequalificationsandexperienceofthepersonundertakingthesurveyandwritingofthereport.Thepersonundertakingthereportshouldhaveastrongbackgroundinsoilscience
• amapofthesurveyarea(includethescale)
• thedateandtimeofthesurveyandthesurveymethod
• adescriptionofthesoilsanddrainageofthearea
• alistoffloraspeciesinthedevelopmentarea
• theimpactofthedevelopmentproposalonthearea
• mitigationmeasures
• speciesforplanting.
Further information
NSWLocalLandServicesatwww.lls.nsw.gov.au
OfficeofEnvironmentandHeritageatwww.environment.nsw.gov.au
B3.3 Watercourses Riparianareasprovideanimportanttransitionareabetweenaquaticandterrestrialenvironments.Theyprovidebankstablisationwhichreducesthelossofsedimentintowatercoursesandhabitatforaquaticandterrestrialfaunaspecies.
Clause6.5RiparianlandandwatercoursesofthePLEP2014andtheassociatedmapRiparianLandsandWatercoursescontainsprovisionsrelatingtodevelopmentinriparianareasandwatercourses.
WorkproposedtobeundertakeninariparianareaorwatercoursemayalsorequireapprovalundertheNSWWaterManagementAct2000andtheNSWFisheriesManagementAct1994.
Insomeinstancesitwillbenecessarytohaveareportpreparedaspartofthedevelopmentapplication.
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Objective (a) ToensurethatareportcontainssufficientinformationtoenableCounciltodeterminethe
impactofthedevelopmentproposalontheland.
Control (1) IfitisconsideredthattheareasshownontheRiparianLandsandWatercourseMapwill
notbeimpactedbythedevelopment,thisistobedemonstratedinthedevelopmentapplication.IfthedevelopmentproposalwillhaveanimpactonanareashownontheRiparianLandsandWatercourse,areportwillberequired.Thereportistocontainthefollowinginformationandistobesubmittedwiththedevelopmentapplication:
• thequalificationsandexperienceofthepersonundertakingthesurveyandwritingofthereport.Note:Whereaquaticspeciesmaybeimpactedanaquaticecologistshouldbeconsultedaspartofthesurveyandreportpreparation
• amapofthesurveyarea(includethescale)
• thedateandtimeofthesurveyandthesurveymethod
• adescriptionofthesoilsanddrainageofthearea
• alistoffloraandfaunaspeciesinthearea
• theimpactofthedevelopmentproposalonthearea
• mitigationmeasures
• speciesforplanting.
Further information NSWDepartmentofPrimaryIndustries–Fisheriesatwww.dpi.nsw.gov.au/fisheries
NSWDepartmentofPrimaryIndustries‐OfficeofWateratwww.water.nsw.gov.au
WaterNSWatwww.water.nsw.gov.au
B3.4 Habitat corridors Ahabitatcorridorisanareaofland(thesizeandshapevaries)whichallowsforthemovementofnativefloraandfauna.Areasofnativefloraallownativefaunaspeciestomovetoarangeofareassothattheycansourcefoodandbreedingpartners(themorepotentialbreedingpartnersthemorethepotentialforgeneticdiversityisincreased).Bothoftheseareimportantinensuringthehealthofthespecies,particularlywhenclimatechangeiscausingthelocationoffloraandfaunaspeciestochange.Themovementmaybeeitherthroughterrestrialoraquaticenvironmentsorbyflight.Differentspecieswillrequiredifferentsizehabitatcorridors.Theretentionofareasofnativevegetation(includinggrasses)willprovidetheopportunityforhabitatcorridorstobemaintained.Theplantingofnativevegetationparticularlytolinkpatchesofnativevegetation,mayovertimeincreasethesizeofthecorridor.Inlandscapesthathavebeendisturbed(suchaslandclearedforagricultureandhousing)theretentionandcreationoflinksiscrucialifnativespeciesaretoremaininthearea.
Bufferareasaroundpatchesofnativevegetationcanimprovetheconditionofapatch.Buffersmayincludeareaswheregrazingisreducedornativetreeshavebeenplanted.
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Strategiestomaintainorenhanceareasthatcontributetoacorridorinclude:
avoidingclearingorcultivatingonoraroundpatchesofnativevegetation.Duringconstructiontheseareasshouldbefencedoff
retaininglogsandleaflitterduringtheconstructionphaseofdevelopmentandbeyond
revegetatingexistingremnantsandclearedareaswithnativespeciesthatareindigenoustothearea
controllingnoxiousandenvironmentalweedspriortothecommencementofconstructionandoncedevelopmentiscompleted
Inassessingadevelopmentapplication,theNSWEnvironmentalPlanningandAssessmentAct1979requirestheconsiderationoftheimpactoftheproposeddevelopmentonnativefloraandfauna.RefertosectionB3.1TerrestrialbiodiversityinthisDCP.
Objective (a) Tomaintainorenhancehabitatcorridors
Control (1) Developmentsthatinvolvelargeamountsofland,forexamplewindorsolarfarmsor
subdivisionsundertakenunderthefollowingPLEP2014clauses(listedbelow),mayrequireahabitatcorridormanagementplanthatwillmaintainorenhanceexistinghabitatcorridors:
4.1 Minimumsubdivisionlotsize(inruralandenvironmentalzones)
4.1AA Minimumsubdivisionlotsizeforcommunitytitleschemes
4.1A LotaveragingsubdivisionofcertainlandinZoneRU1andZoneE3
4.1B LotaveragingoflandinZoneE4
(2) Thehabitatcorridormanagementplanistocontainthefollowinginformation:
amapillustratingtheexistingnativevegetationonthepropertyandhabitatcorridorsintheregion
thespeciesthatwillbeplantedandtheproposedlocation
proposedstrategiesotherthanplanting,forexamplefencing,whichwillmaintainorenhancehabitatcorridors
thetimingoftheproposedstrategies
Further information
NSWLocalLandServicesatwww.lls.nsw.gov.au
NSWOfficeofEnvironmentandHeritageatwww.environment.nsw.gov.au
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B3.5 Tree and Vegetation Removal
Treesandnativevegetationwithinurbanandruralsettingsimprovetheappearanceoflocalitiesinadditiontocontributingtothebiodiversityofanarea.
Clause5.9PreservationoftreesorvegetationofthePLEP2014requiresthatconsent(eitherapermitordevelopmentconsent)istobeobtainedfortheremovalorcuttingofvegetationlistedasprescribedvegetationinthisDCP.
Clauses5.10Heritageconservation,6.3TerrestrialBiodiversityand6.5RiparianlandandwaterwaysofthePLEP2014mayalsorequireconsiderationinmanagingortheremovaloftreesorvegetation.
Note1: Clause5.9(6)ofthePLEP2014statesthatclause5.9PreservationoftreesorvegetationdoesnotapplytoatreeorothervegetationthattheCouncilissatisfiedisarisktohumanlifeorproperty.Unlessthethreatisimmediate,Councilshouldbecontactedtodiscusssuchasituation.
Note2: InsomeinstancesapprovalmayberequiredunderanotherAct,forexampletheNSWThreatenedSpeciesConservationAct1995orNativeVegetationAct2003.
Note3 Insomeinstancesitispossibletoclearnativevegetationunderthe10/50
VegetationClearingCodeofPractice
B3.5.1 Vegetation removal that requires consent granted by Council – prescribed vegetation
1. IntheR1,R2,B2,B4,IN2,RE1,RE2,RU5andR5landusezones,anytreehavinganoverallheightof3metresormoreaboveground,exceptwherethetrunkofthetreeislocatednomorethan3metresfromanypartofanyhabitablebuildingornomorethan3metresfromanyundergroundutilityservicemain
2. anyareaofnativevegetationonaholdinghavinganarealessthan40hainRU1orE2,E3andE4landusezonesexceptwheresuchworkisauthorisedundertheNativeVegetationConservationAct1997oranyotherAct
3. hollowbearingtrees
4. anydeadtreehavinganoverallheightof6metresormoreaboveground
5. anytreeon‘publicland’(asdefinedintheLocalGovernmentAct1993)byanypersonsnotauthorisedbyCouncil
6. significanttrees:
o YellowBox(Eucalyptusmelliodora)–withintheroadreserve,cornerofWilliamsdaleRoadandKeewongLane
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B3.5.2 Vegetation removal that does not require consent by Council
Thefollowingdoesnotrequiredevelopmentconsent,inadditiontotheprovisionslistedinclause5.9ofthePLEP2014:
1. thepruningoftreesinallzonesexceptfortreesthatcontainahollow(s)wheretheworkinvolvesonlyminorpruningwhichisnecessarytopromotegrowthorfruitproduction,ortoimprovetheshapeofthetree’scanopy,andisnotlikelytojeopardisethetree’sexistence
2. theremovalofthenativevegetationisforthepurposesofcreatingormaintaininglandscapedandlawnareaswhere:
(a) theworkdoesnotinvolvetheremoval,injuryordestructionoftrees,and
(b) theareatobeclearediswithinthecurtilageofadwellingforwhichdevelopmentconsenthasbeengrantedoriswithinabuildingprecinctcreatedundersubdivisionandislessthan2,000squaremetresintotal,and
(c) theslopeofthelandisnotinexcessof18degrees,
(d) theworkdoesnotinvolvethedisturbanceofnativevegetationwhichishabitatforspecieslistedinSchedule1or2totheThreatenedSpeciesConservationAct1995
3. thepruningandremovalofcommercialfruittreesandvines
4. thetreespeciesinthetablebelowunlessmorethan20exempttreesaretoberemovedinanyoneyear
5. alldeclarednoxiousweedsundertheNSWNoxiousWeedAct1993
6. exceptforvegetationassociatedwithalocalorstateheritageitemoranyvegetationlistedunderB3.5.1
Botanical Name Common Name(s)
Acacia saligna Golden wreath wattle, Western Australian Wattle
Acer neguno Box Elder
Acer pseudoplatanus Sycamore Maple
Ailanthus altissima Tree-of-Heaven
Cinnamomum camphora
Camphor Laurel
Coprosma repens Looking glass bush, Mirror bush
Cotoneaster glaucophyllus
Cotoneaster
Crataegus monogyna Hawthorn
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Erythrina crista-galli Coral tree
Gleditsia triacanthos Honey Locust Tree
Ilex aquifolium Holly
Leycesteria formosa Himalayan Honeysuckle
Ligustrum lucidum Broad-Leaved Privet
Ligustrum sinense Small-Leaved Privet
Melia azedarach White cedar
Miconia spp. Miconia
Nerium oleander Oleander
Olea europaea Olive
Parkinsonia aculeata Parkinsonia
Pinus radiata Radiata Pine
Pittosporum undulatum Sweet pittosporum
Populus alba White poplar
Populus nigra cv. 'Italica'
Lombardy poplar
Psoralea pinnata Blue psoralea
Pyracantha spp. Firethorn
Ricinus communis Castor Oil Plant
Robinia pseudoacacia Black Locust, False Acacia
Retama raetam White weeping broom, White broom, Ratamals
Rosa rubiginosa Sweet briar, Briar rose
Schinus areira Pepper tree
Schinus terebinthifolius Broad-Leaved Pepper Tree, Brazilian Pepper Tree
Tamarix aphylla Athel tree, Athel pine
Tipuana tipu Tipu tree, Tipuana tree, Rosewood, Pride of Bolivia, Racehorse tree
PalerangDevelopmentControlPlan2015 27
Toxicodendron succedanea
Rhus tree
Ulex europaeus Gorse, Common gorse, Furze, Whin
Vachellia karroo Karroo Thorn, Sweet thorn, Mimosa thorn, Cape thorn tree, Cape gum, Gum arabic tree, Sour thorn, White thorn, Umbrella thorn
Note
1. Thislistcomprisesplantsthatcangrowmorethan3minheightandareinvasiveofnaturaloragriculturalareasorposeahazardtopublichealth
2. Materialfromanyoftheseplantsmustbedisposedofinawaythatdoesnotallowthemtospread,re‐establishorposeahazardtopublichealth
3. Someplantsthataredeclarednoxiousweedsmustnotbeknowinglydistributed,includingmovingcutmaterial,howeveranexemptionmaybeobtainedfromNSWDepartmentofPrimaryIndustriesifrequired
Objective
(a) Toconservetreesandothervegetationofecological,heritage,aestheticandculturalvalue
(b) Toensurethatanynewdevelopmentconsidersandmaximisestheprotectionofexistingvegetationinthesiteplanning,design,development,constructionandoperationofthedevelopment
Control
(1) Ifadevelopmentconsentisrequired,thefollowinginformationistobeprovided:
Siteplanclearlyidentifyingthelocationofallrelevanttreesorothervegetationproposedtoberemovedorpruned,
detailsofthespecies,ageandheightofthetree(s)toberemoved,
photographsofeachtreeorothervegetation,
detailedreasonsfortreeremovalincludinganarboristreportifrequired(seearboristreportrequirementsbelow),
detailedreasonsfortheproposedmanagementactivitiesforeachtreeorothervegetation,
wheremorethanonetreeorothervegetationisincludedonthesameapplication,clearidentificationofeachtreeonthesiteplan,photoanddescriptions
proposedreplantingplan.
(2) Ifthetree(s)orvegetationisbeingremovedinassociationwithanotherproposeddevelopment,forexampletheerectionofadwellingorasubdivision,itisrecommendedthatallthedevelopmentisincludedononedevelopmentapplication
(3) Insomeinstancesafloraandfaunaorarboristreportmayberequired.RefertosectionB3.1TerrestrialBiodiversityforrequirementsforfloraandfaunareports
(4) Arboristreportsaretobepreparedbyapersonexperiencedandqualifiedinthemanagementoftrees.Thefollowinginformationistobecontainedinthereport:
PalerangDevelopmentControlPlan2015 28
• thequalificationsandexperienceofthepersonundertakingtheassessmentandwritingthereport
• amapoftheassessmentarea(includethescale)
• thespeciesofeachtree
• anassessmentofthehealth,amenityvalueandlifeexpectancyofeachtree
• anysitechangesandsurroundingstructureswhichmayaffectthehealthorvitalityofthetree
• commentonanyheritageorhabitatvaluesandtheresultsofdatabasesearches
• recommendedspeciesforplanting,ifitisrecommendedthatthetree(s)beremoved
(5) Wheretreesarecausingpropertydamage,itmustbedemonstrated(forexamplebyareportfromastructuralengineer)thatthetree(s)cannotbecontrolledbymitigationmeasuressuchaspruningortreatmentoftheroots
B3.6 Environmental Protection Works DevelopmentthatfitsthedefinitionofenvironmentalprotectionworksunderthePLEP2014requiresdevelopmentconsent.ThedictionaryofthePLEP2014providesadefinitionofenvironmentalprotectionworks.
Objective (a) Toensurethattheenvironmentalprotectionworksareundertakeninamannerthat
benefitsthenaturalenvironment
Control (1) Areportdetailingtheproposalistobesubmittedwiththedevelopmentapplication.The
reportistocontainthefollowing:
asiteanalysisasdescribedinPartB1ofthisDCP
theaimandtimingofthework
themeansofundertakingthework
environmentalcontrolmethods.
Further information
NSWOfficeofEnvironmentalandHeritageatwww.environment.nsw.gov.au
NSWLocalLandServicesatwww.llls.nsw.gov.au
B4 Bush fire Prone Land AllnewconstructionsubjecttobushfiremustcomplywiththecurrentversionofAS3959ConstructionofBuildingsinBushFireProneAreas.
Bushfirepronelandislandthatcansupportabushfireorislikelytobesubjecttobushfireattack.
ThePalerangCouncilareaislocatedwithinanareaofAustraliaestimatedtohaveonelargebushfireeveryfiveyears.
PalerangDevelopmentControlPlan2015 29
ABushFireProneLandMaphasbeenpreparedbyPalerangCouncilandcertifiedbytheCommissioneroftheNSWRuralFireService.ThemapidentifiesbushfirehazardsandassociatedbufferzoneswithinPalerang.
Category1vegetation–appearsasorangeontheBushFireProneLandMapandincludesforests,woodlands,heathlands,pineplantationsandwetlands.Landwithin100mofcategory1vegetation(indicatedbytheredbufferonthemap)isalsocapturedbytheBushFireProneLandMapduetothelikelihoodofbushfireattack.
Category2vegetation–appearsasyellowontheBushFireProneLandMapandincludesgrasslands,scrublands,rainforests,openwoodlandsandmallee.Thelandwithin30mofcategory2vegetation(indicatedbytheredbufferonthemap)isalsocapturedbytheBushFireProneLandMap.
Tofindoutifyourdevelopmentisinabushfirepronearea,contactcouncilandasktoviewthePalerangBushFireProneLandMaporapplyforaSection149PlanningCertificateforthepropertyfromcouncil.
Ifanypartofaproposeddevelopment(includingthebuildingenvelope,accessroads,landscaping,orassetprotectionzones)fallswithinanareathathasbeenmappedasbushfireproneontherelevantBushFireProneLandMap,thentheapplicantmustconsiderbushfireaspartofthedevelopmentprocess.
Dwellinghousesinruralareasareatmuchgreaterriskofbushfirethanthosebuiltinurbanareas,duetotheamountoffuelsurroundingthehousesandthepotentialforemberattackfrombushfiresinforestedareasinthelocality.AsaresultahigherBushfireAttackLevelconstructionlevelisrequired.
Prospectivehomebuildersshouldgivecarefulconsiderationtothedesignandsitingoftheirnewhomesincethesehavebeenfoundtosignificantlyimprovethechancesofbuildingssurvivingabushfire.TheCSIRODivisionofBuildingResearchhasfoundthattoprovideagoodlevelofresistancetobushfiresabuildingdesignneedsto:
preventtheestablishmentofsmallspotfireswithinthestructure
protectthestructurefromtheexternalenvironmentbyprovidingadequateprotectivespacearoundthestructure
allowthestructuretophysicallywithstandtheimpactofhighwindandradiationstressesforshortperiodsoftime.
TheEnvironmentalPlanningandAssessmentAct1979establishesasystemforrequiringbushfireprotectionmeasuresonbushfirepronelandatdevelopmentapplicationstageandtheRuralFiresAct1997classescertaindevelopmentasintegrateddevelopmentandthesearesetoutinTable2below.
NewdevelopmentonareasonanypartofalotidentifiedasbushfirepronearesubjecttothedevelopmentandplanningcontrolsoftheNSWRuralFireServicespublicationPlanningforBushFireProtection2006Guidelinesandmustbedesignedtoimprovethesurvivabilityofthedevelopmentandtheoccupantsthatareexposedtoabushfirehazard.
PalerangDevelopmentControlPlan2015 30
Table 2 Bush fire prone land and development categories
TypeofApplication
ComplyingDevelopment NonIntegratedDevelopmentApplication
IntegratedDevelopmentApplication
Description Developmentapprovalwhichisnotthroughthedevelopmentapplicationprocess
Developmentapplicationsiteonbushfirepronelandandnot‘integrated’.Includesinfillotherthanresidential/ruralsubdivisionor‘specialfireprotectionpurposes’suchasseniorsliving,touristfacilitiesandschools
Residential/ruralsubdivisionor‘specialfireprotectionpurposes’suchasseniorsliving,touristfacilitiesandschools
Legislation StateEnvironmentalPlanningPolicy(ExemptandComplyingDevelopmentCodes)2008
Section79BANSWEnvironmentalPlanningandAssessmentAct1979
Section91NSWEnvironmentalPlanningandAssessmentAct1979and100BNSWRuralFiresAct1997
Referral Bushfireriskmustbecertified/assessedbyaqualifiedconsultantorCouncil
PossibleconsultationwiththeNSWRuralFireService
ABushFireSafetyAuthorityfromtheNSWRuralFireServicerequired
ThefollowingsectionoutlinestherequirementsfordevelopmentonlandclassifiedasBushFireProneLandwithinPalerangandshouldbereadinconjunctionwithclause5.11ofthePLEP2014.
Objective
(a) Tominimiserisktolife,propertyandtheenvironmentfrombushfire
(b) Toensurecompliancewiththestatutoryobligationsfordevelopmentinbushfireproneareas
(c) Toensurebushfireriskismanagedinconnectionwiththepreservationoftheecologicalvaluesofthesiteandadjoininglands
Control
B4.1 All development applications
(1) ApplicationsmustsatisfytherelevantprovisionsofPlanningforBushfireProtection2006.
(2) DevelopmentdesignandthesitingofbuildingenvelopesandAssetProtectionZonesshouldconsideranypotentialenvironmentalimpactandstepstomitigatetheimpactonenvironmentallysensitivelands.FurtherdetailedrequirementsaresetoutinsectionB3.1TerrestrialBiodiversityinthisDCP.
B4.2 Subdivision applications
(1) Bushfireprotectionmeasuresaretobeplacedwhollywithinthedevelopmentsite.AllproposedAssetProtectionZonesaretobewithinthepropertytobesubdividedand
PalerangDevelopmentControlPlan2015 31
incorporatedintoaffectedlotsorwithintheexistingorproposedroadreserve,oracombinationofboth.AssetProtectionZoneswillnotbeacceptedonCouncilreserves,otherpubliclandsorinreservesproposedtobededicatedthroughthesubdivision.
B4.3 Dwelling Houses
(1) Developmentapplicationsfordwellinghouses,alterationsandadditionstoanexistingdwellinghousewithinbushfirepronelandmustaddresstherequirementscontainedintheNSWRuralFireServicepublicationBuildinginBushFireProneAreasSingleDwellingApplicantsKit
B4.4 Integrated development
(Section91oftheEnvironmentalPlanningandAssessmentAct1979andSection100BoftheRuralFiresAct1997)
(1) IntegrateddevelopmentapplicationsmustbeaccompaniedbyaBushFireRiskAssessmentreportpreparedbyasuitablyqualifiedandexperiencedbushfireconsultant.Thereportistooutlinetheproposeddevelopment’sconsistencywiththeNSWRuralFireServicesPlanningforBushfireProtection2006Guidelines,AustralianStandardsAS3959‐2009ConstructionofBuildingsinBushFireProneAreas,andanyotherdocumentsthathavebeenadoptedbyNSWRuralFireService
References
AustralianStandardsAS3959‐2009ConstructionofBuildingsinBushFireProneAreas
NSWRuralFireServices,PlanningforBushFireProtection2006Guidelines
NSWRuralFireServiceBuildinginBushFireProneAreasSingleDwellingApplicantsKit
Further information NSWRuralFireServiceatwww.rfs.nsw.gov.au
B5 Crime Prevention through Environmental Design Thedesignofbuildingsandpublicspacescanaffectopportunitiesforcrimeandtheperceptionspeoplehaveinrelationtosecurityandsafety.Thefourprinciplesofcrimepreventionthroughenvironmentaldesignthatareusedintheassessmentofdevelopmentapplicationstominimisetheopportunitiesforcrimeareoutlinedbelow.
Naturalsurveillance–designshouldallowpeopletoseewhatothersaredoingasameanstodeterthepotentialforcrime.Thiscanbeachievedbyhavingclearsightlinesbetweenpublicandprivateplaces,effectivelightingofpublicplacesandlandscapingthatmakesplacesattractivebutdoesnotprovideplacestohideorentrappeople.
Accesscontrol–physicalandperceivedbarrierscanbeusedtomanagemovementstominimiseopportunitiesforcrime.Thiscanbeachievedbycreatinglandscapesandphysicallocationsthatchannelandgrouppedestriansintotargetareas,publicspaceswhichattractpeopletogatherratherthandiscouragingthem,andrestrictingaccesstointernalareasofhighriskthatarerarelyvisited(e.g.carparks)oftenthroughtheuseofphysicalbarriers.
Territorialreinforcement–increasingthecommunityownershipofpublicspacesincreasesactivitylevelsandencouragespeopletohelppreventcrime.Thiscanbeachievedbydesigningplacesthat
PalerangDevelopmentControlPlan2015 32
encouragespeopletogatherandtofeelsomeresponsibilityforitsuseandcondition,havingcleartransitionsbetweenprivateandpublicspaceandusingdesigncuesonwhoistousethespace.
Spacemanagement–publicspacesthatareattractiveandwellmaintainedaremorelikelytobeinvitingandwellused.Thiscanbeachievedthroughtheimplementationofstrategiesthatincludessitecleanliness,repairandremovalofvandalismandgraffiti,replacementoflightingwhenrequiredandgeneralupkeepofthestreetfurnitureandfixtures.
Alldevelopmentapplicationswillbeassessedagainstthecrimepreventionthroughenvironmentaldesigngeneralprinciples.
ACrimeRiskAssessmentmayberequiredforhighriskdevelopments.
Objective
(a) Toensuretheincorporationofcrimepreventionstrategiesinnewdevelopment
(b) Topromoteactive,pedestrianandcyclistorientatedenvironmentswheredevelopmentsaredesignedtointegrateintothepublicdomain
(c) Tomaximiseopportunitiesfornaturalsurveillanceofpublicspaces,buildings,siteentrancesandinternalspaces
Control
(1) Thefourcrimepreventionprinciplesthroughenvironmentaldesigngeneraldesignprinciplesaretobeconsideredinthedesignofalldevelopments
(2) Public,semi‐publicandprivateareasaretobeclearlydefined
(3) Naturalsurveillanceistobeprovidedtocommunalandpublicplacesinthedesignofthedevelopment
(4) Landscapingthatobstructscasualsurveillanceandallowsintruderstohideshouldnotbeused.Note:Plantssuchaslowhedgesandshrubs,creepers,groundcoversandhighcanopiedvegetationaregoodfornaturalsurveillance
(5) Largeshrubs,treesandbuildingworksthatcouldenableanintrudertogainaccesstoadwellingorneighbouringdwellingshouldbeavoided
(6) Lightingtoenablenaturalsurveillance,particularlyinentrancesandexits,serviceareas,pathwaysandcarparksistobeprovidedinaccordancewiththerelevantAustralianStandard.Thelightingistobedesignedandsitedtominimisespillandpotentialnuisancetoadjoiningproperties
(7) Anappropriatelevelofsecurityforindividualdwellingsandcommunalareasshouldbeprovidedtoreduceopportunityforunauthorisedaccess
(8) Dwellingsandcommunalareasaretobedesignedtoprovideasenseofownership
(9) Publicfacilities(forexampleAutomaticTellerMachines,telephones,bicyclestorage)aretobelocatedinareasofhighactivity
(10) Fencedesignistomaximisethenaturalsurveillancefromthestreettothebuildingandfromthebuildingtothestreetandminimisetheopportunitiestohide
(11) Entriesaretobeclearlyvisibleandidentifiablefromthestreet
(12) Entrancesaretobedesignedtoallowuserstoseeintothebuildingbeforeentering
PalerangDevelopmentControlPlan2015 33
(13) Administrationareasandofficesinindustrialdevelopmentsaretobelocatedatthefrontofthebuilding
(14) Blankwallsalongstreetfrontagesaretobeminimised
(15) Blindcornersinpathways,stairwells,hallwaysandcarparksaretobeavoided
(16) Publictoiletsandrestareasaretobelocatedtopromotetheiruseandmaximisepublicsurveillancewithoutcreatingvisualintrusion
(17) Dwellingsaretobeclearlyidentifiedbyastreetnumbertopreventunintendedaccessandtoassistpersonstryingtofindthedwelling
Further information NSWPolice‐SaferbyDesignat
www.police.nsw.gov.au/community_issues/crime_prevention/safer_by_design
B6 Development on ridges and prominent hills and within 200 metres of a classified road Ridgesandhillscapesareimportantvisualreferencepointsandcontributetothecharacterofthelandscape.Developmentonhilltops,escarpmentsandridgesandwithin200metresofaclassifiedroadcanhaveanegativevisualimpactinruralandenvironmentallandusezonesandalterthecharacterofanarea.Itisgenerallypossibletomaintainthevisualamenityofaruralareawhilstenablingdevelopmentifmeasuressuchaschangingthelocationoftheproposeddevelopment,establishingandmaintainingavegetationscreenorbyusingmaterialsthat‘blend’thedevelopmentwiththenaturalenvironment.
Objective (a) Toensurethatdevelopmentdoesnotdetractfromthevisualamenityanddoesnotreduce
theruralcharacterofanarea
Control
(1) Buildings,infrastructureorservicesaretobekeptbelowsignificantridgelinesorhilltops
(2) Outbuildingsandwatertanksassociatedwithdwellingsarenottobevisuallyprominent
(3) Lotsbeingcreatedforresidentialsubdivisionaretobesitedsothatbuildings,infrastructureorservicesarebelowridgelines
(4) Buildingenvelopesaretobesitedtoavoidbuildingsbeingprominentinarurallandscape
(5) Developmentwithin200metresofaclassifiedroadintheruralandenvironmentallandusezonesistobeavoided
(6) Low‐reflectivityroofingmaterialsaretobeused
(7) Materialsandcoloursaretobesympathetictothenaturalenvironment
(8) Vegetationisnottoberemovedfromridgelines
(9) Avegetationscreenistobeestablishedandmaintainedatthecommencementofconstruction.Thevegetationscreenistoconsistofplantsindigenoustothearea
PalerangDevelopmentControlPlan2015 34
(10) Dependingonthescale,locationandnatureofthedevelopmentavisualimpactanalysismayberequired
B7. Engineering Requirements
B7.1 Parking Objective
(a) Toensuredevelopmentprovidesparkingspacescommensuratewiththeintendeduseofthesite
(b) Toensurethedesignandlocationofparkingareasandotherareasusedforthemovementofvehiclesandpedestriansisefficient,safeandconvenient,andintegratedintothedesignofthedevelopmenttominimisethevisualimpact
(c) ToensurethatadequatecarparkingspacesareavailablewithinconvenientwalkingdistanceofthecommercialcentreofBungendoreandothertrafficgeneratingdevelopments.
(d) Toensurethatcarparkingsitesaredesignedforaccessandmobility
(e) Toensurethatcarparkingsitesconsiderparkingforbicycles,mobilityscooters,electricvehiclesandmotorcycles
(f) Toensurecarparkingisdesignedtoreduceunwantedenvironmentalimpacts,suchasredirectingstormwaterontoadjacentproperties
(g) Toensureappropriateloadingandservicevehicleareasareprovidedinparkingareas
Control
(1) Off‐streetparkingistobeprovidedonthedevelopmentsiteorinacentralisedCounciloperatedparkingareawherethelandiszonedB2orB4
(2) Developmentthatleadstoalossofon‐streetoroff‐streetparkingistoprovidethesamenumberoflostparkingspacesinparkingareasassociatedwiththedevelopment,inadditiontothatrequiredbythedevelopmentitself
(3) Provisionistobemadeforservicevehicleson‐site.ParkingandloadingareasaretobecommensuratewiththenatureofthedevelopmentandtotherequirementsofAS2890
(4) Allvehiclesaretoenterandleavethesite(exceptresidentialdevelopments)inaforwarddirection
(5) Off‐streetcarparkingareasaretobesurfacedwithanappropriatewearingcourse.PavementdesignsaretoconformtoAUSSPEC#1SpecificationSeries(asamendedbyCouncil)
(6) ParkingforpeoplewithadisabilityshallbesuppliedinthenumbersprovidedinTableD3.5oftheDisability(AccesstoPremises—Buildings)Standards2010andtotherequirementsofAS1428andAS2890
(7) Carparkdesignistoenablesafepedestrianmovementsandreducepedestrian/vehicleinteractions.Carparkdesignistoexcludepedestrianmovementthroughareasthatwillbeusedbyservicevehiclesforreversing
(8) Landscapingistobeprovidedtosoftenhardsurfacesandprovideshade
PalerangDevelopmentControlPlan2015 35
(9) Carparkingareasaretohavesuitabledrainageandincorporatewatersensitiveurbandesignelementswhereappropriate
(10) Undergroundcarparkingareasaretohavetheleveloftheirentrance(andallotheropeningssuchaspedestriandoorsandairvents)atorabovethefloodplanninglevel,seeB9FloodPlanning
(11) LightingistobeprovidedtotheappropriatelevelsasdefinedinAS1158
(12) Off‐streetcarparkingistocomplywiththefollowingdocuments:
Disability(AccesstoPremises—Buildings)Standards
AS2890–ParkingFacilities
AS1428–DesignforAccessandMobility
AS1158–RoadLighting
AS1742.11–Manualofuniformtrafficcontroldevices,Part11:ParkingControls
NSWRoadsandTrafficAuthorityGuidetoTrafficGeneratingDevelopments
AustroadsGuidetoTrafficManagementPart11:Parking
AustroadsGuidelinesforPlanningandAssessmentofRoadFreightAccessinIndustrial
Development application requirements
Thefollowingmattersaretobetakenintoconsiderationwhenconsideringoff‐streetcarparkinginrelationtodevelopment:
existingon‐siteparkingprovisions
theavailabilityofpublicparkingfacilitiesinthearea
thelikelydemandforoff‐streetparkinggeneratedbythedevelopmentandinthecaseofaredevelopment, the likely increased demand that will arise and the likely peak parkingdemand
theimpactofincreasedtrafficontheexistingroadcapacity
Development applications,where off‐street parking is part of the proposed development, are toincludethefollowinginformation:
parkingandmanoeuvringareasincludingpedestrianmovementandspecialparkingzones(suchasbicycle,seniorsorparentparking)
parkingareaentry/exitlocationsanddimensions
accessibleparkinglocations
loading/unloading,servicedeliveryfrequencyandtype,vehiclesweptpaths
signpostingandlinemarking
wastecollectionareas
landscaping
pavementconstruction
PalerangDevelopmentControlPlan2015 36
drainagesystems
lighting
Inaddition,areportwillberequireddetailinghowtheproposedparkingareacomplieswith thedocumentsreferredtointhissectionoftheDCP.
B7.2 Roads Objective
(a) Toensureneworupgradedroadsprovideforsafeandefficientmovementforallroadusersincludingpedestrians,cyclistsandothernon‐vehicularroadusers
(b) ToensureneworupgradedroadsintegratewiththePaleranglocalgovernmentarearoadnetworkandhierarchy
(c) Toensureneworupgradedroadshaveanappropriateroaddesignfortheintendeddevelopment.
(d) Toensurenewandupgradedroadsaredesignedtoreduceunwantedenvironmentalimpacts
(e) Toensurenewandupgradedroadsaredesignedtomanagerisktoroadusers
(f) Toensurealllotshavesuitable,safeandefficientaccesstoandfrompublicroadsandthatallroadandstormwaterdrainageinfrastructureworksareproperlyconstructed.
Control
(1) DesignandconstructionistobeinaccordancewithAustroadsGuidetoRoadDesign(andNSWRoadsandMaritimeServicessupplements),AUSSPEC#1SpecificationSeries(asamendedbyCouncil)
(2) RoadsaretocomplywiththeroadhierarchyshowninTable3forurbanareasandTable4forruralareasofthisDCP
(3) VergesaretocomplywiththeroadhierarchyshowninTable3forurbanareasandTable4forruralareasandprovideasuitablesurfaceforacontinuouspathoftravel
(4) StreetlightingistobedesignedandinstalledinaccordancewithAS1158inareaszonedB2,B4,IN2,R1,R2,RE1andRU5.Newroadsinotherlandzonesmayrequirelightingatmajorintersections
(5) AllroadsinurbanareasaretohavekerbandgutteringasrequiredintheroadhierarchyshowninTable3ofthisDCP
(6) AllnewandupgradedpublicroadsinB2,B4,RU5,IN2,R1,R2,R5andSP2aretobesealedandaretobeaccessedviasealedroads.Sealingofpublicroadsinotherzonesmayberequired.Allroadsaretohaveappropriatepavementdrainagecontrols.
(7) Busfacilities,includingbusshelters,parkingareasandturningareasifappropriate(suchasinrurallocations),aretobeprovidedatappropriatelocationsandtothestandardsofrelevantregulatoryandlegislativerequirements
(8) Thedesignofroadsistoconsiderthelocationandimpactofproposedworksonnativevegetation,significanttrees,EuropeanandAboriginalheritageandsignificantrockoutcrops,seeB3FloraandFauna,SoilandWatercourses
PalerangDevelopmentControlPlan2015 37
(9) Alllotsinasubdivision,orvacantlotswherenewresidentialdevelopmentisproposed,musthavecoincidingphysicalandlegalaccessto/fromaproperlyformedpublicroad
(10) Inareaswhereanapplicantproposalfrontsapoorlyconstructedorunformedpublicroad,thesubdivisionwillberequiredtoconstructfullkerbandgutter,stormwaterdrainage,fullorhalfroadconstructionandsealinginadditiontotheprovisionofnaturestripswitha3%crossfalltotheroadway.Generally,kerbandgutterandvergeareaswillnotberequiredinRU1,E2,E3,RU5andE4zones
(11) Thesealingofsectionsofgravelroadwhereextratrafficgeneratedwillcausetheneedtoaddressdustimpactsadjacenttoexistingorproposeddwellings(inaccordancewithTable4)willberequired
Development application requirements
Alldevelopmentapplicationsinvolvingtheconstructionofnewroads,orsubstantialupgradesofexistingroads,shallbesubmittedwithdrawings.DrawingsaretobepreparedbysuitablyqualifiedpersonsassetoutinAUSSPEC#1SpecificationSeries(asamendedbyCouncil)andshallcomplywiththerequirementsofthisdocument.Drawingsshallbepresentedatappropriatescales(assetoutinAUSSPEC#1)andshallcontainthefollowinginformation:
localityplanshowingentiredevelopmentononesheet;
generallayoutplansincluding
‐ proposedroadcentrelines(includingalloff‐roadcycleways/footpaths)labelledwithauniqueidentifier,e.g.“Road1”
‐ roadwidthsandcurveradii
‐ drainage,culvertorbridgelocations
‐ entrancesandthejustificationfortheirlocationincludingsightdistancediagramsforroadintersections;and
‐ water,stormwaterandsewermainlocations
roadcentrelinelongitudinalsections(includingalloff‐roadcycleways/footpaths)
typicalroadcrosssectionsincludingdetailsontheroadsurface
contours,watercoursesanddrainagelinesandacatchmentanalysis
existingandproposedeasements,railwaysandCrownPublicRoadsandanyproposalstoclosethem;and
undergroundandabovegroundinfrastructuresuchasgas,telecommunications,wastewater,waterandelectricityinfrastructure
treesandareasofsignificantnativevegetation
Inaddition,areportshallberequireddetailingtheassumptionsanddesigncriteriausedinthedesignoftheroadsandhowimpactsonnativevegetation,significanttrees,EuropeanandAboriginalheritageandsignificantrockoutcropshavebeenminimised.Thereportshallalsoaddressstepstakeninthedesignprocesstominimiseriskstoallroaduserscategorieswhencompleted(Note:thisdoesnotneedtoincludeanassessmentofriskduringconstruction).
PalerangDevelopmentControlPlan2015 38
Priortosubmittingthedevelopmentapplication,proposedroadcentrelinesandlotboundariesshallbepeggedat25mintervals.Pegsshallalsobeplacedatcurvetangentpointsandmidpointspriortosubmittingthedevelopmentapplication.Thetopofpegsshallbeaminimum1.0mabovetheexistinggroundsurfaceandshallhaveeitherhighlyvisibletapeattachedtothepegorbepainted(100mmwidefromthetopofthepeg)inanappropriatecolour.
PalerangDevelopmentControlPlan2015 39
Table 3 Urban zone street standards
STREET/ROAD TYPE UP (A) UL U1 U2 U3 U4
Category/Purpose Private Road Lane Access Street Local Street Collector Street Local Sub Arterial
Number of Lots Served 1 1-14 1-14 15-285 286-428 >429
VPD (AADT)/Lot 7 7 7 7 7 7
Traffic Volumes (VPD AADT) - 7-98 7-98 99-1995 1996-2996 >2997
Carriageway Width (m) 3.0 (B) 5.0 6.0 8.0 9.0 11.0
Minimum Verge Width - 1.0 4.5 4.5 4.5 5.5
Footpath Requirement (C) - - 1.5 (one side only) 1.5 (one side only) 1.5 (one side only) 1.5 (one side only)
Nominal Road Reserve Width (m) (F) - 8.5 15 17 20 22
Street Trees NIL NIL 1 street tree per 2 lot frontages on alternate sides of the street
Kerb type (G) FLUSH/ROLL FLUSH/ROLL FLUSH/ROLL ROLL/BARRIER BARRIER BARRIER
Design speed (km/h) (D) 10 25 25 40 50 60
Maximum Grade % 20 20 20 20 15 10
Drainage Design Frequency
Minor 10 10 10 10 10 10
Major 100 100 100 100 100 100
Design Traffic Loadings (ESAs) (E) 2 x 103 2 x 103 4 x 103 1 x 104 3.4 x 104
PalerangDevelopmentControlPlan2015 40
VPD Vehiclesperday
AADT AverageAnnualDailyTraffic
ESAs EquivalentStandardAxles
NOTES:
A Designspeed,horizontalandverticalgeometrynotspecifiedforTypeUProad.TypeUProadsshallcomplywiththerequirementsofAS2890andemergencyservices
B WidthtosuitrequirementsofAS2890andemergencyservices
C WiderfootpathswillberequiredifshowninthePedestrianandMobilityPlan.Vergewidthsmayneedtobeincreasedtosuit
D Lowerorhigherdesignsspeedmaybespecifiedinspecialcircumstancesoftopographicalorenvironmentalconservationconstraints/circumstances.Roadalignmentsshallbedesignedsoastoensureaconsistentorgraduallychangingspeedenvironmentsothateachcurveisnotincongruouswiththeadjoiningcurvesthereby‘trapping’unwarydrivers.Inthisregardwhereterrainorenvironmentdictateareductioninspeedenvironment,geometricelementsconnectingthetwospeedenvironmentsshouldbedesignedwithappropriatedesignspeedstoprovideaspeedtransitionbetweenelementsofnotmorethan15‐20km/h.Allcurvesandcrestswhichhaveadesignspeedlessthanthepostedspeedlimitshallbeprovidedwithappropriatespeedwarningsignsoneachapproach
E Pavementdesign,materialsandconstructiontobeinaccordancewithAUSSPEC#1,whichreferstospecificpublications
F Nominalroadreservewidthsdonotcaterforallsituations.Additionalroadreserveisrequiredwherenecessarytoaccommodatefeaturessuchasdrainageswales,busbaysandintersectionssplays.
G IfanareainanRU5zonedoesnothavekerbandgutteringitwillnotberequired.
PalerangDevelopmentControlPlan2015 41
Table 4 Rural road standards
ROAD TYPE RP1 RP2 RP3 (A) RS1 RS2 RS3 RS4
Category/Purpose Single Lot Private
Access (A)
Residential Private
Access (A)
Minor Rural Road
Local Road Access Road
Collector Road
Arterial Road
Number of Lots Served 1 2-5 1-5 2-21 22-71 72-142
>142
VPD (AADT)/Lot 7 7 7 7 7 7 7
Traffic Volumes (VPD AADT) 7 8-35 35 7-147 148-497 498-994 >994
Minimum Pavement Formation Width (m)
4.0 (B) 6.0 9.2 9.2 9.2 10.0 11.0
Minimum Verge Widths (C) -
a. Embankments - 1.0 1.0 1.0 1.0 1.5 2.0
b. Cuttings - 1.0 1.5 1.25 1.5 2.0 2.0
Seal Width Requirements (D)
a. Lanes (m) - - N/A 2 @ 3.1 2 @ 3.1 2 @ 3.5 2 @ 3.5
b. Shoulders (m) - - N/A 2 @ 0.5 2 @ 0.5 2 @ 1.0 2 @ 1.0
c. Total (m) - - N/A 7.2 7.2 8.5 9.5
Verge Track Width (m) (E) - - 1.5 (one side only)
1.5 (one side only)
1.5 (one side only)
1.5 (one side only)
1.5 (one side only)
PalerangDevelopmentControlPlan2015 42
Nominal Road Reserve Width (m) (F) (G)
- - 20 25 30 30
ROAD TYPE RP1 RP2 RS1 RS2 RS3 RS4
Design Speed (km/h) (H) - - 60 70 80 80-100
Maximum Grade % (I)
a. Unsealed surface using erosion resistant gravels
15 15 - - - -
c. Unsealed surface using sandy decomposed granite
7 7 - - - -
b. Sealed surface 20 20 14 12 12 12
Drainage Design Frequency (i) - 2 20 50 100 100
(ii) - 2 10 25 50 50
1 in ……. Years (J) (iii)
- 2 5 10 20 20
(iv) - 2 2 5 10 10
Minimum Basecourse Thickness (mm) (K)
100 100 150 150 200 200
Design Traffic Loadings (ESAs) 2 x 103 1 x 104 4.2 x 104 2.2 x 105 6.6 x 105 1.1 x 106
VPD Vehiclesperday
AADT AverageAnnualDailyTraffic
PalerangDevelopmentControlPlan2015 43
ESAs EquivalentStandardAxles
PalerangDevelopmentControlPlan2015 44
NOTES:
A TypeRP1andRP2roadsareforprivateroadsonly,anddesignspeed,horizontalandverticalgeometryarethereforenotspecifiedfortheseroads.Theseroadsaretobealignedtominimiseimpacton,orinterference/disturbanceofnativevegetation,significanttrees,watercourses,rockoutcrops,anditemsofAboriginalandEuropeanheritage.Verticalgeometryistofollowthenaturalsurfaceandavoidcuts/fillsdeeper/higherthan0.5metreasfaraspracticable.Longitudinaltabledrainswhereneededaretobeassmallaspracticableandaretobeturnedouttolevelspreadersat20metre(max)intervalsorterminatedatcrossdrainageculverts/causewaysat50metre(max)intervals.TypeRP3roadsshallonlybeconstructedintheE3andRU1landusezoneswhereexistingroadsareunsealedandgreaterthanonekilometreinlength.
B IfrequiredbyRuralFireService documentationpassingbaysshallbeconstructed inabushfirepronearea.
C VergewidthsadjacenttocarriagewayshallbeasspecifiedinthetableandasshownintheTypicalCrossSectionbelow.Wherenotspecifiedinthetable,keepwidthstopracticableminimums.
D DelineationisrequiredinaccordancewithAustroadsandRoadsandMaritimeServicestandards.Onpublicroadswhereithasbeendeterminedsealingisnotrequired,laneandshoulderwidthsshallbeasperthesealingwidthrequirements.
E Vergetracksaretobeprovidedatasafelocationawayfromvehicletraffic(i.e.notagainsttheshoulder)andhaveamaximumcrossfallof4%.RefertoTypicalCrossSectionbelow.
F Areductionintheroadreservewidthmaybepermittedinflatterterrainifitcanbedemonstratedthattheroadformation,cut
andfillbatters,drainage,lateralclearancesattopandbottomofbattersofatleast2.5mandhorsetrailsandservicescanbeadequatelyincorporatedwithintheroadboundaries.
G Stockprooffencingshallbeprovidedalongpublicroadreserves.RefertoC30.
H Lowerorhigherdesignspeedsmaybespecifiedinspecialcircumstancesoftopographicalorenvironmentalconservationconstraints.Roadalignmentsshallbedesignedsoastoensureaconsistentorgraduallychangingspeedenvironmentsothateachcurveisnotincongruouswiththeadjoiningcurvesthereby‘trapping’unwarydrivers.Inthisregardwheretheterrainorenvironmentdictatesareductioninspeedenvironment,geometricelementsconnectingthetwospeedenvironmentsshouldbedesignedwithappropriatedesignspeedstoprovideaspeedtransitionbetweenelementsofnotmorethan15‐20km/h.Allcurvesandcrestswhichhaveadesignspeedlessthanthepostedspeedlimitshallbeprovidedwithappropriatespeedwarningsignsoneachapproach.
PalerangDevelopmentControlPlan2015 45
I Permanenterosionprotection,sedimentcontrolandrevegetationistobedesignedandconstructedtoprotectdisturbedsurfacesalongandadjacenttoroadsides,tabledrainsanddrainagestructuresinaccordancewithsounddrainagedesignandenvironmentalprinciples.Forgravelroads,asmallincreaseinmaximumgrademaybeacceptediftheroadisoverasteepersectionisfinishedwithanon‐erodibleorbitumensealedpavement.V‐shapedtabledrainsarenotacceptable.
J AdequateprovisionshallbemadeforovertoppinginaccordancewithAUSTROADS‘BridgeDesignCode’.
(i) BridgeStructurewitheffectivewaterwayarea>30m2
NOTE:Additionalerosioncontrolworksorovertoppingstructuresmayberequired.
(ii) MajorCulvertStructurewitheffectivewaterwayarea>3<30m2 (iii) MinorCulvertStructurewitheffectivewaterwayarea<3m2 (iv) CatchDrains
K Pavementdesign,materialsandconstructiontobeinaccordancewithAUSSPEC#1,whichreferstospecificpublications.
PalerangDevelopmentControlPlan2015 46
B7.3 Urban Vehicle Access Objective
(a) Toensurevehiclesareabletoenterandexitpropertiesinasafemanner
(b) Toensurevehicleaccessesdonotunnecessarilyrestricton‐streetparking
Control
(1) VehicularaccessandcarparkingareasaretocomplywithAS2890–ParkingFacilities.Suitabletransitionsaretobeprovidedtothepublicroad
(2) Drivewaysaretobeoffsetaminimumof0.9mfromsideboundariestoalloweffectivescreenplantingalongtheboundary
(3) Thedrivewaywithinthepropertyistobeminimum3.0mwide,withadequateturningareaprovidedtoalloweaseofaccesstogarages
(4) Thewidthofthedrivewaycrossingwithintheroadreserveshallbe3.0m
(5) Landscaping,mailboxes,fencesandotherstructures,wherelocatedneardrivewaycrossings,arenottocompromisesafetyaspectssuchassightdistanceforbothpedestriansandvehicles
(6) ThedrivewaycrossinglocationanddimensionsaretocomplywithPalerangCouncilstandarddrawingsPAL‐SD‐102toPAL‐SD‐111.RefertoAppendixAfordetails
(7) VehicularaccessistobelocatedclearofservicesasshowninPalerangCouncilstandarddrawingsPAL‐SD‐108.RefertoAppendixAfordetails
Development application requirements
Drawingsaretocontainthefollowinginformation:
Siteplanshowingintendedaccess,dimensionsandoffsettothenearestsideboundaryandthelocationofanyutilitiessuchasstormwaterpits,watermains,telecommunicationpitsorstreettrees
Descriptionofpavementmaterial,forexampleconcrete,pavers,compactedgravel
Alongitudinalsectionforthedrivewaywherethedifferencebetweenthebackofkerbandgarage/carportentryexceeds600mminheight
B7.4 Laneways B7.4.1 Existing Laneways
TheurbanareasofBungendoreandCaptainsFlathaveanumberofexistinglaneways,asshowninFigure1toFigure2.
PalerangDevelopmentControlPlan2015 47
Figure1–ExistingLaneways–Bungendore
PalerangDevelopmentControlPlan2015 48
Figure2–ExistingLaneways–CaptainsFlat
Accessvialanesfacilitatesthedevelopmentofinfilldwellingsattherearofexistingresidences.Thesedwellingswouldutilisethelaneastheirsoleaccesstothestreetnetwork.Thisfacilitatesthegreateruseofurbanland(therebyavoidingurbansprawl)withoutdetrimentallyaffectingthestreetscapeandcharacterofanarea.
Theuseoflanesprovidesasuperiorlivingenvironmenttobattleaxedevelopment.Itispreferablefordwellingstofacestreetsandlanes,thushavingan‘outlook’anddirect,privateaccess,ratherthanbeenclosedinbackyards.Italsocontributestopersonalsafetythroughsurveillance.
Objective
(a) TofacilitateinfillresidentialdevelopmentinBungendoreandCaptainsFlat
(b) Toretainorenhancethestreetscapeandcharacterofanarea
Control
(1) Thelanewaymustbetheonlyaccesspointtothelot
(2) Lanesaretobe8metresinwidthtoprovideforpedestrianandvehicularmovement,parking,utilitiesandsomelandscaping
(3) LandmusttobededicatedtoCounciltoensurethatthelanewaywillbeaCouncilownedandmaintainedroad
PalerangDevelopmentControlPlan2015 49
(4) Thelanewayistobesealed
B7.4.2 New Laneways
Lanewaysarenotappropriateforgreenfielddevelopmentsforthereasonsoutlinedbelow:
Narrowcarriagewaysreducetheefficiencyofcommuterandcommercialvehicles
Narrowroadreservesreducetheeaseofutilityserviceprovisionandstormwaterdrainage
Narrowroadreservesreducethesafetyforpedestriansandothervulnerableroadusers
Objectives (a) toprovideasuitablestandardofroadforexistinglanesinurbanzones
(b) toprovideasuperiorlivingenvironmenttobattleaxedevelopment
(c) toprovidesufficientroadreservetosupplyutilitiesandstormwaterdrainage
(d) toensuresubdivisionsappropriatelyaddressexistinglaneways
(e) toincreasesafetyandsecurityforpedestrians,otherroadusersandadjoiningproperties
(f) topreventtheconstructionofnewlanewaysinurbanareasunlesslocatedwithinprivateland
Controls
(1) Thelanewaymustbetheonlyaccesspointtothenewlot
(2) For developments involving laneways in an infill subdivision, the laneways are to be 8metresinwidthandalllandunderthelanewayistobededicatedtoCouncil
(3) Developmentsinvolvingsubdivisionsarerequiredtosealthelaneway
(4) Pedestrianandvehicleaccesstorearlotisviathelanewayonly
(5) Lanewaysaredesignedandsignpostedforone‐waytrafficmovement
(6) Lanewaysarenottobeincludedingreenfielddevelopmentrequiringnewroads
B7.5 Rural Internal Access Roads Objective
(a) Toensurevehiclescanaccessdwellingsorbuildingenvelopesinasafemanner
(b) ToensureaccessroadsmeettherequirementsofPlanningforBushfireProtection
(c) Toensureaccessroadshaveaminimalenvironmentalimpact
Control
(1) AccessroadsaretocomplywithroadtypesasdefinedinTable4insectionB7.2
(2) Accessroadsaretobetraversablebytwo‐wheeldrivevehiclesinall‐weatherconditions
(3) AccessroadsaretomeettherequirementsofPlanningforBushfireProtection2006.
PalerangDevelopmentControlPlan2015 50
(4) Permanenterosionandsedimentcontrolmeasuresaretobeinplacetolimitwatervelocities
(5) Accessroadsarenottotraverseareasofenvironmentalsignificancesuchaswaterloggedareasorheavilyvegetatedareasandavoidtraversingsteepslopeswherepossible
(6) Unsealedroadsaretohaveamaximumgradeof15percentwhenerosionresistantgravelsareusedand7percentwheremoreerodiblegravelssuchassandydecomposedgranitesareused.Insomecircumstanceswhereroadsaresealedthegradecanbeincreasedto20percent
(7) DrawingsorreportsaretobepreparedbyapersonexperiencedandqualifiedindesignandconstructionofruralaccessroadsassetoutinAUS‐SPEC#1DevelopmentSpecificationSeriesDesignasamendedbyPalerangCouncil
Development application requirements
Drawingsaretocontainthefollowinginformation:
Siteplanshowingintendedaccessroadcentreline.Theplanalsoshouldshowsignificantfeaturessuchasdrainagelines,vegetationandrockoutcropsinthevicinityoftheaccessroad
Atypicalsectionfortheaccessroad
Alongitudinalsectionfortheaccessroad
Thelocationofanycross‐drainagestructuressuchasculverts
ErosionandsedimentcontrolplaninaccordancewithsectionB8
B7.6 Rural Entrances Objective
(a) Toensurevehiclescanenterandexitpropertiesinasafemanner
(b) Toensurevehicleentrancesaresitedinsafelocations
Control
(1) VehicularaccesscomplieswiththeprovisionsofAS2890–ParkingFacilities.Suitabletransitionsareprovidedtothepublicroad.
(2) Vehicularentrancesarelocatedwithsafeintersectionsightdistanceinbothdirections.Wherenotpractical,vehicularentrancesarelocatedwithsafestoppingdistanceavailableinbothdirections(theimpracticalityoftheentrancemustbejustifiedtoCouncil’ssatisfaction).
(3) Gatesaretobelocatedwithsufficientsetbacktoallowthedesignvehicletowaitwithoutpresentingahazardtothroughtraffic.Unlessstatedotherwise,thedesignvehicleshallbea12.5mheavyrigidvehicle.
(4) Culverts,whereapplicable,aresetbackoutsidetheroadclearzone.
(5) EntrancesaregenerallydesignedandconstructedtotherequirementsofPalerangCouncilstandarddrawingsPAL‐SD‐101.RefertoappendixAfordetails
(6) Landscaping,mailboxes,fencesandotherstructures,wherelocatedneardrivewaycrossings,arenottocompromisesafetyaspectssuchassightdistancesforallroadusers
PalerangDevelopmentControlPlan2015 51
Development application requirements
Drawingsaretocontainthefollowinginformation:
Siteplanshowingintendedaccesslocation
SightdistancediagramsshowingcompliancewithAustroadsGuidetoRoadDesign(andRoadsandMaritimeServicessupplements)fortheappropriateroadspeedzone
B7.7 Stormwater and water sensitive urban design Objective
(a) Tominimisethepotentialimpactsofdevelopmentandotherassociatedactivitiesontheaesthetic,recreationalandecologicalvaluesofreceivingwaters
(b) Toensurestormwateriscontrolledinawaythatminimisesnuisancetoneighbouringproperties
(c) Tosetminimumstandardsforthecollectionandmanagementofstormwaterondevelopmentsites.
(d) Topreservenaturaldrainagesystems,wherepracticable,andtoprovidefortherepairandenhancementofenvironmentallysignificantordegradedland
(e) Toensureappropriateeasementsareprovidedoverexistingdrainagesystemsonprivateproperty
Control
(1) StormwateranddrainagesystemsaretocomplywithPartsB1ofthisDCP
(2) Easementsaretobeprovidedforallnewandexistingstormwaterinfrastructure
(3) SingledwellingsaretocomplywithBASIXwaterconsumptionreductiontargets
(4) Stormwaterfromalldevelopment(excludingsingledwellings)leavingthesiteistomeettheperformancetargetssetoutinTable5
Table 5 Water Quality and Quantity Performance Targets
Criterion Target Reduction
Comment
Annual Suspended Solids Export Load 80% When compared to post-construction site if no controls were
implemented Annual Total Phosphorous Export Load
65%
Annual Total Nitrogen Export Load 45%
Reduction of runoff peak flow to no more than the pre-development
levels
3 month ARI Captured flow to be released over a period of 1 to 3 days
Reduction of peak flows to pre-development levels
5 year to 100 year ARI
PalerangDevelopmentControlPlan2015 52
Development application requirements
Preliminaryengineeringplansandsupportingdocumentsarerequiredfordevelopmentapplications.PlansaretobepreparedbyasuitablyqualifiedpersonandtocomplywithAus‐SpecasamendedbyCouncil.Drawingsaretocontainthefollowinginformation;
Siteplanshowingintendedminordrainage
Siteplanshowingintendedmajordrainage
Watersensitiveurbandesignplanandmodelling
Catchmentplan
Lifecyclecostingforallwatersensitiveurbandesignaspects
B7.8 Footpaths and Verges
Objective
(a) Toensureallroadvergeshavesufficientwidthtoaccommodateallutilities,streetlighting,footpaths,busfacilitiesandstreettrees
(b) Toensureallroadvergesprovideasafeenvironmentforvehicularandnon‐vehicularroadusers
(c) Toensureservicesarelocatedinsharedservicetrencheswhereappropriate
(d) Toensureroadvergesarecompliant(wherepracticable)withAustralianStandardsrelatedtoaccessibility
Control
(1) Structuresandservicesarenottorestrictsightdistancesforroadusers
(2) Protectivemeasures,suchasguardrail,aretobeemployedinaccordancewithAustroadsstandards(andRMSsupplements)
(3) Vergewidthsaretobeofsufficientwidthtoaccommodateallservicesandstreettreeswhereappropriate
(4) Sharedservicestrenchesaretocomplywithoffsetsandrequirementsasspecifiedbyindividualutilityproviders.
(5) UtilityallocationsaretocomplywithsectionB7.8
(6) Vergecrossfallsmustnotexceed3%fromboundarytothebackofkerb
(7) FootpathcrossfallscomplywiththerequirementsofAS1428andDisabilityAccessStandards
Development application requirements
RefertosectionB7.2andB7.3fordevelopmentapplicationrequirements
PalerangDevelopmentControlPlan2015 53
B7.9 Utilities
Objective
(a) Toensurealldevelopmentshaveadequateservicestocaterforfuturedevelopment,includingwaterfordomesticandfirefightingpurposes
(b) Toenableinstallation,maintenanceandaugmentationofservicesinacosteffectivemannerandwithminimalimpactontheenvironment
Control
(1) Utilitiesaretobeprovidedatsubdivisionstagetoeachlotinaccordancewiththetablebelow6:
Table 6 Utility requirements
Zoning
Services
B2/B4/IN2 E3/E4 R1/R2 RU1 RU5/R5
Water R S1 R S1 S2
Gas D N D N N
Sewer R S3 R S3 S4
Electricity R S5 R S5 R
Telecommunications R R R R R
R – REQUIRED Utility must be provided
N – Not Required
D – DESIRABLE Evidence must be provided from service provider indicating that they do not wish to provide the utility
S1 – SPECIAL Refer to B7.9 of this DCP for controls for provision of water in areas not serviced by reticulated water
S2 – SPECIAL Required if the site is serviced by reticulated water. Refer to B7.9 of this DCP for controls for provision of water in areas not serviced by reticulated water
S3 – SPECIAL Refer to the B13 of this DCP for controls for on-site sewage management in areas not serviced by reticulated sewer
S4 – SPECIAL Required if the site is serviced by reticulated sewer. Refer to B7.9 of this DCP for controls for on-site sewage management in areas not serviced by reticulated sewer
S5 – SPECIAL Required except where adequate provision can be made for alternative power sources
PalerangDevelopmentControlPlan2015 54
(2) Theprovisionofreticulatednaturalgasishighlydesirableinareaswheregasislocatednearby,suchasBungendore
(3) Allservicesaretobeunderground.Whereoverheadelectricitywiringexistsinestablishedareas,Councilmayvarythisstandardtoprovideforreasonableconnectiontotheexistingsystem
(4) Servicesaretobelocatedwithinsharedservicetrencheswhereappropriate
(5) Publicserviceswithinprivatepropertyaretobelocatedwithineasementsasshownthetable7:
Table 7 Easement requirements
Service Service Diameter (mm)
Minimum Easement Width (m)
Water ≤150
200-375
>375
2.5
3.0
Discuss with Council
Sewer ≤225
300 – 375
>375
2.5
3.5
Discuss with Council
Stormwater <375
375 – 675
750 – 1200
>1200
1.5
2.5
3.5
Discuss with Council
Combined Services Any Sized to accommodate services with appropriate clearances. Minimum width 3.5m.
Gas/Communications/Electricity - To the requirements of service providers
(6) Utilityservicesarenottoadverselyaffecttheviabilityofsignificantvegetationandwaterways
(7) StreetlightingistocomplywiththecurrentversionofAS1158andistobedesignedtominimiseon‐goingelectricitycoststoCouncil
(8) DesignsaretocomplywiththeModelAgreementforLocalCouncilsandUtility/ServiceProvidersandtheGuidetoCodes&PracticesforStreetsOpening
Development application requirements
Alldevelopmentapplicationsinvolvingtheconstructionofutilityservicesshallbesubmittedwithsuitabledrawingstoassesstheproposal.DrawingsaretobepreparedbysuitablyqualifiedpersonsassetoutinAUSSPEC#1SpecificationSeries(asamendedbyCouncil)andshallcomplywiththe
PalerangDevelopmentControlPlan2015 55
requirementsofthisdocument.Drawingsshallbepresentedatappropriatescales(assetoutinAUSSPEC#1)andshallcontainthefollowinginformation:
generallayoutplansincluding
‐ Proposedandexistingelectricity,gas,telecommunicationsandallothernon‐Councilownedservicealignments
‐ AlignmentsofexistingandproposedCouncilwater,sewerandstormwaterinfrastructure
B7.10 Sewer and Water NoteWheresewerandwaterarenotavailablerefertosectionsB13On‐siteSystemofSewageManagementandB17Rainwatertanks
Objective (a) Toensurewaterandsewerageinfrastructuremeetstheneedsofthedevelopment
(b) Toensurethatwaterandsewerageinfrastructureprovidedbythedevelopmentdoesnotplaceanunreasonableburdenonthecommunity
(c) Toensurethattheinfrastructurerequiredtoserviceadevelopmentisfundedbythedevelopmentandisprovidedinalogicalandtimelymanner
Control (1) DevelopmentapplicationsaretoincludeanInfrastructureServicingPlanpreparedbya
qualifiedengineerthatidentifiesservicingrequirementsnecessaryforthedevelopmentandanyupgradesproposedtotheexistingsystem.TheInfrastructureServicingPlanshallincludeundergroundandabovegroundutilities
(2) Developmentapplicationsforsubdivisionormajordevelopmentaretoconsiderthetimingandstagingofinfrastructureprovisionincluding:
Demonstratingthatwaterandseweragereticulationisabletobeprovidedhavingregardtotheexistingwatermainsandproposedsewerservicingstrategy
ForwardfundingofanyinfrastructureheadworksaheadofCouncil’sprogramofworks
(3) Alllotsaretobeprovidedwithwaterandsewerconnectionssuitablefortheintendeddevelopmentwhereexistinginfrastructureislocatedwithinreasonableproximity
(4) WaterandseweraretobedesignedinaccordancewiththeWaterSupplyCodeofAustralia(Version3.1),SewerageCodeofAustralia(Version2.3)andSewagePumpingStationCodeofAustralia(Version2.1)aspublishedbyWaterServicesAssociationofAustralia,AUSSPEC#1SpecificationSeries(asamendedbyCouncil)andindustrybestpractice
B8 Erosion and sediment control Sedimentationfromdevelopmentsitesisamajorpollutantforwatercoursesanddrainagesystems,causingsignificantenvironmentaldamageasitresultsinphosphorus,micro‐organisms,andchemicalspollutingwaterways.Thereforethereisaneedtoensurethatwhenasiteisdevelopedappropriatemeasuresareimplementedtopreventthelossofsedimentandtorehabilitatethesite
PalerangDevelopmentControlPlan2015 56
throughinterimandlongtermmeasures.Tothisendoneoftwokindsofplansistobesubmittedwithalldevelopmentapplicationswhichrequiredisturbancetosoil:
anErosionandSedimentControlPlanor
aSoilandWaterManagementPlan
Table8setsoutthebroadcategoriesofdevelopmentandthetypeofplanrequired.TherequirementsshouldbeconfirmedwithCouncilataprelodgementmeeting.
Table 8 Erosion and sediment control plan by activity type
Areaofdisturbance Nominaltypeofactivity Typeofplan
<250m2 houseextensions,smalldrivewaysandgarages
consultwithCouncil
250m‐2,500m2 mosthouses,longdriveways,commercialdevelopments,smallsubdivisions,smallmediumdensityhousing,smallcivilworks
ErosionandSedimentControlPlan
>2,500m2 largesubdivisions,largemediumdensityhousingandlargecivilworks
SoilandWaterManagementPlanincludingcalculationsrelatingtotheneedforasedimentbasin
AnErosionandSedimentControlPlancanvarydependingonthecomplexity,scopeandnatureofthedevelopment,withmoredetailedplansandassociateddocumentationbeingrequiredformajorproposalswhichnecessitatedisturbancetosoil.
B8.1 Erosion and Sediment Control Plans
TheErosionandSedimentControlPlanshallincludebutnotbelimitedto:
arecognisedscale,appropriatetothesite
alocalityplanshowingsiteboundariesandroads
existingvegetationincludingwhatistoberetained
existingandproposedsitedrainage,includinganydamsorartificialwetlandstobeused
contoursandslopegradient–withparticularattentionbeinggiventoslopesofgreaterthan10%
natureandextentofproposedearthworks,includingcutandfill
locationofroads,driveways,access‐waysandallimpervioussurfaces
locationofstockpiles
erosioncontrolmeasures
sedimentcontrolmeasures
detailsofsiterevegetation
outlineofthemaintenanceprogramforerosionandsedimentcontrolmeasures
nameofpersonresponsibleforimplementingtheplan
PalerangDevelopmentControlPlan2015 57
supportinginformationmayberequiredtobesubmittedwiththePlandetailing:
‐ anyareas thatmayhave thepotential for seriouserosionor sedimentationand theproposedmanagementdetails
‐ abriefdescriptionoftheoverallsiterehabilitationprogram
B8.2 Soil and Water Management Plan
ASoilandWaterManagementPlanistoincludeallthemattersrequiredforanErosionandSedimentControlPlanaswellasthefollowinginformation(asrelevant):
locationoflots,publicopenspace,stormwaterdrainagesystems,schools,shopping/communitycentres
thelocationoflanddesignatedorzonedforspecialuses
existingsitecontours
thelocationandgeneraldiagrammaticrepresentationsofallsedimentcontrolmeasures
locationandengineeringdetailswithsupportingdesigncalculationsforallnecessarysedimentbasins
locationandbasicdetailsofanyotherfacilitiesproposedtobeincludedaspartofthedevelopmentorworks,suchasconstructedwetlands,grosspollutanttraps,trashracksortrashcollection/separatorunitsorwatersensitivestormwatertreatmentmeasures(suchasbioretentionsystems,vegetatedswalesandinfiltrationmeasures)
TheaboveplansshouldbepreparedinaccordancewiththeNSWLandcompublicationtitledManagingUrbanStormwater:SoilsandConstructionVol.14thed.March2004(BlueBook).WherethereisaninconsistencybetweenthisDCPandtheBluebook,theBlueBookshallprevail
Objective (a) Tominimisetheerosionandsedimentationarisingfromlanduseanddevelopment
(b) Tointerceptandcontainerodedmaterialfrombuildinganddevelopmentsiteswithintheboundariesofthesite
(c) Tominimisethepotentialforsedimentandsiltladenwaterscomingoffthesiteorcontributingtowatercourses
(d) Tominimisesoillossfromdevelopmentthrougheffectivesitemanagementpracticesthatreducewindblownsoilloss
(e) Toensurepromptandeffectivestabilisationofdisturbedlandsbyappropriaterevegetationstrategies
Control
B8.2.1 Preparation of the plan (1) Plansaretobepreparedbyapersonqualifiedandexperiencedinthemanagementofsoil
andwater
B8.2.2 Site preparation (1) Sedimentcontrolmeasuresmustbeinstalledpriortocommencinganyexcavationorearth
moving
PalerangDevelopmentControlPlan2015 58
(2) Wherevegetationexistsonthesite,bufferzonesofvegetationshouldberetainedalongtheboundariesofthesite,particularlythoseadjacenttowaterwaysandstreetgutters
B8.2.3 Sediment Control measures (1) Sedimentfencesdownslopeofthedisturbedsitearetobeinstalled,eitheratthe
boundariesofthesiteorattheedgeofthedisturbedsite,withthereturnsupslope.Fencingistobeplacedaroundthelowsideofbuildingsites,particularlynearflowlines,tofiltersedimentfromrunoffwater.Thefencesmustberegularlyinspectedandsedimentremovedtoensurethefencesremaineffective
(2) Upslopediversiondevices,suchasperimeterbanksorbarriersshallbeinstalledtoreducethevolumeofstormwaterreachinganydisturbedareas
(3) Onruralproperties,farmdamsproposedtobebuiltaspartofthesubdivisionorartificialwetlandsaretobeconstructedintheinitialstagessothattheymayactassedimentretentionpondsduringtheconstructionphases.Duringconstruction,thedamshouldpreferablybekeptemptybetweenstormevents
(4) Cutandfillshouldbekepttoaminimum,andshallbenotgreaterthanacutof1metre
(5) Barriersarerequiredtotrapcoarsesedimentatallpointswherestormwaterleavesthesitetostopitwashingintogutters,drainsandwaterways
(6) Adjacentstreetsandguttersaretobesweptregularlytokeepthemcleanandtheremovalofaccidentalspillsofsoilorothermaterialshalloccurimmediately.Hosingofstreetsandguttersisnotpermittedatanytimeduringconstruction
(7) Kerbsidevegetationandothervegetationsurroundingthedevelopmentsiteshallbemaintainedinahealthystatesoitcanfunctionasanadditionalfilterstripforsediment
(8) Topsoilremovalshallbelimitedtotheconstructionsiteonly.Oncetopsoilisremoved,itistobestockpiledforreuseinlandscaping
(9) Revegetationofsitesshalloccurassoonaspossibletopreventsoilerosion.Excavatedtopsoilshouldbereused
B8.2.4 Wash out Areas (1) Adesignatedwashoutareashallbeprovidedforwastewatergeneratingactivitiessuchas
tilecutting,paintandothertradeequipment.Thisareashallbelocatedawayfromdrainagelinesandthestreetgutterandberegularlyclearedinanappropriatemanner
(2) Allrunoffistobeinterceptedbyasedimentfence,strawhaybalesorothersuitablefilterdevicetopreventstormwaterpollution
B8.2.5 Stabilised Entry/Exit Point (1) Asinglevehicleentry/exitistobeconstructedoutof40mmbluemetalaggregateor
recycledconcretetoadepthof150mmtominimisetrackingofsedimentontoroads
B8.2.6 Position of stockpiles (1) Stockpilesofbuildingmaterialsshallbelocatedawayfromdrainagepathsanduphillof
sedimentbarriers
(2) Nostockpilesaretobelocatedonnaturestrips,footpaths,roadways,accessways,publiclandorwithindrainagelines
(3) Sedimentfencesshallbeplacedaroundthestockpile(s)
PalerangDevelopmentControlPlan2015 59
B8.2.7 Air Pollution (1) Stockpilesofsandandsoilanddisturbedareasshallbelocatedinashelteredposition
wherepossibleandcoveredorwateredtopreventsoilbeingblownoffsite
B8.2.8 Inspection and Maintenance (1) Erosionandsedimentcontrolmeasuresmustbeinspectedregularlybeing:
dailywhenworkisoccurringonthesite
weeklywhenworkisnotoccurringonthesite
immediatelyafterarainfalleventtoensurethecontrolsarefunctioningandanysedimentremoved
(2) Allerosionandsedimentcontrolmeasuresshallbemaintaineduntilconstructioniscompleteandthesiteisstabilised
B8.2.9 Rural RoadsRoadsarethesinglelargestsourceofsedimentmovementfromruralsubdivisions,bothduringtheconstructionphaseandinthelongerterm.
(1) ASoilandWaterManagementPlanisrequiredforallruralroads.RefertosectionB7EngineeringrequirementsinthisDCPformoredetailedrequirementsinthedesignandconstructionofroads
(2) Temporaryerosionandsedimentcontrols,suchassedimentfences,mustbeinstalledandinspectedbythecertifierpriortoworkcommencingandaretobemaintainedduringconstructionandthroughthedefectsliabilityperiod
(3) Alldisturbedareasshallbetopsoiledandrevegetated
B8.2.10 Penalties for non-compliance Failuretoimplementormaintainadequatesedimentanderosioncontrolonasitecanresultinregulatoryaction,whichmayincludetheissueoffines.
Further information IllustrationsofdifferenttypesofsedimentcontroldevicescanbefoundintheNSWLandcompublicationtitledManagingUrbanStormwater:SoilsandConstructionVol.14thed.March2004(BlueBook).
B9 Flood planning PartsoftheurbanareasofBraidwood,BungendoreandCaptainsFlatareallaffectedbyflooding.OtherareasofthelocalgovernmentareaarealsosusceptibletofloodingbuthavenotbeenstudiedbyCouncil.Theseareas,however,stillrequireconsiderationofflooding.Clause6.2ofPLEP2014requiresthatproposeddevelopmentconsiderfloodhazard.
Bungendore
AfloodstudyandfloodplainriskmanagementplanhavebeencompletedfortheBungendoreurbanarea.ThePLEP2014containsaFloodPlanningmapforBungendore.
Braidwood
PalerangDevelopmentControlPlan2015 60
Afloodstudyhasbeenundertaken.ThePLEP2014containsaFloodPlanningmapforBraidwood.
Captains Flat
Afloodstudyhasbeencompleted.Whereadevelopmentproposaliswithinanareathatissubjecttofloodingafloodreportwillberequired.
Objective
(a) TocomplywiththeobjectivesofClause6.2ofthePLEP2014
(b) Toensuretheimpactsofthefullrangeoffloods,uptoandincludingtheprobablemaximumflood,areconsideredwhenassessingdevelopmentoffloodproneland
(c) Totakeaccountofsocial,economicandecologicalfactorsinrelationtofloodissues
(d) ToensuredevelopmentisinaccordancewiththeprinciplescontainedintheFloodplainDevelopmentManual,issuedbytheNSWGovernment
(e) ToonlypermitdevelopmentwherethefullpotentialrisktolifefromfloodingcanbemanagedforallfloodsuptoandincludingtheProbableMaximumFlood.
(f) Tominimisetheimpactoffloodingandfloodliabilityonindividualownersandoccupiers
(g) Toensuredevelopmentandconstructionmaterialsarecompatiblewiththefloodhazard
Development application requirement Acomprehensivefloodreportmayberequiredwithanydevelopmentapplicationonlandidentifiedasbeingatorbelowthefloodplanninglevel,thisshouldbediscussedwithcouncilpriortosubmittingadevelopmentapplication.ThefloodreportshallbepreparedbyasuitablyqualifiedandexperiencedengineerrecognisedundertheNationalProfessionalEngineersRegisterinthisfield.Thefullnameofthepersonwhopreparedthereport,relevantqualificationsandregistrationnumberaretobeprovidedonthefrontpageofthereport.Thereportshall:
beundertakeninaccordancethewithNSWFloodDevelopmentManual
includeadescriptionofthewatercourseordrainagesystemthatisrelevanttothesite,whetherlocatedon,adjacenttoorremotefromthedevelopmentsite
considerthefullrangeoffloodeventsuptoandincludingtheprobablemaximumflood
includesiteplansandcross‐sectionsofappropriatescaleanddetailtoallowassessmentofthedevelopment
showfloodlevelsfortheprobablemaximumflood,1%,5%,10%and20%annualexceedanceprobability(AEP)floodeventsforbothpreandpostdevelopmentscenarios
showfloodvelocitiesandvectorsforthe1%AEPpreandpostdevelopmentscenarios
showprovisionalfloodhazardcategoriesforthepostdevelopmentscenariodeterminedinaccordancewiththeFloodDevelopmentManualandincludingconsiderationofobviousissuesrelatedtoevacuation
showhydrauliccategoriesacrossthesiteforthepreandpostdevelopmentscenario
includeallassumptions,calculationsandmodellingoutputsofthefloodinvestigation
PalerangDevelopmentControlPlan2015 61
includeasectionandmodellingconsideringimpactsonadjacentpropertiesandthewiderfloodplain
includeanyotherinformationnecessarytoallowthedevelopmenttobeappropriatelyassessed.
Inaddition,ifthedevelopmentincludesconstructionofbuildingsatorbelowthe1%AEPfloodevent,areportfromaqualifiedstructuralengineeristodemonstratethatallbuildingsarecapableofwithstandingthehydraulicloadsinducedbyfloodwaters.Theassessmentshallconsidertheeffectsofdebrisandbuoyancy.
Control
B9.1 General
(1) Considerationwillbegiventodevelopmentonlandbelowthefloodplanninglevel,butonlyifitisnotlocatedwithinafloodwayorhighhazardareaasstatedintheFloodPlanningManual
Anyportionofanybuildingthatmaybesubjecttotheeffectsoffloodwatersistobebuiltfromfloodcompatiblematerials(seeAppendixBforsuggestedmaterials)
(2) Allservicesassociatedwiththedevelopmentaretobeadequatelyfloodproofed
(3) Noon‐sitesewagemanagementsystemshallbelocatedwithinafloodplanningarea
B9.2 Residential – new development
(1) Developmentsdesignedtocaterforvulnerablesectionsofthecommunity(suchasseniorshousing)arenotsuitableforlandidentifiedasbeingaFloodPlanningArea
(2) FloorlevelsofhabitableroomsaretobeatorabovetheFloodPlanningLevel
(3) Floodsafeaccessandemergencyegressforallfloodeventsuptothe1%AEPeventplus500mmfreeboardistobeprovided
(4) Residentialgaragesaretobeatorabovethe1%AEPlevel.Wherethisisimpractical,garagesareastobeashighaspracticalandelectricalpointsaretobeatorabovetheFloodPlanningLevel
B9.3 Residential development – extension to existing dwelling
(1) Extensionswithafloorareaupto35m2maybeapprovedwithfloorlevelsbelowthe1%AEPfloodleveliftheapplicantcandemonstratethat:
nopracticalalternativeexists,and
thelevelofhazardwillnotincrease
(2) Extensionswithafloorareaupto50m2maybeapprovedwithfloorlevelsatorabovethe1%AEPfloodlevelbutlessthantheFloodPlanningLeveliftheapplicantcandemonstratethat:
nopracticalalternativeexists,and
thelevelofhazardwillnotincrease
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B9.4 Non habitable extensions or alterations, outbuildings and swimming pools
(1) Anyportionofabuildingthatmaybesubjecttoinundationistobebuiltfromfloodcompatiblematerials
(2) Allelectricalservicesshallbeadequatelyfloodproofed
(3) Allfloodsensitiveequipmentshallbelocatedabovethe1%AEPfloodlevel
B9.5 Industrial and Commercial Development
(1) FloorlevelsatorabovetheFloodPlanningLevelorthebuildingsaretobefloodproofedtoatleasttheFloodPlanningLevel
(2) Floodsafeaccessandemergencyegressforallfloodeventsuptothe1:100ARIeventplus500mmfreeboardistobeprovided
(3) Allfloodsensitiveequipmentshallbelocatedabovethe1%AEPfloodlevel
B9.6 Rural uses
(1) Newbuildingsandextensionstoexistingbuildingsforruralusesthatarebelowthe1:100ARIfloodlevel(otherthanaresidentialbuilding)willbeconsideredontheirmeritssubjectto:
Theproposeddevelopmentnotincreasingthefloodhazardorflooddamagetootherpropertiesoradverselyaffectotherpropertiesduringtimesofflooding,and
Theproposeduseandthepotentialforpropertyloss
(2) Areastobeusedtostorepotentialpollutantsandhazardousmaterialsaretobeconstructedabovethe1%AEPfloodlevel.
B9.7 Alterations to the Natural Surface Level of Land
(1) Proposedearthworksarenottoincreasethefloodinghazardorflooddamagetootherpropertiesoradverselyaffectotherpropertiesduringfloodevents
B9.8 Fencing
(1) Fencingconstructionandmaterialsaretoallowfloodwaterstoequaliseoneitherside
(2) Fencingconstructionandmaterialsaretosafelyallowfloodwatersordebristopass
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B10 Heritage – European (non-Indigenous), Aboriginal (Indigenous) and Natural Heritageconsistsofthoseplacesandobjectsthatweasacommunityhaveinheritedfromthepastandwanttohandontofuturegenerations.
Ourheritagegivesusasenseoflivinghistoryandprovidesaphysicallinktotheworkandwayoflifeofearliergenerations.Itenrichesourlivesandhelpsustounderstandwhowearetoday.
ThePaleranglocalgovernmentareasheritageisdiverseandincludesbuildings,objects,monuments,Aboriginalplaces,gardens,bridges,landscapes,archaeologicalsites,relics,streets,industrialstructures,routesofhumanmovement,culturallandscapesandaconservationprecinct.
B10.1 European Heritage
Heritageitemshavespecialqualitiesthatmakethemsignificantandinundertakingdevelopmentcareneedstobetakentoensurethatthefeaturesorcharacteristicsthatmaketheitemsignificantarenotcompromisedbychange.Heritageitemsaremostlybuildingsbutcanincludestructures,placesorrelics.
CouncilmaintainsadatabaseofheritageitemsincludedinthePLEP2014.Mostitemshaveaninventoryrecordthatidentifiestheirsignificanceandmayalsoincludehistoricphotographsalongwithotherinformation.Thisshouldbeconsideredwherethedevelopmentofaheritageitemoraplaceinaconservationareaisbeingproposed.HeritagestudiesforBungendoreandBraidwoodanditssurroundsareavailableforviewingatCouncil’sadministrativeoffices.AthematichistoryofthewesternpartofthePaleranglocalgovernmentareaisavailableonthePalerangCouncilwebsiteatwww.palerang.nsw.gov.au.
Councilalsoprovidesafreeheritageadvisoryservicetoassistpropertyownersanddevelopersdeterminehowheritagecontrolsapplytotheirproposeddevelopment.ApplicantsarestronglyadvisedtodiscusstheirdevelopmentproposalwithCouncil’sHeritageAdvisororaprofessionalwithspecialistheritagetrainingandexperiencepriortolodgingadevelopmentapplication.
HeritageitemsarelistedinPart1ofSchedule5ofthePLEP2014.Additionally,therearenumerousitemsontheNSWStateHeritageRegister.ThisDCPshouldbereadinconjunctionwithclause5.10HeritageConservationofthePLEP2014.
B10.1.1 Suggested colour schemes SuggestedcolourschemesarecontainedinAppendixCofthisDCP.
B10.1.2 Maintenance of heritage items
Maintainingheritageitemsisthemostpracticalwaytoprotectthesignificanceandhistoryofabuilding,work,relic,orplace.Commonmaintenancetasksinclude:
ensuringroofsaresecureandwithoutgapsorbrokentilesthatwillallowwatertopenetrate
ensuringroofandsitedrainagesystemsareoperatingefficiently,checkconditionsofgutters,drainpipesanddrainsregularlyandkeepclearofdebris
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regularmonitoringofwallsandcladdingforstructuralsoundnessandprotectionfromwater,wind,dustandvermin
keepingtreesandbranchesprunedandclearofroofandwalls
weedingandpruningplantsandrepairsignificantgardenstructures
regularlycheckingandrepairinggardenfences
maintainingadequateunderfloorventilation
avoidinglocatinggardenbedsagainstexteriorwalls.Ifunavoidable,ensurethegroundlevelismaintainedbelowthelevelofthedampcourseandanywallventilatorsorweepholes
B10.1.3 Works that may not require approval and exempt development Someworksdonotrequiredevelopmentconsent(thisdoesnotincludestatelisteditems),includingmanythatarerequiredtomaintainaproperty.Thiscanincludethefollowing:
maintenance
repaintingsurfacesthatarealreadypaintedinthesamecolouroracolourinkeepingwiththeheritagesignificance.ifindoubtaboutappropriatecoloursseekadvicefromCouncil’sHeritageAdvisor
repairstojoinery,roofandwallframing
wallrepairs,underpinning,repointingandinstallationofadampproofcourse
replacingorestablishingguttersanddownpipes
roofrepairs,replacementofchimneypots.repointingtiles,replacingroofsheetingortilesonalikeforlikebasis
reglazingonalikeforlikebasis
repairstoverandatiling,deckingandposts
repairstoboundarywallsandfences
repairingstoneworkandplasterwork
generalmaintenanceofheritagegardens(e.g.pruningorreplantingoforiginalspecies)
non‐structuralinternalalterationsoflocallylistedheritageitemswhichdonothavetheirinteriorslistedasbeingsignificant
Iftheworksproposedareminor,awrittendescriptionoftheproposedworksincludingdetailsofmaterialstobeusedandmaterialstobereplaced,paintcolourandotherrelevantdetailsshouldbesenttoCouncil.Councilwillreviewtheproposedworksandwillprovideadvicethatitissatisfiedtheproposedworksareminorandthatdevelopmentconsentisnotrequired.
Exempt development
StateEnvironmentalPlanningPolicy(ExemptandComplyingDevelopmentCodes)2008allowscertainminordevelopmentasexemptdevelopment.DevelopmentconsentisrequiredifthedevelopmentstandardsforheritageitemsspecifiedintheStateEnvironmentalPlanningPolicy(ExemptandComplyingDevelopmentCodes)2008cannotbemet.
PalerangDevelopmentControlPlan2015 65
B10.1.4 Works requiring development approval Inmostinstancesalterationsandadditionstoaheritagelisteditemrequirethelodgementofadevelopmentapplicationandanassessmentoftheimpactoftheproposalontheheritagesignificanceoftheplace,includinghistoric,architectural,aesthetic,cultural,social,technological,landscape,archaeologicalorotherfeaturesoftheplaceincludingitssetting.
Counciloffersafreeheritageadvisoryserviceandcanassistwithpreliminaryadviceonproposalsaffectingheritageitemsandsitesinthevicinityofheritageitems.
Objective
(a) Toensurethatabuilding'shistoriccharacterandheritagesignificanceisaddressedinthedesignstage
Control
(1) CopiesofrelevantpartsoftheinventorysheetsinCouncil’sheritagedatabasearetobeincludedwiththedevelopmentapplication.CouncilmayrequirethepreparationofaBuiltHeritageImpactStatement(requirementsareoutlinedattheendofthissection).ProponentsshouldseekadvicefromCouncil’sHeritageAdvisorasearlyaspossibletodeterminetheneedforaheritageimpactstatement
B10.1.5 Matters for Consideration
B10.1.5.1 Building Style and Character
Objective
(a) Toensurethatabuilding'ssignificance,includingstyleandcharacterofallelevationsandcontributingbuildings,areappropriatelymanagedwhenalterationsandadditionsareplanned
Control
(1) Architecturalanddesignelementsthatcontributetotheheritagesignificanceoftheitemorsurroundsaretobemaintainedandrespectedinanydevelopment
(2) Alterationsandadditionsincludingcontemporaryarchitecturaldesignsshouldnotcompromise,dominateordetractfromaplace'ssignificantheritageattributesincludingitsstyleandcharacter,form,detail,finishandsetting
(3) Additionstobuildingsshouldnotappearlargerormoredominantthantheoriginalbuildingwhenseenfromthepublicdomain
(4) Extensionsshouldrespecttheform,symmetryandlocationontheblockoftheexistingdwellingorstructure
B10.1.5.2 Alterations to significant elevations, and location of additions
Ahistoricbuilding’sfrontelevationisoftenitsmostimportantfaçade,havingbeendesignedwithstreetscapepresentationinmind.Itisusuallywellcomposedanddetailedandcanrevealconsiderableinformationaboutthebuilding'sage,style,scaleandresourcesavailableatthetimeofconstructionandthisshouldberespectedinthedesignofnewdevelopment.Aheritageitemisrarelyonlysignificantfortheappearanceofitsfrontelevation,andotherelevationscanalsobe
PalerangDevelopmentControlPlan2015 66
importantinunderstandingtheitem.Insomeinstancespreviousalterationsmayhaveaddedanadditionallayerofheritagevalue.
Objective
(a) Toencouragemanagementofallelevationstoensurethattheyareinkeepingwiththeheritagevalueofthewholebuilding
(b) Tolocateadditionssothatthefrontfaçadeofthebuildingretainsitsintegrityandremainsdominant
Control
(1) Additionstothefrontofabuildingwillonlybeconsideredwhereoriginaldetailsarebeingreinstatedwhichhavepreviouslybeenremovedorwherethealterationistoapreviousunsympatheticadditionandwillenhancethebuilding’scharacter
(2) Additionstothesideofbuildingsshouldbesetbackfromthefrontfacebyaminimumof900mm
(3) Thefrontelevationofalistedbuilding(andanyotherelevationconsideredtobeimportanttothesignificanceoftheitem)shouldnottobesubstantiallyalteredexceptfor:
i. restoringthefacadetoitsoriginalform,detailandcondition.
ii. removingpreviousalterationsoradditionsthatareunsympatheticordetractfromtheheritagesignificanceoftheplace
iii. minoralterationsthatareinkeepingwiththeform,styleandcharacteroftheplace
iv. generalmaintenance
v. extensionsshouldnotpreventvehicleaccesstotherearofthelot.
vi. extensionsshouldrespecttheform,symmetryandlocationontheblockoftheexistingdwellingorstructureandtherelationshipbetweentheexistingdwellingandanysecondarybuildingsonthesiteorbuildingsinthevicinity
B10.1.5.3 Building Scale
Ingeneral,buildingsmaybeextendedby:
increasingthebulkorformoftheexistingbuildingatgroundlevelor
constructingalinkedpaviliontotherearofthemaindwelling
Theformermaybemoreappropriatewheretheextensionisnotlargeandwillnotdistortthescaleoftheoriginal.Extensionsofthistypeshouldcloselyfollowthedetailoftheoriginalbuildingwithridge‐linesoftheadditionnohigherthantheoriginal.
Thepavilionmodelissuitedtoextensionstosmallcottages,orwhereminimaldisturbanceoftheoriginalfabricisrequired.Thepavilionmodelenablesamoderninterpretationoftheoriginal,generallyusingmodernmaterialsanddetailsthatreflecthistoricscaleandroofpitch,andissuitablewherethenewridgelinewillbehigherthantheoriginal.
Objective
(a) Toensurethatthescaleofnewworkiscompatiblewith,anddoesnotdominate,thatoftheoriginalbuildingoritssetting
PalerangDevelopmentControlPlan2015 67
Control
(1) Extensionsshouldappeartobeofalesserscalethantheoriginal
(2) Theheightofextensionsshouldbenohigherthantheprimaryexistingridgeline
(3) Theverticalandhorizontalscaleofwallsshouldbeconsistentwiththatoftheexistingbuilding
(4) Largeadditionsorthoseofadifferingscaleshouldadoptthe"pavilion"modelofadditions
Figure 31 The primary roof form should remain dominant with new additions set back and having lower ridge height
PalerangDevelopmentControlPlan2015 68
Figure 4 Large additions are often best done as a pavilion that is linked back to the original structure
B10.1.5.4 Height of additions
Secondstoreyadditionstohistoricbuildingsarerarelyifeversatisfactoryintermsofretaininghistoricstyleandproportion.Two‐storeyadditionswillonlybeconsideredifabuttinganexistingtwo‐storeystructureandCouncilissatisfiedthattheadditionwillnotharmtheheritagesignificanceoftheitemorthestreetscape.
Objective
(a) Toallowfortwostoreyadditionsonlyinthosesituationswhereitisappropriateforthehistoricstyleandformofthebuildingsandtherewillnotbeanadverseimpactonhistoricscale,character,formstreetscapeorotheraestheticvalue
Control
(1) Extensionsaretobeamaximumofasinglestoreyexceptwhere:
newworkwillhaveminimaleffectonthestreetscape
theextensionistoanexistingtwostoreystructure;or
theextensionconsistsofthecreationofanatticwithinexistingroofspace;or
theextensionissitedbehindanexistingbuildingandwillnotbereadilyvisibleabovetheridgeofthebuildingwhenviewedfromthepublicdomain
PalerangDevelopmentControlPlan2015 69
B10.1.5.5 Roof form, scale and material
Theoriginalroofformisalmostalwaysadominantelementofanhistoricbuilding'scharacter.Thepitch,formandmaterialsoftheroofarekeyelementstobeconsideredwhenensuringthatadditionsaresympathetictotheoriginalbuilding.
Objective
(a) Toensurethatextensionsaresitedtominimisetheimpactonexistingroofs
(b) Toensurethattheappearanceofaroofisconsistentwithabuilding'shistoriccharacter
Control
(1) Newroofstoadditionsaretobedesignedsothattheoriginalroofremainsdominant.
(2) Newroofsshallutilisetheexistingpitch,formandmaterialoftheoriginalroofwherepossible.Thepitchofskillionsaretobeadjustedtothecircumstancesofthenewextension
(3) Newroofsshallbeappropriatetothestyleandperiodofthehouse
(4) Alterationstoexistingrooflinesshallnotbehigherthantheoriginaltopmostridgeline.Inthesecircumstances,thepavilionstyleextensionshouldbeused
(5) Pavilion‐styleextensionsaretobeusedwhentheexistingroofformisintactandcontributestotheitem’sheritagesignificanceorwhenacontemporary‐styledextensionisproposed,orwhereahistoricroofwouldhavetobesubstantiallyalteredtoaccommodateanextension
(6) Thescaleofroofextensionsshallappeartobelessthanthatoftheoriginalroof.Thescaleoflargeroofscanbereducedbytheadditionofextrahipsandridges
(7) Garageroofsaretohavelowerridgeandeaveheightsthantheparentbuilding
(8) Thereinstatementofhistoricmaterialssuchastimbershingles,shortsheetsofcorrugatedgalvanisedsteeland‘ogee”profilegutters,particularlywherephotographicorotherevidenceindicatesthesewereonceused,istobeincorporatedwherepossible
(9) Modernroofingprofiles,suchas'Kliplock'andribbeddecking,shallnotbeusedwheretheywillbevisiblefromthepublicdomain
(10) Skylightsaretobelocatedwithintheroofplaneandpreferablyonroofsthatarenotreadilyvisiblefromthepublicdomain
(11) Protrudingskylightsshallnotbereadilyvisiblefromthepublicdomain
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Figure 5 Additions should not compromise the form of the original
B10.1.5.6 Attics and dormer windows
Atticroomsarecommoninmanyearlycottagesandoftencontainasmallwindowintheendgable,andpossiblyoneormoredormerwindowsintheroofplane.
Objective
(a) Toallowfortheadaptiveuseofatticspaceswhileretaininghistoricroofproportions
(b) Toensurethattheconfigurationofdormerwindowsisconsistentwithhistoricevidence
Control
(1) Thenumberofdormerwindowsinaroofplaneshouldbeinkeepingwithotherhistoricalexamples
(2) Onfrontelevationseachdormershouldbenomorethan1200mmwide,unlesshistoricalevidencerelevanttothepropertysupportsanalternativeconfiguration
(3) Dormerwindowsshouldnottobegroupedorarrangedsothattheydominatetheroofplane
(4) Theexistingroofshallnotbere‐pitchedtoaccommodatetheattic
PalerangDevelopmentControlPlan2015 71
Figure 6 Attics should be of a traditional style and not dominate the roof
B10.1.5.7 Walls
Newbuildingmaterialsshouldbesympathetictotheoriginal.Itisnotalwayspossible(nordesirable)tomatchearlyprofilesanddetails,butsimilarlyproportionedandtexturedcontemporarymaterialsshouldbeusedwhereverpossible.Materialsandcoloursoftheexistinghouseorthatofsurroundingbuildingsneednotbecopied,butusedinsteadasapointofreference.Modernmaterialscanbeconsideredforuseiftheirproportionsanddetailsareharmoniouswithinthelocalcontext.
Objective
(a) Toensurethatwallscontinuetoreflecthistoriccharacteristics
Control
(1) Survivingweatherboardwallsaretobemaintainedinsitu
(2) Ifreplacementisnecessary,thenAustralianHardwoodweatherboardwallsshouldbeused.Western‐RedCedarweatherboardsarenotappropriatereplacementsandshouldnotbeused
(3) Weatherboardsmustnotbereplacedbybrickveneer.Theuseoflightweightcladdingsystemsoverexistingwalls,suchasplasticormetal‘weatherboards’isnotappropriate
(4) Brickwallsthathavenotbeenpaintedshouldremainun‐painted
(5) Brickwallsthathaveneverbeenrenderedshouldremainun‐rendered
(6) Repairstobrickwallsshouldbemadeusinglime‐richmortar,notcement‐richmortars,whichcancauseseriouslong‐termdamagetosoftnineteenthcenturybricks
(7) Newbricksshouldbechosentoblendwiththecolourandtextureofanyoriginalbrickwork
B10.1.5.8 Chimneys
Objective
(a) Toretainthesignificantvisualcontributionbychimneystohistoriccharacter
PalerangDevelopmentControlPlan2015 72
Control
(1) Historicchimneysshouldnotberemovedunlesstheyarestructurallyunsoundandunabletoberestored
B10.1.5.9 Window and door openings
Thescale,proportionandmaterialsusedinwindowsanddoorscanhaveamajorimpactonthesuccessofnewworkintermsofitsimpactontheheritagesignificanceofthepropertyandthestreetscape.
Objective
(a) Toretaintheimportantcontributionthatwindowsanddoorsmaketolisteditemsandthestreetscape,wherevisiblefromthepublicdomain
Control
(1) Newwindowsaretobetimber‐framedwithmouldingandglazingpatternsappropriateforthestyleofthehouse
(2) Wherevisiblefromthestreet,theoriginalwindowanddoorarrangementswithinthewallshouldberetained,especiallyonthefrontelevation.Thereismorelatitudeforvariationfurtherbackonsideelevations
(3) Windowsanddoorsonadditionsshouldreflecttheexternalproportionandrelationshiptothewallastheoriginalandbeappropriateforthestyleofthehouse
(4) Contemporarymaterialssuchasaluminiumframingtowindowsarenotappropriateforheritageitemsunlessinacontemporarystyledextensionnotvisiblefromthepublicdomain
B10.1.5.10 Verandas
Verandasareimportantcomponentsofmanyheritagebuildingsandtheirretention,restorationandreconstructionisencouraged.Proportionsanddetailsvaryandwereusuallycarefullydesignedcomponentsofabuilding’sfaçade.Reconstructionshouldbebasedonevidenceandcloselyfolloworiginalproportions.Castiron“lace”wasrareandshouldonlybeaddedwhereitisknowntohaveexistedoriginally.
Decorativedetailssuchastimbervalances,decorativebargeboardsandfascias,flutingoncolumns,verandapicketsetcshouldgenerallybebasedonevidenceorinthestyleofthebuilding'speriod.
Objective
(a) Toensurethatverandascontinuetomakeanimportantcontributiontothehistoricplace
Control
(1) Originalfrontverandasaretoberetainedinallnewwork
(2) Thereconstructionoflostverandasbasedonevidenceofthefabricorearlyphotographsordrawingsisencouraged
(3) Ifnoevidenceisavailablethenreconstructionsshouldbebasedontheoriginalformsofsimilarbuildingtypes
PalerangDevelopmentControlPlan2015 73
(4) Existingopenverandasshouldnotbeenclosedunlessthereissoundhistoricalorphysicalevidencethattheywereoriginallyenclosed
B10.1.5.11 Finishes
Finishesrefertothesurfacetreatmentofthebuilding,andcanincludepaints,lime‐washes,oils,exposedfacebrickwork,exposedandpointedstonework,renderedmasonry,unpaintedorpaintedroofironetc.Thetypeoffinishchosenwasoftenafunctionofdesignintention,materials,availabilityofskillandtrades,availabilityofresourcesandbudgets.Thefinishesarethevisiblefaceofthebuildingandplayanimportantpartinitsperception.
Objective
(a) Toretainexternalbuildingfinishesthatcontributetoaplace'sheritagevalue
Control
(1) Existingbuildingfinishesthatcontributetoastructure'shistoriccharactershouldtoberetainedandmaintained
(2) Additionsthatabutorjoinontohistoricallyfinishedbuildingsarenottocompromisetheintegrityoftheoriginalfinish,andoftenworkwellifdesignedinanalternativematerialorfinish
B10.1.5.12 Garages and carports visible from the street
Garagesandbuggyshedsweregenerallylocatedtotherearofpropertiesinmanyhistoricbuildings.Itisonlyinmorerecenttimesthatgarageshavebeenconstructedatthefrontofthelotorundertherooflineofthemaindwelling.
Objective
(a) Toreducethevisualimpactthatnewgaragescanhaveonheritagebuildingsandstreetscapes
Control
(1) Newfully‐enclosedgaragesshallnotconnectwiththedwellingotherthanthroughashort,lowpitchedrooflink
(2) Wheregarageswillbevisiblefromthestreettheyaretobelocatedtowardtherearoftheproperty
(3) Enclosedgaragesshallnotbeconstructedforwardofthedwelling
(4) Garagesandcarportsshallbeofasmallerscalethanthedwellingwherevisiblefromthestreet
(5) Garageandcarportdesignistobesympathetictotheperiodofthebuilding,includingroofpitchandroofandwallmaterialsandshallnotcompromisethedesignorformoftheoriginalbuilding
(6) Prefabricatedgaragesvisiblefromthestreetshallhaveaminimumroofpitchof25degreesandshallnotusemodernprofileribbedmetalcladding.Traditionalmini‐orbandcustom‐orbcladdingaresuitable
PalerangDevelopmentControlPlan2015 74
Figure 7 Garages should not dominate the streetscape and should be of a style and form that is appropriate for the house
B10.1.5.13 Adaptive re-use of heritage items
Keepingandre‐usinghistoricbuildingshaslongtermbenefitforcommunitiesthatvaluethem.Theadaptivere‐useofabuildingcanrestoreandmaintainbuildingssothattheycancontinuetobeused,ratherthanfallingintodisrepairandneglect.
Objective
(a) Tosupportinnovationandnewideasintheselectionofanappropriateuseofaheritageitem
(b) Toensuretheheritagesignificanceofheritageitemsisthestartingpointforthechangeofuseanddesigndevelopment
(c) Toencouragerecyclingofthefabricwheretheoriginaldesignuseisredundant
(d) ToensureheritagesignificanceisretainedwhileensuringcompliancewiththeBuildingCodeofAustralia
Control
(1) Proposalsforre‐usearetodemonstratethefollowing:
compliancewiththeBuildingCodeofAustraliaaddressingtheperformancebaseddesignsolutionsifnecessary
alterationofsignificantfabricanddetailingisminimised
PalerangDevelopmentControlPlan2015 75
alterationstotheinterioroftheheritagebuildingminimisestheeffectontheexteriorofthebuilding
thesignificantoriginaluseisinterpreted
theoriginalcrests,dates,logosandbuildingnamesareretained
thehistoryofthebuildingisinterpretedonthesiteintheformofinterpretationpanels,artefactandphotographicdisplays,insituretentionofmachineryandsignage,orartisticinterpretation
B10.1.5 Demolition of a listed heritage item
ThedemolitionorpartialdemolitionofastateheritagelisteditemisclassifiedasIntegratedDevelopmentunderSection91oftheNSWEnvironmentalPlanningandAssessmentAct1979andrequirestheconsentoftheHeritageDivisionoftheOfficeofEnvironmentandHeritage.ThedemolitionoflocallylistedheritageitemsrequirestheconsentofCouncil.
Objective
(a) Toretainheritageitems
Control
(1) Typicallydemolitionwillonlybepermittedwhere:
thebuildingissostructurallyunsoundastobebeyondreasonableeconomicrepair.Thedevelopmentapplicationmustincludeaprofessionalstructuralassessmentinsupportofdemolitionor
theexistingconditionposesasignificanthealthorsafetyriskthatisbeyondreasonableeconomicrepair.Thedevelopmentapplicationmustincludeaprofessionalstructuralorhealthassessmentdemonstratingthatconservationisnotapracticaloptionor
intheopinionofCouncil,theintegrityofthebuiltformandstreetelevationsofanoriginalbuildinghasbeenextensivelyandirreversiblydiminishedbyunsympatheticalterationsandadditions.
(2) Exceptwhereabuildingpresentsanimmediatethreattopublicsafety,thetotaldemolitionofanidentifieddwellingshallnotbepermittedunlessadevelopmentapplicationforareplacementdwellinghasbeenapproved.
(3) Thepartialdemolitionoforiginalexternalbuildingfabricofidentifieddwellingsshallonlybepermittedinthecontextofpermittedalterationoradditions.
(4) Alterationto,ordemolitionof,internalbuildingfabricofidentifieddwellingsmaybepermittedprovidedtheexternalbuildingfabricofthedwellingisnotadverselyaffected.
B10.1.6 New development in the vicinity of heritage items
Newdevelopmenthas thepotential to impactonhistoricbuildingsand streetscapesbyvirtueofscale,location,appearanceandlandscaping.AgoodreferenceisDesigninContext:GuidelinesforInfillDevelopmentintheHistoricEnvironment,availablefromtheNSWHeritageOffice.
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Objective
(a) Toensurenewdevelopmentharmoniseswiththeexistingstreetscapeandheritageitemsbuiltform
(b) Toensurenewdevelopmentdoesnotblockviewsto,orcompromisetheappreciationofsignificantbuildings
Control
(1) Buildingsshallbeappropriatetothecharacterofthestreetscapeorcontext.
(2) Newbuildingsshallbeofasimilarheightorlessthansurroundingbuildings.
(3) Newbuildingsshallnotobstructviews(includingobliqueviewsalongthestreet)ofsignificantbuildings.
(4) Newbuildingsshallnotvisuallydominatethestreetscapeorroofscapeofthesurroundingarea.
(5) Newbuildingsshallbesetbackorfurtherawayfromthesignificantbuildingifitislikelytohaveanadverseimpactonaheritagebuildingbyvirtueofscale,locationorappearance.
(6) Newbuildingswithvisiblesideelevationsshallbearticulatedifgreaterthan15metresinlength.Thearticulationcantaketheformofarebateinthewall,possiblyincombinationwithafullheightchangeofwallmaterial.
Figure 82 Long-side walls are to be articulated
(7) Newdevelopmentmay"borrow"architecturallanguageordesignfromearlyhistoricorcontributoryarchitecturalbuildings,suchasroofpitch,corrugatedironroofingorweatherboardwalls.
(8) Newdevelopmentmayinterprettraditionaldesignconceptsinamodernway,anddonothavetocopyexistingbuildings.
(9) Wherelargerscalenewdevelopmentsareproposedabuildingandstreetscapecharacteranalysis,streetscapeelevation,anddefinitionofsuitableenvelope,istobepreparedanddiscussedwiththeheritageadvisorpriortoundertakingdetaileddesign.
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(10) Whereastructureisunabletoachieveasuitabledesignstandard,forexamplebecauseofitsutilitarianorspecificnature,itistobelower,setbackfromadjacentstructuresandincorporatesuitablescreening.
B10.1.7 Garages in the vicinity of heritage items
Whetherunderthesamerooforseparate,garagingshouldnothaveavisuallydominantimpactonthestreetscapeandshouldbedesignedasa“lesser”elementinthecompositionofabuildingfaçade.
Objective
(a) Toensurethatgaragesdonotdominatethestreetscape
Control
(1) Attachedgaragestonewdwellingsshouldbesetbackaminimumof1mfromthefrontfaceofthedwelling.
(2) Theroofformofagarageattachedtoanewdwellingshouldnotbeacontinuationofthemainroof,butratherbearticulatedtoreduceitsscaleandbulk.
Figure 93 Garages are to be of a lower scale and set back from the front of the dwelling
B10.1.8 Requirements for a Built Heritage Impact Statement
Objective
(a) Toobtainsufficientinformationtoenableconsiderationoftheimpactofthedevelopmentproposal
PalerangDevelopmentControlPlan2015 78
Control
(1) ABuiltHeritageImpactStatementistobeprovidedwithadevelopmentapplicationinthefollowingcircumstances:
wherealterationsoradditions,demolitionorachangeofuseareproposedinrelationtoaheritageitemlistedinthePLEP2014orontheNSWStateHeritageRegister,or
wheredevelopmentisinthevicinityof,orhasthepotentialtoimpactuponaheritageitem.
(2) TheBuiltHeritageImpactStatementistoincludethefollowing:
thequalificationsandexperienceoftheauthor
theheritageattributesofanitem
wherethedevelopmentwillbe“inthevicinity”ofaheritageitem,asiteplanshowingtheproposeddevelopmentasitrelatestotheheritageitemandanyprincipalfeatures
howtheheritagevalueswillbemanaged
astatementindicatingtheeffectsoftheproposeddevelopmentontheheritageitem
commentsonanyadverseimpactsandwhytherearenosatisfactoryalternatives
aplanoftheheritageitemasitexistsatascaleof1:100or1:50
asiteplanshowingthelocationoftheiteminrelationtotheboundariesofthesiteandbuildingsonadjoininglandandtheprincipalfeaturesofthesite
adescriptionoftheitemwithinformationaboutitshistory,approximateage,detailsofconstructionanditsfeatures
astatementoftheheritagesignificanceoftheitem
detailsoftheproposedchangestobemadetotheitem,orthedevelopmentoftheland,andtheireffectontheheritageitem
photosorfilmoftheitem.
FurtherinformationcanbefoundinthedocumentStatementsofHeritageImpact,NSWOfficeofEnvironmentandHeritage
http://www.environment.nsw.gov.au/resources/heritagebranch/heritage/hmstatementsofhi.pdf
B10.2 Aboriginal Heritage
AboriginalobjectsarephysicalevidenceoftheuseofanareabyAboriginalpeople.Aboriginalobjectsinclude:
physicalobjects,suchasstonetools,Aboriginal–builtfencesandstockyards,scarredtreesandtheremainsoffringecamps
materialdepositedonthelandsuchasmiddens
theancestralremainsofAboriginalpeople
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AboriginalheritagealsoincludesplacesassociatedwithstoriesoftraditionalactivityknowntolocalIndigenouspeople.Theplacesmayincludenaturalfeaturessuchaslargerockformations,waterholesandparticularshapedtrees
Aboriginalsites(bothknownandunknown)andareasofsignificanceareanimportantpartofAustralia’sculturalheritage.ThesitesandareasofsignificanceprovideadirectlinkforAboriginalpeoplewiththeirculture.Itisimportanttopreserveasmanyofthemaspossible.
ThereareanumberofknownAboriginalsitesinthePaleranglocalgovernmentareahowever,asPalerangislargeandmanyareasaredifficulttoaccess,themajorityofPaleranghasnotbeensurveyedforeithersitesorareasofsignificance.Consequently,somedevelopmentwillrequireanassessmentforAboriginalculturalheritage.
TheNSWNationalParksandWildlifeAct1974protectsAboriginalobjectsandplacesinNSW.ItisanoffenceundertheNSWNationalParksandWildlifeActtodisturb,excavatelandforthepurposeofdiscoveringanAboriginalobject,knowinglydestroy,damageordefaceanAboriginalobjectorAboriginalplace.
Objective (a) ToidentifyAboriginalheritageattheearliestpossiblestageinthedevelopmentprocess
Control (1) AlldevelopmentwillrequiretheconsiderationofAboriginalheritage.However,itis
recognisedthatthereareareasofPalerangthataremorelikelytocontainAboriginalheritage,forexampleareasadjacenttowatercourses.
(2) Alldevelopmentapplicationsexceptthosewheretheareahasbeenheavilydisturbed(forexampleanareacoveredwithbitumenorconcrete)orwhereanarchaeologicalreporthasbeenpreviouslyundertakenonthesitewillrequireevidenceofasearchoftheNSWregisterknownastheAboriginalHeritageInformationManagementSystem(AHIMS)(seewww.environment.nsw.gov.au/conservation/aboriginalculture).Note:ThemajorityofPaleranghasnotbeensurveyedforAboriginalheritageobjectssoobjectsmayexistonaparceloflandeventhoughtheyhavenotbeenrecordedintheAHIMSdatabase
(3) TherequirementforanAboriginalheritageassessmentshouldbediscussedwiththeNSWOfficeofEnvironmentandHeritageandCouncilpriortolodgingadevelopmentapplication.Ifanassessmentisundertaken,itistobelodgedwiththedevelopmentapplication
(4) AllAboriginalheritageassessmentsshouldbeundertakenbyaqualifiedarchaeologistoranaccreditedpersonofAboriginaldescentinconsultationwiththelocalAboriginalLandCouncil(s)andAboriginalcommunitygroups.RefertothedocumentAboriginalculturalheritageconsultationrequirementsforproponents2011whichisavailableontheNSWOfficeofEnvironmentandHeritagewebsiteatwww.environment.nsw.gov.au
(5) Theheritageassessmentreportmustcontainasaminimumthefollowinginformation:
arecordofconsultationwiththelocalAboriginalLandCouncil(s)andAboriginalcommunitygroups
thequalificationsandexperienceoftheauthor
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adetaileddescriptionoftheareaassessedandmapsofthearea
themethodofassessment
evidenceoftheAHIMSdatabasesearch
thefindingsoftheassessment
ifanyheritagewaslocated,anoutlineoftheimmediateandfuturemanagementofit.
B10.3 Natural Heritage
Naturalheritagereferstocomponentsofthelivingenvironmentsuchaslandresources,inlandwateranddiverseanimalandplantlife.ThereareseveralsitesinPalerangwhichareofhighnaturalheritagevalueincludingLakeGeorgeandkarstareassuchasTheBigHoleandLondonBridge.
Objective (a) Toprotectitemswithnaturalheritagevalues
Control
(1) Wheredevelopmentwillhaveanimpactonareaswithahighlevelofnaturalheritage,anaturalheritageimpactassessmentmustbesubmittedwiththedevelopmentapplication
(2) Thenaturalheritageassessmentreportmustcontainthefollowinginformation:
thequalificationsandexperienceoftheauthor
adetaileddescriptionoftheareaassessedandmapsofthearea
themethodofassessment
thefindingsoftheassessment
theimpactoftheproposalontheareaofnaturalheritage,and
proposedmitigationormanagementmeasures.
(3) Inregardtokarstareas,thefollowingshouldnotbeimpactedbyadevelopmentproposal:
thequalityornaturalmovementofwaterenteringthekarstenvironment
thequalityornaturalmovementofairenteringthesubterraneanportionofthekarstenvironment
therichnessanddistributionofnativefloraandfaunainthekarstenvironment,and
thecavesorothergeomorphologicalfeatures.
B11 Social and economic impact assessment Someformsofdevelopmentmayhaveasubstantialsocialoreconomicimpactonthelocationofthedevelopment,forexampletheestablishmentofanindustryemployingalargenumberofpeople.Asocialimpactassessmentconsidersthelikelysocialconsequences,bothpositiveandnegativeofadevelopmentproposal.Anoutcomeoftheassessmentmaybetheidentificationofaneedforcommunity,healthoreducationservicesfacilitiesandservices.
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Section79CoftheNSWEnvironmentalPlanningandAssessmentAct1979requirestheconsiderationofthesocialandeconomicimpactofaproposeddevelopment.Forsomedevelopmentthiswillrequireadetailedeconomicorsocialimpactassessment.Theaimoftheassessmentistodeterminetheimpactsofaproposeddevelopmentonthesocialoreconomicenvironment.
Objective
(a) ToensurethatareportcontainssufficientinformationtoenableCounciltodeterminetheimpactofthedevelopmentproposalonthesocialoreconomicenvironment
(b) Toensurethatthesocialoreconomicimpactofaproposalisconsideredatthedevelopmentassessmentstage
(c) Toconsidertheneedforservicesandinfrastructuretoassistinaddressingthesocialandeconomicimpactsofadevelopmentproposal
Control
(1) Economicandsocialimpactassessmentsaretobeundertakenbypeoplewithqualificationsandexperienceinthisarea.Forexampleapersonundertakingasocialimpactassessmentshouldhavequalificationsinanareaofthesocialsciences.Thoseundertakinganeconomicimpactassessmentshouldhavequalificationsandexperienceineconomics
(2) Theeconomicorsocialimpactassessmentreportistocontainthefollowinginformation:
thequalificationsandexperienceoftheauthor
theboundariesoftheassessment
themethodusedincludingthedetailsofanymodels
theimpacts,bothshortandlongterm
mitigationandmanagementstrategies
referencestothedataused.
B12 Landscaping Thelandscapingofdevelopmentenhancesthestreetscapeandblendsnewdevelopmentintothestreetscape.Treesalsoprovideshadeandpossiblyhabitatfornativefauna.Landscapingalsoprovidesaneffective‘softening’ofthehardedgesofbuildingsandcanbeusedtoreducethebulkandvisualimpactofdevelopment.Qualitylandscapingretainssignificantnaturallandscapefeaturesandmaturetrees.
Landscapingalsohasanimportantroletoplayinimprovingenvironmentalconditionssuchasstormwaterandrainwaterabsorption,andhabitatfornativefauna.Itcanhelpreducebushfirerisksandregulatetheamenityofadevelopmentthroughsuchthingsassunshadingusingpergolasandtreeplantings.
Wellplannedandexecutedlandscapingcontributestotheappearanceandamenityofthedevelopment.Treesandshrubscanalsohaveanimportantroleinthecontrolofsun,noise,andwind,screeningoffunctionalspacessuchasparkingareasandminimisingtheamountofwaterrunningofftheproperty.
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Landscapingshouldbeplannedandundertakenduringtheinitialstagesofthedevelopment.Plansshouldbeatascaleof1:100or1:200.Formulti‐unithousing,commercialandindustrialdevelopmentsandsomedomesticconstruction,landscapingdetailsmustbeincludedinthedevelopmentapplication.
Theplantingofnativevegetation,especiallythatwhichisindigenoustotheareaandXeriscapegardens(gardensrequiringnowaterotherthanrainwater)isstronglyencouraged.Appropriatenon‐nativespeciesinurbanareasshouldalsobeconsidered,forinstancespeciesthatprovideshade.
Objective
(a) Toenhancetheamenityofanareaanddevelopmentandtoblendinnewdevelopment
(b) Toenhancetheexistingstreetscapeandpromoteascaleanddensityofplantingthatsoftensthevisualimpactofbuildings
(c) Toconservesignificantnaturalfeaturesofthesiteandcontributetotheeffectivemanagementofbiodiversity
(d) Toretainandprovideformaturevegetation,particularlylargeandmediumsizedtrees
(e) Toassistinencouragingvegetationcorridors
(f) Topromoteprivacy
(g) Topromoteenergyefficiencybyenhancingsolaraccess,shadeandreducingheattransferfromconcretedrives,roofsandbuildingwallsinsummer
(h) Toprovidefortheinfiltrationofwatertothewatertable,minimiserun‐offandassistwithstormwatermanagement
(i) Toimprovethemicroclimateconditionsonsitesandthesolarperformanceofdwellings
(j) Toensurethattreesdonotinterferewithinfrastructureandbuildings
Control
(1) Landscapedesignshouldconsiderusability,privacyandopportunitiesforsocialandrecreationalactivities.Neighbours’amenityshouldalsoberespected.
(2) Developmentonasiteistobelocatedtoretainasmanyofthesignificantexistingsitesaspracticable.
Planting of trees
(3) Theplacementoftreesinurbanroadreservesshouldbecarefullyconsideredastreesmaycausedamagetocablesandpipes.
(4) Treesthatwillgrowtoaheightofgreaterthan3metresshouldnotbeplantedinthevicinityofpowerlines.Foradviceontreesandpowerlinescontactthelocalelectricityauthority.
(5) Thefollowingistobeconsideredwhentreespeciesarebeingselected:
theproximityofthetreetoadjoiningpropertiesandtheroadreserve‐onceitmatures,and
thelocationofthematuretreeanditsrootstoundergroundservicesandutilities.Treesshouldnotbeplantedcloserthan3metrestoabuilding.
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Business and industrial land use zones and multi dwellings and residential flat building developments
(6) Allopenspaceistobelandscaped.
(7) Landscapingshouldbeplannedandundertakenattheearliestpossibleopportunity.
(8) Alandscapeplanistobelodgedwiththedevelopmentapplication
(9) Plansshouldbeatascaleof1:100or1:200.Theplantingofnativevegetationespeciallythatwhichisindigenoustotheareaisencouraged
(10) Plansmustcontainthefollowinginformation:
dimensionsofwalls,fencingandpaving
anybalconies,privateopenspaceandcommunalopenspace
plantspeciesandtheexpectedheightofspecies
meansofwateringplants(ifthereistobeawateringsystem).
(11) Inthedevelopmentofalandscapeplan,matterssuchasneighbourprivacyandtheretentionofelementssuchasnaturalrockoutcrops,bushfirethreat,watercourses,indigenousvegetationandmaturetreesshouldbeincludedwherepossible
(12) Considerationistobegiventothelocationanddesignofthebuildingtoenabletheretentionofexistingvegetationandrockyoutcrops
(13) Landscapingabuttingenvironmentalprotectionareasshouldconsistoflocalindigenousspeciestoprotectbushlandandhabitatcorridorsandsoftentheinterfacebetweenthenaturallandscapeandtheurbanenvironment
(14) Indevelopingalandscapingplan,the‘SaferbyDesign’principlesaretobeconsidered–refertosectionB5CrimePreventionthroughEnvironmentalDesigninthisDCP.
B13 On-site System of Sewage Management (OSSM) Introduction
AnOn‐siteSystemofSewageManagement(OSSM)isanysystemthattreatssewageonthesitewhereitisproduced,suchasaseptictank,compostingtoiletoraeratedtreatmentsystem.
MostpropertiesinPalerangarelocatedoutsidethetownsandvillagesandrelyondomesticeffluenttreatmentbyon‐sitewastewatersystems.UnderSection68oftheNSWLocalGovernmentAct1993,anapprovalisrequiredtoinstall,alterandoperateanOSSM.
ThemajorityofPalerangiswithinadrinkingwatercatchmentthereforeitisimportantthatsystemsareappropriatelydesignedandinstalled.
TheguidelineDesigningandInstallingOn‐SiteWastewaterSystems:ASydneyCatchmentAuthorityCurrentRecommendedPractice(2014)providesrecommendationstodesign,install,test,operateandinspectthefollowingsystems:
septictanks
aeratedwastewatertreatmentsystems
biologicalfiltersystems
compostingtoilets
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amendedsoilmounds
Wisconsinsandmounds
greywatertreatmentsystems
absorptiontrenchesandbeds
evapotranspirationabsorptionbeds
surfaceirrigationsystems
subsurfaceirrigationsystems
ThispublicationcanbefoundontheWaterNSWwebsite.
www.sca.nsw.gov.au/publications/publications/designing‐and‐installing‐on‐site‐wastewater‐systems
Inassessingtheadequacyofallenvironmentalassessmentsofproposedsystems,CouncilwillapplytheNeutralorBeneficialEffectonWaterQualityAssessment(NorBE)GuidelinedevelopedbytheSCAregardlessofthesystem’slocationwithinthePaleranglocalgovernmentarea.
TheNeutralorBeneficialEffectonWaterQualityAssessmentGuideline,SydneyCatchmentAuthority,(2011)enablescounciltodecideifaproposeddevelopmenthasaneutralorbeneficialeffectonwaterquality.
Objective
(a) Toensurethepreventionofpublichealthrisk–sewagecontainsbacteria,viruses,parasitesandotherdiseasecausingorganisms.Contactwitheffluentmustbeminimisedoreliminated,particularlyforchildren.Residuals,suchascompostedmaterial,mustbehandledcarefully.Treatedoruntreatedsewagemustnotbeusedonediblecropsthatareconsumedraw.
(b) Toensuretheprotectionofsurfacewaters–OSSMfacilitiesmustbeselected,sited,designed,constructed,operatedandmaintainedsothatnaturalorartificialsurfacewatersarenotcontaminatedbyanyflowfromsewageorwastewatertreatmentsystemsorlandapplicationareas.
(c) Toensuretheprotectionofgroundwater–OSSMfacilitiesmustbeselected,sited,designed,constructed,operatedandmaintainedsothatunacceptablerisksofgroundwatercontaminationdonooccur.
(d) Toensuretheprotectionoflands–OSSMfacilitiesshouldnotcausedeteriorationoflandandvegetationqualitythroughsoilstructuredegradation,salinisation,waterlogging,chemicalcontaminationorsoilerosion.
(e) Topreventanimalhealthrisk‐OSSMfacilitiesmustbeselected,designed,sited,constructed,operatedandmaintainedsothattheydonotunreasonablyinterferewithqualityofwaterintendedforstockwatering.
(f) Toprotectcommunityamenity–OSSMfacilitiesmustbeselected,designed,sited,constructed,operatedandmaintainedsothattheydonotunreasonablyinterferewithamenity.Considerationshouldbegiventoaesthetics,odour,dust,vectorsandexcessivenoise.
(g) Toensuretheconservationandreuseofresources–theresourcesindomesticwastewater(includingnutrients,organicmatterandwater)shouldbeidentifiedandutilisedasmuch
PalerangDevelopmentControlPlan2015 85
aspossiblewithintheboundsposedbytheotherperformanceobjectives.Waterconservationshouldbepracticedandwastewaterproductionshouldbeminimised.
(h) Toencourageecologicallysustainabledevelopment–OSSMfacilitiesshouldbeselected,sited,designed,constructed,operatedandmaintainedusing,conservingandenhancingthecommunity’sresourcessothatecologicalprocesses,onwhichlifedepends,aremaintained,andthetotalqualityoflife,nowandinthefuturecanbeincreased.
Thediagrambelowsetsouttheprocessforinstallinganon‐sitewastewatermanagementsystem.
PalerangDevelopmentControlPlan2015 86
Figure 10 Flowchart to design and install an on-site wastewater system
PalerangDevelopmentControlPlan2015 87
Guidelines, standards and tools
TheguidelineDesigningandInstallingOn‐SiteWastewaterSystems:ASydneyCatchmentAuthorityCurrentRecommendedPractice(2014)supplementsotherexistingguidelinesandstandardsforon‐sitewastewatermanagement,including:
AS/NZS1547andthe‘Environment&HealthProtectionGuidelines:On‐siteSewageManagementforSingleHouseholds’(the‘SilverBook’)‘(DepartmentofLocalGovernment,1998)whicharebothcurrentrecommendedpracticeforon‐sitewastewatermanagement
thebrochure‘DevelopmentsinSydney’sDrinkingWaterCatchment–WaterQualityInformationRequirements’(availableatwww.sca.nsw.gov.au)isaperformancestandarddevelopedbytheSCA.
Wastewater Site Assessment and System Selection
ThischoiceofsystemmustbemadeinaccordancewiththecurrentversionofAS/NZS1547On‐siteDomesticWastewaterManagementandtheDepartmentofLocalGovernment’s‘SilverBook’followingasiteassessmentbyawastewaterconsultant.Thisassessmentmustrecommendaparticularcombinationofatreatmentsystemandlandapplicationmethod.Thisinformationmustbeprovidedinanon‐sitewastewaterreportandsubmittedaspartofthedevelopmentapplication.
Development Application Requirements - On-site System of Sewage Management Report
Allapplicationstoinstallandalteraneffluentdisposalmanagementsystemmustbeaccompaniedbyawastewaterreportthatincludesthefollowinginformation:
1 Waste Water Loading
Forresidentialdwellings(includingdualoccupancies)designwastewaterloadingbasedonthenumberofpotentialbedrooms(includingroomscapableofbeingabedroom)andtypeofwatersupplyasfollows.
Table 9 Wastewater loading
1-2 bedrooms 3 bedrooms 4 bedrooms 5 or more bedrooms
Tank Water Supply
400L/day 600L/day 800L/day 100L/day extra for each additional bedroom
Reticulated/bore supply
600L/day 900L/day 1200L/day 150L/day extra for each additional bedroom
Source:SCAGuidelines
NoteFornon‐dwellingproposalsthewastewaterloadingmustbeinaccordancewithAS/NZS1547:2000‐On‐sitedomesticwastewatermanagement.
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2 Site Map
Asitemapwhichidentifiesallsurfaceconstraintsincluding:
Thedrainagenetwork,watercourses,drainagedepressionsanddams,roadsideandotheropendrains
Vegetationandshading/exposure
Orientation
Anypoordrainage/wetseepageareasandsprings
Riverflats/floodplainsorfloodplanninglevel
Anygroundwaterboreslocatedwithin100moftheeffluentmanagementareaandtheiruse
Existingwastewatermanagementstructuresandeffluentmanagementareas,
Slope(%)
Generallandform
Areasofrunoff
Rockoutcropsandgeology
Stormwatermanagementstructuresanderosioncontrolmeasures
Allexistingandproposedstructuresincludingbuildings,accesswaysorroads,livestockyards
Bufferdistances
Exposedsoil/erosionpotential/fill
Anyenvironmentallysensitiveareasof,anylandlocatedwithin100metresofthesewagemanagementfacilityorrelatedeffluentapplicationareas
Anybuildingorfacilitylocatedwithin100moftheproposedeffluentmanagementsystem
3 Soil information
Detailedsoilinformationmustincludesoilprofilesofuptoatleastonemetre(wherepossible)takenfromthespecificlocationoftheproposedeffluentmanagementareasconsistentwithAS/NZS1547:2000Onsitedomesticwastewatermanagement.Thisinformationmustdescribe:
thesoiltextureandstructurewithdepthasperAS/NZS1547:2000,
thedispersibility,and
otherrelevantchemicalorphysicalcharacteristicsthatcouldimpactonsustainableeffluentdisposalasidentifiedintheSilverBookorAS/NZS1547:2000.
Theinformationshouldalsoconsiderthefollowingwhererelevanttothesite:
electricalconductivity/salinity(>8dS/misnotsuitableunlessthesoilistreated),
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sodicity(>10%isnotsuitableunlessthesoilistreated),and
phosphoroussorptionvaluesforpermeablesandyorgraniticsoilswhereeffluentirrigationisproposed.
4 Climate Information
Monthlyrainfallandevaporationdata.
5 Existing systems
Whereanexistingsystemistobeupgradedoraugmented,thelocation,nature,size/capacity,condition,anddisposalareaoftheexistingonsitewastesystemmustbeclearlyspecified.
Theproposedupgradingoraugmentationoftheeffluentdisposalsystemmustbeclearlyidentified,includingtheextraorexpandedareasandtheneedforhighercapacitypumps.
6 Proposed systems
Thereportmustincludedetailsofthechoseneffluentdisposalsystemandmustbedesignedinaccordancewith:
AS/NZS1547:2000–DisposalSystemsforEffluentfromDomesticPremises,and
“SilverBook”‐EnvironmentandHealthProtectionGuidelines‐On‐siteSewageManagementforSingleHouseholds(1998)
Thefollowingrequirementsmustbemet:
Absorptiontrenchesandbeds,andevapotranspirationabsorptionbedsmustbesizedasinaccordanceAS/NZS1547:2000.Forprimarytreatedeffluent,theconservativedesignloadingmustbeused.
SandmoundssizingshouldbebasedonJCConverseandEJTyler’sWisconsinmoundsoilabsorptionsystem:sitingdesignandconstructionmanual(UniversityofWisconsin‐Madison,2000).
Theirrigationareaforsurfaceandsubsurfaceeffluentirrigationmustbethelargestareaforthedesignwastewaterloadandsitesoilcharacteristicsdeterminedbythehydraulic,nitrogenandphosphorousloadingsasperAS/NZS1547:2000andtheSilverBook
TheweightedphosphorusabsorptionvaluesrelevanttothesoilprofileatthespecificsitefortheeffluentirrigationareaandnotthoseintheSilverBookmustbeusedtodeterminethesizeoftheeffluentirrigationareabasedonnutrientbalance.
Control
(1) ThefullspecificationsoftheOn‐siteSewageManagementFacilityproposedtobeinstalledorconstructedonthepremisesconcernedmustbesubmitted.
(2) Asiteplanmustbesubmittedthatshowsthelocationoftheproposedeffluentmanagementsysteminrelationto:
Bufferdistancestonamedriversandwatersupplyreserves(150m),watercourses(100m),drainagedepressionsanddams(40m)
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Groundwater bores within 100m and if <100m then the site plan must beaccompaniedbyastatementfromtheowneroftheborethatitisnotusedforpotabledomesticwatersupply
Setbackdistance to property boundaries, buildings andother infrastructure (bothexistingandproposed)asperTable5oftheSilverBook
(3) ThesiteplanmustshowthelocationofanyexistingOn‐siteSewageManagementSystemtanks,pipingandeffluentmanagementarea(s)thatwillbeaugmentedordecommissioned,orwherethesesystemsarelocatedclosetoanewOn‐siteSewageManagementSystem
(4) Theapplicationmustbeaccompaniedbydetailsof:
TheoperationandmaintenancerequirementsfortheproposedOn‐siteSewageManagementSystem.TheOn‐siteSewageManagementSystemtobeinstalledorconstructedmustbeaccreditedbytheNSWDepartmentofHealth.
theproposedoperation,maintenanceandservicingarrangementsintendedtomeetthoserequirements
theactiontobetakenintheeventofabreakdownin,orotherinterferencewithitsoperation.
Effluent irrigation
(5) Subsurfaceirrigationwillberequiredifthe:
Averageannualrainfallexceeds1200mm,
Neighbouringdwellingsarewithin100moftheproposedeffluentmanagementarea,
Effluentmanagementareaslopeisgreaterthan7%,
On‐siteSewageManagementSystemistobelocatedwithinanunseweredresidentialarea.
The effluent irrigation area needs to be regularlymowed tomaintain amaximumheightof100mmtoremovenutrientsforlongtermsustainability.
(6) Wheresurfaceirrigationisproposed,moveablehoses,includingsemifixedsystemswillnotbeacceptable
Unacceptable practices (7) Thefollowingsystemswillnotbeacceptable:
Trenchsystemlongerthan200m
Absorptionsystemswheresoilismediumorheavyclay
Absorptionsystemswherethereislessthan0.75mofsoil
Trenches more than 20m long except where they are made of 2 separate inlinetrencheswithacentralfeederorwheretrenchesarepressuredosedfromapumpwell
Amendedsoilmoundswithslopesofmorethan7%
Solar powered systemswhere continuous power is required for normal operationsuchasaeratedwastewatertreatmentsystems
PalerangDevelopmentControlPlan2015 91
Reedbedsystemsexceptinexceptionalcircumstances
Pumpoutsystemsfordomesticuse.
Installation (8) All systems should be installed according to NSW Workplace Safety requirements and
AS/NZS3500(Set):2003PlumbingandDrainageSet.
Renewal of on-site wastewater approvals
(9) ApprovalstooperateanOSSMunderSection68oftheLocalGovernmentActareonlyissuedforaspecifiedperiodoftimeandmustberenewedbeforeexpiry.ToensurethatOSSMscomplywithlegalrequirements,allOSSMsneedtohaveacurrentapprovaltooperate.Afterinstallation,allOSSMsarerequiretobemaintainedinaccordancewithSection5oftheSilverBookandAS/NZS1547:2000
Further information
FactSheet:On‐SiteSystemofSewageManagementApprovalsFunctionOverviewavailableonCouncil’swebsitewww.palerang.nsw.gov.au.
NoteGreywaterreusewillrequireaseparateapproval.ThisisaddressedinsectionB.16GreywaterreuseinthisDCP.
B14 Potentially contaminated land
Objective
(a) Toensurethatchangesoflandusewillnotincreasetherisktohealthortheenvironmentfrompreviouslanduse
(b) Toprovideinformationtosupportdecisionmaking
Control
(1) Anydevelopmentapplicationforthedevelopmentoflandshallconsiderthepotentialforthesitetobecontaminatedfromapreviousorcurrentlanduse
(2) LandidentifiedasbeingpotentiallycontaminatedshallbeassessedinaccordancewiththeprovisionsofStateEnvironmentalPlanningPolicy55–RemediationofLand
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Table 10 Some activities that may cause contamination
Some activities that may cause contamination
Acid/alkali plant and formulation
Agricultural/horticultural activities
Airports
Asbestos production and disposal
Chemicals manufacture & formulation
Defence works
Drum reconditioning works
Dry cleaning establishments
Electrical manufacturing (transformers)
Electroplating and heat treatment premises
Engine works
Explosive industry
Gas works
Iron and steel works
Landfill sites
Metal treatment
Mining and extractive industries
Oil production and storage
Paint formulation and manufacture
Pesticide manufacture and formulation
Power stations
Railway yards
Scrap yards
Service stations
Sheep and cattle dips
Smelting and refining
Tanning and associated trades
Waste storage and treatment
Wood preservation
Source:StateEnvironmentalPlanningPolicy55–RemediationofLandandManagingLandContamination:PlanningGuidelines(EPA1998)
Further information
NSWOfficeofEnvironmentandHeritageatwww.environment.nsw.gov.au/clm/
B15 Waste management
B15.1 General Controls
Objective
(a) Toavoidthegenerationofwastethroughdesign,materialselectionandbuildingpractices
(b) Toencouragewasteminimisation,includingsourceseparation,reuseandrecycling
(c) Toensureefficientstorageandcollectionofwasteandqualitydesignoffacilities
Control
Waste management plan
(1) Awastemanagementplananddetailsofon‐sitewastemanagementfacilitiesistobesubmittedwithalldevelopmentapplicationsforallresidentialbuildings
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Demolition of buildings RefertoC23DemolitionofbuildingsorstructuresinthisDCP
Removal of asbestos
(2) DemolitionworksinvolvingtheremovalanddisposalofasbestoscementmustonlybeundertakenbycontractorswhoholdacurrentWorkCover“DemolitionLicence”andacurrentWorkCover“Class2(Restricted)AsbestosLicence”
(3) Allasbestosladenwaste,includingasbestoscement,asbestoscontaminatedsoilsandflatandcorrugatedsheetsmustbedisposedofatalandfillfacilitylicensedforreceivingasbestos
(4) Oncompletionofdemolitionworks,theapplicantmustlodgewithCouncil,alloriginalweighbridgereceiptsissuedbythereceivinglandfillasevidenceofproperdisposal
Design of buildings
(5) Secondhandandrecycledbuildingmaterialsshouldbeconsideredforuseinbuildingconstruction
(6) Buildingdesignistoincorporatetechniqueswhichminimisewastebefore,duringandafterconstruction
(7) Residentialbuildingdesignistoencourageresidentstoseparategarbageforrecycling,e.g.awastecupboardwhichallowsthetemporaryofstorageofgarbage,recyclablesandcompostablematerials
Construction of buildings (8) Anonsitesortingandstorageareaforbuilderswasteandvehicularaccesstoandon‐siteis
tobedetailedonthesiteplan
(9) Theon‐sitestorageareaissufficientlylargetoallowseparationofmaterialstoencouragediversionofmaterialsfromlandfill
Further information
www.nsw.gov.au/fibro‐and‐asbestos‐frequently‐asked‐questions
www.workcover.nsw.gov.au
B15.2 Commercial and Industrial Controls
Objective (a) Toensurethatwastefromcommercialandindustrialdevelopmentsisappropriately
managedandifpossiblerecycled
(b) Toreducevehicleandpedestrianconflictsinthemanagementofcommercialandindustrialwaste
Control
Waste management plans for industrial and commercial development (1) Awastemanagementplanforwastegeneratedfromcommercialandindustrialbusiness
activitiesistobesubmittedwithadevelopmentapplication.Plansaretoinclude
PalerangDevelopmentControlPlan2015 94
informationonhowandwherewastewillbedisposed.Fulldetailsofanticipatedvehiclesizes,volumesandfrequencyofdeliveryandotherservicevehiclesmustbeprovided.Theseestimates,particularlyvehiclesizes,mustberealisticandbasedonestablishedaveragesfortherangeofbusinesseslikelytooccurinthedevelopment
Waste collection (2) Allbusinessdevelopmentwherefuturetenantswillrequireregulardeliveriesofgoodsand
theremovalofwasteandresourcerecoverymaterialmustensurethatloadingfacilitiesareadequatefortherealisticneedsoftheproposedservicevehicles
(3) AUSTROADSDesignVehiclesandTurningTemplatesmustbeusedforallvehiclemovementson,oronto,publicroads
(4) TheturningtemplatesfromAustralianStandardAS2890.1andAS2890.2mustbeusedforon‐sitemanoeuvring,includingreversingmanoeuvresandverticalclearancerequirements
(5) Forretaildevelopmentswithagrossleasablefloorareaoflessthan1,000squaremetresandnotasupermarket,discountdepartmentstoreorotherhighvolumedeliveryusages,thefollowingisrequired:
(i). EitheraloadingfacilityonsitetoaccommodateaHeavyRigidVehicle(12.5metre)asdefinedbyAustralianStandardAS2890.2,orSingleUnitTruck(12.5metre)asdefinedbyAustroads2008astheminimumstandard,maybepermittedtoutilisealoadingzoneifitiswithin50metresasmeasuredalongthetravelpath
(ii). ConsiderationofservicingofthedevelopmentbyvehiclesequaltoorlargerthanaMediumRigidVehicle(8.8metre)asdefinedbyAustralianStandardAS2890.2,orServiceVehicle(8.8metre)asdefinedbyAustroads2008,maybedeemedastheappropriatedesignvehicle,subjecttotheprovisionofsupportingevidence
(iii). Nouseoftheloadingzonewillbepermittedwheredeliveriesrequiretheuseofforklifts,orothermechanicallyassistedliftingdevicesonthefootpathorcrossingapublicroadorfootpath
(iv). CouncilwillrequireapositivecovenanttobeplacedonthetitleofthelandgivingCouncilthepowertorelease,varyormodifytherestrictiontoenforcetherequirementsofthisclause
(6) Forretaildevelopmentswithagrossleasablefloorareaof1,000squaremetresorgreaterordevelopmentssuchassupermarkets,discountdepartmentstoresorotherhighvolumesdeliveryusages,thefollowingcontrolsshallapply:
(i) ThedevelopmentshallprovidealoadingfacilitytoaccommodateanArticulatedRigidVehicle(19.0metre)asdefinedbyAustralianStandardAS2890.2orSingleArticulatedVehicle(19.0metre)asdefinedbyAustroads2008astheminimumstandard
(ii) CouncilwillrequireapositivecovenanttobeplacedonthetitleofthelandgivingCouncilthepowertorelease,varyormodifytherestrictiontoenforcetherequirementsofthisclause
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(iii) Thereversingofvehiclesontoamainroad,orarterialroad,orfutureby‐passroute,oranyotherpublicroad,willnotbepermitted
(iv) Thedesignofoff‐streetcommercialvehiclefacilitiesmustcomplywithAS2890.2:2002
(v) Loadingbaysarenottobeusedforthestorageofgoodsorwastestorageotherthanduringtheunloading/loadingprocess
(vi) Wasteandresourcerecoverymaterialstorageshouldbeenclosedorscreenedfromtheroadinadedicatedfacility
(vii) Wasteandresourcerecoverymaterialcollectionshallbefromtheloadingfacilityifoneisprovidedwiththedevelopment.Ifnoloadingfacilityisprovidedthenthecollectionofwasteandresourcerecoverymaterialmustbefromacentralcollectionareabyprivatecontractor.Thewasteandresourcerecoverymaterialmustbecollectedoutsideofbusinesshourstoensuredisruptiontothepublicisminimised
B16 Greywater reuse Greywateriswastewaterwhichdoesnotarisefromatoiletandmayincludewastewaterfromahandbasin,shower,laundryandkitchen.
Blackwateriswastewatergeneratedfromatoilet,bidetteorbidetwhichisheavilyanddirectlycontaminatedwithhumanfaecesorurineandmaycontaincontaminatedsolidmaterialsuchastoiletpaper.Thiswastewaterishighlyinfectious.
Greywaterisoftencontaminatedwithhumanfaeces,dirtandothermaterialsbuttoalesserextentthanblackwaterandisthereforelessinfectiousthanblackwater.
Reusinggreywatercanreplacetheneedtousepotable(drinking)waterforwateringgardensorlawnsand,iftreatedappropriately,canbeusedintoiletsandwashingmachines.Byusinggreywaterforwateringgardensandlawns,ahouseholdhasthepotentialtosavebetween50,000and100,000litresofpotablewaterayear.
GreywaterusesystemshavebeenlistedundertheBASIXprogramasoneofthemosteffectivewaystoreducetheuseofpotablewatersuppliesinresidentialdevelopments.
GreywatertreatmentsystemsaredifferenttoAeratedWastewaterTreatmentSystems(AWTS)whichareoftenusedtodisposeofsewageonruralproperties.
Greywatercontainsmicro‐organisms,chemicalcontaminants(inparticularnutrientssuchasnitrogenandphosphorus,saltsandphysicalcontainments(suchasdirt,lintandsand).Careshouldbetakenwhenhandlinganddisposingofgreywater.Untreatedgreywatershouldnotbeusedforthefollowingpurposes:
drinking,cookingoranykitchenpurposes
swimmingpools
baths,showers,handbasinsoranypersonalwashing
watercontactrecreatione.g.playingundersprinklers
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irrigationofcropsforhumanconsumptionwithoutprocessingorcooking
ApprovalunderSection68oftheNSWLocalGovernmentAct1993isrequiredforgreywatertreatmentsystemsexceptiftheworkrelatestoasingledetacheddwellinginareaswithareticulatedsewagesystemandtheconditionsofSection75AoftheNSWLocalGovernment(General)Regulation2005aremet.
Minimum information to accompany the development application
asoilandpermeabilityanalysisofthesiteincludingwhetherthesitecanaccommodatetheproposedre‐usesystemflowsbyaqualifiedandexperiencedperson
adetailedhydraulicdiagramshowing:
o thelocationanddesignofpipeworkanddisposalareaandtrenches
o locationanddesignofotherfittingssuchasfiltersandvalves
o connectiontooverflowsewer
o methodsforautomaticallyswitchingoffthesubsurfacedisposaldevicewhenthedisposalareahasbecomesaturated
anassessmentofthecapacityofthediversionareatoreceiverecycledwater(identifyingamaximumdailydiversionflow)
themeasurestoensurethatallpipesandfittingsandthediversionareaareadequatelyidentifiedasbeingusedforwastewaterreuse
themaintenanceregimetoensurethatthedeviceisingoodworkingorder
inthecaseofmultidwellinghousing,residentialflatbuildingsandcommercialpremises,amanagementplandetailing:
o thetreatmentprocess
o routinesamplingprogram
o maintenanceemergencycontactnumbers
o systemfailureprocedures
o auditingprocedurestodetectcross‐connectionsandcontingencyplansforthemanagementforwastewaterandwaterrequirementsintheeventofsystemfailure
Guidelines
NSWGuidelinesforGreywaterReuseinSewered,SingleHouseholdResidentialPremises
AlistofaccreditedsystemsisavailableatNSWHealthat
http://www.health.nsw.gov.au/PublicHealth/environment/water/wastewater.asp
Objective
(a) Toencouragethereuseofgreywatersothatwatersavingsmayoccur
(b) Toensurethatgreywaterismanagedinasafemanner
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Control
(1) Greywaterdisposalwillnotbepermittedwithin50metresofawatercourseorwithinafloodplanningarea
(2) Alicensedplumberisrequiredtoinstallthedevice
B17 Rainwater tanks Rainwatertanksprovidebenefitsbyreducingmainswaterdemandandstormwaterflowfromproperties.
Theinstallationofarainwatertankmaybeexemptdevelopment.RefertotheStateEnvironmentalPlanningPolicy(ExemptandComplyingDevelopmentCodes)2008.Ifitisnotexemptadevelopmentapplicationwillberequired.
Objective
(a) Toreducethedemandonreticulatedwaterservicesandstormwaterflowfromproperties
Control
(1) Rainwatertanksoftheminimumsizesindicatedinthetablebelowmustbeinstalledwitheachnewdwellingwhereareticulatedtownwatersupplyisavailable
Table 11 Minimum rainwater tank sizes
Number of Bedrooms Minimum Tank Size
3 or more 22.5 Kl
2 13 Kl
1 9 Kl
(2) Residentialdevelopmentsthatrelysolelyontankwaterwillneedlargertankstoachievesecurityofsupplythanthosethataresupplementedbyamainswatertopupsystem
(3) Thesizeofrainwatertanksmayneedtobelargeriftheyarealsobeingutilisedtosatisfyconditionsofdevelopmenttoachieveonsitedetentionofstormwater.RefertosectionB7.7StormwaterinthisDCP
(4) Figure9belowshowshowCouncilrequiresrainwatertankstobeinstalledwithplumbingarrangementsthat:
providesamainswatersupplytopupsystem.Thebottom20%ofthetankcomprisesthemainswatertopupzonewithupto80%ofthestoragebeingavailableforrainwatercapture
ensurethetanksupplieswaterforoutsideirrigation,toiletflushingandlaundry(andhotwaterandotherusesattheownersdiscretionfollowingassessmentofrisk)inaccordancewithBASIX
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includestheprovisionofananaerobiczonebelowthepumpdraw‐offlevel,agapatthetopabovetheoverflowtopreventbackflow(inaccordancewithAS.3500.1and2(1998))andafirstflushdeviceontheinletfromtherooftodumpthefirstflowwashingofftheroof
Figure 11 An example of a typical rainwater tank installation with mains utilised for certain household uses and for topping up the tank
(5) ThecurrentversionofHB230RainwaterTankDesignandInstallationHandbookshallbeadheredtowheninstallingrainwatertanks
(6) Tanksaretobelocatedbehindthefrontbuildingalignment(andsidebuildingalignmentforcornerblocks)andaretobeatleast900mmfromthesideandrearboundaries
(7) Rainwatertanksmustbeprefabricated,orconstructedofprefabricatedelementsthatweredesignedandmanufacturedforthepurposeofconstructionofarainwatertankandthetankmustbeassembledandinstalledinaccordancewiththeHB230RainwaterTankDesignandInstallationHandbook
(8) Rainwateristobesourcedfromroofsurfacesonly,andshallnotbesourcedfromroofscoatedwithleadorbitumen–basedpaints,orfromasbestos‐cementroofs
(9) InthecaseoflargescaledevelopmentsrainwatertanksizingshallbedeterminedbyacomprehensivewatercyclestrategytomeetwaterdemandreductiontargetsinaccordancewithBASIX
(10) Wheretankwateristobeusedforhumanconsumption,itisrecommendedthatthepropertyownerconsulttheRainwaterTanksbrochureproducedbyNSWHealthandthepublicationtitledGuidanceontheuseofrainwatertanksWaterSeriesNo.31998,publishedbytheNationalEnvironmentalHealthForum,availableonwww.hprb.health.nsw.gov.au
(11) Therainwatertankandallfixturesconnectedtotherainwatersupplysystemaretobemarked‘RAINWATER’
(12) Thetankistobeenclosedandinletsscreenedsoastopreventtheentryofforeignmatterandtopreventmosquitobreeding
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(13) Tankoverflowsmustconnecttoanapproveddisposalsystem,eithertoaretention/infiltrationdevice,swale,stormwaterdrainorstreetgutterandmustnotcausenuisancetoneighbouringproperties
(14) Pumpsaretobecoveredorscreenedtoavoidnoisenuisancetoneighbouringproperties
(15) Thetankistobemaintainedbythepropertyownertoensureadequatefunctioningandcompliancewithacceptedhealthrequirements
(16) Rainwatertanksaretobeconnectedtotheroofsoastomaximiseroofwatercapture
(17) Tankcoloursmustbecompatiblewiththedwelling
(18) Rainwatertanksshallnotbelocatedoversewermainsorothereasements
(19) AllnewdwellingsinruralareaswherenoCouncilreticulatedwatersupplysystemexistsaretobesuppliedwith90,000litrewatertanksinadditiontotanksrequiredunderthedocumentsPlanningforBushfireProtection2006
B18 Solid fuel heaters Objective
(a) Toensurethatsolidfuelheatersaresafeandefficient
Control
(1) Undersection68oftheLocalGovernmentAct1993allsolidfuelheaterinstallationsandreplacements,includingnewandsecondhandheatersandheatersthatarebeingrelocatedrequireapprovalfromCouncil.TheinstallationmustcomplywiththeBuildingCodeofAustraliaandAustralianStandard2918(Domesticsolidfuelburningappliances—Installation).GasoroilfiredappliancesdonotrequirespecificCouncilapproval.However,acomplianceplateandassociatedcertificationmustbeprovidedtopropertyowners,byalicensedinstaller.Existingheatersorsecondhandunitsandassociatedflueinstallationsaretobeaccompaniedbythesameinformationasnewheaters.Wherenomanufacturers’specificationsareavailablecouncilwillonlyapproveinstallationswhichcomplywiththeBuildingCodeofAustralia
(2) Applicationsmustincludethefollowing:
floorplanforthelocationofthesolidfuelheater
manufacturersdetailsshowingappropriatesetbacktocombustiblematerials
Detailsofthelicencedinstaller.InstallersmusthavetheappropriatelicencefromNewSouthWalesFairTrading(eitherabuilderslicence,aroofplumbinglicenceoraminorworkslicence)Workcannotstartuntilapprovalisobtained.
(3) AcertificatefromtheinstallerisrequiredforflueinstallationspriortoCouncilcertifyingthecompletedworks
(4) SelectionofthesolidfuelheaterandsubsequentuseistocomplywiththeemissionrecommendationsoftheNSWEnvironmentalProtectionAuthority
Note:SolidfuelheatersaretobeincludedintheBASIXassessmentiftheheaterwillbetheprimarysourceofheating
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Further information
NSWOfficeofEnvironmentandHeritageatwww.environment.nsw.gov.au
B19 Sydney, Googong and Captains Flat drinking water catchments ThePaleranglocalgovernmentareacontainsthreedrinkingwatercatchments.ThesearecatchmentswheresurfacewaterfortheurbanareasofCaptainsFlat,Queanbeyan,CanberraandSydneyarecollected.Throughcontrollingdevelopmentinthesecatchments,thereislesslikelihoodoftherebeingpoorqualitydrinkingwaterfortheseurbanareas.Notonlyispoorqualitydrinkingwaterunsatisfactoryforhealthreasons,itisexpensivetomanagesuchwater.ThePLEP2014DrinkingWaterCatchmentMapshowsthethreedrinkingwatercatchmentsandclause6.4ofthePLEP2014setsouttherequirementsinregardtolanduseandthecatchments.
Additionally,theNSWProtectionoftheEnvironmentOperationsAct1997controlsmatterssuchaspollution.TheStateEnvironmentalPlanningPolicy(SydneyDrinkingWaterCatchment)2011controlsdevelopmentandactivitiesintheSydneydrinkingwatercatchment.
Further information WaterNSWwebsiteatwww.water.nsw.gov.au
CouncilhasappliedtheWaterNSWapproachtotheassessmentandmanagementofwastewateracrosstheentirePaleranglocalgovernmentarea.ForfurtherinformationrefertosectionB13On‐siteSystemofSewageManagement(OSSM)inthisDCP.
PalerangDevelopmentControlPlan2015 101
Part C Development Specific Provisions C1 Subdivision ThePLEP2014providestheopportunityforthesubdivisionoflandforresidential,industrialorcommercialpurposesorprimaryproductiondependingonthelandusezone.Insomeinstancessubdivisionmaybepossibleas‘exempt’developmentundertheStateEnvironmentalPlanningPolicy(ExemptandComplyingDevelopmentCodes)2008.
Thissectionhasbeendividedintothreeparts:
1. subdivisionforprimaryproductionintheRU1PrimaryProductionusezones
2. subdivisionforpurposesotherthanprimaryproduction–generalcontrols
3. specificrequirementsforthefollowinglandusezones:
RU1PrimaryProduction
E3EnvironmentalManagementandE4EnvironmentalLiving
RU5Village
R5LargeLotResidential
R1GeneralResidentialandR2LowDensityResidential
B2LocalCentreandB4MixedUse
IN2LightIndustrial
C1.1 Subdivision for primary production in RU1 Primary Production
Clause4.2RuralsubdivisionofthePLEP2014providestheprovisionforsubdivisionforprimaryproductioninRU1PrimaryProductionorlandusezones.
Minimum information to accompany a development application
theinformationrequiredinsectionB1ofthisDCP
thepurposeofthesubdivision
theproposedaccesstolots
Objective (a) Toensurethatalllotshavesuitableaccess
Control (1) RefertosectionB7engineeringrequirementsinthisDCP
C1.2 Subdivision for purposes other than primary production – general controls
Thefollowingcontrolsapplytoallsubdivisionsforpurposesotherthanprimaryproduction.
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Minimum information to accompany a development application
theinformationrequiredinsectionB1ofthisDCP
informationrequiredinthisandothersectionsofthisDCP
MUSICModellingforsubdivisionswhichproposemorethanfourlots
C1.2.1 Site analysis
(1) Thesubdivisiondesignistoberesponsivetothenaturalenvironmentwiththefollowingfactorstobegivenconsideration:
climate
landform
aspectandviews
geologyandsoils
drainage
vegetationandbiodiversity
bushfireproneland
surfaceandgroundwater
Thesiteattributesandconstraintsaretobeincludedinthesiteanalysisreportandmaps.
(2) Priortothelodgementofthedevelopmentapplication,theproposedlotsshallbemarkedateachcornerbyonemetrehighstakesandthecornersoftheproposedbuildingenvelopesshallbeidentifiedbyonemetrehighstakeswithsuitablehighlyvisibletape.
C1.2.2 Lot orientation
Wellorientatedlotswithinasubdivisionenablebuildingstobesitedsothattheycanincludepassivesolardesignfeaturesandallowagreaterareaofroofspacetobepositionedforsolarenergypurposes.
Objective (a) Toensurethatlotorientationmaximisesenergyefficiencyandconservationprinciples
Control (1) Lotsize,shapeandorientationistoprovideoptimalopportunityforpassivesolardesignof
futurebuildings
(2) Lotsaretobeorientednorth/southinurbanareas.Buildingenvelopesonlargerlotsorinruralareasaretobeofsufficientsizeandorientationtoallowconstructionofabuildingwithanorth/southorientation
(3) Newroadsaretobealignedeast‐westandnorth‐southwhereverpossible,withnorth‐southstreetswithin20°westand30°eastoftruenorthandeast‐weststreetswithin30°southand20°northoftrueeast
(4) Lotswithaneast‐westorientationmayrequire,dependingonlotsize,tobewidenedtoprovideforoptimalsolaraccessandtopreventovershadowingofbuildingsandprivateopenspaceonadjoininglots
PalerangDevelopmentControlPlan2015 103
(5) Designoflotsonslopingsiteswillberequiredto:
minimisetheneedforboundaryretainingwalls
minimisethepotentialforoverlookingofadjoiningpropertiesand
maintainsolaraccess.
(6) Smallerlotsaretobelocatedonnorthfacingslopesandlargerlotsaretobelocatedonsouthfacingslopesasshowninthediagramsbelow.
Figure 12 Lot Orientation
PalerangDevelopmentControlPlan2015 104
Figure 13 Cross section lot orientation
Source:AMCORD1995
C1.2.3 Subdivision pattern
Objective (a) Toensuretheappearanceandlayoutofnewsubdivisionsaresympathetictothecharacter
ofexistingresidentialareas
Control (1) NewlotboundarieswithinthevillageareaofBungendoreandBraidwoodshallbeparallel
tooratrightanglestothehistoricsubdivisiongrid
(2) Subdivisionisnottoresultinbuiltformsthatwillhavedetrimentalimpactonthetraditionalpatternsandrhythmsofthestreetscape
(3) Subdivisionshallnotresultinthecreationofstackedbattleaxesoradjacentgroupsofbattleaxedriveways
(4) Lotsaretobedesignedthatallowforbuildingstobeerectedontheprimarystreetfrontage(battleaxeblockandrearlanewaysexcepted)
(5) Smallerlotsshouldutiliseflattreelesssitesasthisreducesthelikelihoodofcutandfillandvegetationremoval
(6) InlandusezonesE4,E3andRU1,wherelandfrontsawatercourseshownonthePLEP2014RiparianLandsandWatercoursemap,thelotswillhaveafrontagetothatwatercourseofnotlessthan200metres.Wherelotshaveanexistingfrontagetoawatercourselessthan200metres,theexistingfrontageistoberetained
(7) Thedepthofthelotshallnotexceedthewidthofthelotbymorethan4:1
C1.2.4 Road networks and design
Objective (a) Toprovideahierarchicalnetworkofroadswithcleardistinctionsbetweeneachtypeof
roadbasedonfunction,capacity,vehiclespeedsandsafety
PalerangDevelopmentControlPlan2015 105
(b) Toensurethattheroaddesignfitswithintheexistinghierarchyofroads
(c) Toprovideappropriateaccessforserviceandemergencyservicevehicles
(d) Toallowforpublicutilities,servicesanddrainagesystemstobecoordinatedwithoutimpactingadverselyonroadpavements
(e) Toensurethatthestreetnetworkprovidesconvenient,connectedandsafeaccessforpedestrians(especiallychildren),cyclists,horseridersandvehicles
(f) Tocreateapermeableandlegiblestreethierarchythatrespondstothenaturalsitetopographyandnativevegetation
Control
(1) RefertoSectionB7EngineeringinthisDCP
(2) Alldevelopmentapplicationsmustincludearoadlayoutplan(includingroadtype)thatmeetstherequirementsofthisDCP
(3) Newcornerlotscreatedbysubdivisionshallusesplaycornerswherenecessarytomaintainsightdistances
C1.2.5 Building envelopes Objective (a) Toensurethatbuildingswillbelocatedinanareathathastheleastimpactonthenatural
environment,amenityandviewsandvistas
Control (1) Buildingenvelopesaretobeplacedonalllotsinthefollowinglandusezones:
RU1PrimaryProduction
E3EnvironmentalManagement
E4EnvironmentalLiving
R5LargeLotResidential
(2) Thelocationofbuildingenvelopesonlotsshallreflectthefindingsofthesiteanalysisandbefreeofmajorenvironmentalandservicingconstraints
(3) Buildingenvelopesaretobedesignedbasedontheconstraintsassociatedwitheffluentdisposal,heritage,ecologicalitems,utilitiesoreasementsandthenaturalfeaturesoftheland
(4) Theproposedbuildingenvelopewithinwhichahouse,ancillarybuildings(otherthananimalshelterswithagrossfloorareaofnotmorethan25m2),watertankandthelikecouldbelocatedistobemarkedontheplanandshall:
beaminimumsizeof2000m2or4000m2wherethereisnotareticulatedseweragesystem
haveaslopenotgreaterthan15percent
PalerangDevelopmentControlPlan2015 106
besetbackaminimumdistanceindicatedintable22:
Table 12 Setbacks for building envelopes
Setbacks for building envelopes
RU1 Primary Production
E3 Environmental Management and E4 Environmental Living
R5 Large Lot Residential
Front boundary (metres)
50 50 7
Side and rear boundaries (metres)
<4ha
15 15 15
4ha- 80 ha 25 25 25
> 80 ha 50 50 50
C1.2.6 Potable water
Objective (a) Toprovidearegularsupplyofpotablewater,withsufficientcapacityforpeakusage,fire
fightingandlongtermdevelopment
(b) Toprovideanadequatesupplyofpotablewaterforsitesthatcannotbeconnectedtothewatersupply
(c) Toprovideanadequatesupplyofwaterforbushfireprotection
Control (1) Areticulatedwatersupplyistobeprovidedforallsubdivisionswhereanexisting
reticulatedwatersupplyisprovidednearby.Generally,thisshallincludeallsubdivisionsinBraidwood,CaptainsFlatandBungendore.RefertosectionB7EngineeringrequirementsinthisDCP
C1.2.7 Sewerage
Objective (a) Toensurethatresidentialareasareservicedwithasewagemanagementsystemthatis
costeffectiveandefficientandsupportssustainablepractices
(b) Toensurethatwhereon‐sitesewagemanagementsystemsarerequireditdoesnotresultin:
landqualitydeteriorationthroughchemicalorbiologicalcontaminationordegradationofsoilstructure
contaminationofsurfacewaters,subsurfacefloworgroundwater
Control (1) Whereareticulatedsewagesystemisavailablenearby,alllotsshallbeconnectedtothe
reticulatedseweragesystem.RefertosectionB7EngineeringrequirementsofthisDCP.Generally,thisshallincludeallsubdivisionsinBraidwood,CaptainsFlatandBungendore
PalerangDevelopmentControlPlan2015 107
(2) Wherethereisnoreticulatedseweragesystem,anon‐sitesystemofsewagemanagement(OSSM)reportistobeprovided.Theproposedeffluentdisposalenvelopeistobeincludedwithinthebuildingenvelope(withanareaof4,000m2)ontheplanandwillbeplacedonthecertificateoftitleunderasection88Binstrument.RefertosectionB13–On‐sitesewagemanagementsystems(OSSMs)inthisDCPandsectionC1.2.5Buildingenvelopes
C1.2.8 Stormwater drainage
Objective (a) Tocontrolandmanageallstormwatergeneratedwithinthedevelopment
(b) Tocontrolandmanageallstormwaterpassingthroughdevelopmentfromthesurroundingcatchments
(c) Toprovidealegalpointofdischargeforallcollectedstormwaterwatertoanaturalwatercourseorcouncildrainagesystem
(d) Tonothaveanadverseimpactontheenvironment,surfaceandsubsurfacewaterqualityandadjoininglandeitherupstreamordownstreamofthesubdivision
(e) Toprotectandenhancethenaturalwatercourses,aquatichabitatandriparianvegetation
Control (1) ThedevelopmentapplicationistobeaccompaniedbyaStormWaterManagementPlan
preparedbyacertifiedpracticingengineerandinaccordancewiththerequirementsofsectionB7EngineeringrequirementsinthisDCP
C1.2.9 Electricity
Objective(a) Toprovidelogical,efficientandenvironmentallysensitiveextensionstoelectricitysupply
networks
(b) Topromoteopportunitiesforon‐sitegenerationofpower
Control (1) Suitablepowershallbeprovidedbythedevelopertotheboundaryofalladditionallots
createdinaccordancewiththerequirementsoftheelectricitysupplybody
(2) Writtenevidencefromtheelectricitysupplybodythattheelectricityinfrastructureissatisfactorywillberequiredpriortoreleaseofsubdivisioncertificate
(3) ConsiderationwillbegiventorenewableenergysourcesinlieuofconnectiontothenetworkinlandusezonesRU1PrimaryProduction,E3EnvironmentalManagementandE4EnvironmentalLiving.
(4) RefertosectionB7EngineeringrequirementsinthisDCP
C1.2.10 Telecommunications
Objective (a) Toensurethatproposedlotscanbeservicedbytelecommunicationsinfrastructure
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Control (1) RefertosectionB7EngineeringrequirementsinthisDCP
C1.2.11 Service easements
Objective (a) Toensureapproveddevelopmentandmaintenancecanbeundertaken
Control (1) RefertosectionB7EngineeringrequirementsinthisDCP
C1.2.12 Natural resources and heritage
Objective (a) Toensurethatthesubdivisionoflandprovidesfortheprotectionandmanagementof
naturalresources,heritageandlandscapecharacter
Control (1) Thesubdivisiondesignshouldretainexistingnativevegetationandmaturetrees.Referto
sectionB3Flora,fauna,soilandwatercoursesinthisDCP
(2) Thesubdivisiondesignistoretainexistingsignificantheritage.RefertosectionB10Heritage–European(non‐Indigenous),Aboriginal(Indigenous)andNaturalinthisDCP
(3) ApplicantsshouldconsultwithCouncilconcerninganyproposedadditionstotheGreenwaynetwork.ProposedextensionstotheGreenwaynetworkwillrequirethefollowing:
adirectlinktoaCouncilownedGreenway
thatthelandtobededicatedtoCouncilatnocosttoCouncil
thatthelandisbefreeofnoxiousandenvironmentalweedspriortoacceptancebyCouncil
erosionareasshouldbefencedand‘active’areashavebeentreated
(4) CrownPublicroadsthatarenotbeingpurchasedforanadditiontotheGreenwaysnetworkorforothercommunitypurposesaretobeclosedandconsolidatedwithinthelotsbeingcreated.ThiscontrolshouldbediscussedwithCouncilatthecommencementofthedesignofthesubdivision
C1.2.13 Views and vistas
Objective (a) Toensurethatalldwellingshaveaviewthatreflectstheruralcharacterofthelocality
whilstnothavinganegativeimpactonsignificantviewsandvistas
PalerangDevelopmentControlPlan2015 109
Control (1) Thesubdivisionshouldbedesignedtominimisetheimpactonsignificantviewsandvistas.
RefertosectionB6VisualimpactofdevelopmentinruralandenvironmentallandusezonesandforurbanareassectionDAreaspecificprovisionsofthisDCP
C1.2.14 Soil management
Objective (a) Tominimiseerosionandsedimentlossbefore,duringandafterconstruction
(b) Tominimisewaterpollutionduetosedimentation
(c) Tominimisetherequirementforandimpactoffill
Control (1) AnErosionandSedimentControlPlanorSoilandWatermanagementPlan(dependingon
scaleoftheproposeddevelopment)istobesubmittedwiththedevelopmentapplication.RefertosectionB8–ErosionandsedimentcontrolinthisDCP
(2) Thebuildingenvelopesaretobesitedsoastominimisetherequirementforcutandfill
C1.2.15 Public open space
Objective (a) Toprovideaccesstoactiveandpassiveopenspacetomeettheneedsofthelocal
populationwherethesubdivisioninvolvesalargenumberofresidentiallots
Control (1) Parksandopenspaceareasshouldbeintegraltoneighbourhooddesignandshould
respondtotheopportunitiesandconstraintsinprovidingarangeofrecreationalandenvironmentalsettingsandcorridors
(2) Designandlocateopenspaceandrecreationareastomaximiseconnectionsandtoadjoininglandusesandlocalroads
(3) Ensurethatpublicopenspaceareasaresuitablefortherequireduseandlocateopenspaceandrecreationareastomaximiseconnectionstoadjoininglandusesandlocalroadsandpedestrian/cyclenetworks
(4) Openspaceareasaretohavefrontagetoatleastoneroad
(5) ThescaleofthedevelopmentwilldeterminewhetherCouncilwillrequiredevelopmentcontributions(Section94)contributionsforopenspaceandrecreationtobeprovidedinpartorwhollythroughtheprovisionofopenspace(worksinkind)orthroughthepaymentofmonies.RefertosectionA13DevelopercontributionsinthisDCP
C1.3 Specific requirements for land use zones
C1.3.1 RU1 Primary Production
Objective (a) Toretainthefunctionandcharacteroftheexistingruralareas
(b) Toencouragetheretentionofhigheragriculturalpotentialland
PalerangDevelopmentControlPlan2015 110
(c) Toensurethesubdivisionoflotsforagriculturalpurposeresultsinlotsofsufficientsize
(d) Toensurethatsubdivisionofthelandrespondstothetopographicalandsiteconstraints
(e) Toensurelotshaveappropriateareasanddimensionsforthesitingandconstruction(wherepermitted)ofdwellingsandanyotherancillarystructuresonthelot
Control (1) Subdivisiondesignistomaintaintheruralcharacterofthelocality
(2) SubdivisionsthataresubjecttoClause4.1AofthePLEP2014mustmaintainalotaveragesizeidentifiedontheLotAveragingMap.Eachlotcreatedbythesubdivisionwillhaveanareaofatleast8hectaresandnomorethan5lotsshallbecreatedlessthantheminimumlotsizeshownontheLotSizeMap
(3) Subdivisiondesignshouldnotresultinfragmentationofagriculturalorenvironmentalareas
(4) Thesizeofthelotsshouldbederivedfromanoverallpropertyplan
(5) Residentiallotsaretobelocatedonthelandwithloweragriculturalpotentialwherethisdoesnotconflictwiththeneedtoprotectimportantareasofnativevegetation
(6) Eachproposedlot(otherthanabattleaxelot)thathasfrontagetoastateorregionalroadistohaveafrontagetothatroadofnotlessthan200metresandoneentrypointforvehicles
(7) Battleaxelotsshouldbekepttoaminimum,butwhenincorporatedwithinasubdivisionthefollowingrestrictionsshallapply:
maximumlengthofaccesscorridorshallbe300metreswhenlocatedtotherearofthelotwithanareaoflessthan20hectaresfrontingaroad
minimumwidthofaccesscorridorshallbe15metres,or20mifthelotsizeallowsforfurthersubdivision
accesshandleentrancelocatedtoachievesafeandcompliantsightdistanceandinaccordancewithB7EngineeringwithinthisDCP
(8) RefertosectionC30GatesandFencinginthisDCP
C1.3.2 E3 Environmental Management
Objective
(a) Toprotecttheecological,scientific,culturalandaestheticvaluesoftheland
(b) Toretainthecharacteroftheexistinglandscape
(c) Toensurethatsubdivisionofthelandrespondstothetopographyandsiteconstraints
(d) Toensurelotshaveappropriateareasanddimensionsforthesitingandconstruction(wherepermitted)ofdwellingsandanyotherancillarystructuresonthelot
Control (1) SubdivisionsthataresubjecttoClause4.1AofthePLEP2014mustmaintainalotaverage
sizeidentifiedontheLotAveragingMap.Eachlotcreatedbythesubdivisionwillhavean
PalerangDevelopmentControlPlan2015 111
areaofatleast8hectaresandnomorethan5lotsshallbecreatedlessthantheminimumlotsizeshownontheLotSizeMap.
(2) Subdivisiondesignistorespondtothefindingsofthesiteanalysisandbefreeofmajorenvironmentalandservicingconstraints
(3) Subdivisiondesignshallnotresultinthefragmentationofenvironmentalareas
(4) Subdivisiondesignistoreflectexistingfencelinesornaturalfeatureswhereappropriate
(5) Dwellinghouselotsshouldbelocatedonthelandwithloweragriculturalpotentialwherethisdoesnotconflictwiththeneedtoprotectimportantareasofnativevegetation
(6) Eachproposedlotthathasfrontagetoamainorarterialroadmusthaveafrontagetothatroadofnotlessthan200metresandoneentrypointforvehicles
(7) Battleaxelotsshouldbekepttoaminimum,butwhenincorporatedwithinasubdivisionthefollowingrestrictionsshallapply:
maximumlengthofaccesscorridorshallbe300metreswhenlocatedtotherearofalotwithanarealessthan20hectaresfrontingaroad
minimumwidthofaccesscorridorshallbe15metres,or20mifthelotsizeallowsforfurthersubdivision
accesshandleentrancelocatedtoachievesafeandcompliantsightdistanceandinaccordancewithB7EngineeringwithinthisDCP
C1.3.3 E4 Environmental Living
Objective (a) Toensureresidentialsubdivisionshaveaminimalimpactontheecological,scientific,
culturalandaestheticvaluesoftheland
(b) Toretainthecharacteroftheexistinglandscape
(c) Toensurethatsubdivisionofthelandrespondstothetopographyandsiteconstraints
(d) Toensurelotshaveappropriateareasanddimensionsforthesitingandconstructionofdwellingsandanyotherancillarystructuresonthelot
Control (1) SubdivisionsthataresubjecttoClause4.1BLotaveragingsubdivisionoflandinZoneE4
mustmaintainalotaveragesizeidentifiedontheLotAveragingMap.Eachlotcreatedbythesubdivisionwillhaveanareaofatleast2hectares.AlotcreatedinaccordancewithClause4.1Bcannotbesubdivided.
(2) Subdivisiondesignistorespondtothefindingsofthesiteanalysisandbefreeofmajorenvironmentalandservicingconstraints
(3) Subdivisiondesignshallnotresultinthefragmentationofenvironmentalareas
(4) Subdivisiondesignistoreflectexistingfencelinesornaturalfeatureswhereappropriate
(5) Dwellinghouselotsshouldbelocatedonthelandwithloweragriculturalpotentialwherethisdoesnotconflictwiththeneedtoprotectimportantareasofnativevegetation
PalerangDevelopmentControlPlan2015 112
(6) Eachproposedlotthathasfrontagetoamainorarterialroadmusthaveafrontagetothatroadofnotlessthan200metresandoneentrypointforvehicles
(7) Battleaxelotsshouldbekepttoaminimum,butwhenincorporatedwithinasubdivisionthefollowingrestrictionsshallapply:
maximumlengthofaccesscorridorshallbe250metres
minimumwidthofaccesscorridorshallbe15metres,or20mifthelotsizeallowsforfurthersubdivision
accesshandleentrancelocatedtoachievesafeintersectionsightdistance
C1.3.4 RU5 Village
Objective
(a) Toprovidearangeoflotsizescompatiblewiththefunctionofaruralvillage
(b) Toretainthecharacterandvisualamenityofthevillage
(c) Toensurelotshaveappropriateareasanddimensionsforthesitingandconstructionofdwellingsandotherbuildings
Control
(1) Thesubdivisiondesignistobeconsistentwiththeexistingsubdivisionpatternwithinthelocality
(2) Aproposedbuildingenvelopeistobemarkedontheplanwithinwhichahouse,ancillarybuildings,watertankaretobelocated.Theenvelopeis:
tohavethefollowingsetbacks:
‐ 7metresforthefront
‐ 0.9metresforthesideandrear
haveaslopenotgreaterthan15percent
besitedtakingintoaccounttheconstraintsidentifiedinthesiteanalysisandanyotherrelevantreport
(3) Aproposedbuildingenvelopeof2,000m2istobemarkedontheplan.Inareasthatarenotconnectedtoreticulatedsewer,envelopesaretoincludeaproposedeffluentdisposalareainaccordancewithsectionB13On‐sitesystemofsewagemanagement(OSSM)inthisDCP
(4) Battleaxelotsshouldbekepttoaminimum,butwhenincorporatedwithinasubdivisionthefollowingrestrictionsshallapplytoensurethatadequateprovisionismadefortwowayvehicularaccessforfuturedevelopment:
Theaccesshandleforeachlotmusthavedirectfrontagetoapublicroad
Theaccesshandlemusthaveaminimumwidthof4.0mandbenolongerthan100m
Amaximumoftwolotsonlywillbeallowedtobeaccessedfromoneaccesshandle
PalerangDevelopmentControlPlan2015 113
C1.3.5 R5 Large Lot Residential
Objective (a) Toprovideforarangeoflotsizesforresidentialhousinginaruralsetting
(b) Toretainthecharacterandvisualamenityofthelandscape
(c) Topromoteecologicallysustainabledevelopment
(d) Toensurethatsubdivisionofthelandrespondstothetopographyandsiteconstraints
(e) Toensurelotshaveappropriateareasanddimensionsforthesitingandconstructionofdwellingsandotherstructures
Control (1) Thelocationofabuildingenvelopeonlotsshallreflectthefindingsofthesiteanalysisand
befreeofmajorenvironmentalandservicingconstraints
(2) Aproposedbuildingenvelopeistobemarkedontheplanwithinwhichahouse,ancillarybuildings,watertankaretobelocated.Theenvelopeis:
tohavethefollowingsetbacks:
‐ 7metresforthefront
‐ 15metresforthesideandrear
beaminimumsizeof1000m2
haveaslopenotgreaterthan15percent
besitedtakingintoaccounttheconstraintsidentifiedinthesiteanalysisandanyotherrelevantreport
(3) Onunseweredlotsaproposedeffluentdisposalareaenvelopeof2,000m2istobemarkedontheplan.RefertosectionB13On‐sitesystemofsewagemanagement(OSSM)inthisDCP
(4) Battleaxelotsshouldbekepttoaminimum,butwhenincorporatedwithinasubdivisionthefollowingrestrictionsshallapplytoensurethatadequateprovisionismadefortwowayvehicularaccessforfuturedevelopment:
theaccesshandleforeachlotmusthavedirectfrontagetoapublicroad
theaccesshandlemusthaveaminimumwidthof4.0mandbenolongerthan100m
amaximumoftwolotsonlywillbeallowedtobeaccessedfromoneaccesshandle
subdivisionshouldreflectexistingfencelinesornaturalfeatureswhereappropriate
C1.3.6 R1 General Residential and R2 Low Density Residential
Objective (a) Toprovideforarangeoflotsizesforresidentialhousinginatownsettingtomeetthe
needsofthefuturepopulation
(b) ToretainthecharacterandvisualamenityofBungendoreandBraidwood
PalerangDevelopmentControlPlan2015 114
(c) Toensurelotshaveappropriateareasanddimensionsforthesitingandconstructionofdwellingsandotherstructures
(d) Toensurethesubdivisiondesignisconsistentwithandtherespectstheexistingsubdivisionandsettlementpattern
Control (1) Thesubdivisiondesignistobeconsistentwiththeexistingsubdivisionpatterninthe
locality
(2) Battleaxelotsshallbekepttoaminimum,butwhenincorporatedwithinasubdivisionthefollowingrestrictionsshallapplytoensurethatadequateprovisionismadefortwowayvehicularaccessforfuturedevelopment:
Theaccesshandleforeachlotmusthavedirectfrontagetoapublicroad
theaccesshandlemusthaveaminimumwidthof4.0mandbenolongerthan100m
Amaximumoftwolotsonlywillbeallowedfromoneaccesshandle
(3) Thelotistohaveaminimumstreetfrontageof20metresunlessitisabattleaxelot
C1.3.7 B2 Local Centre and B4 Mixed Use
Objective (a) ToprovidefortheorderlyeconomicdevelopmentofthecentreofBungendore
(b) Tomaintainandenhancethecharacter,heritageandamenityofthetowncentre
(c) Toensurethatlotsarecapableofaccommodatingtheexistingorproposeduse,includinganylikelyexpansion
(d) Toensurethesubdivisiondesignisconsistentwithandtherespectstheexistingsubdivisionandsettlementpattern
Control (1) Thesubdivisiondesignistoreflectthefindingsofthesiteanalysisandbefreeofmajor
environmentalandservicingconstraints
(2) Thesubdivisiondesignistobeconsistentwiththeexistingsubdivisionpattern
(3) Lotsaretofrontconstructedroads
(4) Subdivisiondevelopmentapplicationsshouldincludedetailsofproposeddevelopment,includingabuiltformconceptplan,proposedcarparkingandserviceaccess
C1.3.8 IN2 Light Industrial Zone
Objective
(a) Toprovidefortheorderlyeconomicdevelopmentofemploymentlands
(b) Toprovideindustriallotsthataresufficientinsizetocaterforconstructionandbuildingdevelopment,vehicleparking,accessandloadingfacilities
(c) Toprovidestreetsthatallowadequateaccessforindustrialuses
(d) Toensurelotsareadequatelyserviced
PalerangDevelopmentControlPlan2015 115
Control
(1) Lotsaretofrontconstructedroads
(2) Toensurethatadequateprovisionismadefortwowayvehicularaccessforfuturedevelopmenttobattleaxelots:
theaccesshandleforeachlotmusthavedirectfrontagetoapublicroad
theaccesshandlemusthaveaminimumwidthof15m
amaximumoftwolotsonlywillbeallowedtobeaccessedfromoneaccesshandle
C2 Residential development ThePLEP2014liststhetypeofresidentialdevelopmentpermittedineachlandusezoneandthedefinitionsoftypesofresidentialdevelopment.Adevelopmentapplicationisrequiredforalltypesofresidentialdevelopment.However,insomeinstancesresidentialdevelopmentmaybe‘complyingdevelopment’‐refertoStateEnvironmentalPlanningPolicy(ExemptandComplyingDevelopmentCodes)2008andStateEnvironmentalPlanningPolicy(AffordableRentalHousing)2009.Additionally,additionssuchasaccessrampsanddecksmaybeexemptdevelopmentundertheStateEnvironmentalPlanningPolicy(ExemptandComplyingDevelopmentCodes)2008.
Note:Theobjectivesandcontrolsapplytobothnewresidentialdevelopmentsandalterationsandadditions.
C2.1 Objectives and controls applicable to all land use zones and dwelling types
Minimum information to accompany a development application
Whenlodgingadevelopmentapplication,thefollowinginformationistobeprovided:
siteanalysisasdescribedinPartB1
plansoftheproposedresidentialdevelopmentincludingallbuildings,openspaceareas,carparking,entrancesandinternalroads
applicablereportsandplansthatarerequiredbyotherpartsofthisDCP,forexamplealandscapeplanoron‐sitesystemofsewagemanagementreport
Thefollowingobjectivesandcontrolsapplytoalltypesofresidentialdevelopmentinalllandusezones,althoughsomemaybeofgreaterrelevancethanothersforexamplevisualprivacyismorelikelytobeofimportanceinatownorvillageenvironmentthanaruralarea.
Objective
(a) Tomaintainthecharacter,amenityandenvironmentalvaluesofalocality
(b) Toensurethatlocalitiesarepleasantplacestoreside
(c) Toensurethattheinfrastructureassociatedwithresidentialdevelopmentisappropriate
(d) Toensuretheefficientuseoflandandinfrastructure
(e) Tomaximisevisualandacousticprivacy
(f) Toprovideuseableoutdoorspacesandlandscapedareasaroundbuildings
PalerangDevelopmentControlPlan2015 116
(g) Toprovidereasonabledaylightandsolaraccesstoallbuildingsandoutdoorspaces
C2.1.1 Acoustic privacy
Objective (a) Tominimisetheimpactsofnoisetransmissiontohabitableroomsandprincipalprivate
openspacesofdwellingswithinandbetweensites
Control (1) Theimpactofpotentialnoiseintrusionshouldbeaddressedinrelationtocompatibility
withtheambientnoiselevelattherelevantboundaryofthesite
(2) Noisetransmissionshouldbereducedthroughtheselectionofbuildingmaterialsthatreducetheamountofsoundtransmittedandroomlayout,forinstancelocatebedroomsawayfromroads
(3) Siteorencloseheat,waterandpoolpumps,airconditionersandtheliketoreducenoisetransmissionwithinandbetweendwellings
(4) Setbacksmayneedtobegreaterthantheminimumsetbackdistancestomeettheacousticprivacyobjective
C2.1.2 Visual privacy
Objective (a) Tominimisetheoverlookingofhabitableroomsandprincipaloutdoorspacesofdwellings
withinandbetweensites
Control (1) Dwellingsshouldbesitedanddesigned,particularlytheinternallayouttominimisethe
potentialforoverlookingintothehabitableroomsandopenspaceofadjoiningproperties.
(2) Windows,especiallyfirstfloorwindows,shouldbesitedsothattheydonotlookdirectlyintowindowsofhabitableroomsofadjoiningproperties.Windowsinthenewdevelopmentshouldbeoffsetfromthewindowsofbuildingswithinthesiteandbuildingsonadjoiningland
(3) Designelementsaretobeusedtoincreasevisualamenity(forexamplerecessedbalconies,fencingandlandscaping)andlimitoverlookingoflowerdwellingsorprivateopenspace
(4) Setbacksmayneedtobegreaterthantheminimumsetbackdistancestomeetthevisualprivacyobjective
C2.1.2 Adaptable housing
Control (1) RefertosectionB2.3AdaptablehousinginthisDCP
C2.1.3 Dwelling articulation RefertotheGlossaryinthisDCP
PalerangDevelopmentControlPlan2015 117
Objective (a) Toensurethatthefacadetreatmentandarchitecturaldetailofdwellingsenhancesthe
characterandcontinuityofthestreetscape
(b) Toreducetheapparentbulkandscaleofdwellings
(c) Tohavecontemporarydesignswhichintegratewiththevisualelementsofthestreetscape
Control (1) Themaximumunarticulateddwellinglengthtoastreetistobe5metres
(2) Largeareasofblankorminimallyarticulatedwallsaretobeavoided
(3) Dwellingfacadesshouldbemodulatedtoreducetheappearanceofbulkandexpresselementsofthebuildingsarchitecture
(4) Amixofbuildingmaterialsandcoloursshouldbeusedtoreducethebulkofdwellings
(5) Dwellingsshouldbearticulatedoncornersitestoaddresseachstreetfrontageanddefineprominentcorners.
(6) DwellingsinbushfireproneareasaretobedesignedinaccordancewithPlanningforBushfireProtection2006
C2.1.4 Dwelling exteriors
Objective (a) Toensurethatresidentialdevelopmentcomplementsthecharacterofthelocality
Control (1) Materialsshouldbenon‐reflectivetoavoidglare
(2) Ifrecycledmaterialsaretobeused,materialsshouldbestructurallysoundandappropriatetothelocalityofthedevelopment
(3) Servicepipesandventsshouldbeconcealedwithintheexternalwallswherepracticable
C2.1.5 Development of a heritage item or in the vicinity of a heritage item
Control (1) Wheredevelopmentisinthevicinityofaheritagelisteditemorisaheritageitemreferto
sectionB10.1EuropeanheritageinthisDCP
C2.1.6 Driveways, entrances, access, parking and utilities
Control (1) RefertosectionB7EngineeringrequirementsinthisDCP
C2.1.7 Energy and water efficiency Energyefficienthomesappearverysimilartoconventionalhomes,butusethebestcombinationofbuildingorientation,wallandceilinginsulation,efficientwaterheatingandspaceheating,efficientlightingandappliances.Energyconsumptioncanbereducedbyupto40%whencomparedtoaconventionalhome.Incorporatingfeaturessuchasthefollowingintothedesignwillincreasetheenergyefficiencyofthebuilding:
PalerangDevelopmentControlPlan2015 118
livingareasandexternalcourtyardsshouldasfaraspracticablebeorientatedtothenorthornortheast
insulationofthebuilding
sixstarwaterdevices
TheNSWGovernmentoperatesBASIX,theBuildingSustainabilityIndex.TheIndexaimstoreducethelevelofgreenhousegasemissionsbysettingenergyandwaterreductiontargetsfordwellings.BASIXanalysesthisdataanddetermineshowitscoresagainsttheenergyandwatertargets.Thedesignmustpassspecifictargets(whichvaryaccordingtolocationandbuildingtype)beforetheusercanprinttheBASIXCertificate.SeealsoB17Rainwatertanks.
Further information www.basix.nsw.gov.au
Note:SolidfuelheatersaretobeincludedintheBASIXassessment
Objective (a) Toreduceenergyandwaterconsumptioninnewresidentialdevelopmentsandthose
undergoingsubstantialalterationsoradditions
Control (1) BASIXcertificatesaretobesubmittedwithnewalldwellingandalterationsover$50,000
developmentapplications(refertowww.basix.nsw.gov.autodeterminerequirements)
C2.1.8 Gates and fencing RefertosectionC30GatesandFencinginthisDCP.
C2.1.9 Height ThePLEP2014HeightofbuildingsmapshowsthemaximumheightofbuildingspermittedinthePaleranglocalgovernmentarea.BuildingheightisdefinedinthePLEP2014Dictionary.
Objective (a) Toensurethatdwellingheightsreflectthelocalcontextanddesiredcharacterofthestreet
(b) Toensurethattheprivacyofresidentialpropertiesisprotected
Control (1) Dwellingheightsaretobegenerallyinkeepingwiththatofneighbouringproperties
(2) Reasonabledaylightandsolaraccessmustbeavailabletoallbuildingsandoutdoorspaces.RefertotheSolaraccessobjectivesandcontrolsbelow
C2.1.10 Landscaping
Control (1) RefertosectionB12LandscapinginthisDCP
PalerangDevelopmentControlPlan2015 119
C2.1.11 Overshadowing
Objective (a) Toensurethatnewresidentialdevelopmentdoesnotunreasonablydiminishtheamount
ofsunlightreachingexistingdevelopmentsandpublicopenspaces
Control (1) Areasonablelevelofsunlightistoistobemaintainedbetween9.00amand3.00pmon21
Junetothefollowingareas:
privateopenspacewithinthedevelopment
privateopenspaceofadjoiningbuildings
publicopenspacesuchasparks
solarwaterheatersonroofsandadjoiningbuildings
habitableroomsandrecreationspaceinadjoiningbuildings
(2) Councilmayrequiredesignchangestobeundertakenwhereaproposeddevelopmentislikelytocauseundueovershadowingtotheaboveareas
(3) Shadowdiagramsdetailingshadowscastbytheproposeddevelopmentat9.00am,12.00pmand3.00pmon21Junemayberequiredtodemonstratetheimpact
(4) Theextentofshadowsistotakeintoaccounttherangeoffactorsthatimpactonsolaraccess,includingtheslopeoftheland,aspect,existingandproposedvegetationandtheheightandpositionofexistingbuildingsandstructures,includingfences
C2.1.12 Solar access Sunlightprovidesamenityandreducesenergyprovidingenvironmentalandfinancialbenefits.
Objective (a) Tohaveadequatesunlighttolivingareasandprincipaloutdoorspaceofexistingand
proposeddwellings
Control (1) Dwellingswithinthedevelopmentsiteandadjoiningpropertiesaretoabletoreceivea
minimumof3hourssunlightinhabitableroomsandinatleast50%oftheprincipaloutdoorspacebetween9amand3pmon21June
(2) Whereexistingdevelopmentcurrentlyreceiveslesssunlightthantheaboverequirement,thisshouldnotbereduced
(3) Livingareasofdwellingssuchaskitchensandfamilyroomsshouldbelocatedonthenorthernsideofdwellingsandserviceareassuchaslaundriesandbathroomstothesouthorwest
(4) Opportunitiesforpassiveheatingandcoolingofdwellingstoreducerelianceonartificialheatingandcoolingshouldbemaximised
(5) Tomaximisesolaraccessandtominimiseovershadowingfromadjoiningbuildingssetbacksshouldbeincreased
(6) Tomaximisesolaraccessdwellingheightsmayneedtobestepped
PalerangDevelopmentControlPlan2015 120
C2.1.13 Siting and orientation
Objective (a) Toensurethatdwellingsitingandorientationreflectsthecharacteristicpatterncreatedby
theoriginalgridroadlayoutwherelotsfronttheroad(andlaneway)anddwellingsaregenerallyorientedtothestreet
Control (1) Dwellingsareorientatedanddesignedtoaddressandoverlookthepublicdomain
(2) Dwellingshaveanidentifiableaddresstotheprimarystreet
(3) Dwellingsshouldbeorientatedtothenorth
(4) Dwellinganddrivewaysinresidentialareasshouldbelocatedtotakeintoaccountstreettrees
C2.1.14 Roof form (shape)
Objective (a) Toensurethatroofformsdonotsignificantlyaddtothebulkandscaleofthebuilding
(b) Toensurethatroofformsrespondtothescaleandpitchofotherroofsinthearea
Control (1) Themaximumroofpitchistobe32degrees
(2) Atticswithintheroofspacemaybepermittedwheretheydonotunreasonablyaddtothebulkandscaleofthebuilding
C2.1.15 Street frontage
Objective (a) Toensurethatthedwellingformandsitelayoutreflectsthecharacteristicstreetpattern
Control (1) Thesiteistobewideenoughtoachievethefollowing:
dwellingsaddressingthestreet
daylightandsolaraccess
principaloutdoorspace
privacy
adequatevehicleaccessandaccommodation
retentionofsignificanttrees,landscapingandsoilplanting
Minimumstreetfrontagedistancesformostdwellingtypesareprovidedinthefollowingsections.
PalerangDevelopmentControlPlan2015 121
C2.1.16 Streetscape Objective
(a) Toensurethatthecharacterofthestreetismaintainedorenhancedbythecontributionofthenewresidentialdevelopment
Control
(1) Theproposeddwellingshouldfitcomfortablywithintheexistingstreetscapeoftheareaandscaleofdevelopment
C2.1.17 Tree and Vegetation Management Control
(1) RefertosectionB3.5TreesandvegetationremovalinthisDCP
C2.1.18 Unsewered sites Control
(1) RefertosectionB13On‐siteSystemofSewageManagement(OSSM)inthisDCP
C2.1.19 Potable water and sewage disposal Control
(1) RefertosectionB7EngineeringrequirementsinthisDCP
C2.2 Dwelling houses, secondary dwellings, semi-detached dwellings and dual occupancies in residential (R1, R2 and R5), business (B4) and RU5 Village land use zones
Forthedefinitionsofadwellinghouse,secondarydwellinganddualoccupancyrefertotheDictionaryinthePLEP2014.Refertoclause4.2AErectionofdwellingsonlandincertainresidential,ruralandenvironmentalprotectionzonesinthePLEP2014fortheprovisionsrelatingtotheerectionofadwellinghouse,secondarydwellingordualoccupancy.
Referalsotoclause4.1DMinimumlotsizesfordualoccupancydevelopmentinthePLEP2014.
Somedwellingsmaybecomplyingdevelopment,refertotheStateEnvironmentalPlanningPolicy(AffordableRentalHousing)2009orStateEnvironmentalPlanningPolicy(ExemptandComplyingDevelopmentCodes)2008.
C2.2.1 Maximum gross floor area RefertotheDictionaryinthePLEP2014.
Objective
(a) Tolimitthebulkandscaleofadwellingsothattheruralcharacterismaintained
Control (1) Thegrossfloorareawillbenogreaterthan40%oftheareaofthelot
(2) Thegrossfloorarea(includingtheprincipaldwelling)ofsecondarydwellings,semi‐detacheddwellingsanddualoccupancieswillbenogreaterthan40%oftheareaofthelot
PalerangDevelopmentControlPlan2015 122
C2.2.2 Setbacks RefertotheGlossaryinthisDCP.
Objective
(a) Toestablishthefrontbuildinglinetocreateconsistentproportionsofthestreet
(b) Tomaintainorenhancestreetscapecharacterthroughthecontinuityofstreetfacades
(c) Toenhancethesettingforbuildingsthroughdeepsoilzonesandlandscaping
(d) Toensurevisualprivacyforresidents
Control
(1) Setbacksforeachofthelandusezonesareshowninthetablebelow:
Note: Setbackswhicharepartofabuildingenvelopeprevail
PalerangDevelopmentControlPlan2015 123
Table 13 Setbacks for dwelling houses
Setback distance (metres) for dwelling houses
R1 R2 R5 RU5 B4
Front 7 or the average of adjoining lots whichever is less, or 3 more than an adjacent historic structure
7 or the average of adjoining lots whichever is less, or 3 more than an adjacent historic structure
7 or the average of adjoining lots whichever is less, or 3 more than an adjacent historic structure
7 or the average of adjoining lots whichever is less, or 3 more than an adjacent historic structure
7 or the average of adjoining lots whichever is less, or 3 more than an adjacent historic structure
Side 0.9 0.9 15
0.9 0.9
Where the side is a street
3 3 15 3 3
Rear 0.9 if the building is less than 3.6 metres high otherwise 3
0.9 if the building is less than 3.6 metres high otherwise 3
15 0.9 if the building is less than 3.6 metres high otherwise 3
0.9 if the building is less than 3.6 metres high otherwise 3
C2.3 Multi dwelling housing ForthedefinitionsofmultidwellinghousingrefertothePLEP2014Dictionary.ThePLEP2014landusetableslistthelandusezonesthatpermitmultidwellinghousingandattacheddwellingswithconsent.
Objective
(a) Tohavewelldesignedandvariedhousingformsthatareintegratedintotheexistingenvironmentintermsofsize,bulk,height,scaleandsetbacks
(b) Toensurethatthereisadequate,convenientandsafecarparkingthatdoesnotdominatethesiteoritsstreetscape
(c) Tohaveopenspaceareaswhichmeettheneedsofresidentsforoutdoorleisureactivities,privacy,landscapingandsolaraccess
(d) Toensurethatwheretherewillbemorethanthreedwellings,thatsomewillbeconstructedasadaptablehousing
PalerangDevelopmentControlPlan2015 124
C2.3.1 Maximum gross floor area
RefertotheDictionaryinthePLEP2014.
Objective
(a) Tolimitthebulkandscaleofadwellingsothattheruralcharacterismaintained
(b) Toensurethattheformandmassingofnewdevelopmentiscompatiblewiththespatialcharacteristicsofthearea,
(c) Topreservesignificanttreesandprotectprivacyandsolaraccessforadjoiningdwellings
Control
(1) Thegrossfloorareawillbenogreaterthan66%oftheareaofthelot
C2.3.2 Setbacks
RefertotheGlossaryinthisDCP.
Objective
(a) Toestablishthefrontbuildinglinetocreateconsistentproportionsofthestreet
(b) Tomaintainorenhancestreetscapecharacterthroughthecontinuityofstreetfacades
(c) Toenhancethesettingforbuildingsthroughdeepsoilzonesandlandscaping
(d) Toensurevisualprivacyforresidents
Control
(1) Setbacksforeachofthelandusezonesareshowninthetablebelow:
Note: Setbackswhicharepartofabuildingenvelopeprevail
PalerangDevelopmentControlPlan2015 125
Table 14 Setbacks for multi dwellings
Setback distance (metres) for multi dwellings
R1
Front 4 or the average of adjoining lots
Side 0.9
Where the side is a street
3
Rear 0.9 if the building is less than 3.6 metres high otherwise 3
(2) WheretheentrancetoadwellingwillbefromalanewaydedicatedtoCouncil(refertosectionB7.2UrbanRoadsinthisDCP),theminimumsetbacksaretobetakenfromtherearboundarybasedonthelotboundaryafterthededicationofthelanewaytoCouncil
C2.3.3 Site coverage
Sitecoveragemeanstheareaofasitecontaininganybuiltstructure(whethercoveredoruncovered),anybuilding,carport,terrace,pergola,hardsurfacerecreationarea,swimmingpool,tenniscourt,driveway,parkingarea,undergroundstormwaterdetentionstructureoranylikestructurebutexcludingminorlandscapefeatures.
Objective (a) Tomaintainorenhancetheruraltowncharacterofresidentialareas
(b) Toensurethatstormwateronthesiteisabletodrain
Control (1) Nomorethan50%ofthesiteshouldbecoveredwithbuildings,hardsurfacerecreation
areassuchastenniscourts,swimmingpools,drivewaysandparkingareasandpaths
C2.3.4 Adaptable housing
Control (1) RefertosectionB2.3AdaptablehousinginthisDCP
C2.3.5 Street frontage
Control (1) Theresidentialdevelopmentmusthavefrontagetoapublicroad
PalerangDevelopmentControlPlan2015 126
(2) Thelotonwhichthedevelopmentisproposedistohaveaminimumstreetfrontageof25metres
C2.3.6 Site size
Control (1) Thenumberofdwellingunitspermissibleoneachlotisbasedonlotareaandthearea
requiredforeachdwelling.Thedensityiscalculatedbydividingthenumberofdwellingsbythetotalareaofresidentiallandexcludingroads.Thefollowingdensitiesapply(maximumofonedwellingunitperindicatedlotarea):
studio 150m2lotarea
onesmalldwellingunit(onebedroom) 250m2lotarea
onemediumdwellingunit(twobedrooms) 350m2lotarea
onelargedwellingunit(threeormorebedrooms) 450m2lotarea
C2.3.7 Building dimensions
Objective (a) Toensurethatdwellingshavegoodinternalamenity
(b) Toreducethebulkofbuildings
(c) Toensurethatdwellingsarecapableofbeingcrossventilated
(d) Toensurethatdwellingsarecapableofreceivingdaylightaccessforlightpenetrationandthermalcomfort
Control (1) Themaximumdepthistobe14m
(2) Theminimumwidthistobe 6m
C2.3.8 Building separation
Objective (a) Toensurevisualandauralprivacyforresidents
(b) Tomaintaincharacteristicopenspacesbetweenbuildings
Control (1) Buildingseparationdistances
PalerangDevelopmentControlPlan2015 127
Table 15 Building separation
minimum separation between buildings within the development site where habitable rooms face habitable rooms
12m
Minimum separation between buildings within the development site where habitable rooms face non-habitable rooms or blank walls
9m
Minimum separation between buildings within the development site where non-habitable rooms/blank walls face other non-habitable rooms/ blank walls
0m
Minimum separation between buildings within the development site where non-habitable rooms with windows face other non-habitable rooms (either with or without windows)
3m
C2.3.9 Landscaping and landscape areas
Objective (a) Toenhancetheamenityofthedevelopment,assistinthemanagementofstormwaterand
privacy
Control (1) Landscapedareasnotincludingvehicularaccessways,carparkingareasanddryingareas
shallbeprovidedasfollows:
Table 16 Minimum landscape areas
studio apartment 30m²
small dwelling (one bedroom) 65m²
medium dwelling (two bedroom) 90m²
large dwelling (three bedroom) 120m²
(2) Alandscapingplanistobeprepared.ThisplanistobesubmittedwiththedevelopmentapplicationandwillformpartofanyapprovalgrantedbyCouncil
(3) RefertosectionB11LandscapinginthisDCP
C2.3.10 Communal Open Space
Objective
(a) Toensurethattheresidentialdevelopmenthasacontiguous,highquality,useableprincipaloutdoorspacethatisintegratedwiththedwellingandaffordsahighdegreeofamenityintermsofprivacyandsolaraccess
PalerangDevelopmentControlPlan2015 128
Control
(1) Anareaof100m2shallbeprovidedforcommunaluse.Wheretherewillbemorethanthreedwellingstheareaofcommunalopenspaceshouldbeincreasedattherateofanadditional20m2peradditionaldwelling
(2) Communalopenspaceistobelocatedwitheasyaccesstoalldwellingsonthesite
(3) Communalopenspaceistobelandscapedandprovidedwithrecreationalfeaturessuchasabarbecuearea,children’splayareaorlandscapefeatures.Itshouldlinkwithpedestrianpaths
(4) Thelocationofthecommunalopenspaceareaistotakeaccountofvehicleroutesandtheprivacyofadjacentdwellings
(5) Communalopenspaceistobeorientedtothenorthtoensureadequatesolaraccess
C2.3.11 Private Open Space
Privateopenspacemeansthatpartofthesitenotoccupiedbyanybuildings(exceptforswimmingpoolsorotheroutdoorrecreationfacilities)whichislandscapedbygardens,lawns,shrubsortreesandisavailablefortheuseoftheoccupantsofthedwelling.Thisareaisconsideredaspartofthelandscapearea.Privateopenspacedoesnotincludedriveways,turningareas,carspaces,narrowelongatedcurtilageareaswithintheboundarysetbackareas,dryingareasandserviceareas.
Objective
(a) Toensurethateachresidencehasprivateopenspace
Control
(1) Anopencourtyardofatleast50m²(minimumdimension3metres)shallbeprovidedbetweentherearwallofeachdwellingandthesideorrearboundary.Thisareashallbeconsideredaspartofthelandscapearea.Thisareashouldbenorthfacingandistobedesignedandlocatedsoastoprovidemaximumamenityforoccupants.Itisnottoincludeserviceareas(watertanks,clothesdryingareasandsimilar)
(2) Privateopenspaceistobelocatedadjacenttoprimarylivingareas.Privateopenspaceshouldnotbelocatedadjacenttointernaldriveways
(3) Thedesignoftheprivateopenspaceshouldfocusonthequalityofthespaceintermsofitsoutlook,orientation,relationshiptothedwelling,configuration,enclosureandlandscapetreatment
(4) Areaswithinthefrontsetbackmaybeusedfortheprivateopenspace,providedthattheseareasaredesignedtoensureprivacywithoutpresentingsolidhighwallstothestreet
C2.3.12 Service areas
Serviceareasencompassclothesdrying,watertanks,pumps,metresandwastedisposalareas
Objective
(a) Toensurethatthereissufficientareaforservicesintheresidentialdevelopmentandthattheseareappropriatelylocated
PalerangDevelopmentControlPlan2015 129
Control
(1) Externalserviceareasforwatertanks,pumps,garbagestore,gasmeters,laundriesandbathroomsairconditionersandthelike(excludingclothesdryingareas)shouldbelocatedtothesouthorwestofthedwelling
(2) Externalserviceareasmusthaveaminimumareaof12m2
(3) Externalserviceareasshouldbeseparatedfromprincipaloutdoorspaceandscreens,vegetation,retainingwallsandthelikeshouldbeusedtodelineateareas
C2.3.13 Clothes drying areas
(1) Openairclothesdryingfacilitiesaretobeprovidedforalldwellings
(2) Clothesdryingareasaretobeeasilyaccessiblebyallresidentsandscreenedfrompublicstreetsandrecreationareas
C2.3.14 Waste and recycling facilities
(1) Awastemanagementplanfortheconstructionandongoingmanagementofthedevelopment.Theplanistobesubmittedwiththedevelopmentapplication.RefertoSectionB15WasteManagementinthisDCP
(2) Asuitablyconstructedwasteandrecyclingbinreceptacleareaistobeprovided.Itistobepositionedtoaffordreadyaccessforbothresidentsandgarbagecollectors
C2.3.15 Toilet and garden maintenance storage area
(1) Wheretherearemorethantendwellingsinonedevelopment,atoiletfortradespeopleandgardenmaintenancestorageareaistobeprovided
C2.3.16 Subdivision or consolidation of lots
Thesubdivisionofasiteincludesastratasubdivision.
Control
(1) Thesiteamalgamationorsubdivisionshouldnotdisruptthestreetscapebychangingthecharacteristicpatternoftypicallotsandbuildingsinablock
(2) SubdivisionrequirementsaredetailedinsectionC1SubdivisioninthisDCP
C2.4 Residential flat buildings and shop top housing ForthedefinitionsofresidentialflatbuildingsandshoptophousingrefertothePLEP2014Dictionary.ThePLEP2014landusetableslisttheareasthatpermitresidentialflatbuildingswithconsent.
DevelopmentswhichhavethreeormorestoriesarerequiredtocomplywithStateEnvironmentalPlanningPolicyNo65—DesignQualityofResidentialFlatDevelopment.
C2.4.1 Shop top housing
Control
C2.4.1.1 Entry
(1) Aseparatepedestrianentrytothedwelling(s)istobeprovided
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C2.4.1.2 Commercial service requirements
(1) Commercialservicerequirementssuchasloadingdocksaretobeseparatefromresidentialaccessareas
C2.4.1.3 Private open space
(1) Whereprivateopenspaceisnotprovidedeachdwellingistobeprovidedwithabalcony.
C2.4.1.4 Storage areas
(1) Ifagarageisnottobeprovidedwithadwellingthenastorageareawillberequired.Thestorageareaistobeaminimumof4m2
C2.4.2 Residential flat buildings
Control
C2.4.2.1 Site frontage (1) Thesiteshouldhaveaminimumwidthofnotlessthan25metresatthefrontalignmentof
thebuilding
C2.4.2.2 Setbacks (1) Setbackdistances
Front 4mortheaverageofadjoininglots
Side 0.9m
Where the side is a street
3m
Rear 3m
Note:Setbackswhicharepartofabuildingenvelopeprevailovertheserequirements.
C2.4.2.3 Floor Area RefertotheDictionaryinthePLEP2014.
Thegrossfloorareashouldbenogreaterthansixtysixpercentofthelot.
C2.4.2.4 Building dimensions (1) Themaximumdepthshouldnotexceed14m
(2) Thedevelopmentshallbedesignedtoprovideattractivevisualvariationbytheuseofstaggeredbuildingsetbacks,variationofrooflines,curveddrivewaysandaccessroads,landscapingandthelike
C2.4.2.5 Building appearance Dwellingsshouldnotbeidenticalindesignandfaçadetreatment,butshouldbecompatiblewitheachother.Ifonlyalimitednumberofdwellingdesignsistobeusedtheyshouldbesoarrangedonthesitesuchthatdifferentfaçadesarepresentedtoanypublicplace,communalarea,oradjoiningresidentialdevelopment.
PalerangDevelopmentControlPlan2015 131
C2.4.2.6 Number of storeys
TocomplywiththePLEP2014Heightofbuildingsmap,thebuildingshouldnotcontainmorethantwostoreys.However,theroofspacemaybeutilised.
C2.4.2.7 Building entry Themainpedestrianentrytothebuildingistobeprovidedfacingthestreet,accessibledirectlyfromthestreetandclearlyvisiblefromthestreet.
C2.4.2.8 Service areas Serviceareasencompassclothesdrying,watertanks,pumps,metresandwastedisposalareas
(1) Externalserviceareasforwatertanks,pumps,garbagestore,gasmeters,laundriesandbathroomsairconditionersandthelike(excludingclothesdryingareas)aretobelocatedtothesouthorwestofthedwelling
(2) Externalserviceareasmusthaveaminimumareaof12m2
(3) Externalserviceareasshouldbeseparatedfromprincipaloutdoorspaceandscreens,vegetation,retainingwallsandthelikeshouldbeusedtodelineateareas.
C2.4.2.9 Clothes Drying Areas (1) Suitablyscreenedoutdoorclotheslineareasshallbeprovided.Clothesdryingareasmust
beaminimumof3m2.
(2) Clothesdryingareasmustbecapableofreceivingnorthernsolaraccess.
(3) Aminimumof7.5mofclotheslineistobeprovidedforeachdwelling.
C2.4.2.10 Waste Asuitablyconstructedgarbagebinreceptacleshallbeprovided.Itistobepositionedtoaffordreadyaccessforbothresidentsandgarbagecollectors
C2.4.2.11 Balconies
(1) Balconiesshallmaintainsetbacksforresidentialflatbuildings.
(1) Nopartofanymeansofenclosureofabalconyshallexceedaheightof1.2m
C2.4.2.12 Private open space (1) Privateopenspaceshouldbenorthfacing.
(2) Setbackareas,courtyardsandbalconiesareconsideredformsofprivateopenspace.
(3) Setbackareas,particularlythefrontareas,aretobedesignedtoensureadequateprivacywithoutpresentingsolidhighwallstothestreet.
C2.4.2.13 Storage areas
Ifagarageisnottobeprovidedwithadwellingthenastorageareawillberequired.Thestorageareaistobeaminimumof4m2
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C2.5 Dwellings in RU1 Primary Production and E3 Environmental Management and E4 Environmental Living land use zones
Objective
(a) Toensuredwellingsaredesignedandsitedsoastonotdetractfromtherurallandscape,scenicqualityandagriculturalproductivityofruralareas
(b) Toavoiddevelopmentonenvironmentallyconstrainedpartsoftheland
(c) Toprotectwatercourses,existingnativevegetationandareasofheritagesignificance
(d) Toprovidebuffersbetweenresidentialbuildingsandlandusestominimisethepotentialforlanduseconflict.
Control C2.5.1 Setbacks
(1) Setbacksforeachofthelandusezonesareshowninthetablebelow:
Note: Setbackswhicharepartofabuildingenvelopeprevail
Table 17 Setbacks for dwellings
Setbacks (metres) for dwellings
RU1 Primary Production
E3 Environmental Management
E4 Environmental Living
Primary road frontage 50 50 50 50 Side and rear
<4ha 15 15 15 15
4ha- 80 ha 25 25 25 25
> 80 ha 50 50 50 50
Watercourse 40 40 40 40
National park or nature reserve
100 100 100 100
Forestry, extractive industry, rural industry, intensive livestock industry
400 400 400 400
C2.5.2 Potable water supply (1) Whereareticulatedwatersupplyisnotavailable,aminimumpotablewatersupplyof
90,000litresistobeprovidedandinstalledinaccordancewithB17RainwaterTanks
C2.6 Rural workers dwelling Clause4.2DofthePLEP2014setsouttheprovisionsinrelationtoruralworker’sdwellings.
Control (1) InadditiontotheinformationrequiredinothersectionsinthisDCP,documentary
evidenceisrequiredtodemonstratethat:
theruralpropertygeneratessufficientincometosupportanemployee(s)
PalerangDevelopmentControlPlan2015 133
theruralpropertycannotoperatewithoutemployeelabour
on‐siteaccommodationforanemployeeisessentialtotheoperationoftheruralproperty
off‐siteaccommodationisunsuitableowingtothenatureoftheactivityorthedistanceoftheruralpropertyfromrentalaccommodation.
(2) Theruralworkersdwellingistobelocatedwithinreasonableproximitytootherfarmbuildings(e.g.within300m)butnotsocloseastocauselanduseconflicts
C3 Affordable Housing Affordablehousingishousingthatiswithinthefinancialmeansoflowtomediumincomeearners.InthelasttenyearsthecostofhousinginAustraliahasincreasedsubstantiallycomparedwiththelevelofincomeofindividualsandhouseholds.Thishasresultedinasituationwheregovernmentsatalllevelsarepursuingoptionswhichwillallowindividualsandfamiliestoaccesshousing(bothrentedandpurchased)thatiswithintheirfinancialmeans.Itisgenerallyconsideredthatnomorethanthirtypercentofaweeklyincomeshouldbespentonhousing.
Clause5oftheNSWEnvironmentalPlanningandAssessmentAct1979includesthefollowingobjective:(viii)theprovisionandmaintenanceofaffordablehousing.
Objective (a) Tosupportthedevelopmentofqualityandaffordablehousingoptions,includingboarding
houses
(b) Tolocateaffordablehousinginareasthatenableeasyaccesstoservicesandfacilities
(c) Toavoidasituationwhereculturalandsocialgroupingsaredisplacedormarginalisedasaresultofdevelopment
Control (1) ThedevelopmentofdwellingsintheurbanareasofBungendoreandBraidwoodshould
maintainandincreaseexistinghousingchoicebyincorporatingamixinthetypeandconfigurationofdwellingtypes
(2) Thefollowingmattersmustbeaddressedinadevelopmentapplicationforaffordablehousing:
theproximityofthedwellingstocommunityandhealthservices,recreationalfacilities,publictransporttoandfromBungendoreorBraidwoodandeducationalandretailfacilities
whetherthedwellingandassociatedprivateopenspacewillbeeasilyandaffordablymaintained
theavailabilityofreticulatedpotablewaterandwastewaterservices
thegradientofthedwellingsiteandaccesstothesite.Thesiteandaccessshouldbeabletobeeasilyaccessedbythosewithaphysicaldisability.Forexampleshortsteepdrivewaysandroadsareunsuitableforthoseinawheelchairorthosewith
PalerangDevelopmentControlPlan2015 134
poorbalance/limitedmobility
thesite’ssusceptibilitytonaturalhazardssuchasfloodandbushfire.
(3) Whereadevelopmentisproposedtoreplaceexistinghousingwhichisusedbypeoplewhoareconsideredtohaveaneedforaffordablehousing,considerationwillneedtobegiventofuturehousingoptionsforthesepeople.
C4 Exhibition homes and villages ThePLEP2014Dictionarydefinesexhibitionhomesandvillagesandprovidesthelandusezoneswheretheyarepermissible.
Objective
(a) Toensurethattheamenityofanareaisnotnegativelyimpactedbyfactorssuchastrafficassociatedwithexhibitionhomesandvillages
(b) Toaccommodatefutureresidentialuseofexhibitionhomeswithappropriateinfrastructureandamenity
Control
C4.1 Exhibition home and village design
(1) ExhibitionhomesandvillagesaretocomplywithC2ResidentialDevelopmentwithinthisDCP
C4.2 Location
(1) Exhibitionhomesandvillagesshouldonlybelocatedinareaswheretheproposeddevelopmentandancillaryactivitiesareunlikelytocauseanegativeimpactontheamenityofthearea
(2) Directvehicleaccessfromaclassifiedroadwillnotbepermitted
(3) Exhibitionhomesshouldbegroupedwithinexhibitionvillagesratherthandistributedthroughouturbanareas.
C4.3 Occupation of dwellings
(1) Exhibitionhomesarenottobeoccupiedforresidentialuseuntiltheconclusionoftheconsentperiodfortheexhibitionhomeorexhibitionvillage.Adevelopmentapplicationisrequiredtochangetheuseoftheexhibitionhomeorexhibitionvillagetoadwelling.
C4.4 Hours of operation
(1) Thehoursofoperationforanexhibitionvillageorexhibitionhomeandanyancillaryusesshallberestrictedtobetween9.00amand6.00pm.
C4.5 Ancillary uses
(1) Ancillaryusesincludesalesoffices,homefinancingofficesandmayalsoincludepublicamenitiessuchasacaféandpublictoilets
(2) Allusesrelatedtothedevelopmentaretobeancillarytotheoperationoftheexhibitionhomeorvillageandmustonlyservicetheneedsgeneratedbythedevelopment
(3) Anyancillaryusestoanexhibitionhomearetobecontainedwithinthecurtilageoftheexhibitionhome
PalerangDevelopmentControlPlan2015 135
C5 Temporary residential accommodation ItisnotpermissibleinanypartofthePaleranglocalgovernmentareatoliveinatemporarydwellingwhilstapermanentdwellingisbeingconstructed.However,adualoccupancywithconsentmayaddressthissituation.Additionally,Section68oftheNSWLocalGovernmentAct1993permitsamoveabledwellinginsomecircumstances.
C6 Sheds, garages, carports and animal housing in residential and RU5 land use zones
ThePLEP2014requiresdevelopmentconsentforshedsandgaragesinresidentialandRU5Villagelandusezones.However,insomeinstancesdevelopmentmaybe‘exempt’development–refertoStateEnvironmentalPlanningPolicy(ExemptandComplyingDevelopmentCodes)2008.
Minimum information to accompany a development application Whenlodgingadevelopmentapplication,thefollowinginformationistobeprovided:
siteanalysisasdescribedinPartB1
plansoftheproposeddevelopmentincludingallotherbuildings,openspaceareas,carparkingandentrances
applicablereportsandplansthatarerequiredbyotherpartsofthisDCP
Objective (a) Tomaintainandenhancethecharacterandamenityoftheresidentialareas
(b) Toensurethatgarages,carportsandshedsarelocatedtominimisethedominanceoftheminthestreetscape
Control
C6.1 Height (1) ThePLEP2014Heightofbuildingsmapshowsthemaximumheightofbuildingspermitted
inthePaleranglocalgovernmentarea.BuildingheightisdefinedinthePLEP2014Dictionary
C6.2 Setbacks (1) Sheds,garages,carportsandanimalhousingthatareseparatetothedwellingshallbeset
backfromthefrontfaçadeanddesignedsothatthedwellingentryandfaçadearethedominantbuildingfeatures
(2) Thesetbacksforsheds,carportsandgaragesinlandusezonesare:
Note:Setbackswhicharepartofabuildingenvelopeprevail
Table 18 Setbacks for sheds
Setback distance (metres) for sheds
R1 R2 R5 RU5
PalerangDevelopmentControlPlan2015 136
Front 1m behind the existing building line
1m behind the existing building line
1m behind the existing building line
1m behind the existing building line
Side 0.9 0.9 15
0.9
Where the side is a street
3 3 3
Rear 0.9 if the building is less than 3.6 metres high otherwise 3
0.9 if the building is less than 3.6 metres high otherwise 3
0.9 if the building is less than 3.6 metres high otherwise 3
C6.3 Garage frontage (1) Wheregaragesformpartofthedwellingtheyshallnotexceed40%ofthetotalwidthofthe
dwellingfrontage
C7 Business land development – B2 Local Centre and B4 Mixed Use ThePLEP2014containstwobusinesslandusezones,B2LocalCentreandB4MixedUse.RefertothePLEP2014LandZoningmapforthelocationofthese.Additionally,certaincommercialdevelopmentsmaybepermittedinotherlandusezones.
CharacterstatementsandspecificcontrolswhichincludethebusinesslandusezonesapplytothecentreofbothBungendore.RefertosectionB10.1EuropeanHeritageandsectionDAreaSpecificProvisionsinthisDCP.
Insomeinstances,developmentmaybeexemptdevelopment.RefertoStateEnvironmentalPlanningPolicy(ExemptandComplyingDevelopmentCodes)2008.
Objective
(a) Toensurethatthedevelopmentcontributespositivelytothestreetscapeandcharacterofthelocality.
(b) Toensurethattheinfrastructureassociatedwiththedevelopmentisappropriate.
(c) Toensurecurrentsolaraccesstoallbuildingsandoutdoorspacesisnotreduced.
Minimum information to accompany the development application Whenlodgingadevelopmentapplication,thefollowinginformationistobeprovided:
siteanalysisasdescribedinPartB1
theproposeduseofthedevelopment
thehoursofoperation
thenumberofemployees
PalerangDevelopmentControlPlan2015 137
theplansoftheproposeddevelopmentincludingallbuildings,openspaceareas,carparking,loadingandunloadingareas,entrancesandanyinternalroads
thenumberofvehiclemovementsperday
landscapingplandetailingthefollowing:
‐ anyexistingvegetationtoberetainedrelocatedorremoved
‐ pavedandgrassedareas
‐ plantingschemeincludingtrees,shrubs,grassesandgroundcovers
‐ waterandmaintenanceschedulesincludingdripirrigationandmulchingdetails
applicablereportsandplansthatarerequiredbyotherpartsofthisDCP
C7.1 Maximum gross floor area
Objective
(a) Tominimisethescaleandbulkofthebuilding
(b) Toensurethatthebuildingfitswithintheruralcharacterofthelocality
Control
(1) Themaximumgrossfloorareawillbenogreaterthan150%areaofitslot.Forcommercialdevelopmentthismayincreasewhere:
itisconsistentwithadjoiningdevelopmentand
adequatearrangementscanbemadeforcarparking,loadingandunloading
C7.2 Acoustic privacy
Objective
(a) Tominimisetheimpactsofnoisetransmissiontoroomsandprincipalprivateopenspacesofandbetweensites
Control
(1) Theimpactofpotentialnoiseintrusionshouldbeaddressedinrelationtocompatibilitywiththeambientnoiselevelattherelevantboundaryofthesite
(2) Noisetransmissionshouldbereducedthroughtheselectionofbuildingmaterialsthatreducetheamountofsoundtransmittedandroomlayout
(3) Siteorencloseheat,waterandpoolpumps,airconditionersandtheliketoreducenoisetransmissionwithinandbetweenbuildings
(4) Setbacksmayneedtobegreaterthantheminimumsetbackdistancestomeettheacousticprivacyobjective
C7.3 Building articulation RefertotheGlossaryfordetailonthisterm.
PalerangDevelopmentControlPlan2015 138
Objective
(a) Toensurethatthefacadetreatmentandarchitecturaldetailofbuildingsenhancesthecharacterandcontinuityofthestreetscape
(b) Toreducetheapparentbulkandscaleofbuildings
(c) Tohavecontemporarydesignswhichintegratewiththevisualelementsofthestreetscape
Control
(1) Themaximumunarticulatedbuildinglengthtoastreetistobe5m
(2) Largeareasofblankorminimallyarticulatedwallsaretobeavoided
(3) Buildingfacadesinplanandelevationshouldbemodulatedtoreducetheappearanceofbulkandexpresselementsofthebuildingsarchitecture
(4) Amixofbuildingmaterialsandcoloursshouldbeusedtoreducethebulkofbuildings
(5) Articulatebuildingsoncornersitestoaddresseachstreetfrontageanddefineprominentcorners
C7.4 Building exteriors
Objective
(a) Toensurethatdevelopmentcomplimentsthecharacterofthelocality
Control
(1) Materialsshouldbenon‐reflectivetoavoidglare
(2) Ifrecycledmaterialsaretobeused,materialsshouldbestructurallysoundandappropriatetothelocalityofthedevelopment
(3) Servicepipesandventswithintheexternalwallsshouldbeconcealedwherepracticable
C7.5 Building siting and orientation
Objective
(a) Toensurethatbuildingsitingandorientationreflectsthecharacteristicpatterncreatedbytheoriginalgridroadlayoutwherelotsfronttheroad(andlaneway)andbuildingsaregenerallyorientedtothestreet
Control
(1) Buildingsshouldbeorientatedanddesignedtoaddressandoverlookthepublicdomain
(2) Buildingsshouldhaveanidentifiableaddresstotheprimarystreet
C7.6 Energy efficiency
ABulidingCodeofAustraliaSectionJAssessmentisrequiredforallnewcommercialbuildings.TheSectionJAssessmentisrequiredatConstructionCertificatestage.However,considerationshouldbegivenatthedevelopmentapplicationstage,asmeetingtheSectionJAssessmentrequirementsmayrequiremodificationstotheDevelopmentApplication.
PalerangDevelopmentControlPlan2015 139
Consideration should also be given to NABERS (National Australian Built Environment RatingSystem), is a national scheme which measures the environmental performance of a building orTenancy. NABERS provides four environmental rating tools: NABERS Energy, NABERS Water,NABERSWaste and NABERS Indoor environment. The scheme can be used to rate a range ofbuildings.NABERSismanagednationallybytheNSWOfficeofEnvironmentandHeritage,onbehalfofCommonwealth,stateandterritorygovernments.
Objective (a) Toreduceenergy,wasteandwaterconsumptioninnewcommercialbuildings
developmentsorthoseundergoingsignificantalterationsoradditions
Control (1) Officeareasandexternalcourtyardsshould,asfaraspracticable,beorientedtothenorth
ornortheast
(2) Wheredevelopmentproposalsseektousedesignandmaterialstoachieveahighlevelofenergyefficiency,applicantsareencouragedtodiscusstheproposalwithCouncilstaffpriortosubmittingthedevelopmentapplication
C7.7 Height ThePLEP2014HeightofbuildingsmapshowsthemaximumheightofbuildingspermittedinthePaleranglocalgovernmentarea.BuildingheightisdefinedinthePLEP2014Dictionary.
Objective (a) Toensurethatbuildingheightsreflectthelocalcontextanddesiredcharacterofthestreet
(b) Toensurethatbuildingheightsaregenerallyinkeepingwiththatofneighbouringproperties
(c) Toensurethatprivacyofresidentialpropertiesisprotected
Control (1) Whereabuildingistobegreaterthantwostoreys,atransitioninheightistobeincluded
C7.8 Setbacks
Objective (a) Tomaintainthecharacterofthelocalityandenhancethestreetscape
Control (1) Setbacksaretobeasfollows,exceptformotels
Table 19 Setbacks for commercial buildings
boundary distance (metres)
front (except for corner lots)
nil
PalerangDevelopmentControlPlan2015 140
corner lots To be assessed relative to sight lines at the intersection and any traffic hazard that may be created
side Nil
rear Nil
(2) Setbacksformotelsaretobe:
Table 20 Setbacks motels
boundary distance (metres)
front (except for corner lots)
7
side street 6
side 3
rear 6
C7.9 Roof pitch
Objective (a) Toensurethatroofformsdonotsignificantlyaddtothebulkandscaleofthebuilding
(b) Toensurethatroofformsrespondtothescaleandpitchofotherroofsinthearea
Control (1) Maximumroofpitch32degrees
C7.10 Overshadowing
Objective (a) Toensurethatbuildingdoesnotreduceexistingsunlighttoadjoiningbuildings
Control (1) Areasonablelevelofsunlightto:
privateopenspacewithinthedevelopment
privateopenspaceofadjoiningbuildings
publicopenspacesuchasparks
solarwaterheatersonroofsandadjoiningbuildings
habitableroomsinadjoiningbuildings
aneighbour'shabitableroomsandrecreationspace
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istobemaintainedbetween9.00amand3.00pmon21June
(2) Shadowdiagramsdetailingshadowscastbytheproposeddevelopmentat9.00am,12.00pmand3.00pmon21Junemayberequiredtodemonstratetheimpact
(3) Councilmayrequiredesignchangestobetakenwhereaproposeddevelopmentislikelytocauseundueovershadowingtotheaboveareas
C7.11 Streetscape
Objective (a) Toensurethatthecharacterofthestreetismaintainedorenhancedbythecontributionof
thedevelopment
Control (1) Theproposedbuildingshouldfitcomfortablywithintheexistingstreetscapeofthevillage
egthecharacterandscaleofresidentialandotherdevelopmentwithinthevicinity
C7.12 Waste management
Objective (a) Toensureallwastegeneratedbydevelopmentiscontainedanddisposedofwithminimal
impactonthesurroundingarea.
Control
(1) Thebuildingdesignistoincludeawastestorageandrecyclingareathatisroofed,gradedandprovidedwithwaterforcleansing.RefertoB15WasteManagement.
PalerangDevelopmentControlPlan2015 142
C8 Industrial development ThePLEP2014permitslightindustryinzoneIN2LightIndustrial.ForthedefinitionoflightindustryrefertothePLEP2014Dictionary.
Minimum information to accompany the development application Whenlodgingadevelopmentapplication,thefollowinginformationistobeprovided:
siteanalysisasdescribedinPartB1
theproposeduseoftheindustrialdevelopmentandmaterialstobeusedintheindustry
thehoursofoperation
thenumberofemployees
theexpectednoiselevels
plansoftheproposeddevelopmentincludingallbuildings,openspaceareas,carparking,loadingandunloadingareas,entrancesandinternalroads.
thenumberofvehiclemovementsperday
landscapingplandetailingthefollowing:
‐ anyexistingvegetationtoberetainedrelocatedorremoved;
‐ pavedandgrassedareas;
‐ plantingschemeincludingtrees,shrubs,grassesandgroundcovers
‐ waterandmaintenanceschedulesincludingdripirrigationandmulchingdetails
C8.1 Building Site Coverage
Objective (a) Toensureindustrialdevelopmentisabletoprovideoff‐streetparkingandspaceforvehicle
circulation,landscapingandopenspace
(b) Toensurethatindustrialdevelopmentdoesnotresultinanoverdevelopmentofthesite
(c) Tocontainthebulkandscaleofindustrialbuildings
Nocontrolshavebeensetfortheseobjectives.Thedevelopmentapplicationshoulddemonstratethattheobjectiveshavebeenmet.
C8.2 Building Setbacks
Objective (a) Toprovideseparationbetweenindustrialbuildingsandmaintainanattractivestreetscape
(b) Topreventlanduseconflictbetweenindustrialandotherlandusesandtoensurethattheamenityoftheareaisnotsignificantlyimpactedbyindustrialdevelopment
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(c) Toprovidesafeandefficientingressandegressinandaroundindustrialproperties
(d) Toprovidesufficientspaceforlandscaping
(e) Toprovideflexibilityforgooddesign
Control (1) Theminimumfrontsetbackistobe5metres.Thisallowsforlandscaping
(2) Sideandrearsetback,wheretheadjoininglandisresidentiallandtheminimumsetbackistobe5metres
C8.3 Building Design
Objective (a) Tominimisetheimpactofindustrialdevelopmentonthelocalityandadjoiningland‐uses
(b) Toprovidebuildingdesignsthatareeasilyidentifiableandreadilylocatedfrompublicroads
(c) Toencourageinnovativetechnologiesintonewdevelopmentstoreduceongoingwaterandenergyuseandmaintenancecosts
Control (1) Developmentinthevicinityofaheritagelisteditem.RefertosectionB10.1European
heritageinthisDCP
C8.4 Height
Control (1) TheheightofanyindustrialbuildingistobeinaccordancewiththePLEP2014Heightof
BuildingsMap.
C8.5 Visual Amenity, Materials, Colours and Finishes
Control(1) Externalfacades(includingroofs)shallusematerial,coloursandfinishesthatwillnotbe
reflectiveorcausethesuntoreflectoffsurfacesontootherpropertiesandroads.(2) Darkercoloursarerecommendedastheyaremorelikelytoblendinwiththesurrounding
vegetation
C8.6 Design and Appearance
Control (1) Theuseofpassivesolarenergyandventilationinthedesignofthebuildingisencouraged.
Developmentshouldconsiderbuildingdesignandoperationmeasuresthatreduceenergyconsumptionrelativetoconventionalbuildings.Thesemeasurescouldinclude:
free‐spinningventilationducts
usinghandoperatedlouvres
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effectiveuseofverticalandhorizontalcross‐flowventilation
useofrenewableenergysourcessuchassolarheatpumpwatersystems
useofrenewableorrecycledbuildingmaterials
insulationofroofandwallstoAustralianStandards
useofsustainableenergytechnologiessuchasphoto‐voltaiccells,co‐generationor(roofmounted)windturbines
(2) Waterconservationprinciplesaretobeincorporatedintothedesignofnewbuildingstominimiserelianceonreticulatedwater.
(3) Devicesusedinthefunctioningofthebuilding,suchasmechanicalventilationandairconditioningplant,ventilationducts,hoppers,wastestoragecontainersandthelikearetobelocatedtowardstherearofthepropertyorsuitablyscreenedsotheycannotbeseenfromapublicplace.
(4) Anyexternallightingforabuilding(includingsecuritylighting)mustbedirectedtowardsthesitefromthepropertyboundaries.Anylightingfixedtobuildingsmustcontain‘LightSpill’towithinthepropertyboundariesbytheuseofbarndoors(shutters).Itisrecommendedthatnight‐timesecuritylightingbeoperatedbymotionsensorssettoextinguishlightingwithinareasonabletimeframe
C8.7 Signage (1) SignagemustcomplywiththeSignagesectioninthisDCP,StateEnvironmentalPlanning
Policy64–AdvertisingandSignage(SEPP64)andthePLEP2014.RefertoC18AdvertisingSignage.
C8.8 Access and Parking
Objective (a) Tomaintaintrafficcirculationonindustrialproperties
(b) Tominimisedisruptiontothroughtraffic
(c) Toensuretrafficgeneratedbyindustrialdevelopmentdoesnotdetrimentallyaffectlocalorregionaltrafficmovements
(d) Tomakeentrancesandexitsofpropertieseasilyrecognisabletovisitors
(e) Tominimisethepotentialcongestionorhazardonadjoiningroadsatpointsofingress/egress
(f) Todiscouragetheuseofstreetsfortheparkingofvehiclesassociatedwithnewdevelopments
Control
C8.8.1 Parking (1) ParkingshallbeprovidedattheratedeterminedsectionB7.1‐ParkinginthisDCP.Parking
spacesshallbeprovidedinaccordancewiththerequirementsoftheRoadsandTrafficAuthorityGuideforTrafficGeneratingDevelopments
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(2) ParkingareasaretocomplywithAustroadsGuidelinesforPlanningandAssessmentofRoadFreightAccessinIndustrialAreas
C8.8.2 Access (1) Entrancesandbuildingsshallbeclearlyidentifiedbysignage,landscapingorfence
treatmentorhaveafeaturedsurface
(2) Ingressandegresswherepossibleistobegainedfromapublicroad
(3) Wheredrivewaysarelocatedonamainroad,gatesfromfrontboundariesaretobeindentedtoprovideaholdingareaforvehicleswhenthegatesareclosed.Thedesirableminimumdepthshouldcaterforasix‐metrevehicle.However,thislengthmayneedtobeincreaseddependingontheuseofthebuilding(s)andthetypeofvehiclesusingthesite
(4) Allvehiclesaretoenterandleavethesiteinaforwarddirection
(5) EntrancesandinternalroadsaretocomplywithAustroadsGuidelinesforPlanningandAssessmentofRoadFreightAccessinIndustrialAreas
(6) Allaccesspointsfrontingapublicroadmustberecessed
C8.9 Loading and Unloading facilities
Control (1) Developmentswithagrossleaseablefloorareaof:
lessthan1,000m²mustbedesignedforthemanoeuvringofamediumrigidvehicleasdefinedbyAS2890.2:2004
morethan1,000m²mustbedesignedforthemanoeuvringofaheavyrigidvehicleasdefinedbyAS2890.2:2004
alldevelopmentsizesrequiringarticulatedvehicleaccessmustbedesignedforthemanoeuvringofanarticulatedvehicleasdefinedbyAS2890.2:2004
(2) Inordertopreventorreducevehicleturningmovementson‐site,loadingandunloadingareasmustbelocatedwitheasyaccesstoentrances,exitsandloadingdocks
(3) Sufficientareashallbeprovidedon‐siteforthequeuing/parkingofservicevehicles
(4) Vehicleloadingandunloadingfacilitiesshouldbeseparatedfrompassengervehicleandpedestriancirculationpathsandvehicleparkingareas
(5) Allservicevehiclesmustbeparkedwhollywithinthesiteatalltimes
(6) LoadingandunloadingareasaretocomplywithAustroadsGuidelinesforPlanningandAssessmentofRoadFreightAccessinIndustrialAreas
C8.10 Vehicle/Pedestrian circulation
Control (1) Vehicleandpedestriancirculationpathsmustbeseparatedtoreducesafetyrisk.Itis
recommendedthatpedestrianpathsbeincorporatedintolandscapingandhardsurfaced.
PalerangDevelopmentControlPlan2015 146
Pedestrianpathwaysincorporatedintolandscapingcanbeincludedinlandscapeareacalculations.
C8.11 Waste management
(1) Thebuildingdesignistoincludeawastestorageandrecyclingareathatisroofed,gradedandprovidedwithwaterforcleansing.RefertoB15WasteManagement.
C8.12 Industrial Open Areas and Landscaping
Objective(a) Toprovideopenareasthatarelandscapedandincorporatedintothedesignofthesite
(b) Toprovidelandscapingthatsoftensandscreensthevisualimpactofindustrialstructures,infrastructure,storageareasandlargeexpansesofhardpavedsurfacesfromresidentialandenvironmentallysensitiveareas
(c) Toproviderobustandlowmaintenancenoninvasivelandscapingwithindevelopmentsthatcontributetowaterefficiencyandreducesairbornepollutants
(d) Topromotelandscapeandoutdooramenitywithindevelopmentsparticularlyforemployeesandvisitorsintermsofviews,aesthetics,microclimateandoutdoorareas
(e) Toprotectandmaintainexistingmaturetreeswherepossible
(f) Torespecttheresidentialinterface.
Control
C8.12.1 Minimum Landscape Area (2) SectionsB1SiteAnalysisandB12LandscapingofthisDCPshouldbeconsultedwhen
consideringsitelayoutandthecontributionlandscapingmakestothevisualappearanceandfunctioningofasite
C8.12.2 Fencing SomefencingmaybeexemptdevelopmentundertheStateEnvironmentalPlanningPolicy(ExemptandComplyingDevelopmentCodes)2008.
RefertosectionC30GatesandFencinginthisDCP
C9 Restaurants or cafés in RU1 Primary Production or E4 Environmental Living
ThelanduseRestaurantsorcafesisdefinedinthePLEP2014.
Objective (a) TomaintaintheruralamenityofthelandusezonesRU1PrimaryProductionorE4
EnvironmentalLiving
Control(1) Restaurantsorcafesshouldbesitedawayfromvisuallyprominentareasandaminimumof
PalerangDevelopmentControlPlan2015 147
100metresfromdwellingsonadjoiningproperties
NoteItissuggestedthatapplicantsconsiderothersectionsoftheDCPincludingwaste,parking,noise,food,visualamenityandaccess
C10 Eco-tourist facilities ThePLEP2014permitseco‐touristfacilitiesinzonesE3EnvironmentalManagementandRU1PrimaryProduction.Thedefinitionofaneco‐touristfacilityisprovidedinthePLEP2014dictionary.
Minimum information to accompany the development application Whenlodgingadevelopmentapplication,thefollowinginformationistobeprovided:
SiteanalysisasdescribedinPartB1
Informationinrelationtoclause5.13ofthePLEP2014
Themaximumnumberofguests
Plansoftheproposedfacility,indicatingallinternalusesandthenumberandlocationoftheproposedguestrooms.Externalfacilitiessuchaslightingthatcouldimpactontheamenityofadjoiningpropertiesorthenaturalenvironmentshouldbeshownontheplans
Thelocationanddimensionsofcarparkingandinternalroads
Detailsofthemanagementofwasteandsewageandthemeansbywhichpotablewaterwillbeobtained
Detailsofpowerandtelecommunicationfacilities
Objective (a) Toensurethattherequirementsofclause5.13ofthePLEP2014aremet
(b) Toensurethatappropriatehealthandsafetystandardsaremet
Control
C10.1 Access
(1) Internalroadsandtheentrancetotheeco‐tourismfacilityshouldminimisethefragmentationofenvironmentallysensitiveland
C10.2 Car Parking
(1) On‐sitecarparkingmustbeprovidedinaccordancewiththeRTAGuidetoTrafficGeneratingDevelopmentVersion2.2
(2) AllparkingmustbeprovidedinaccordancewithAustralianStandardforParkingFacilities2890
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(3) On‐sitecarparkingshallbeconstructedandlocatedsoastominimisethenoise,lightanddustfromvehiclesenteringandleavingthesite
(4) Vehiclesaretoenterandleavethepropertyinaforwarddirection.RefertoB7.1Carparking
C11 Bed and Breakfast Accommodation ProvisionsrelatingtoBedandBreakfastAccommodationarecontainedinthePLEP2014.
Asthistypeofdevelopmentcanimpactontheamenity(auralandvisual)ofanareatheassessmentofadevelopmentapplicationwilltakeintoconsiderationthedegreetowhichtheproposaliscompatiblewiththeexistinganddesiredfutureamenityandcharacterofthearea.
Objective (a) Toensurethatthedwelling,althoughaccommodatingasecondaryuse,maintainsits
residentialscaleandappearancewhenassessedagainstsurroundingdwellingsandstreetscape
(b) Toensurethatthedevelopment,includingoutbuildingsandparkingareas,remainsresidentialincharacterandreflectsthecharacterofdevelopmentinthesurroundingarea
(c) Toensurethatappropriatehealthandfiresafetystandardsaremet
Development Guidelines TheLocalGovernmentandShiresAssociationofNSWhaspublishedadocumenttitled
GuidelinesforBedandBreakfastOperations–BestpracticeassessmentandpolicyguidelinesforusebyLocalGovernmentandtheBedandBreakfastindustryinNSW.Itisadvisabletoobtainacopyoftheseguidelines(orasubsequentpublication)toassistindesigningandestablishingtheBedandBreakfastEstablishment
ItisadvisabletocontacttheBedandBreakfastCouncilofNSWforadviceonbestpracticeindustrystandards
Information to accompany the development application Whenlodgingadevelopmentapplication,thefollowinginformationistobeprovided:
siteanalysisasdescribedinPartB1
plansoftheexistingdwellinghouse,indicatingallinternalusesincludingthepermanentresidents’accommodationandthenumberandlocationoftheproposedguestrooms.Externalfacilitiessuchasairconditioningandlightingthatcouldimpactontheamenityofadjoiningpropertiesshouldbeshownontheplans
thelocationanddimensionsofadditionalbuildingsandstructuresotherthantheprincipaldwelling,andcarparkingareasonsite
atrafficandparkingimpactstatementisrequiredtobesubmittedtoCouncilaspartofthedevelopmentapplication
detailsofanyproposedworksnotincludedintheabove
PalerangDevelopmentControlPlan2015 149
thenameoftheoperatoroftheestablishment
Control
C11.1 Development and Design Toachievetheobjectivesdescribedaboveandaddressthedevelopmentguidelines,thedevelopmentshallcomplywiththefollowingcontrols:
(1) Overnightaccommodationshallbecontainedwhollywithintheprincipaldwelling
(2) AncillarydevelopmentprovidedaspartoftheBedandBreakfastfacility,suchasrecreationfacilities,gazebos,swimmingpool,shallbelocatedonthesamelotastheprincipaldwelling
(3) AncillarydevelopmentprovidedaspartoftheBedandBreakfastfacility,suchasrecreationfacilities,gazebos,swimmingpool,shallbeofascalethatensuresthattheprincipaldwellingremainstheprimarylanduseonthesiteandthatresidentialdevelopmentremainsthedominantlanduseinkeepingwiththesurroundings
C11.2 Operational Matters
(1) TheproprietorandoperatorofadwellingofferingBedandBreakfastAccommodationmustbeapermanentresidentoftheproperty
(2) TheBedandBreakfastAccommodationmustbeforshort‐termguestsoccupyingthepremisesforamaximumoftwocalendarweekatatime
(3) Amaximumof3bedroomsshallbeavailableforguests
(4) Guestbedroomsshallaccommodateamaximumoftwoadultsperroom
(5) AtradewasteagreementwillberequiredwhenthebedandbreakfastaccommodationistobeconnectedtoCouncilmanagedseweragesystem
C11.3 Access for people with a disability
(1) Areastobeusedbyguestsshouldbedirectlyaccessibleandwithoutunnecessarybarriers
(2) Stairsandrampsshouldhavelessergradientsandnon‐slip,evensurfacesinaccordancewithAustralianStandardsfortheDesignforAccessandMobility
(3) Theprincipalpointofentryandabathroomaccessibletoguestsshouldbedesignedfordisabledaccess,inaccordancewithcurrentAustralianStandardsfortheDesignforAccessandMobility
Note
ThisdevelopmentmaytriggertheDisabilityCode
C11.4 Car Parking
Safetyandconveniencearetheprincipalparkingandaccessissues.EnteringandleavingBedandBreakfastAccommodationshouldbesafeforvisitors,otherroadusersandpedestrianswhomaybe
PalerangDevelopmentControlPlan2015 150
unfamiliarwiththeestablishment.Parkingistobeconvenientforvisitorswithoutinconveniencingadjoiningneighboursorotherroadusers.
Tomeettheserequirements,thefollowingcontrolsapply:
(1) Inadditiontopermanentresidentparking,onsitecarparkingmustbeprovidedattherateof1spaceperguestbedroomplusone1spaceper2employeesinaccordancewithAustralianStandard2890
(2) Atleastone1carparkingspaceshouldbedesignedforpeoplewithadisability,inaccordancewiththerelevantAustralianStandardforParkingFacilities2890.6.
(3) On‐sitecarparkingshallbeconstructedandlocatedsoastominimisethenoise,lightanddustfromvehiclesenteringandleavingthesite
(4) Nomorethan50%ofthepropertylocatedbetweenthemainbuildingandthefrontpropertyboundaryshallbeoccupiedbyoff‐streetcarparkingspaces,includingaccessdriveways.Suchspaceshallbesuitablyscreenedwithappropriatelandscaping
(5) Vehiclesaretoenterandleavethepropertyinaforwarddirection
C12 Outdoor Dining Outdoordiningprovidestheopportunitytogenerateapleasantandrelaxedatmospherewithincommercialareas.However,tablesandchairsneedtobeplacedinalocationthatdoesnotimpedepedestrianmovementorplacedinersinanunsafearea.Approvalforoutdoordiningisrequired.OneormoreofthefollowingActsmayapply.
Beforeanapprovalcanbeissuedforoutdoordining,thebusinessmusthavedevelopmentconsent.Iftheoutdoordiningareaisassociatedwithabusinessthathasacurrentdevelopmentapprovalforexampleacaféorrestaurantforacertainnumberoftablesandchairsandtheplacementofsomeofthetablesandchairsonthefootpathwillnotinvolveanincreaseinthetotalnumberoftablesandchairs,therewillbenoneedforanewdevelopmentapplication.However,iftheoutdoordiningareawillincreasethenumberoftablesandchairspermittedbyacurrentdevelopmentapproval,thenanewormodificationofthedevelopmentapplicationwillberequired(dependingontheextentofchangetotheexistingdevelopmentapproval).Note.DevelopmentcontributionsunderSection94oftheNSWEnvironmentalPlanningandAssessmentAct1979mayapply.RefertosectionA13inthisDCP
NSW Local Government Act 1993
IftheoutdoordiningareawillbeonlandclassifiedascommunitylandundertheNSWLocalGovernmentAct1993orafootpath,thenapprovalwillberequiredundereither:
PartDCommunityland,1Engageinatradeorbusiness
PartEPublicroads,2Exposeorallowtobeexposed(whetherforsaleorotherwise)anyarticleinoronorsoastooverhanganypartoftheroadoroutsideashopwindowordoorwayabuttingtheroad,orhanganarticlebeneathanawningovertheroad
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UnderSection46oftheAct,Councilwillchargeoffeefortheuseofcommunityland.
NSW Roads Act 1993
UndertheNSWRoadsAct1993,Councilistheregulatoryauthorityforensuringpublicsafetyonroads(includingfootpaths).Wherethefootpathispartofaclassifiedroad,theNSWRoadsandMaritimeServiceshasaconcurrencerole.ApprovalfromtheroadauthoritytousethefootpathforrestaurantpurposesisrequiredunderSection125oftheActandifapermanentstructuresuchasseatingistobeerected,additionalapprovalwillberequiredundersection138oftheAct.
Note.MalbonStreet,BungendoreisaclassifiedroadasitispartoftheKingsHighway.
UnderSection125oftheAct,Councilwillchargeanannualfeefortheuseofthefootpath.
Exempt development
InsomeinstancesthediningareamaybeexemptdevelopmentundertheStateEnvironmentalPlanningPolicy(ExemptandComplyingDevelopmentCodes)2008.
NoteIftheproposeddiningareaisexemptdevelopment,consentisstillrequiredunderthe
NSWLocalGovernmentAct1993
NSWRoadsAct1993
Minimum information to accompany a development application Outdoordiningareasrequirethefollowinginformation:
adevelopmentapplication(ifthenumberoftablesandchairsistobeincreasedorthereisnodevelopmentapprovalforacaféorrestaurant)
ifthedevelopmentapplicationistoestablishafoodpremisesortoincreasethenumberoftablesandchairsonanapproveddevelopedapplicationforafoodpremises,thefollowinginformationwillalsoberequired:
‐ documentationshowingthatthefoodpreparationareameetstheapplicablestandards
‐ proposedwastemanagementstrategies
licenceapplicationforconsentunderSection125oftheNSWRoadsAct1993,Section138oftheNSWRoadsAct1993ifapermanentstructureistobeerectedonthefootpathandSection68oftheNSWLocalGovernmentAct1993
theaccompanyinginformationisrequired:
‐ aplandrawntoascaleof1:100showing:
theoutdoorareatobeused(includedimensionsandanyfeaturessuchastreesandposts)
thedistanceoftheoutdoorfurniture,barriersandanyotherassociatedequipmentfrompropertyboundaries
locationandnumberofchairs,couchesandtables(specifytypeandsize)
theareatobemaintainedforpublicaccess
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therelationshipoftheoutdoordiningareatotheexistingbusiness
thetypeoffurnituretobeused(design,materialsandcolours)
temporaryfeaturessuchasfencing,heatersandpotplants
detailsofadvertisingstructures
detailsofwhetheralcoholwillbeprovided.Ifalcoholistobeprovided,acopyoftheliquorlicenceistobeprovided
‐ detailsofanymenuboard(ifoneistobeused)
‐ detailsoftradinghours
‐ acopyofacertificateofcurrencyforpublicliabilityinsuranceforaminimumoftwentymilliondollars
‐ theconsentofthepropertyowner(inmostinstancesthiswillbeCouncilortheNSWRoadsandMaritimeService)
Objective
(a) Toensurethatthediningareacontributestoafriendlyatmosphereandapleasantstreetamenitywhichwillencouragepedestrianstousethearea
(b) Toensurethataclearpassagewayforpedestriansthatisfreeofinterferenceorintimidationisprovided
(c) Toensurethatthediningareaissafeandthatitcontributestothestreetscapeinapositivemanner
(d) Toensurethatthediningareadoesnotimpactnegativelyontheamenityofadjoiningproperties
Control
(1) Theoutdoordiningareamustoccupyanareaoffootpathadjacenttoanapprovedrestaurantorotherapprovedpremises,wheretheuseofsuchfootpathisdirectlyrelatedtotheoperationofthebusiness.1800mmonthefootpathistobemaintainedasapedestrianthoroughfare
(2) Allfurnitureandequipmentistobeplacedinthearrangementshownbelow.Thearrangementwilldependontheabilitytocomplywiththefollowing:
aminimumtotalfootpathwidthof3metres
thediningareaisoutsidethepremisestowhichitrelates
Figure 14 Preferred location for outdoor dining
PalerangDevelopmentControlPlan2015 153
(3) Thegroundsurfaceistobesuitablyconstructedandsufficientlyleveltoaccommodate
outdoorfurnitureandenabletheareatobeusedsafelyandwithoutinconveniencetopedestriansorvehicles
(4) Theboundariesoftheoutdoordiningareaaretobemarkedeitherbyremovablebollards,pavementmarkers,fencingorplanterboxes
(5) Streetbarriersusedtodefineseatingareasaretobestableandshouldnotcontainanyfixturesthatwillcauseanytriphazards
(6) Permanentbarriersmayberequiredtoprotectpatronsfromvehiculartraffic
(7) Furnitureistoberemovedatthecloseofbusinesseverydayandmustbeofasturdyandattractivenature
(8) OutdooraretobeusedinaccordancewithSmokeFreeEnvironmentAct2000
(9) Therearetobenohazardsacrossthefootpath,forexamplepowercordsandstreetfurniturebarriers
C13 Roadside Stalls Roadsidestallsarepermissiblewithconsentinsomelandusezones.RefertothePLEP2014Dictionaryforthedefinitionofroadsidestalls.AdevelopmentapplicationwillberequiredtobesubmittedtoCouncil.Iftheroadsidestallistobelocatedonapropertywhichfrontsaclassifiedroad,thedevelopmentapplicationwillbereferredtoNSWRoadsandMaritimeServices.
Clause5.4ofthePLEP2014setsthemaximumgrossfloorareaofroadsidestalls.
Objective(a) Toensurethatroadsidestallsareappropriatelylocatedsuchthatpatrons’parkingand
movementaroundthestalldoesnotpresentadangertothemselvesorpassingtraffic
(b) Toensurethatroadsidestallsaredesignedtobeeasilycleanedandmaintainedandremainanattractivefeatureoftherurallandscape.
Minimum information to accompany the development application asiteplanillustratingtheproposedlocation(includingLotandDepositedPlannumberand
roadname)oftheroadsidestallandparkingarea
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thedatesandhoursofoperation
thegoodstobesold
Control (1) Thestallistobelocatedwithinthepropertyboundary
(2) Thestallistobelocatedatapointwhichdoesnotimpedethelineofsightofpassingtraffic
(3) Thestallistobelocatedwhereassociatedroadsideparkingposesnopotentialdangertopassingtraffic,parkedcarsorstallpatrons.Busbaysarenottobeused
(4) Thestallistobeconstructedofnon‐reflectivematerialswhichcomplementsthesurroundingenvironment
(5) Thestallistobeconstructedsothatfoodproduceisprotectedfromweatherextremessothatitremainssafeforconsumption
(6) Thestallistobeproperlymaintainedtoensurethatitremainscleanandattractive
(7) Iffoodproduceisbeingsold,thepreparationandstorageofitmustcomplywiththeNSWFoodAct2003
C14 Use of the footpath Inadditiontooutdoordining,footpathscanbeusedforthedisplayofmerchandise,buskingandtemporaryusesofpublicspacessuchasthesellingofraffletickets.
Councilisresponsiblefortheeffectivemanagementoffootpathareasandrequiresthatactivitiesusingthefootpathobtainconsent.
Consentforthedisplayofmerchandise,buskingandtemporaryusesofpublicspacesisrequiredundereachofthefollowingActs:
Section68NSWLocalGovernmentAct1993
NSWEnvironmentalPlanningandAssessmentAct1979(insomeinstances)
Section125NSWRoadsAct1993
UndertheNSWRoadsAct1993,Councilistheregulatoryauthorityforensuringpublicsafetyonroads(includingfootpaths).Wherethefootpathispartofaclassifiedroad,theNSWRoadsandMaritimeAuthorityhasaconcurrencerole.
Note:MalbonandMolongloStreetsBungendoreareaclassifiedroadasitispartoftheKingsHighway
Objective
(a) Toensurethatthefootpathareabeingusedcontributestoafriendlyatmosphereandapleasantstreetamenitywhichwillencouragepedestrianstousethearea
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(b) Toensurethataclearpassagewayforpedestriansisfreeofinterferenceorintimidationisprovided
(c) Toensurethatthefootpathareabeingusedissafeandcontributestothestreetscapeinapositivemanner
(d) Toensurethattheactivitydoesnotimpactnegativelyontheamenityofadjoiningproperties
C14.1 Footpath merchandise displays
Minimum information to accompany an application Thefollowinginformationwillberequiredforanapplicationforfootpathmerchandisedisplays
adevelopmentapplication(ifthedisplaywillhaveasignificantimpactonthefootpatharea)
licenceapplicationforconsentunderSection125oftheNSWRoadsAct1993,Section138oftheNSWRoadsAct1993ifapermanentstructureistobeerectedonthefootpathandSection68oftheNSWLocalGovernmentAct1993
adescriptionofthemerchandisedisplaystructure(includingheight,widthandmaterials)
detailsofthedaysandhoursthedisplaystructureistobeused
acopyofacertificateofcurrencyforpublicliabilityinsuranceforaminimumof20milliondollars
theconsentofthepropertyowner(inmostinstancesthiswillbeCouncilortheNSWRoadsandMaritimeServices)
Control (1) A1.8mwideclearpassageoftravelforpedestrians
(2) Displaysaretobestoredwithinthebusinesspremiseswhenthebusinessisclosed
(3) Displaysaretoberemovedfromthefootpathwithin30minutesofthecloseofbusiness
C14.1.2 Displays (1) Thestandordisplayisnottooccupymorethan1.5m2foreach6metresofshopfrontand
isnottoexceedamaximumwidthof600mm
(2) Displaysmustbeaminimumof750mminheightabovethefootpathwithsolidfrontsandsides
(3) Displayboxesorplinthsmustbeaminimum300mminheightabovethefootpath.
(4) Noplantorproductmaybeplaceddirectlyonthefootpath
(5) Displaysarenottooccupymorethan50%oftheshopfront
(6) Headlinewireframedisplaysmustbefixedtothewall,offtheground,notfreestanding
C14.1.4 Hanging articles or baskets
(1) Aminimumclearanceof2.1mabovethefootpathisrequired
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(2) Articlesarenottounreasonablyobscurepedestrianviewingofsignsofadjacentshops
C14.2 Busking
Minimum information to accompany an application
adescriptionofthebuskingact
thedayandtimetheactistotakeplace
acopyofacertificateofcurrencyforpublicliabilityinsuranceforaminimumof20milliondollars
theconsentofthepropertyowner(inmostinstancesthiswillbeCouncilortheNSWRoadsandServicesAuthority)
Parentalconsentiftheperformerisunder18yearsofage
adevelopmentapplication(ifthedisplaywillhaveasignificantimpactonthefootpatharea)
licenceapplicationforconsentunderSection138oftheNSWRoadsAct1993andSection68oftheNSWLocalGovernmentAct1993
Control
(1) Performancesmustatalltimescontainmaterialsuitableforafamilyaudience.Theuseofoffensive,threatening,abusive,racistordiscriminatorylanguageorgestureswillnotbetolerated
(2) ABuskershallnotperformbymeansofaloudspeakeroranyformofsoundamplificationorbymeansofelectricityamplifiedinstruments.
(3) Displaystructuresmustnotbeused.i.e.Aframes
(4) Collectionofmoneymustbedoneinanacceptablemanner.Membersofthepublicmustnotbeharassed.Nosolicitingoffunds.
(5) Theuseofdangerousimplementsormaterialsisnotpermittedunlessanassessmentoftheact,dangerousmaterialsandcompetencyoftheperformerhasbeenundertaken
C14.3 Other temporary uses of public spaces
Festivals,streetparades,marketsandconcertswillpossiblyrequiredevelopmentconsentundertheNSWEnvironmentalPlanningandAssessmentAct1979.RefertosectionC20EventsinthisDCP.ActivitiessuchassellingraffleticketsrequiretheconsentofCouncil.
Minimum information to accompany an application
adescriptionofthetemporaryuse
thedayandtimethetemporaryuseistotakeplace
acopyofacertificateofcurrencyforpublicliabilityinsuranceforaminimumof20milliondollars
theconsentofthepropertyowner(inmostinstancesthiswillbeCouncilortheNSWRoadsandServicesAuthority)
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adevelopmentapplication(iftheuseofthefootpathwillhaveasignificantimpactonthearea)
licenceapplicationforconsentunderSection138oftheNSWRoadsAct1993andSection68oftheNSWLocalGovernmentAct1993
Control (1) Theactivityisnottobeofanoisy,dangerousoroffensivenature
C14.4 Food Vans
Insomeinstances,MobileFoodVansmaybeexemptdevelopment.RefertoStateEnvironmentalPlanningPolicy(ExemptandComplyingDevelopmentCodes)2008.
Objective (a) Tomitigatetheimpactonexistingbusinesses.
(b) Toallowmobilefoodvanstooperateinsuitablelocations
Minimum information to accompany an application
adescriptionoftheuse
thedayandtimethemobilefoodvanistooperate
acopyofacertificateofcurrencyforpublicliabilityinsuranceforaminimumof20milliondollars
theconsentofthepropertyowner(inmostinstancesthiswillbeCouncilortheNSWRoadsandServicesAuthority)
adevelopmentapplication(outsideoftheStateEnvironmentalPlanningPolicy(ExemptandComplyingDevelopmentCodes)2008
licenceapplicationforconsentunderSection138oftheNSWRoadsAct1993andSection68oftheNSWLocalGovernmentAct1993
Control (1) Theactivityisnottobeofanoisy,dangerousoroffensivenature
(2) AllMobileFoodvansaretocomplywithallapplicableregulationsthat‘regular’foodbusinessesarerequiredtocomplywith
C15 Swimming pools Privateor‘backyard’swimmingpoolsafetyislegislatedbytheSwimmingPoolsAct1992.Thelegislationalsoappliestomoveabledwellings,hotelsandmotels.
TheSwimmingPoolsAct1992definesaswimmingpoolasbeing
anexcavation,structureorvessel:
(a)thatiscapableofbeingfilledwithwatertoadepthof300millimetresormore,and
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(b)thatissolelyorprincipallyused,orthatisdesigned,manufacturedoradaptedtobesolelyorprincipallyused,forthepurposeofswimming,wading,paddlingoranyotherhumanaquaticactivity,
andincludesaspapool,butdoesnotincludeaspabath,anythingthatissituatedwithinabathroomoranythingdeclaredbytheregulationsnottobeaswimmingpoolforthepurposesofthisAct.
NoteThisdefinitionincludesportablepools
Thedevelopmentofaswimmingpoolrequiresdevelopmentconsent.InsomeinstancesthedevelopmentmaybecomplyingorexemptdevelopmentundertheStateEnvironmentalPlanningPolicy(ExemptandComplyingDevelopmentCodes)2008.
Objective (a) Toensurethatswimmingpoolsaresafeanddonotnegativelyimpacttheamenityofanarea
Control (1) TheSwimmingPoolsAct1992,requiresallpoolstobeprovidedwithapprovedfencingand
otherapproved'child‐resistant'barriers.Thefencing,signsandbarriersmustcomplywiththecurrentversionofAS1926,Swimmingpoolsafety‐Safetybarriersforswimmingpools
(2) Allswimmingpoolsshouldbefittedwithacovertominimisewaterlossthroughevaporation
(3) PoolpumpsshouldbelocatedawayfromadjoiningpropertiessothattherequirementsoftheProtectionoftheEnvironmentAdministrationAct1991aremet
(4) ThepoolistoberegisteredinaccordancewithCouncil’sswimmingpoolpolicy
Further information
NSWDivisionofLocalGovernment–Backyardswimmingpoolsatwww.dlg.nsw.gov.au
C16 Shipping Containers ShippingContainersareconsidereda‘building’undertheNSWEnvironmentalPlanningandAssessmentAct1979andtheywillrequiredevelopmentconsent.However,insomeinstancestheymaybeexemptdevelopmentundertheStateEnvironmentalPlanningPolicy(ExemptandComplyingDevelopmentCodes)2008.ThepurposeforwhichtheshippingcontaineristobeusedisrequiredtobepermissibleunderthePLEP2014.
Asshippingcontainersareconsideredabuildingandtheyaconstructioncertificate.ShippingcontainersaretobeincludedinthefloorspaceratiocalculationofadevelopmentinResidentialandBusinesszones.
Minimum information to accompany the development application Whenlodgingadevelopmentapplication,thefollowinginformationistobeprovided:
siteanalysisasdescribedinPartB1
theproposeduseofthecontainer
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theproposedcolour(s)
detailsofhowtheycontainerwillbetieddown
Objective
(a) Tomaintaintheamenityofanarea
(b) Toensurethattheuseofthecontainersisappropriateforthelocation
Control
(1) TheGeneralProvisionsofthethisDCPmustbecompliedwith
(2) Wherethecontaineristobeusedforresidentialaccommodationconsentistobeobtainedforthispurpose
(3) Containersmustnotbelocatedoverutilityareasorovereffluenttreatmentdisposalareasorsystems
(4) ContainersinzonesR1GeneralResidential,R2LowDensityResidential,R5LargeLotResidentialandRU5Villagemustbebehindthebuildinglineandmustnotbevisiblefromthestreet.Avegetationscreenmaybeused.Detailsoftheproposedlocationandanyscreeningaretobesubmittedwiththedevelopmentapplication.Containersmustnotbelocatedanycloserthanonemetrefromsideorrearboundaries.Wherethelothasabuildingenvelope,theentireshippingcontainermustbelocatedwithinthebuildingenvelope
(5) ContainersinzoneRU1PrimaryProduction,E2EnvironmentalConservation,E3EnvironmentalManagement,E4EnvironmentalLivingmustnotbelocatedwithin50metresofthefront,sideorrearboundaries
(6) ContainersinzonesB2LocalCentreandB4MixedUsearetobescreened
(7) Containersmustbepaintedaneutralcolourtoblendwiththesurroundingnaturalenvironmentandbuiltstructures.Theproposedcolouristobeincludedwiththedevelopmentapplication
(8) Containersarenottobeplacedinfloodplanningareas
(9) Containersthatwillbeusedforstoragepurposesarenottobestacked
(10) ContainerswillnotbepermittedinaHeritageConservationAreaoronlotscontainingaheritageitemunlesstheyareapprovedonashort‐termbasis(lessthan2years)inconjunctionwithanapproveddevelopmentapplicationandconstructioncertificateforspecificworks
C17 Lighting Lightingusedinassociationwithfacilitiessuchashorsearenas,tenniscourtsandswimmingpoolsmayresultinalossofamenityforadjoiningproperties.
Objective
(a) Toensurethatlightingdoesnotadverselyimpactonsurroundingdevelopment
(b) Toensurethatlightingdoesnotcreate‘twilight’impactsonthesurroundingenvironment
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(c) Toensurethatlightingdoesnotsignificantlydiminishthequalityofthenightsky
Control
(1) Outdoorlightingmustbea“fullcutofflightfixture”,i.e.atypeoffixturewithnolightemittedabovethehorizontalandnolightdispersionordirectglaretoshineabovea90‐degree,horizontalplanefromthebaseofthefixture
(2) Alloutdoorlightingfixturesshallbedesigned,installed,locatedandmaintainedtoavoidglareontoadjacentpropertiesorstreets
(3) Alldirectilluminationshallbekeptwithintheboundariesofthesubjectproperty
C18 Advertising signage Adevelopmentapplicationisrequiredforalltypesofadvertisingsign(includingtemporarysigns)however,somesignagemaybeexemptdevelopment.RefertoStateEnvironmentalPlanningPolicy(ExemptandComplyingDevelopmentCodes)2008andthePLEP2014.
NoteStateEnvironmentalPlanningPolicyNo64—AdvertisingandSignageprohibitsthedisplayofanadvertisement(thisdoesnotincludebusinessorbuildingidentificationsigns)incertainareasincludingresidentialareas.
Signage definitions and locations Thediagrambelowshowsthelocationofsignsandthetableprovidesdefinitionsofsignagetypes.
PalerangDevelopmentControlPlan2015 161
Figure 15 Location and type of signs
PalerangDevelopmentControlPlan2015 162
Table 21 Types of signs
Type of sign Description
above awning sign
Attached to the top side of an awning (other than the fascia or return end of an awning)
advertisement Has the same meaning as in the NSW Environmental Planning and Assessment Act 1979
Advertising structure
Has the same meaning as in the NSW Environmental Planning and Assessment Act 1979
bracket style flag sign
Sign or flag suspended from a wall mounted bracket, pole or under awning level
Building identification sign
Has the same meaning as in the Palarang Local Environmental Plan 2014
bunting Continuous string of lightweight coloured material and can include a string of flags, decorations etc
business identification sign
Has the same meaning as in the Palarang Local Environmental Plan 2014
cold air balloons and images
Made of materials which permit the sign to be inflated by means of cold air
directional sign Directing vehicular or pedestrian traffic to a tourist facility or activities or places of historic or scientific interest. This type of sign does not include commercial information
drop awning sign
(Or weather protection blind sign) means a sign displayed on a roll down blind or the like secured to the awning of a building
fascia sign Means a sign that is either attached to or painted on the fascia or return of an awning
flush wall sign (Or painted wall sign) means a sign attached to or painted on a wall of a building other than a doorway or display window
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pole or pylon sign
Means a sign erected on a single pole or on a pylon which may be free standing or abutting a veranda awning
portable footpath sign
Small free-standing portable advertising structure located on a footpath
projecting wall sign
Attached to the wall of a building or the upper portion of a two storey veranda
real estate sign Erected on a property indicating that the property is for sale or lease
roadside business sign
Erected in a set designated location for the purpose of directing the travelling public to local business and tourist facilities (may include multiple businesses) where the sign does not relate to activities carried out on the land on which it is erected
roof sign Advertising panel or structure erected on the roof of a building, or painted thereon
temporary sign Erected for a limited time period
top hamper sign Attached to the transom of a doorway or display window of a building
under awning sign
Attached to the underside of an awning (other than fascia or return end)
window sign Attached to or painted on either side of a shop window
village tourism board
Structure to which multiple directional signs can be attached
Objective
(a) Toensurethatoutdoorsignagecomplimentsthedevelopmentonwhichitisdisplayedandthecharacterofthesurroundinglocality
(b) Toensurethatoutdoorsignagedoesnotadverselyaffecttheareainwhichitislocatedintermsofappearance,size,illumination,overshadowingorinanyotherway
(c) Toensurethatoutdoorsignagedoesnotleadtovisualclutterthroughtheproliferationofsigns
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(d) Toensurethatthecontentofsignagedoesnotinterferewiththeamenityofthelocalityorcauseoffencetothegeneralpublic
Minimum Information requirements for a development application
Adescriptionofthesignintheproposedlocationincludingdimensions,colours(includingwhetheritistobeilluminated)andcontent
Planswhichshowtheproposedsign(s).Photographsorsketchestoillustratethelocationofthesign(s)onthebuildingorlandshouldalsobeincluded
Control
C18.1 All land use zones
(1) Signageshouldbedesignedinsympathywiththeneedsandcharacterofthebuildingtowhichitistobeaffixed
(2) Signageshouldnotbecomethedominantvisualelementonabuilding,agroupofbuildingsorastreetscape
(3) Signsonbuildingsthatarelistedasheritageitemsaretocomplimentthevisualqualityofthebuildingandstreetscape.Thesignisnottoadverselyimpactontheculturalsignificanceofheritageitems
(4) Thesignisnottodamageordegradeaheritageitem
(5) Thecontentofthesignshouldbesuitableforviewingbypeopleofallagesandbackgrounds
(6) Signsaretorelatetolandusesintheareainwhichtheyareerected
(7) Exceptforvillagetourism/roadsidebusinessboards,signsaretobelocatedonthepropertytowhichtheadvertisementrelates
(8) Signsaretobetwodimensionalandnottoincludeobjects
(9) Signsthatrelatetomultiplebusinessesshouldhaveaco‐ordinatedapproachtocolour,fontandsize
(10) Thefontandcolourshouldbedistinctfromtouristandtrafficsigns
(11) Thesignisnottoover‐paintanunpaintedheritageitemorfeaturesuchastilesorglass
(12) Thesignistobelocatedsothatitdoesnotcreateatraffichazard
C18.2 Business land use zones
(1) Thereistobeonlyoneunderawingsignperpremisesperstreetfrontage
(2) Noadvertisingstructureistoextendbeyondtheverticalprojectionoftheawning
(3) Signagewillbepermittedabove3.5metresinheightabovenaturalgroundlevelonlywhereitisdesignedaspartofthebuildingorotherwisesympathetictothegeneralformandcharacterofthebuildingandthesurroundingstreetscape
(4) Advertisingstructureserectedontopofawningsandonrooftopswillonlybepermittedwherealternativeformsofaboveawningadvertisingarenotcapableofbeingprovidedon
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thebuildingfaçadeandwherethesize,shapeandscaleoftheadvertisingissympathetictothegeneralformandcharacterofthebuildingandthesurroundingstreetscapeandskyline
(5) Windowsabovetheawningsofapremisearenottobecoveredbyawallsignorpaintedforthepurposeofadvertising
C18.3 Specific sign types
C18.3.1 Business Identification Sign
(1) Thesignisnottoexceed2.5m2inarea
(2) Thesignshouldnotbeinternallyilluminatedunlessnighttimeoremergencyservicesareprovided
C18.3.2 Above Awning Sign
Aboveawningsignsandstructurescandetractfromhistoricstreetscapesandaregenerallyconsiderednottobeappropriateforheritageitems.
(1) Thesignistobeparalleltothefaciaorreturnendoftheawning
(2) Thesignshouldnotprojectbeyondtheedgeoftheawning
(3) Thesignshouldhaveamaximumheightabovetheawningof0.9mtothetopofthesign
(4) Thesignistobeamaximumareaof2m2
C18.3.3 Under Awning Sign
(1) Thesignisnottoexceed2.4minlengthand0.4minheight
(2) Thesignistobeerectedhorizontallytotheground
(3) Thesignisnottobelessthan2.6mfromtheground
(4) Thesignisnottoprojectbeyondtheawning
(5) Thesignistobeerectedsothattheoutsideedgeofthesignisaminimumof600mminsidetheverticallineofthekerb
(6) Thesignistobesecurelyfixedbymetalsupports
(7) Ifilluminated,theintensityoftheilluminationandcolourofthesignshallremainunchangedwhileilluminatedandthereshallbenoadverseeffectontheamenityofsurroundingproperties
C18.3.4 Cold air balloons and images other than toy balloons
(1) Thisformofadvertisingwillnotbepermittedasapermanentformofadvertisement
(2) Thedeviceisnottobeattachedtoaheritageitem
(3) Thedeviceisnottoextendbeyondtheboundariesofthesite
(4) Thedeviceistobesecurelyattachedwhichisfixedtotheground.Detailsofthesecuringaretobesubmittedwiththedevelopmentapplication
(5) Themaximumheightofthedeviceistobe6metres
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C18.3.5 Directional sign
(1) Thesignisnottoincludecommercialinformationotherthanthenameanddistanceofthefacility
(2) Thesignistobenomorethan0.4wide(high)and1metreinlength,oramaximumof0.4squaremetresinarea
C18.3.6 Fascia Sign
(1) Thesignisnottoprojectaboveorbelowthefasciaorreturnendoftheawningtowhichitisattached
(2) Thesignistobewhollycontainedwithinthefasciaorreturnendoftheawning
(3) Thesignisnottobeinternallyilluminated
(4) Ifthesignistobeexternallyilluminatedthereistobenoadverseeffectontheamenityofsurroundingproperties
C18.3.7 Flush Wall Sign (or painted wall sign)
(1) Thesignisnottoprojectabovetheheightofthewalltowhichitisaffixed
(2) Thesignisnottoobscureordetractfromanyarchitecturalfeatureofabuilding
(3) Thesignistobenolargerthan3m2
(4) Thesignisnottobeinternallyilluminated,
(5) Ifexternallyilluminated,theintensityoftheilluminationandcolourofthesignshallremainunchangedwhileilluminatedandthereistobenoadverseeffectontheamenityofsurroundingproperties
C18.3.8 Pole or Pylon Sign
Polesigns,becauseoftheirvisibility,candetractfromhistoricstreetscapesandarethereforenotconsideredappropriateinthevicinityofheritageitems.
(1) Thedesign,colourandappearance,includingcontent,istobeinharmonywiththestreetscape
(2) Themaximumnumberofpoleorpylonsignsshallbeoneper50metresorpartthereofstreetfrontage
(3) Allpoleorpylonsignsaretohaveaverticalconfigurationwithamaximumareaof1.5squaremetres,amaximumoverallheightof3.5metres;andaminimumclearanceof2metresbetweentheundersideofthesignandthefinishedgroundsurface
C18.3.9 Portable footpath sign
(1) Portablefootpathsignsarenottoexceed1metreinheightand0.75metresinwidth
(2) Onlyonesignwillbepermittedperbusinesspremises
(3) Thelocationofportablefootpathsignsisnottointerferewithpedestrianmovement
(4) Aclearareaof1.8metresistobemaintainedatalltimes
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C18.3.10 Projecting Wall Sign
(1) Thesignistobeaminimumof2.6mabovetheground
(2) Thesignistobeatrightanglestothewalltowhichitisattached
(3) Thesignistohaveamaximumareaof0.5squaremetres
(4) Thesignistoprojectnomorethan0.8mbeyondtheprimarywallfacetowhichitisattached
(5) Thesignnotbeinternallyilluminatedunlessnighttimeoremergencyservicesareprovided
(6) Ifexternallyilluminatedorfloodlittheintensityoftheilluminationandcolourofthesignshallremainunchangedwhileilluminatedandthereistobenoadverseeffectontheamenityofsurroundingproperties
C18.3.11 Advertising Panel
(1) Thepanelisnottobeerectedinfrontof,orblockfrontorsideviewsofaheritageitem
(2) Thepanelisnottoexceed1.2metresinlengthand1.8metresinheight
(3) Thepanelisnottoinvolvemorethan1advertisingpanelperpremise
(4) Thepanelisnottobeinternallyilluminated,ifexternallyilluminatedtheintensityoftheilluminationandcolourofthesignshallremainunchangedwhileilluminatedandthereshallbenoadverseeffectontheamenityofsurroundingproperties
(5) Whereanadvertisingpaneliserectedonthewallofabuildingit:
i. shallnotextendlaterallybeyondthewall
ii. shallnotprojectabovethetopofthewall
iii. shallsitflushtothewallface
iv. shallnotcoveranywindoworarchitecturalprojectionorfeature
C18.3.11 Roof signs
(1) Roofsignsarenotpermittedonorwithinthevicinityofheritageitems
C18.3.12 Top Hamper Sign
(1) Thesignistobenowiderthanthewindowanddoorabovewhichitisattached
(2) Thesignisnottoextendbelowtheheadofthedoorwayorwindowtowhichitisattached
C18.3.13 Under fascia sign
(1) Thesignistoonlybeinstalledwhereverandaawningsaresuspendedonposts
(2) Thesignistohaveaclearseparationofatleast100mmfromthefasciaoreithersidepost
(3) Thesignistohaveamaximumdepthof400mm
(4) Thesignistohaveamaximumareaof1.5squaremeters
(5) Thesignistohaveaminimumclearanceabovegroundof2.6metres
(6) Thesignistobecentrallylocatedbetweenposts
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C18.3.14 Window Sign
(1) Thesignisnottocovermorethan50%ofthetotalareaofallshopwindowsonapremise
(2) Signsarepermittedonstreetlevelwindowsonly
(3) Thesignisnottobeilluminated
(4) Thesignisnottohaveanadverseeffectontheamenityofsurroundingproperties
C18.3.15 Village tourism/roadside business boards
(1) Thesignisnottonothaveanadversevisualimpactonastreetscapeortheimmediatelandscape
(2) Thesignisnottoblockorobscureviewsofheritageitems
(3) Thesignisnottoimpedepedestrianaccess
C19 Directional signage Directional signage advises road users of the direction to facilities which are located on sidestreets. Thefunctionofsuchsignageisdirectionalandinformativeonlyandisnotforpromotionorgeneraladvertising.
Thenumberoffacilitieswhichcanbeeffectivelysignpostedatanyonepointmustbelimited;aproliferationofsignage,togetherwithastreetnamesign,canrenderallofthesignsineffectiveasmotoristswillhavedifficultyscanningalltheinformationandmakingdecisionswithinthetimeavailable.
UnderCouncil’splanningcontrolsdirectionalsignmeansanysigndirectingvehicularorpedestriantraffictoatouristfacilityoractivitiesorplacesofhistoricorscientificinterest.Thistypeofsigndoesnotincludecommercialinformation.
Directional signs erected byCouncil oranother public authority donotrequire developmentconsent.
ConsentisrequiredfromCouncilwhenerectingdirectionalsignagethatrelatestoacommercialfacility.
DirectionalsignagefortouristfacilitiesmustcomplywiththeTouristSignpostingManualpreparedbyTourismNewSouthWalesand theNSWRoads&TrafficAuthority,andbeapprovedby theTouristAttractionSignpostingAssessmentCommittee(TASAC).ThisManualisavailableatwww.corporate.tourism.nsw.gov.au.TASACmaybecontactedthrough TourismNewSouthWales.
C19.1 Acceptable Directional Signage
ThefollowingcriteriawillbeusedbyCounciltodeterminewhetherornottoerectadirectionalsign:
C19.1.1 The facility subject of the proposed signage
Facilitiesforwhichdirectionalsignagemaybeapprovedinclude:
• CivicfacilitiessuchasPostOffices,otherGovernmentoffices,Counciladministrationandservicessuchaslibraries,wastemanagement,swimmingpools,sportsgrounds;
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• Hospitals
• Publictransportfacilitiessuchasairport,bus/coachinterchanges,railwaystation
• Tertiaryeducationinstitutions
• Shoppingcentres
• Churchesandreligiousinstitutions.
Councilwillconsidertheerectionofservicesignsforcommercialfacilitiesonlyinruralareas.Aservicesignisabasicdescriptionoftheservice.Forexample‘Accommodation’not‘AbcAccommodation’.Nomorethanthreesignsatanyintersectionwillbepermitted.
CouncilmayalsoagreetodirectionalsignageforregisteredcharitiesprovidedtheymeettherequirementsofthisPolicy.Requestsmustbeinwriting,givingreasonsfortherequest,preferredlocationandtheproposedwordingofthesign.RequestsshouldbedirectedtotheGeneralManager.
Asthenumberoffacilitieswhichcanbeeffectivelysignpostedatanyonepointislimited,theuseof community facilityname signs shouldbe restricted to facilitieswhich are likely to bethosesoughtbyasignificantnumberofvisitorstothePalerangarea.
PrimaryandsecondaryschoolswillonlybeincludediftheyhavesomespecialfacilitiessoughtbylargenumbersofvisitorstothePalerangarea.
Asspecificfacilitiesarelikelytobesoughtbyname,theshortestnamebywhichthefacilityiscommonlyknownshallbeshownonthesigns.Adenominationalnamemaybe includedonsignstochurches.
Directionalsignagewillonlybeerectedinrelationtoanactivitylawfullycarriedout. Council willnoterectsignagetofacilitieswhichareprohibitedoroperatingwithoutdevelopmentconsent,ifsuchisrequired.
C19.1.2 Shape, size and location
(1) AllproposedsignagewillbeconstructedandmaintainedinaccordancewithAS1742Series–ManualofUniformTrafficControlDevices(relevantversionatthetimeofapplyingthestandards).
C19.1.3 Visual Amenity
Councilwishestomaintainsafeandattractivestreetscapeswhicharenotdominatedbyexcessivesignagethatcanconstitutevisual‘clutter’.Such‘clutter’canbedistractingtomotoristsandbecomeasafetyhazard. Councilmaythereforelimitthenumberofdirectionalsignsinanyonelocation,mayrequiretheamalgamationofindividualsignage,orrequireittoberelocatedorremoved.
Factorstobeconsideredinclude:
• Thesizeandnumberofothersignageinthevicinity
• Thecolour,graphicsandpresentationofthesign.Signspermittedinaccordancewiththispolicywillbe‘WhiteonBlue’.
• Theimpactofthesignonthestreetscapeandheritagevalue(ifany)ofthearea
PalerangDevelopmentControlPlan2015 170
• Anypotentialimpactonresidentialamenity,whererelevant
• Potentialtocauseconfusionwithtrafficsignsorcontrols,orotherdirectionalsigns
• Patronageofthefacility.
Oftenitisnotappreciatedbyproponentsofthesesignsthattherearemoreeffectivewaysofassistingpeopletoreachtheirdestination,suchasprovidingaclearaddress,astreetdirectoryreferenceoramapontheirstationeryorpublicitymaterial.Tomaintaintheeffectivenessofcommunityfacilitysignage,thefollowingguidelinesshallbeused:
(a) Whereacommunityfacilityabutsamajorroad,signageotherthanonthepropertyshallnotbeprovided
(b) Whereacommunityfacilityabutsastreetwhichrunsdirectlyoffamajorroad,nosignageshouldbeprovidedtoitunlesstheremaybeuncertaintyaboutthedirectiontotake,asmaybethecasewherethestreetnameisthesameonbothsidesofthemajorroad.
C19.1.4 Costs of signage
Costsassociatedwitherecting,affixing,placingordisplayingsigns,andremovalofredundantsigns,aretobetheresponsibilityoftheorganisationorindividualrequestingthesign.
C19.1.5 Removal of directional signage
InaccordancewithCouncil’sdelegationpolicy,CouncilOfficersshallremoveprivatelyerecteddirectional signagewhichdoesnothaveCouncil’sagreement.
Councilshallalsoremoveapproveddirectionalsignagewhichhasbecomeredundantduetotheclosureorrelocationofthefacilityorwhichexhibitsunsightlyorunsafecharacteristics.Costsforthisworkshallbechargedtothefacility.
C20 Events CouncilencouragestheholdingofpubliceventsastheseenhancecommunitywellbeingandcontributetothePaleranglocalgovernmentarea’seconomy.However,someeventsparticularlythosewheretherearelargenumbersofpeopleorchangestotrafficarrangementswillrequireconsentfromCouncilandpossiblystategovernment.
AdevelopmentapplicationundertheNSWEnvironmentalPlanningandAssessmentAct1979willberequiredforthemajorityofevents.Eventsthatwillrequiredevelopmentapprovalarethosethatinvolve;fireworks,animals,acircus,retailandcommercialactivities,markets,roadclosuresorastreetparade,loudnoisesuchasconcertsandhelicoptersortheerectionoflargestructures.
Inadditiontodevelopmentapproval,consentmayberequiredunderSection68oftheNSWLocalGovernmentAct1993formattersrelatingtowaste,camping,toilets,amusementdevicesandtheuseofcommunityland(landclassifiedcommunityundertheLocalGovernmentAct1993).
EventsinvolvingtheuseofroadsorfootpathswillneedtoseekapprovalundertheNSWRoadsAct1993.Wherefoodoralcoholistobeservedtherewillalsoberequirementsthatneedtobeaddressed.
PalerangDevelopmentControlPlan2015 171
Note. EventorganisersshoulddiscusstheeventandrequirementswithCouncilatleastsixmonthspriortotheeventasoftenmattersneedapprovalfromothergovernmentorganisations,acommitteeofCouncilandtheNSWPolice
Minimum information requirements for a development application: Thefollowinginformationistobeprovidedwiththedevelopmentapplicationoranyotherapprovalssought:
adetaileddescriptionoftheeventincludingallactivitiesorformsofentertainment
asiteplandetailingnaturalfeaturesandthelayoutofeventstructuresandactivities
eventlocation,date(s)andtime
thenameoftheeventorganisers
thenumberofpeopleandvehiclesexpectedtoattend
thenumberandtypeofanimalsinvolved(ifapplicable)
trafficmanagementandparking
whetherfoodoralcoholwillbeallowedorprovided
themanagementofwasteincludinghumanwaste
waterandpowersources(ifrequired)
securitymanagement
acousticreport(wheretheretheeventwillgeneratenoise)
emergencyproceduresincludingtheevacuationofparticipantsifthereisanaturaldisaster
publicliabilityinsurancedetails.IftheeventistobeheldonlandownedormanagedbyCouncilthenaminimumof$20millionwillberequired
Objective
(a) Tohaveeventswhicharesafeandminimiseharmtothenaturalenvironmentandhaveaminimalimpactontheamenityofanarea
C21 Caravan Parks and camping grounds (including primitive camping grounds)
ThePLEP2014definescaravanparksandcampinggrounds.TheLocalGovernment(ManufacturedHomeEstates,CaravanParks,CampingGroundsandMoveableDwellings)Regulation2005setsouttherequirementsforarangeofsituationsrelatingtocaravanparksandcampinggroundsincludingprimitivecampinggrounds.
Objective
(a) Toensurethatcaravanparksandcampinggroundstobeusedbytouristsareinalocation
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thatwillfacilitatethetouristexperience
(b) Toensurethattheamenityofthesurroundingareaisnotimpactedbythecaravanparkorcampingground
(c) Toensurethatprimitivecampinggroundsdonotimpactonthenaturalenvironmentandarenotahazardtohumanhealth
Control
(1) ApprovalmustbeobtainedunderSection68oftheNSWLocalGovernmentAct1993inadditiondevelopmentconsentundertheNSWEnvironmentalPlanningandAssessmentAct1979
(2) Thedevelopmentapplicationistocontainthefollowinginformation:
• caravanandcampingsites(includingthesizeofthesite),roadlayout,parkingandaccess
• setbacksfrombuildingsandlanduseactivitiesonadjoininglots
• buildingdetailincludingrecreationareasandamenityblocks
• water,wastewaterandwastearrangements
• considerationofenvironmentalmatters
(3) Thefollowingisrequiredforprimitivecampinggrounds:
• drinkingwateristobeprovided
• provisionforthedisposalofhumanwaste
• roads,entrancesandparkingaretobeinaccordancewiththisDCP
• firefightingfacilities–adviceistobesoughtfromtheNSWRuralFireService.
Detailsoffacilitiesaretobeincludedwiththedevelopmentapplication
C22 Filling of land Thefillingoflandwhilsthavingtheadvantageofusingexcesssoilandcreatingausablesurfacecanleadtosignificantproblemsifitisnotundertakencorrectly.Forinstancethematerialtofillanareashouldnotbecontaminatedorcontainitemssuchashouseholdgoodsandbricksthatcannotbeadequatelycompactedandmayresultinfurthererosion.
TheStateEnvironmentalPlanningPolicy(ExemptandComplyingDevelopmentCodes)2008providesfortheminorfillingofland.Wheredevelopmentisnotexemptinmostinstancesthefillingoflandwillrequiredevelopmentapproval.Thefillingoflandmustfitwithininthedefinitionofenvironmentalprotectionworks–refertothePLEP2014DictionaryormustbeEarthworksinaccordancewithclause6.1ofthePLEP2014.
Objective (a) Tocreateanareathatwillnotleadtoerosionandsedimentationorpublichealthissuesasa
resultoftheleechingofinappropriatefillmaterial
PalerangDevelopmentControlPlan2015 173
Minimum information to accompany the development application
asiteplanillustratingthefollowing:
‐ theareatobefilledandthedimensions
‐ waterbodiesanddrainagelinesaboveandbelowthefillarea
‐ thefloraandfaunaofthearea
‐ thedrainagelinestobealtered(ifapplicable)
‐ distancetolotboundariesandthenearestpublicroad
‐ theentrancetobeusedforvehiclesbrininginfill
‐ thenumberandtypeofvehiclestobeusedforimportingthefillandthenumberofvehiclesmovementsperday
thereasonsforundertakingthework
adescriptionofthesoilprofile
thesource,typeandamountoffilltobeused(cubicmetres).Detailsofthesitethefillmaterialistobetakenfrom(forexamplecurrentandpreviouslandusesandwhetherthereisahistoryofthelandbeingorbeingpotentiallycontaminated)istobeprovided.Ifthesoilisconsidered‘contaminated’or‘previouslycontaminated’anauditor’sreportwillberequired.Landuseactivitiesthatmayresultincontaminatedsoilinclude:
‐ railwayyards
‐ scrapyards
‐ servicestations
‐ sheepandcattledips
RefertosectionB14PotentiallycontaminatedlandofthisDCP.
whethertheproposedfillareacontainsanyitemsofheritagevalueandwhetherthesiteisofAboriginalsignificance,refertosectionB10HeritageinthisDCP
atimetableforwhichthefillingwilltakeplaceanddetailsofthestagedcompactionofthefill
adetaileddesignforretainingwalls,ramps,damsandotherstructures
themethodandrateofcompaction
themeansofrevegetationoftheareaincludingthetypeoffloraspeciestobeplantedonthecompactedfillareaandrehabilitationgrassmix,therateofseeding(eg.kg/ha)andtherateoffertiliserthatwillbeappliedtotherehabilitationarea
whetherthesiteisfloodproneland,refertosectionB9FloodPlanninginthisDCP
sedimentanderosioncontrolmeasures,refertosectionB8ErosionandsedimentcontrolinthisDCP
Control
(1) Thefillmaterialistobecompactedtoadrydensityofnotlessthan95%StandardMaximumdrydensity.InsomeinstancesCouncilmayrequirethistobeconfirmedthrough
PalerangDevelopmentControlPlan2015 174
compactiontestingatanaccreditedlaboratory
(2) Sedimentanderosioncontrolmeasuresaretobeestablishedatthecommencementofthework,refertosectionB8ErosionandsedimentcontrolinthisDCP
(3) Gravelandrocktobeusedasfillshouldnotbegreaterthan10mminsize
(4) Thesiteistoberehabilitatedwithbothshortandlongtermrobustvegetation
(5) Oncompletionofthelandfillingwork,writtendocumentationmayberequiredfromaregisteredsurveyorstatingthatthefinishedlevelsareinaccordancewiththeapproveddesignistobesubmittedtoCouncil
C23 Demolition of buildings or structures Clause2.7ofthePalerangEnvironmentalPlan2014requiresthatdevelopmentconsentisobtainedforthedemolitionofstructuresandbuildings.Insomeinstancesexemptprovisionsmaybeapplicable,refertotheStateEnvironmentalPlanningPolicy(ExemptandComplyingDevelopmentCodes)2008).
NoteFriableasbestosproductshavebeencommonlyusedincommercialandindustrialsettingssincethelate1800sforfireproofing,soundproofingandinsulation.Somefriableproductswerealsousedinhousesandmaystillbefoundinhousesbuiltbefore1990.Adviceshouldbesoughtonthepresenceandmanagementofasbestospriortothecommencementofanydemolitionwork.
Objective
(a) Toensurethatthedemolitionofbuildingsandstructuresisundertakeninasafemanner
(b) Toensurethatdemotionwasteisdisposedofinanenvironmentallyappropriatemanner
(c) Toensurethattheheritagevaluesofbuildingsorstructuresareappropriatelymanaged
Control
(1) Adevelopmentapplicationforthedemolitionofabuildingorstructuremaybepartofadevelopmentapplicationforanewbuilding.Thefollowinginformationisrequired:
theproposedmeansofdemolitionandthesafetystrategiestobeemployedincludingthemanagementofairpollutionandnoise.Thisshouldincludethetypeofmachinerytobeusedandthehoursofwork.TheinformationshoulddemonstratehowtheAustralianStandard2601‐2001DemolitionofStructuresandWorkcoverrequirementswillbemet
areportdetailingmatterssuchasundergroundservices,constructionmaterials,thestructuralsupportsystem,theconditionofthebuildingorstructure,thedistanceofthebuildingorstructurefromlotboundariesandotherbuildingsorstructuresonthelotandadjoininglots
astatementoutlininganyheritagevaluesthebuildingorstructurehasandhowthesearetobemanaged,refertosectionB10HeritageinthisDCP
(2) AWasteManagementPlanistobeprepared.ThemanagementofhazardousmaterialsincludingasbestosshouldbeincludedinthePlan.ReferB.14WasteManagementinthisDCP
(3) ATrafficControlPlanifthedemolitionwillinvolverestrictingaccesstoapublicroad(s)willberequired.RefertosectionB7EngineeringrequirementsinthisDCP
PalerangDevelopmentControlPlan2015 175
Further information
AustralianStandard‐AS2601‐2001DemolitionofStructures
WorkCoverAuthorityofNSWatwww.workcover.nsw.gov.au
NSWDepartmentofEnvironmentandHeritagerelatingtoinformationonasbestosatwww.environment.nsw.gov.au/waste/asbestos/index.htm
C25 Sheds in RU1 Primary Production, E3 Environmental Management and E4 Environmental Living
Shedsincludethoseusedforthestoringofhayandmachinery,shearingsheds,roofsofhorsearenasorthelikebutdonotincludeadwelling.
CertainshedsandoutbuildingsmaybeallowedasexemptdevelopmentwithintheRU1PrimaryProductionandzones.RefertotheStateEnvironmentalPlanningPolicy(ExemptandComplyingDevelopmentCodes)2008.
Note.Wherethereisabuildingenvelopeonthelot,theprovisionsoftheenvelopeprevail
Objective (a) Toensurefarmbuildingsaredesignedandsitedsoastonotdetractfromtherural
landscape,scenicqualityandenvironmentalsignificanceoftheruralareas
(b) Toprovidebuffersbetweenfarmbuildingsandresidentialuses
Control (1) Buildingsaretobesitedtominimisetheremovalofexistingvegetation
(2) Buildingsshallnotbesitedinavisuallyprominentlocation.RefertoC24VisualimpactinruralandenvironmentallandusezonesinthisDCP
(3) Thehighestpointofabuildingmustbeatleast5mbelowthehighestridgelineofanyhillwithin100mofthebuilding
(4) ThemaximumheightoffarmbuildingsistobeinaccordancewithPLEP2014HeightofBuildingsMap
(5) SetbacksaretobeinaccordancewithTable22below
Table 22 Setbacks for sheds in E3, E4 and RU1
Setbacks Minimum Required E3 Environmental Management and E4 Environmental Living zone
Minimum Required RU1 Primary Production and zones
Front less than 4 hectares
25 25
greater than 4 hectares
50 50
Side and rear less than 4 hectares
15 15
PalerangDevelopmentControlPlan2015 176
greater than 4 hectares but less than 80 hectares
25 30
greater than 80 hectares
50 50
Edge of riparian corridor 40
National park 100
(6) Onlotslessthan16hashedsshallnotexceed300m2(cumulatively)inE3EnvironmentalManagementandE4EnvironmentalLivinglandusezones
(7) Thecolourofbuildingmaterialsistobesympathetictothesurroundingenvironmentandbuildings
(8) Materialsaretobenon‐reflective
(9) Landscapingmustbeprovidedwherebuildingswillhaveasignificantimpactneighbouringdwellingsorroadsandtheexistingvegetationcoverdoesnotprovideadequatescreening.RefersectionB12LandscapinginthisDCPformoredetails
C26 Rural industry ThePLEP2014definesruralindustry.Adevelopmentapplicationisrequiredforalltypesofruralindustries.Insomeinstances,itwillbenecessarytoprepareanenvironmentalimpactstatement.ApplicantsshouldcontactCouncilpriortosubmittingadevelopmentapplication.
Minimum information to accompany the development application
Whenlodgingadevelopmentapplication,thefollowinginformationistobeprovided:
siteanalysisasdescribedinPartB1
adescriptionoftheproposedruralindustry,includingthefollowing:
‐ thehoursofoperation
‐ thenumberofemployees
‐ theexpectednoiselevels
‐ thenumberofvehiclemovementsperday
‐ themanagementofwasteandwastewater
‐ thesourceandamountofwatertobeused
‐ ifanagriculturalproduceindustryistobedeveloped,whetherproducewillbesoldfromthepropertyorwhetherarestaurantorcaféisintended
plansoftheproposeddevelopmentincludingallbuildings,openspaceareas,carparking,loadingandunloadingareas,entrancesandinternalroads.
alandscapingplandetailingthefollowing:
‐ anyexistingvegetationtoberetained,relocatedorremoved
‐ pavedandgrassedareas
PalerangDevelopmentControlPlan2015 177
‐ plantingschemeincludingtrees,shrubs,grassesandgroundcovers
‐ waterandmaintenanceschedulesincludingdripirrigationandmulchingdetails
Objective
(a) Toensurethatindustriesarecompatiblewiththeruralenvironment
(b) Tominimiseanyadverseimpactsontheamenityofsurroundinglands
Control
(1) Buildingsaretobedesignedandsitedsoastonottohaveasignificantimpactontherurallandscape,amenityandagriculturalproductivityofruralareas
(2) Setbacksaretobeinaccordancewiththetable23.NoteSetbacksmayneedtobeincreasedinordertoaddresspotentialenvironmentaloramenityimpactsoftheproposeddevelopment
PalerangDevelopmentControlPlan2015 178
Table 23 Setbacks for rural industry buildings and storage areas
Setbacks for rural industry buildings and storage areas
Minimum required
RU1 Primary Production and zone (metres)
Minimum required
IN2 Light Industrial (metres)
Primary road frontage 50 5
Side and rear setback
<4 hectares 15 5
4ha- 80 hectares 25 -
> 80 hectares 50 -
Watercourse 100 100
National park 100 -
(3) Buildingcoloursaretobeneutralorearthtonesandofnon‐reflectivematerial
(4) Outdoorstorageyardsaretobescreenedfromroadwaysandneighbouringdwellings
C27 Intensive Agriculture ThePLEP2014definesintensivelivestockagriculture.Adevelopmentapplicationisrequiredforalltypesofintensiveagriculture.Insomeinstances,itwillbenecessarytoprepareanenvironmentalimpactstatement.ReferalsotoStateEnvironmentalPlanningPolicyNo30—IntensiveAgriculture.
ApplicantsshouldcontactCouncilpriortosubmittingadevelopmentapplication.
Minimum information to accompany the development application
Whenlodgingadevelopmentapplication,thefollowinginformationistobeprovided:
siteanalysisasdescribedinPartB1
‐ adescriptionoftheproposedintensiveagriculturedevelopment,includingthefollowing:
thenumberandtypeofanimals
thehoursofoperation
thenumberofemployees
theexpectednoiselevels
thenumberofvehiclemovementsperday
themanagementofwasteandwastewater
thesourceandamountofwatertobeused
plansoftheproposeddevelopmentincludingallbuildings,openspaceareas,carparking,loadingandunloadingareas,entrancesandinternalroads.
PalerangDevelopmentControlPlan2015 179
‐ alandscapingplandetailingthefollowing:
anyexistingvegetationtoberetained,relocatedorremoved
pavedandgrassedareas
plantingschemeincludingtrees,shrubs,grassesandgroundcovers
waterandmaintenanceschedulesincludingdripirrigationandmulchingdetails
Objective
(a) Toensurethatruralindustriesarecompatiblewiththeruralenvironmentinregardtocharacterandamenity
(b) Tominimiseanyadverseimpactsonsurroundinglands
(c) Toensureintensivelivestockagricultureenterprisesareofsufficientsizesothatpotentialconflictswithsurroundinglandisminimised
Control
(1) Buildingsaretobedesignedandsitedsoastonotdetractfromtherurallandscape,amenityandagriculturalproductivityofruralareas
(2) Setbacksaretobeinaccordancewithtable24.NoteSetbacksmayneedtobeincreasedinordertoaddresspotentialenvironmentaloramenityimpactsoftheproposeddevelopment
Table 24 Setbacks for intensive agriculture
Setbacks for rural industry buildings and storage areas
Minimum required
RU1 Primary Production and zone (metres)
Primary road frontage 150
Side and rear setback
<4 hectares 150
4ha- 80 hectares 150
> 80 hectares 150
Watercourse 100
National park 100
(1) Buildingcoloursaretobeneutralorearthtonesandofnon‐reflectivematerial
(2) Hoursofoperationmaybelimitedwherethereislikelihoodofadverseimpactontheamenityofthesurroundingarea
(3) Thesitingofanybuildingassociatedwithanintensivelivestockagriculturalenterpriseshouldbebelowanyvisuallyprominentridgelineorhilltopplateau
PalerangDevelopmentControlPlan2015 180
C28 Animal boarding or training establishments for cats, dogs and horses AnimalboardingortrainingestablishmentsaredefinedinthePLEP2014.
Note:Animalhousingfornon‐commercialpurposes
Whereanumberofsheltersarebeingdevelopedforcatsordogsfornon‐commercialpurposesadevelopmentapplicationwillberequired.However,insomecircumstancestheStateEnvironmentalPlanningPolicy(ExemptandComplyingDevelopmentCodes2008),foranimalsheltersmayapply.
Minimum Information requirements for a development application:
SiteanalysisasdescribedinPartB1
Siteplanincludingdimensionsofenclosuresandassociatedfacilities
Wastewatermanagementplan‐Forallsites,thelocationoftheappropriatelysizedeffluentmanagementareasmustbeidentifiedontheplansaccompanyingthedevelopmentapplication
Maximumnumberofanimalstobehoused
Objective
(a) Toprovideaccommodation,environmentandsecurityofanimalsofastandardwhichensurestheirsafetyandwellbeing
Control -General
C28.1 Water supply
(1) Facilitiesmusthaveacontinuouswatersupply,adequatetomeetthedailyrequirementsoftheanimals.Anadequatewatersupplyisdeemedtobeabletomeettheneedsofdrinkingwaterfortheanimals,cleaningandhosingofshelteratleastonceaweek,andforthewashingofanimals
(2) Theroofofthefacilityshallbedesignedtoensurethatroofwateriscaughtandpipedtoanapprovedtank.Gutteringanddownpipesshouldbeprovidedtoconveystormwaterawayfromtheanimalshelter(s)
C28.2 Facilities
(1) Facilitiesmustbedesignedandconstructedinawaythatprovidesforthegoodhealthandthewellbeingoftheanimals,whichpreventsthetransmissionofinfectiousdiseaseagents,theescapeofanimalsanddoesnotcauseinjurytoeitheranimalsorhumans
(2) Animalsmustbeprovidedwithprotectionfromrainandwind,directsunlightorotheradverseweatherconditionsandvermin
(3) Animalhousingareasmustbeprovidedwithventilationwhichissufficienttomaintainthehealthoftheanimals;whileminimisingunduedraughts,odoursandmoisturecondensation
(4) Floorsofthesheltershouldbeconstructedofanimperviousmaterialwhichisgradedtowardsthedoorwaytopermitdrainageandwithnolowspotswhereurinecancollect
(5) Anisolationareamustbeavailableatthefacility
PalerangDevelopmentControlPlan2015 181
C28.3 Security and safety
(1) Thefacilitymustbeabletobereasonablysecuredtopreventaccesstothefacilitybyunauthorisedpeople
(2) Anysecuritymethodsusedshouldallowforreadyaccesstoanimalsandreadyexitforstaffandanimalsfromthefacilityintheeventofanemergencysuchasabushfire
C28.4 Car Parking
(1) On‐sitecarparkingmustbeprovidedinaccordancewiththeRoadsandTrafficAuthorityGuidetoTrafficGeneratingDevelopmentVersion2.2(orsuccessordocuments)
(2) AllparkingmustbeprovidedinaccordancewiththeAustralianStandardforParkingFacilities2890
(3) On‐sitecarparkingshallbeconstructedandlocatedsoastominimisethenoise,lightanddustfromvehiclesenteringandleavingthesite
(4) Vehiclesaretoenterandleavethepropertyinaforwarddirection
C28.5 Animal effluent
(1) Animaleffluentistobetreatedseparatelyfromhumaneffluent.Aspecificwastewaterreportfortheeffluentproducedbyanimalsmustbeprovidedwiththedevelopmentapplication.Animaleffluentinthisinstanceincludesurine,faeces,waterusedtowashananimal(s)andwaterusedtowashoutanimalenclosures.ReferenceshouldbemadetoDesigningandInstallingOn‐SiteWastewaterSystems(SydneyCatchmentAuthority,2014)
(2) Theeffluentmanagementareamustbeprotectedfromimpactsbyanimalsandvehiclesbyusingfencing
C28.6 Cats
(1) CathousingmustmeettheminimumenclosuresizesshowninTables1and2listedintheAnimalWelfareCodeofPractice–BreedingDogsandCats(http://www.dpi.nsw.gov.au/__data/assets/pdf_file/0004/299803/Breeding‐dogs‐and‐cats‐code‐of‐practice.pdf.)Theselimitsdonotapplytocatsunderveterinarycareforadiseaseorinjury
C28.7 Dogs
(1) Noiselevelmeasurementsattheboundaryofthepropertyshouldnotexceed5dBAaboveexistingbackgroundnoiselevels
(2) DoghousingmustmeettheminimumenclosuresizesshowninTables1and2listedintheAnimalWelfareCodeofPractice–BreedingDogsandCats(http://www.dpi.nsw.gov.au/__data/assets/pdf_file/0004/299803/Breeding‐dogs‐and‐cats‐code‐of‐practice.pdf.)Theselimitsdonotapplytodogsunderveterinarycareforadiseaseorinjury
C28.8 Horses C28.8.1 Yards
(1) Size‐Dayyardsorholdingyardsshouldbeatleast3mwideandbeanareaofatleast20squaremetres.Forworkinghorses,yardsizeshouldbeincreasedto35squaremetres.
PalerangDevelopmentControlPlan2015 182
Wherearooforcanopyisprovideditistobeamaximumheightof4mfromexistinggroundlevel
(2) YardSurface‐Thefittingofyardsandthetypeofyardsurfaceshouldallowdrainage(byabsorptionorevaporation)withoutponding
C28.8.2 Stables
(1) Size‐Minimumstabledimensionsshouldbeatleast3.7mwideand3.7mdeep.Asizeof3.7mx4.9mispreferable.Themaximumheightistobe4mfromexistinggroundlevel
C28.9 Management of wastewater
(1) Forproposalsthatincludethestagingofevents,suchasgymkhanasanddressageevents,provisionmustbemadeforthemanagementoftheextrawastewatergeneratedduringtheevent.Ifthefacilityispurposebuiltfortheregularstagingofevents,thewastewatertreatmentsystemmusthavesufficientcapacityandtheeffluentmanagementareamustalsobecorrectlysized,takingpeakflowsintoconsideration.Abalancetankmayberequiredforpeakflows
C28.10 Management of manure
(1) Allmanurecollectedfromthestables,tackshed,exerciseyard,dressageorindoorarena,oranyotherareausedbythehorses,aswellasfromthemanuretrap,mustbestockpiledinadedicated,coveredareathathasasealedfloor.Themanuremaybemixedwithothervegetativematerialsuchasusedhay,andcompostedforre‐useontheproperty’spaddocks,orsoldorotherwisedisposedofoffsite
(2) Themanurestorageareamustbelocatedawayfromareasofconcentratedstormwaterflow,aswellasaminimumof40metresfromadamordrainagedepression,100metresfromanyperennialorintermittentwatercourseand150metresfromanynamedriver.Anyleachatefromthemanurestockpileistobedivertedawayfromstormwaterstructuressuchasswales,rock‐filledtrench,earthbanksandwetlandsusingabund
(3) Allmanuremanagementmeasuresmustbedetailedaspartofthewatercyclemanagementstudy,whichmusttakeintoaccountanyrelevantsiteconstraintsforthestorageanddisposalofmanure,suchasslopeandproximitytowatercourses
C29 Horse stables and horse arenas
C29.1 Horse stables
Horsestablesareconsidereda‘building’undertheNSWEnvironmentalPlanningandAssessmentAct1979.AdevelopmentapplicationisrequiredfortheerectionofstablesexceptincircumstanceswheretheStateEnvironmentalPlanningPolicy(ExemptandComplyingDevelopmentCodes2008),foranimalsheltersapplies.
IfthestablesaretobepartofanAnimalboardingandtrainingestablishmentthentheAnimalboardingandtrainingestablishmentsectionofthisDCPshouldbeconsulted.
Minimum Information requirements for a development application:
SiteanalysisasdescribedinPartB1
Siteplanincludingdimensionsofenclosuresandassociatedfacilities
PalerangDevelopmentControlPlan2015 183
Wastewatermanagementplan‐Forallsites,thelocationoftheappropriatelysizedeffluentmanagementareasmustbeidentifiedontheplansaccompanyingthedevelopmentapplication
Maximumnumberofanimalstobehoused
Objective
(a) Toprovideaccommodation,environmentandsecurityofanimalsofastandardwhichensurestheirsafetyandwellbeing
Control
(1) Theminimumstabledimensionsshouldbeatleast3.7mwideand3.7mdeep.Asizeof3.7mx4.9mispreferable.Themaximumheightistobe4mfromexistinggroundlevel
(2) Gutteringanddownpipesshouldbeprovidedtoconveystormwaterawayfromtheanimalshelter(s)
(3) Thestablesmustbedesigned,constructed,servicedandmaintainedinawaythatprovidesforthegoodhealthandwellbeingoftheanimals,whichpreventsthetransmissionofinfectiousdiseaseagents,theescapeofanimalsanddoesnotcauseinjurytoeitheranimalsorhumans
(4) Horsesmustbeprovidedwithprotectionfromrainandwind,directsunlightorotheradverseweatherconditionsandvermin
(5) Thestable(s)areasmustbeprovidedwithventilationwhichissufficienttomaintainthehealthoftheanimals;whileminimisingunduedraughts,odoursandmoisturecondensation
C29.1.1 Yards
(1) Size‐Dayyardsorholdingyardsshouldbeatleast3mwideandbeanareaofatleast20squaremetres.Forworkinghorses,yardsizeshouldbeincreasedto35squaremetres.Wherearooforcanopyisprovideditistobeamaximumheightof4mfromexistinggroundlevel
(2) YardSurface‐Thefittingofyardsandthetypeofyardsurfaceshouldallowdrainage(byabsorptionorevaporation)withoutponding
C29.1.2 Animal effluent
(1) Animaleffluentistobetreatedseparatelyfromhumaneffluent.Aspecificwastewaterreportfortheeffluentproducedbyhorsesmustbeprovidedwiththedevelopmentapplication.Animaleffluentinthisinstanceincludesurine,faeces,waterusedtowashananimal(s)andwaterusedforwashingoutanimalenclosures.ReferenceshouldbemadetoDesigningandInstallingOn‐SiteWastewaterSystems(SydneyCatchmentAuthority,2014)
(2) Theeffluentmanagementareamustbeprotectedfromimpactsbyanimalsandvehiclesbyusingfencing
C29.1.3 Management of wastewater
(1) Forproposalsthatincludethestagingofevents,suchasgymkhanasanddressageevents,provisionmustbemadeforthemanagementoftheextrawastewatergeneratedduringthe
PalerangDevelopmentControlPlan2015 184
event.Ifthefacilityispurposebuiltfortheregularstagingofevents,thewastewatertreatmentsystemmusthavesufficientcapacityandtheeffluentmanagementareamustalsobecorrectlysized,takingpeakflowsintoconsideration.Abalancetankmayberequiredforpeakflows
C29.1.4 Management of manure
(1) Allmanurecollectedfromthestables,tackshed,exerciseyard,dressageorindoorarena,oranyotherareausedbythehorses,aswellasfromthemanuretrap,mustbestockpiledinadedicated,coveredareathathasasealedfloor.Themanuremaybemixedwithothervegetativematerialsuchasusedhay,andcompostedforre‐useontheproperty’spaddocks,orsoldorotherwisedisposedofoffsite
(2) Themanurestorageareamustbelocatedawayfromareasofconcentratedstormwaterflow,aswellasaminimumof40metresfromadamordrainagedepression,100metresfromanyperennialorintermittentwatercourseand150metresfromanynamedriver.Anyleachatefromthemanurestockpileistobedivertedawayfromstormwaterstructuressuchasswales,rock‐filledtrench,earthbanksandwetlandsusingabund
(3) Allmanuremanagementmeasuresmustbedetailedaspartofthewatercyclemanagementstudy,whichmusttakeintoaccountanyrelevantsiteconstraintsforthestorageanddisposalofmanure,suchasslopeandproximitytowatercourses
C29.2 Horse arenas
Theuseofahorsearenamustbeancillarytoanexistinguseanddoesnotrequiredevelopmentconsent.However,theearthworksassociatedwithahorsearenamayrequiredevelopmentconsentiftherequirementsofSection2.30EarthworksandretainingwallsundertheStateEnvironmentalPlanningPolicy(ExemptandComplyingDevelopmentCodes)2008cannotbemet.Ifthehorsearenaistohavearoofadevelopmentapplicationforashedwillberequired.IfthearenaistobepartofanAnimalboardingandtrainingestablishmentthenrefertosectionC28AnimalboardingandtrainingestablishmentinthisDCP.
Minimum Information requirements for a development application
SiteanalysisasdescribedinPartB1
Asiteplanincludingthefollowinginformation:
‐ thedimensionsofthearena
‐ theamountofcutandfill(volumeanddepth)
‐ thetreatmentofbatters
‐ whetheritwillhavearoof
‐ thebasematerialtobeused
‐ themanagementofdrainage
‐ anyassociatedenclosuresandfacilitiessuchaslighting
‐ setbacksfromthelotboundaryandwatercourses
Detailsofthemanagementofsedimentandvegetation
Details(location,typeandsource)ofanyfillthatistobeimported
PalerangDevelopmentControlPlan2015 185
Objective
(b) Toensurethatthehorsearenadoesnotcausealossofsediment
(c) Toensurethatthehorsearenamaintainstheamenityofthearea
Control
(1) Thebattersofthearenaaretobeaminimumof3(horizontal):1(vertical)
(2) Disturbedareasincludingbattersaretoberevegetatedaspartoftheconstructionprocess
(3) Avegetationscreenistobeestablishedatthetimeofconstruction
C30 Gates and Fencing Fencesandgatescanhaveaconsiderableimpactonthecharacterofanarea.Considerationshouldbegiventoheight,material,colourandthenatureoffencinginthearea.
FencingbetweenlotsisamatterforlandownerssubjecttotheNSWDividingFencesAct1991.
StateEnvironmentalPlanningPolicy(ExemptandComplyingDevelopmentCodes)2008allowssometypesoffencingasexemptdevelopment.DevelopmentconsentisrequiredifthedevelopmentstandardsspecifiedintheStateEnvironmentalPlanningPolicy(ExemptandComplyingDevelopmentCodes)2008cannotbemet.
NoteReferencetofencinginthissectionincludesgates.
Objective
(a) Toensurethatstockprooffencingisprovidedinnon‐urbanlandusezones.
(b) Toensurethatfencingdoesnotdecreasetheamenityorcharacterofanarea.
(c) Tomaintainbiodiversitybyrestrictingthetypeoffencingpermittedinsomecircumstances.
Control
C30.1 RU1 Primary Production, E3 Environmental Management and E4 Environmental Living land use zones
(1) Allpublicroadfrontagesandpublicopenspaceareasaretobefencedtothefollowingstandards:
height1.2metres(orhigherdependingonthetypeofstock,forinstancefencingfordeershouldbehigher)
strainers–spacing100metresto120metresdependingonterrain
steelpostsat6metrecentres
steeldroppers,oneatcentreofspanbetweensteelposts
one4.0mmhightensile,highvisibilityPVCcoatedwireontop(‘horsesighter’orsimilar)
onecarry2.5mmhightensilewireatleast300mmbelowthetopwire
onebottom2.5mmhightensilewireatleast150mmabovetheground
PalerangDevelopmentControlPlan2015 186
6/70/30hingedjointnettingwitheachhorizontalwiretiedtoeachpostanddropper
onestandardgalvanisedsteelfarmgatewithsteelmesh(minimum3.65metres)atanapprovedentrance
(2) Postandrailaswellasmeshfencing(maximumheight1.2metresunlessrequiredtocontainstock)maybeconsideredasanalternativeroadfrontageboundaryfence
(3) Wheretherearehighbiodiversityvalues,controlsinthisDCPmaybevariedtomaintainbiodiversity
C30.2 R1 General Residential, R2 Low Density Residential, R5 Large Lot Residential and RU5 Village land use zones
(1) Frontfencingforwardofthebuildinglineistobeamaximumheightof1.2metresandbehindthebuildingline1.8metresinheight
(2) Sideandrearboundaryfencingistobetoamaximumheightof1.8metresbehindthebuildingline
(3) Fencingofthestreetfrontageandthesideboundarybetweenthefrontofabuildingandastreetisoptional,butshallbenohigherthan0.9m
(4) Fencingmaterialsshouldbeinsympathywiththematerialsusedinthedwellingandthesurroundingarea
(5) WherethelotisshownonthePLEP2014FloodPlanningMap,Councilshouldbeconsultedpriortotheerectionofthefence
(6) Ruraltypeboundaryfencingnotincorporatingbarbedwireisacceptableforsideandrearfencesintheexistingvillagearea
(7) Gatesaretoopeninwards
(8) Zincalumeorotherreflectivematerials,electrifiedorbarbedfencingisnotpermittedandsolidsteelfencesarenotpermittedforwardofthefrontbuildingline
C30.3 Business land use zones (1) Fencingshouldallowviewingofthedevelopmentforsecuritypurposes.ThecontrolsinB5
CrimePreventionthroughenvironmentaldesigninthisDCPshouldbeconsidered
C30.4 IN2 Light Industrial land use zones (1) Frontboundaryandsideboundariesalongastreetfencingshouldallowviewingofthe
developmentforsecuritypurposes.ThecontrolsinB5CrimePreventionthroughenvironmentaldesigninthisDCPshouldbeconsidered.Thefenceshouldbeconstructedsoasnottoobscureanyproposedsignage.Concreteblocksarenotpermittedforwardofthebuildingline
(2) Anyfencingthatisvisiblefromapublicplaceandlocatedbehindthefrontboundary,istobefinishedinmaterialsandcoloursthatarecomplimentarytotheexternalfinishofthebuildingandthestreetscape.Itispreferabletolocateanyfrontboundaryfencingbehindfrontboundarylandscaping,toreducetheimpactonthestreetscape
PalerangDevelopmentControlPlan2015 187
Part D Area Specific Provisions Thecharacterofalocalareacomesfromacombinationofelementsincludingtopography,naturalfeaturesandtheexpressionofhistoricsettlementpatternsarisingfromthepurposeoftheoriginaltown or village in the street layout and features, open spaces and the architecture of individualbuildings and their relationship to the street. A new suburb, rural village and an older, well‐establishedsuburballhavetheirown,quitedifferentcharacter.Newdevelopmentmaycomplementtheexistingcharacterorhavesuchanimpactthatitaltersthecharacterofanarea.
Certain areas of the Palerang local government area have been identified as having a uniquecharacter. The sectionsbelowdescribe thehistoryand the current character anddesired futurecharacterforPalerangtownsandvillages.Insomeinstances,specificcontrolstoprotectcharacterhavebeenincludedintheDCP.Controlsmayinclude:
requirementsforaminimumlandscapedarea
maximumsitecoverage
buildingstyleandmaterials
frontandsidesetbacks
Objective
(a) Tomaintainorenhancethecharacterofanareaidentifiedashavingauniquecharacter
Control
(1) Thecompatibilityofthedevelopmentwiththeexistingcharacterofanareaistobetakenintoaccount
(2) Whereadevelopmentislikelytodiffertothecharacterdescribed,astatementjustifyingtheproposalagainstthecharacterstatementwillberequiredtobesubmittedatthesametimeasthedevelopmentapplication
PalerangDevelopmentControlPlan2015 188
D1 Bungendore
D1.1 Character statement
Historical background of Bungendore
Bungendorecommencedasaruralvillagetoprovideservicestosurroundingproperties,astagingpostfortravellers.ThehistoricnineteenthcenturyareaisboundedbyMolongloStreet,RutledgeStreet,MajaraStreetandTuralloTerrace.
Thegridlayoutofroadsintheoriginalpartofthevillageweregazettedin1837andanumberofsignificantcommercialandcivicbuildingswereestablishedalongGibraltarStreet.Severalinnstoservicetravelerswerelocatedalongthemainroads.TheAnglicanandCatholicchurchesarewithinthehistoricgridandpositionedwithablockseparation.Substantialprivatehouseswereestablishedintheperiod1850‐1900,manyofwhichsurvive.
TheRutledgeEstatetotheeastoftherailwaylinewasdevelopedinthe1880satthetimeofthedevelopmentofrailwayandtheopeningoftherailroutefromGoulburntoQueanbeyanin1883.ResidentialdevelopmentalsoextendedtothesouthofRutledgeStreetduringthisperiod.
InthelastfifteenyearstheElmsleaEstatehasbeendevelopedtothenorthoftheoriginalvillage,distinctlyseparatedfromtheoriginalvillagebyTuralloCreekandreserve.Theestatehastwoparts–projecthousesonsuburbanlotsontheeasternsideandsmallrurallotstothewest.MostrecentlynewsuburbanstyleresidentialdevelopmenthasoccurredonthesouthernedgeofthevillageintheareaknownasTruckingYardLane.
AdetailedhistoricaloverviewisprovidedinthedocumentThematicHistoryLakeGeorge,MolongloValleyandBurrabySuzannahPlowman.
Current character of Bungendore
ThevillageofBungendorehasastrongvisualsettingontheopenplainsouthofLakeGeorge,boundedbysignificantridgestotheeast,westandsouth.Thereisacleardividebetweentherurallandscapeandthetown.ThevillagetopographyisflatandisbisectedbyTuralloCreekrunningeast–westandtheSydneytoCanberraraillinerunningnorth‐south.Thecreekanditsreserveistheonlydominantnaturallandfeaturewithinthevillage.
Fourroadsconvergeonthevillage,linkingitwithBraidwoodandthesouthcoast,Queanbeyan,Canberra,GoulburnandSydney.Fromtheeast,theKingsHighway(MalbonStreet)hasviewsofolderdwellings,thecemeteryandthenewhousingdevelopmentinthenorthernpartofthevillage.Fromthesouth,theKingsHighwayincludesamixofheritagebuildingsandruralcommercialsuppliers.Fromthewest,BungendoreRoadcontainsviewsoftherurallandscape,thevillage’sseweragetreatmentplantandthecommercialarea.Fromthenorth,TaragoRoad.Islinedwithabeltofnativeandpinetrees.ItpassesthenewerhousingestateandcrossesoverTuralloCreek.
Bungendoreisaruraltownwithcommercial,civicandresidentialneighbourhoods.Thecharacteristicsubdivisionpatternoftheoriginalvillageandlowscaledevelopmentcreatesanopen,informalandspaciouscharacterthatcontributestotheruralvillagecharacter.ThisareaisboundedbyMolongloStreet,RutledgeStreet,MajaraStreetandTuralloTerrace.Thereisacleardelineationbetweenthehistoricnineteenthcenturyvillageandthelatetwentiethandtwentyfirstcenturyresidentialareas.
Thesmallcommercialandlightindustrialareasprovidelocalemploymentandservicestoresidentsinthetownandthesurroundingruralcommunity.Bungendoreaccommodateshighnumbersoftourists–daytrippersfromCanberraandQueanbeyan,andtravellerspassingthrough.
PalerangDevelopmentControlPlan2015 189
Theoriginalvillageareahasfourdistinctprecincts;thecivic,commercial,openspaceareasandtheresidentialareawhichsurroundsthecommercialarea.Thecivicareacontainsnumeroussignificantheritagebuildingswhichcontinuetoservethefunctionalneedsofthevillage.Theseincludethepolicestation,postoffice,publicschoolandtherailwaystation.BungendorePark,wellknownforitsmaturepinetrees,Anzacmemorialandcricketoval,formsthecentreofthisarea.Aswellasbeingasportingfacility,itprovidesareststopforvisitorsandameetingplaceforthecommunity.Theroleoftheareahascontinuedtogrowwiththedevelopmentofacommunityhealthcentreandinrecentyearsadditionalbuildingsattheschoolandthenewcounciladministrativebuilding.
Thecommercialareahastwodistinctparts;the‘tourist’areaonMalbonStreetandthe‘shopping’areaonGibraltarandEllendonStreets.Unusuallyforanineteenthcenturyvillage,thereisnotafocalpointsuchasavillagesquareora‘main’street.Theareahasmanyhistoricbuildingssomebeingusedforresidencesandothersforbusiness.Mostbuildingsaresinglestorey,constructedwithlocaltimber,brickorstonewithcorrugatedsteelroofs,eitherpitchedbetween25‐30degreeswithhipsorgablesorlowslopeskillionsoftenconcealedbehindparapets.Thereareafewtwostoreybuildings,includingtheRoyalHotel.Adominantfeatureofalmosteverybuildingisaverandahorawning,someforwardof,somebehindthestreetboundaryline.Thenewerbuildingsaregenerallyinsympathywiththecharacterofthevillage.Materialsincludebrick,paintedtimberandcorrugatedsteel.
Thesubdivisionpatterninthe‘old’partofBungendoreisgenerallyconsistentwith,andrespondstothegridroadlayoutthatisorientedeast‐west.Streetblocksaretypicallysquare(200metresby200metres),somewithservicelanes.Originallotsweredeepandnarrow(100metresby20metres).Thelotsarelarge,someofthestreetshavevergeswithoutkerbsandthoseintheinnerareahaveuprightkerbs.Therehasbeensomechangetotheshapeofthelotsovertimethroughamalgamationandsubdivision.Lotsfronttheroadandbuildingsaretypicallyorientedtothestreet.
Historicbuildingsofthemidnineteenthcenturyvillagearesubstantialstoneandbrickstructures.Manyofthebuildingsareimportantasheritagefeaturesintheirownrightorfortheirhistoricstylisedcontributiontothestreetscape.TheyincludeplaceswithplainGeorgianfrontagesandmodestcottageswithverandahs,steeplygabledroofsorotherfeatures.Buildingsarepredominantlysinglestorey.Residenceswithheritagevaluesarescatteredthroughoutthevillage.TuralloTerraceonthenorthernedgeoftheoriginalvillageareahasaconcentrationofhistoricbuildings.Thechurches,importantfortheirrusticgothicstylearenotableheritagefeaturesofthevillage.
Residentiallotsarecharacterisedbysingledwellingswiththefrontofthedwellingfacingthefrontofthelot(thestreetfrontage)andtherearofthedwellingandtherearyardfacingandadjacenttotherearofthelot.Housesaregenerallysetbackfromthestreet(average7metres)andaregenerallylocatedwithinthefronthalfofthelotleavingsignificantrearyards.Manylotsandthestreetsareplantedwithmaturetreesthathavecreatedasignificantcanopy.Theplantingofmaturetreesalonglotboundariesprovidessubstantialbuffersbetweenlots.
Thevacantrearyardsandsignificantamountofunbuiltuponareaallowforthegrowthoflargecanopytrees,whichareprevalenthighaboverooftops.Treesareamixofevergreenanddeciduoussothatthereisaconstantviewofthegreenyearround.Existingplantingisgenerallyinformalwithclumpsoftreesinrearyardsandsometreesinfrontyards.
Housesaretypicallysingleordoublefrontedwithverandahsandsteeplypitchedgableorhippedroofswithnarrowspansandahighdegreeofarticulationoverthefloorplan.Wallmaterialsincludebrick,stoneorweatherboardandroofsarepredominantlycorrugatedsteel.
PalerangDevelopmentControlPlan2015 190
Thereischaracteristicallyalargerproportionofunbuiltonareatobuiltonarea,andalargerproportionofsoftlandscapetohardlandscape(suchasconcreteandpaving),thatcreatesafeelingofopennessandruralvillagecharacter.Thesignificantgapsbetweenbuildingsallowforviewsthroughtothesurroundingrurallandscape.
ThemajorlandscapewithinthevillageistreesandspacesconsistingoftheTurralloCreekreserve,FrogsHollow,BungendoreParkandtheBungendorecemetery.
TheeasternpartofBungendoreislargelyformedbytheRutledgeEstate.Thisareacontainsseveralindividuallylistedplacesdatingfromthemidnineteenthcenturycomprisingsmallrurallandholdingsincludingfarmhousesandassociatedoutbuildings.Thelatenineteenthcenturystreetsubdivisionpatternwaslaidovertheformer.ThereareseveralearlytwentiethcenturydwellingswhichexhibitcharacteristicsofCalifornianBungalowStyle.Laterdevelopmentcomprisesmidtwentiethcenturydwellingsofnoheritagevalue.
Inrecentyears,Bungendorehasexperiencedresidentialgrowthatthenorthernandsouthernendsofthetownandsomeinfilldevelopmentintheolderresidentialareas.
Thenewdwellingsarepredominantlysinglestorywithsomemulti‐dwellings(townhouses)beingerectedintheinnersouthernarea.Thecommercialareaisundergoingchangewithdwellingsbeingusedforcommercialpurposes,improvementstoexistingcommercialbuildingsandthedevelopmentofasupermarketandatwostorybuildingwhichwillcontainofficeandcommercialspace.Thesedevelopmentsareofgreaterscale,heightandbulkthantheexistingdevelopmentwithveryspecificfunctionalrequirementssuchaslargescaledeliveryandloadingdocksandgreaterparkingrequirements.
Desired future characteristics of Bungendore
Structuresareofalowscalewithadistinctdividebetweenthetownandthesurroundingrurallandscape
Developmentisgenerallyoflowdensitywithbuildingswellseparated(exceptinthecommercialarea(precinct2))
Alandscapedsettingincludingmaturetreesandshrubs,grassedvergesandgardens,allofwhichcombineexoticandnativespecies
Thehistoricgridpatternisintact
Heritageitemsaredominantfeatures
Newbuildingsareofsympatheticformandexternalmaterialsrelatetotheexistingtowncharacter
Openspaceareasarenotclutteredwithnewstructures
ThevillageofBungendoreisnotlistedasaheritageconservationareainthePLEP2014orundertheNSWHeritageAct1977.ThedevelopmentcontrolsbelowaimtomaintainandenhancethehistoricandruralcharacterofBungendore.ThecontrolsrelatetodevelopmentineachoftheprecinctsandareinadditiontothoselistedinB10‐Heritage.
Objective
ToencouragedevelopmentthatisconsistentwiththedesiredfuturecharacterofBungendore
PalerangDevelopmentControlPlan2015 191
Topromoteamixofusesandavarietyofbuildingstylesthatenhanceandcontributetothecharacterandidentityoftheprecinctandwhichdonothaveadetrimentalimpactoftheheritagevaluesofsignificantprominentbuildingsandthetownscapes.
Toachieveabalancebetweenthefunctionalandaestheticneedsofnewdevelopmentandconservingthehistoriccharacterofthetown
Precinct1 Civic
Precinct2 Gibraltar,Ellendon,MalbonandMolongloStreetscommercial
Precinct3 Historicvillageresidentialarea
Precinct4 OpenSpace(BungendorePark,TurralloCreekandFrogsHollow)
PalerangDevelopmentControlPlan2015 192
Map 1 Bungendore Precincts
PalerangDevelopmentControlPlan2015 193
Precinct 1 Civic
Current characteristics
Singlestorybuildingsdesignedandusedforpublicpurposeswithgenerousopencurtilages
BuildingsfaceBungendorepark
Aheritagerailwaycomplexfromthelatenineteenthcentury
Desired future characteristics:
HeritagebuildingsincludingsingularcivicbuildingssuchastheRailwayStation,SchoolofArts,PoliceStationandSchoolhousearedominantfeatures
Singlestoreydetachedbuildingswithgenerousopencurtilages
Combinationsofmaterialsincludingstone,brickandweatherboardwalls,andcorrugatedsteel,slateortiledroofs
Simplegableorhippedroofsofrelativelynarrowspansandpitchesbetween25‐35degrees
Generouslandscapedsurroundstobuildings
Varietyoffrontsetbacks
Controls
(1) Buildingsfacingthestreet(orbothstreetsintheinstanceofacornerlot)shallhaveopeningsofascaleandproportionwhichissympathetictotheexistinghistoricbuildings.Openingsshouldreadasbeingpunctuationsoftheoverallwall.Theratioofopeningareasshouldbelessthanthatofthewallarea
(2) Buildingsarenottocontainlargesectionsofblankwalls
(3) Newbuildingsaretoalignwiththetowngrid
(4) Roofplanesaretobealignedparallel,or90degreestothesideboundaryofthelot
(5) Newroofsaretobeconsistentwithhistoricroofforms.i.enarrowspangablesandhips,withahighdegreeofarticulationoverthefloorplan
(6) Existingmaturetreesaretoberetained
PalerangDevelopmentControlPlan2015 194
Precinct 2 Gibraltar, Ellendon, Malbon and Molonglo Streets commercial
Current characteristics
Twodistinctareas:
‐ the‘tourist’areaonMalbonStreet
‐ the‘shopping’areaonGibraltarandEllendonStreets
Nofocalpointsuchasavillagesquareora‘main’street
Mixofresidentialandcommercialhistoricbuildings
Mostlysinglestoreybuildingsconstructedwithlocaltimber,brickorstonewithcorrugatedsteelroofs,eitherpitchedbetween25‐30degreeswithhipsorgablesorlowslopeskillionsoftenconcealedbehindparapets
Fewtwostoreybuildings,theprominentonebeingtheRoyalHotel
Adominantfeatureofalmosteverybuildingisaverandahorawning,someforwardof,somebehindthestreetboundaryline
Thenewerbuildingshavegenerallybeeninsympathywiththecharacterofthevillage
Amongstthenewerbuildingsthereisnodistinctstyleexceptthattheyaresinglestorey.Materialsincludebrick,paintedtimberandcorrugatedsteel.
Desired future characteristics:
Amixofstylesandbuildingtypes–commercial,retailandresidentialuse
Avarietyoffrontsetbacks,includingzerofrontsetbacksforbuildingsfacingtheGibraltarandMalbonStreets
Frontawningsorverandahs
Combinationsofmaterialsincludingstone,timber,brickandweatherboardwalls,andcorrugatedsteelwallsandroofs,slateortiledroofs
Controls
(1) BuildingsfrontingGibraltar,MalbonorEllendonstreetsmayhaveazerofrontorsidesetback
(2) BuildingsfrontingGibraltar,MalbonorEllendonstreetsshallincorporateaverandahorawningonthefrontelevation.
(3) Newbuildingsaretoalignwiththetowngrid.Roofplanesaretobealignedparallel,or90degreestothesideboundaryofthelot
(4) Buildingsfacingthestreet(orbothstreetsintheinstanceofacornerlot)shallhaveopeningsofascaleandproportionwhichissympathetictotheexistinghistoricbuildings.Openingsshouldreadasbeingpunctuationsoftheoverallwall.Theratioofopeningareasshouldbelessthanthatofthewallarea.
(5) Buildingsarenottocontainlargesectionsofblankwallsonelevationsfacingthestreet.Theseelevationsshouldbearticulated.
PalerangDevelopmentControlPlan2015 195
(6) Newroofsshouldbeconsistentwithhistoricroofforms.i.enarrowspangablesandhips,withahighdegreeofarticulationoverthefloorplan
(7) Frontelevationsmayincorporateaglazedshopfront.Thisshouldnotfullyglazed,ie.fullwidthfloortoceilingbutbebrokenupintraditionalproportionswithsill,headandtransomandhaveaseparatelyidentifiedentrydoor
(8) Vergedesignshouldbeconsistentwithadjoiningproperties,e.g.acombinationofbrickorconcretepaving,timberandsoftlandscapingandifnotfullypavedshouldcontinuetheexistingpavedfootpathalignment.
Precinct 3 Historic village residential area
Current characteristics
Thesubdivisionpatternisgenerallyconsistentwith,andrespondstothegridroadlayoutthatisorientedeast‐west.Thereareseveralservicelanes
Theprecinctispredominantlyresidentialcharacterisedbysinglestoreydwellingsfacingthestreet
HeritagelistedbuildingsarescatteredthroughouttheprecinctbutthereisanotableconcentrationinTuralloTerraceonthenorthernedgeoftheoriginalvillage
Themoresubstantialbuildingsaregenerallystoneorbrick
Housesaretypicallysingleordoublefrontedwithpitchedgableorhippedroofsandverandahs.Wallmaterialsincludebrick,stoneorweatherboardandroofshavebeenpredominantlycorrugatedsteel
Manylotsandthestreetsareplantedwithmaturetreesthathavecreatedasignificantcanopy.Plantingofmaturetreesalonglotboundariesprovidessubstantialbuffersbetweenlots
Thelotsarelarge.Housesaregenerallysetbackfromthestreet(average7metres)butaregenerallywithinthefronthalfofthelotleavingsignificantrearyards
Thereareavarietyofvergetreatments.Innerstreetstendtohaveformedkerbs.Outerstreetshavegrassorgravelwithswales.
Desired future characteristics:
Lowscalepredominantlydetacheddwellingswithgenerouscurtilagesandlandscapedsurrounds
Simplegableorhippedroofsofrelativelynarrowspansandpitchesbetween25‐35degreeswithattachedawningsandverandahs
Avarietyoffrontsetbacks
Combinationsofmaterialsincludingstone,timber,brickandweatherboardwalls,andcorrugatedsteelwallsandroofs,slateortiledroofs
Controls
(1) Newroofsshouldbeconsistentwithhistoricroofforms.i.enarrowspangablesandhips,withahighdegreeofarticulationoverthefloorplan
PalerangDevelopmentControlPlan2015 196
Precinct 4 Open Space (Bungendore Park, Turrallo Creek and Frogs Hollow)
Current characteristics
BungendoreParkisatownparkwithsemi‐formallandscapingsurroundedbycivicbuildings
TurralloCreekandFrogsHollowareasaresemi‐ruralopenspaceswhichprovideagreenedgetothevillage.
‐ BothhavesubstantialfrontagetoTurralloCreek
‐ Exoticspeciesaredominantinboth,willheavyinfestationsofwillows
Noneoftheopenspacescontainalotofrecreationalinfrastructure
Desired future characteristics:
Amixofnativeandexoticplantingswithfewwillows
Limitednumberofstructures
Openspaceareasarenot‘cluttered’withstructures
Structuresareappealingandthedesignisinteresting
Controls
(1) Structuresaretobeofalowscaleandhavearuralcharacter
(2) Structuresarenottodetractfromtheopenlandscapedcharacteroftheopenspace
(3) Developmentistobeinaccordancewiththemanagementplansforeachoftheopenspaceareas
Thedocumentslistedbelowmaybeofassistanceinthedesignofdevelopmentwithintheseprecincts:
DesigninContext:GuidelinesforDevelopmentofInfillBuildings,NSWHeritageOffice
BikePlanandPedestrianAccessandMobilityPlan(PAMP)forBungendoreandBraidwood
BungendoreParkMasterPlan,adoptedMarch2014
BungendoreHeritageStrategy,PalerangHeritageAdvisoryCommittee,adopted22July2010
BungendoreVillageTownCentreConceptPlan,August2009,dsbLandscapeArchitects
ALandscapeMasterPlanToDirectTheFutureDevelopmentOfTheVillageStreetscapeCharacter,2008,BungendoreChamberofCommerceandIndustry
BungendoreLandUseStrategyandStructurePlan,2009,PandAWalshConsultingPtyLtd
D2 Braidwood ThecontrolsforBraidwoodwillbeinsertedatalaterdate.
PalerangDevelopmentControlPlan2015 197
D3 Villages D3.1 Araluen Historical background of Araluen
GoldwasdiscoveredintheAraluenvalleyin1851.Thediggingswereveryextensiveandweredividedintosixdistricts.EarlyonthediggingswereoftenreferredtoastheUpperandLowerAraluen.ThevillageofAraluenwasestablishedincirca1870.Eachdistricthaditsowngeneralstores,bakers,shoemakers,blacksmiths,banks,postofficesandhotels.Thereweresaidtobetwentybutchersshopsinthevalley.Twosubstantialpolicestationswerebuiltin1885toreplaceearlierbuildingsincludinganewcourthouseandlockup.Therewereseveralchurches,ahospitalon‘hospitalhill’,threepublicandfiveprivateschools.Industrywaspredominantlygoldminingandagriculture.Alluvialminingusingsluiceboxesandlaterhydraulicstrippingwerethedominantmeansofextractingthegolduntildredgeswereintroducedatthebeginningofthe20thcenturyandtheirlegacycanbeseenontheedgesofthevillage.The1871censusfoundthattherewereoverthreethousandpeople(3239)residinginAraluen.Asminingdeclined,residentsleftthevillageandthepopulationatthetimeofthe2011censuswas293people(ABS)whichincludesthevillageandsurroundingruralarea.
Further Information
TallagandaShireCouncil,1998,DevelopmentControlPlanNo.1,EnvironmentalHeritageProvisions
FurtherinformationcanbefoundinthebookletTheHistoryofAraluenbyLindsayandRogerThwaites,publishedbytheBraidwoodandDistrictHistoricalSociety
BraidwoodDearBraidwood,NettaEllis,publishedbyNNandNMEllis,1989.
Current characteristics
ThevillageofAraluensitswithinapicturesqueclearedwidevalleysurroundedbysteephillscoveredwithnativevegetation,withnodevelopmentonthesteepslopes.TheAraluenCreek/DeuaRiverflowsthroughthevalley,withinwhichthereisadistinctfeelingofspaceandclearviewstothesurroundingrurallandscape.Theremainsofalargeamountofgoldminingactivityinthevalleycanstillbeseenintheriparianareasofthewatercoursesateachendofthevalley.Thelanduseinthevalleyisnowthelowdensityvillage,orchardsandbroadscaleagriculture.
Thevillageisdividedintotwoparts‐anorthandsouthareawithapproximatelyhalfakilometreofmainroadconnectingthetwo.Thereisamixofhousingstyles.Themajorityofnewdwellingsaresmall,singlestoreyandofatransportablenatureandlocatedinthenorthernpartofthevillage.Thereareseveralbuildingsthroughoutthevillageofheritagesignificance.Thisincludesthecourthouse,churchesandthepub.Thesebuildingsareofaruralnatureandaretheremainsofavillagethatwaslargerinareaandpopulationduetothegoldmining.Thehallonthemainroadisthecommunityfocalpointofthevillage.
PalerangDevelopmentControlPlan2015 198
Desired future characteristics
Buildingsareofalowscale
Heritageitemsaredominantfeatures
Historicminingfeaturesconservedandinterpreted
Objective
(1) ToencouragedevelopmentthatcomplementstheruralcharacterofthevillageofAraluen
D3.2 Captains Flat Historical background of Captains Flat
ThesettlementofCaptainsFlatdevelopedoutofajumbleofminingtentsandhuts.By1886itwasrecognisedthatapropertownwasneeded.200acres(80ha)ofCrownLandwasidentifiedandthetowngazettedin1888.Itgrewtoitspeakinthe1890swithsixgeneralstoresandfivehotels.Itwasaroughandrowdyplacebutthreedoctors,twodentists,achemist,awatchmakerandjeweler,threehairdressers,atailor,ablacksmith,aninsuranceagent,aschoolofartsandcordialfactory(Pryke,S,nd,13)gaveitsomesemblanceofrespectability.
Asaresultofthemining,thetownwentthroughseveralboomperiods.Therailwaycommencedoperationin1939andLakeGeorgeMinescompanybuilthousesandinfrastructure.Intheearly1960sthelastminingactivityceasedandtherailwayclosedin1968.
Pryke,Susan,nd,BoomtoBustAndBackAgain
Plowman,Suzannah,LakeGeorge,MolongloValley&Burra‐ThematicHistoryPalerangCouncil,NewSouthWales
Current characteristics
ThevillageofCaptainsFlatliesinanarrowdeepvalleythroughwhichtheMolongloRiverflows.Thethreeentrancestothevillageprovideinterestinggatewaystothevillagewithamixofviewswhicharedominatedbytheremainsofmining,steeptopographyornativevegetation.Theformerminingroleofthevillagecanbeclearlyseenthroughthesmallworkerscottagesinthevillageandtheremnantsofmininginfrastructureatthetopofthesouthernendofthevalleyandtheimpactsofminingonthelandscape.Thesteepsidesofthevalleyarecoveredinnativevegetationwithnodevelopmentontheslopes.Theoriginalstreetlayoutwhichfollowsthefloorofthevalleyremains.Workerscottagesarethedominantformofhousingwithsomeofthelotsoftenbeingsmallforaruralsettlementat500squaremetresandthefrontsetbackbeinglessthantenmetres.FoxlowStreet,themainstreetrunsnorth‐southformingthespineofthestreets.ThesouthernendofFoxlowStreetcontainsthevillage’scommercialandrecreationalareas.ThetwostorybrickCaptainsFlathotelisthedominantbuildingofthesmallcommercialarea.Thevillagecontainsanumberofheritagebuildingsincludingtheformerpostofficewhichisnowaresidenceandthepolicestationwhichwaspreviouslythecourthouse.Buildingssuchasthecommunityhallandtheswimmingpoolhavearchitecturalstylestypicaloftwentiethcenturyminingandconstructionsettlements.ThemeetingplaceforCaptainsFlatvillageactivitiesistherecreationareainthecentreofthevillageandthecommunityhall.TherecreationareabacksontotheMolongloRiverandprovidesopportunitiesforbothpassiveandactiverecreation.Regularmarketsandsportingeventsareheldattherecreationarea.
PalerangDevelopmentControlPlan2015 199
Desired future characteristics
Buildingsareofalowscale
Thehistoricroadpatternisintactandstreettreeplantingintactandreinforced
Heritageminingfeaturesandtheirlandscapesettingsareconserved
Heritageitemsaredominantfeatures
Objective
(a) ToencouragedevelopmentthatcomplementsthecharacterofthevillageofCaptainsFlat
(b) Tomaintaintheparkasasignificantfeatureofthevillage
D3.3 Majors Creek Historical background of Majors Creek
MajorsCreek,originallyknownastheVillageReserveofElringtonafterMajorElrington,wasgazettedin1860.GoldwasdiscoveredinOctober1851andtheminingofithadalargeinfluenceonthevillage.SomeofthelandwasfreeholdownedbyRobertsandBadgeryofExeterFarmwhocollectedlicensesfromtheminers.Whilethealluvialgoldwashardertofindbycirca1870,reefminingrevivedtheMajorsCreekeconomyforanotherfewdecades.Fivecrushingmachineswereoperatingby1871andin1889achlorinationworkswasbuilttoextractgoldfromotherores.Atthebeginningofthe20thcenturyanotherphaseofminingstartedwithdredginginthecreek.Thepopulationpeakedatwellover1000inthe1860s(includingseveralhundredChineseatLongFlat)andwaslistedat1074in1871In1901thepopulationwas611.Dancehalls,annualpicnicsattherecreationground,andsportswereimportantfortheMajorsCreekcommunity.Atthetimeofthe2011census,thepopulationwas220people(ABS)whichincludesthesurroundingruralarea.Achurch,StStephensEpiscopalianChurchwasbuiltinstonebymasonPeterRusconifrom1870‐72.Apostoffice,policestationandseveralstoreswerebuiltwhichservedthevillageandsurroundingruralfarmingcommunities.Adenominationalschooloperatedintermittentlyuntil1893.Abrickschoolbuildingwaserectedin1889andoperateduntiltheschoolwasclosedin1969.
Further Information
TallagandaShireCouncil,1998,DevelopmentControlPlanNo.1,EnvironmentalHeritageProvisions
Current characteristics
MajorsCreekvillageliesongentlyundulatingcountryadjacenttoMajorsCreek.Thecreekwasthefocusofgoldmininginthenineteenthcenturyandtheremainsoftheactivitycanbeseentodaythroughthemoundsofearthfromthetailingheapsleftaroundthewatercourseandsomeinfrastructure.Whilstmuchofthelandsurroundingthevillagehasbeenclearedthereareareastothewestandeastthatcontainlargeamountsofnativevegetationalthough,someofthevegetationonthewesternsidehasbeendisturbedthroughmining.Thereisafeelingofopenspaceasviewsoffarmlandandnativevegetationcanbeseenfromallpartsofthevillage.Theapproachesprovideaviewofavillagethatisundisturbedbynewdevelopment.Theoriginalstreetlayoutremainsintact
PalerangDevelopmentControlPlan2015 200
withdwellingsbeingscatteredacrossthelayoutasthevillagehasdeclinedinsize.Thestreetscapetreesarepredominantlyexotic.Thedwellingsareamixofstylesandageswithcolourbondbeingafeatureofsomeofthenewerdwellings.Olderdwellingsaregenerallybrickandwithlargefrontsetbacksoffifteentotwentymetres.Theoriginalcommercialcentrenowonlycontainsahistoricalhotel.Thehotelissinglestoreyandwithitsverandahopeningontothestreet,itcontributessignificantlytothevillageatmosphere.Thereareseveralheritagebuildingsinthevillageincludingtheoldschoolhouse,oldpolicestationandStStephensAnglicanChurch.Thechurchispartofaculturalandrecreationalprecinctontheeasternsideofthevillage.Aswellascontainingthechurch,theprecincthasaRuralFireServiceShed,communityhallandarecreationalarea.Abi‐annualmusicfestivalisheldintheprecinctutilisingalltheprecinctbuildings.StStephensChurchisthedominantfeatureoftheprecinctandmakesasignificantcontributiontothewholevillage.Itisconstructedoflocalstoneandhasauniquelypatternedtiledroof.
Desired future characteristics
Structuresareofalowscale
Thehistoricgridpatternisintactandstreettreeplantingareintact
Theculturalandrecreationalprecinctsareintact
Heritageitemsaredominantfeatures
Historicminingfeaturesconservedandinterpreted
Objective
(a) ToencouragedevelopmentthatcomplementsthecharacterofthevillageofMajorsCreek
D3.4 Mongarlowe Historical background of Mongarlowe
ThevillageofMongarlowedevelopedwhereSergeantsPointCreekenteredtheMongarloweRiverandtherivercouldbeeasilycrossed.GoldwasdiscoveredinMarch1852andwithinthemonth,233minerswerefossickinginthearea.Bythe1870stherewereseveralreefminingenterprisesasthealluvialgoldwasnowtooscarceandexpensivetoextractexceptbytheChinesewhocontinuedtofossick.Atthistimetherewereover2000peopleonthefieldwhichcovered30squaremileswithoutlyingsettlementsatFeagansCreek,LittleRiver,Warrambucca,Tantulean,Meroo.Inthegoldboomdaystherewerehotels,apoliceresidenceerectedin1883,aloglock‐up(nowlocatedbehindtheBraidwoodMuseum),threechurchesandaChinesejosshouse,aschoolandteacher’sresidencebuiltin1868.Theschooloperateduntil1917,wasreopenedandfinallyclosedin1964.ThebridgeovertheMongarloweRiveratMongarlowewasconstructedin1894.TheMongarlowepostofficeoperatedfrom1862to1974.
Further Information
TallagandaShireCouncil,1998,DevelopmentControlPlanNo.1,EnvironmentalHeritageProvisions
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MongarloweandtheLittleRiverGoldfields,BruceRussell.EditedanddesignedbyNettaEllisandPennyKaneRuzicka,1989,BraidwoodandDistrictHistoricalSociety.
Current characteristics
MongarloweisasmallvillagethatliesnestledbetweenMongarloweRiverandSergeantPointCreek.Thevegetationsurroundingthevillageispredominantlynativetrees.Thethreeentrancestothevillagearealltreelined,withthewesternentrancerequiringthecrossingoftheMongarloweRiverviaatimberbridgewithheritagevalues.Theviewsupstreamanddownstreamfromthebridgeareuniqueastheriparianareasofthewatercoursehavenotbeendisturbed.TheoriginalstreetlayoutwhichfollowstheMongarloweRiverisintactwiththevillagelotsbeingarangeofshapesandsizes.Thedwellingsareamixofstylesincludingmudbrickandpredominantlysinglestorey.Severaloftheformergovernmentbuildingsalongthemainroadofthevillagesuchastheschoolandpolicestationarenowresidences.Manyofthedwellingshavelargegardenswithasubstantialfrontsetback.Thelargersetbackprovidesasenseofspace.ThereareanumberofdwellingsonlargelotsandaRuralFireServiceshedjustoutsideofthevillage.Thesearepartofthebroadervillagearea.TheRuralFireServiceshedistheonlypublicbuildinginthevillageandisthefocalpointforcommunitygatherings.Theprimaryrecreationareaisbesidethebridgeonthewesternsideofthevillage.
Desired future characteristics
Buildingsareofalowscale
Alandscapedsettingincludingmaturetreesandshrubs,grassedvergesandgardens,allofwhichcombineexoticandnativespecies
Thehistoricgridpatternisintact
Heritageitemsaredominantfeatures
Historicfeaturesconservedandinterpreted
Objective
(a) ToencouragedevelopmentthatcomplementsthecharacterofthevillageofMongarlowe
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D3.5 Nerriga Historical background of Nerriga
ExplorationsforaroadtotransportfarmproducefromBraidwoodtoJervisBaywereundertakenin1839and1840.Aboriginaltracksmayhavebeenfollowedoraroutetakensimilartothatusedbyearlierexplorers.WhileCorang/Nerrigamayhaveitsoriginfollowingtheopeningofthe‘WoolRoad’in1841thedevelopmentofNerrigaoccurredfollowingtheoccurrenceofgoldminingalongtheShoalhavenandCorangRiverswhichbecameincreasinglyimportantfromthe1870swiththeuseofhydraulicstrippingandsluicing.Agricultureandsawmillingreplacedgoldmininginthe20thcentury.
TherehasbeenahotelinNerrigasince1865.APostOfficeoperatedfrom1865to1868,andfrom1873to1981.Ageneralstorewasoperatinginthe1870sandin1904therewasageneralstoreandabutcherinNerriga.In1908thepopulationofNerrigawas289.Ahalftimeschoolopenedinabarkhutin1868whichbecameapublicschool.The1896timberbuildingwasreplacedin1952withanewschoolwhichclosedin1974.WhileaUnion‐ProtestantChurchexistedintheearly1900s,twochurchesremain,theChurchofEnglandChurchoftheGoodShepherdopenedin1936andtheRomanCatholicStMary’sopenedin1957.Apolicestationandlockupreplacedearlierbuildings,possiblyin1904.TheProgressAssociationHallwascompletedin1929,replacingtheFederalHall,whichhadbeenthevenueforallsocialactivities.SportingeventshavebeenheldattheSportsgroundsincethe1920s.
Further Information
TallagandaShireCouncil,1998,DevelopmentControlPlanNo.1,EnvironmentalHeritageProvisions
NerrigaontheWoolRoad,PamRadowitz,1990.NerrigaHistoricalMuseum.
Current characteristics
ThehamletofNerrigasitsonbothsidesoftheNerrigaRoad,aregionalroadbetweenthesoutherntablelandsandNowra.Thesurroundinglandscapecomprisesbroadscaleagricultureandnativevegetation.Theoriginallayoutofthevillageremainsintactalthoughtherearefewbuildings,particularlydwellings.Thereareseveralsinglestorybuildingsconstructedfromtimberwhichhaveheritagevalueincludingthehotel.Thehotelisvisuallyprominentandameetingpointforlocalsandthosepassingthrough.Thecommunityhallisthefocalpointforthecommunity.
Desired future characteristics
Buildingsareofalowscale
Heritageitemsaredominantfeatures
Objective
(a) ToencouragedevelopmentthatcomplementsthecharacterofthevillageofNerriga
(b)
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D4 Mt Gillamatong MtGillamatonghasahighdegreeofhistoricandaestheticlandmarksignificancethatisembeddedintheundevelopednatureoftheupperpartofthehill.Itcontributestothebroaderareaof‘Braidwoodanditssetting’.Thenativevegetationcoveringthehillisconsideredtobeofhighconservationvalue(refertothePLEP2014Biodiversity(Terrestrial)map.
Map 2 Land above 720 metres on Mt Gillamatong
Objective (a) ToretaintheundevelopedcharacteroftheupperpartofMtGillamatong,andtoreducethe
visualimpactofbuildingdevelopmentontheslopeswithintheareaabove720metres
Control (1) Whereeitherthewholeorpartofadevelopmentisabovethe720metrecontourline,the
visualimpactofthatdevelopmentonthesurroundingareaistobeconsidered
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D5 Lots 1 and 2 DP 456367, Lot 2 DP 131294 and Lot 1 DP 1067259 Lots1and2SP456367,Lot2DP131294andLot1DP1067259areadjacenttotheMonaroHighwayinthelocalityofRoyalla.ThePLEP2014permitsresidentialsubdivisionwithconsent.
Objective
(a) ToensuretheviewfromtheMonaroHighwaytowardsLots1and2DP456367,Lot2DP131294andLot1DP1067259isnotdominatedbybuildings
Control
(1) AbufferistobecreatedfromtreespeciesindigenoustotheRoyallalocalityonLot1DP456367.Thebufferistobewithin50metresoftheMonaroHighwayandforthelengthofLot1DP456367.ThiscontrolistoundertakenatthecommencementofadevelopmentapprovalforresidentialsubdivisionofLots1and2DP456367,Lot2DP131294andLot1DP1067259
(2) AlandscapeplanforeachlotcreatedfromLot1DP456367inE4EnvironmentalLivingistobesubmittedwiththedevelopmentapplicationforadwelling.ThelandscapeplanistoincludetreespeciesindigenoustotheRoyallalocalityandencompasstheareaonthewesternsideofthelot
(3) Materialsandthecolourofthematerialstobeusedfortheconstructionofbuildingsaretobeharmoniouswiththenaturalenvironment.Detailsofthematerial(s)andcolouraretobesubmittedwiththedevelopmentapplication
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Part E Notification of Development Applications
E1 Notification of a Development Application Publicparticipationisanimportantcomponentofthedevelopmentassessmentprocess.Toensurethatpublicparticipationoccursinanorderly,consistentandtransparentmannerthefollowingprovisionshavebeenset:
Objective (a) Toprovideaframeworkforthenotificationandadvertisementofdevelopmentapplications,
applications to modify development consents and the review of developmentdeterminations
(b) To provide an opportunity for appropriate public participation in the developmentapplicationprocess
(c) To establish a clear process whereby public views are considered in the developmentapplicationprocess
(d) Tospecifycircumstanceswherenotificationandadvertisingofdevelopmentapplicationsisnotrequired
(e) Toidentifydevelopmentapplicationsthatwillbenotifiedoradvertisedandthosepersonsthatwillbenotified
Minimum standards for adjoining owner and stakeholder notification
TheDevelopmentApplicationNotificationPolicyestablishesminimumstandardsforadjoiningownerandstakeholdernotification.TheremaybecircumstanceswhereCouncilofficersdecidethisminimumshouldbeincreased.Forexample,additionalneighbouringpropertiesmaybenotifiedifconsiderednecessary,ortheadvertisingandnotificationperiodmaybeextended.Suchadecisionwouldbebasedonthepotentialimpactofadevelopmentapplication.
Legislative requirements
TheEnvironmentalPlanningandAssessmentAct1979providesfortheadvertisingandnotificationofcertaintypesofdevelopment.Thisincludes‘advertiseddevelopment’,‘designateddevelopment’and‘integrateddevelopment’.TheadvertisingperiodsandrequirementsaremandatoryandcannotbechangedbythisDCP.ThetimeperiodsforadvertisingandnotificationsetbytheEnvironmentalPlanningandAssessmentAct1979areasfollows:
Designated development 30 days Remediation requiring consent 30 days Nominated integrated development
14 days or 30 days (depending on approval requirements)
Exempt development not required Complying development advice to neighbours within a 20 metre radius of the
site at least 14 days before the development application is approved and seven days before work commences
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Local Development to be advertised and notified
Alldevelopmentnotidentifiedasbeingoneofthecategoriesintheabovesectionis‘localdevelopment’andiscoveredbythefollowingnotificationandadvertisingprovisions.
Table 25 Advertising and notification requirements
Development Type Advertise Notify Scope Period (days) Development within the R1 General Residential, R2 Low Density Residential and R5 Large Lot Residential zones two storey dwelling house, including a new storey or part storey
Y A 14
major side (and rear) extension to a dwelling house that increases the floor space by 50% or 100m2,
whichever is lesser
Y A 14
dual occupancy, secondary dwelling, semi-detached dwelling
Y A 14
attached dwelling, multi dwelling housing, residential flat building, seniors housing
Y Y B 14
boarding house, group home, hostel
Y Y B 14
major alterations and additions to any existing attached dwelling, multi dwelling housing, residential flat building and seniors housing development
Y B 14
Relocation of building envelopes
Y A 14
Variations under clause 4.6 of the Palerang Local Environmental Plan 2014
Y Y B 14
Development within the R1 General Residential, R2 Low Density Residential and R5 Large Lot Residential zones first floor balcony or deck Y A 14
construction of a swimming pool
Y A 14
tennis court
Y A 14
Torrens Title subdivision of an existing lot to create up to and including a total of four lots
Y A 14
Relocation of building envelopes
Y A 14
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Development Type Advertise Notify Scope Period (days) Torrens Title subdivision of an existing lot to create a total of more than four lots
Y Y B 14
change of use from residential to a non-residential use (such as bed and breakfast, child care centre)
Y Y B 14
change of use of an existing non-residential use or property to another more intensive non-residential use
Y Y B 14
erection of a building, or major alterations and additions to an existing building for non-residential purposes
Y Y B 14
erection of other non-residential structures (such as advertising signs in association with non-residential use)
Y A 14
demolition of a building or work within a conservation area
Y Y B 14
Demolition of a building or work that is a heritage item
Y Y B 14
educational establishment and major alternations and additions
Y Y B 14
home industry
Y A 14
Variations under clause 4.6 of the Palerang Local Environmental Plan 2014
Y Y B 14
Development within the R1 General Residential, R2 Low Density Residential and R5 Large Lot Residential zones high impact telecommunication facilities (such as a tower)
Y Y B 14
any development that does not comply with the DCP standards
Y A 14
Relocation of building envelopes
Y A 14
Development Type Advertise Notify Scope Period (days) Development within the RU5 Village zone
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two storey dwelling house, including a new storey or part storey
Y A 14
major side (and rear) extension to a dwelling house that increases the floor space by 50% or 100m2,
whichever is lesser
Y A 14
Dual occupancy, secondary dwelling, semi-detached dwelling
Y A 14
attached dwelling Y Y B 14 group home Y Y B 14 major alterations and additions to any existing attached dwelling, multi dwelling housing, residential flat building and seniors housing development
Y B 14
first floor balcony or deck Y A 14 construction of a swimming pool
Y A 14
tennis court Y A 14 Torrens Title subdivision of an existing lot to create up to and including a total of four lots
Y A 14
Torrens Title subdivision of an existing lot to create a total of more than four lots
Y Y B 14
change of use from residential to non-residential use (such as bed and breakfast, child care centre)
Y Y B 14
Relocation of building envelopes
Y A 14
Variations under clause 4.6 of the Palerang Local Environmental Plan 2014
Y Y B 14
Development within the RU5 Village zone change of use of an existing non-residential use or property to another more intensive non-residential use
Y Y B 14
Development Type Advertise Notify Scope Period (days) erection of a building, or major alteration and
Y Y B 14
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additions to an existing building, for non-residential purposes erection of other non-residential structures (such as advertising signs) in association with non-residential use
Y A 14
home industry Y A 14 non residential development other than non residential structures in association with non residential uses
Y A 14
any development that does not comply with the DCP standards
Y A 14
Relocation of building envelopes
Y A 14
Development in B2 Local Centre and B4 Mixed Use commercial and retail development
Y A 14
shop top housing Y A 14 boarding house Y Y B 14 alterations and additions to a commercial or retail building where it adjoins a residential building or a building known to be used for residential purposes
Y A 14
Variations under clause 4.6 of the Palerang Local Environmental Plan 2014
Y Y B 14
Development in B2 Local Centre and B4 Mixed Use major traffic generating development (such as a supermarket, department store, bulky goods premise, direct factory outlet, motel, child care centre, function centre, community facility, entertainment facility or the like)
Y Y B 14
Torrens title subdivision of an existing lot to create more than four lots
Y Y B 14
Development Type Advertise Notify Scope Period (days) licensed premise (such as a club, pub, hotel, nightclub) licensed restaurant
Y Y B 14
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sex services and restricted premise
Y Y B 14
educational establishment and major alterations and additions
Y Y B 14
extension of hours of operation to any of the land uses identified above
Y B 14
demolition of a building or work within a conservation area
Y Y B 14
demolition of a building or work that is a heritage item
Y Y B 14
residential accommodation in the B4 zone
Y A 14
amusement centre, medical centre, hospital, mortuary, tourist and visitor accommodation, service station, vehicle body repair workshop, vehicle repair station, veterinary hospital, waste or resource management facility
Y Y B 14
high impact telecommunications facility (such as a tower)
Y Y B 14
any development that does not comply with the DCP standards
Y A 14
Development in RU1 Primary Production, , E3 Environmental Management and E4 Environmental Living Torrens title subdivision of an existing lot to create up to and including a total of four lots
Y A 14
Torrens title subdivision of an existing lot to create a total of more than four lots
Y Y B 14
any non-agricultural activity or non-residential development
Y Y B 14
Intensive livestock agriculture establishment and rural industry
Y Y B 14
Development Type Advertise Notify Scope Period (days) proposed use of erection of a building where in the opinion of the council, there is the potential for impact on surrounding properties
Y A 14
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tennis court with lights Y A 14 demolition of a building or work within a conservation area
Y Y B 14
demolition of a building or work that is a heritage item
Y Y B 14
high impact telecommunication facility (such as a tower)
Y Y B 14
home industry Y A 14 any development that does not comply with the DCP standards
Y A 14
Relocation of building envelopes
Y A 14
Development in the IN2 Light Industrial zone waste or resource management facility and major alterations and additions
Y A 14
major traffic generating development (such as bulky goods premise, community facility or the like)
A Y B 14
any development that does not comply with the DCP standards
Y A 14
Variations under clause 4.6 of the Palerang Local Environmental Plan 2014
Y Y B 14
Scope of Notification Scope of notification type A
Immediatelyadjoiningpropertiesatthesideandrear,aswellaspropertiesdirectlyoppositethefrontageofthesubjectpropertyinthestreetorrearlane.Forthepurposeofthisclauseimmediatelyadjoiningpropertiesincludespropertieswithboundariessituated5metresorlessfromthesubjectproperty.
Scope of notification type B
WithintheRU1PrimaryProduction,E3EnvironmentalManagementandE4EnvironmentalLivingzones‐threepropertieseithersideofthesubjectsiteandthreeimmediatelyadjoiningatrear.
WithintheRU5Village,R1GeneralResidential,R2LowDensityResidential,R5LargeLotResidential,B2LocalCentre,B4MixedUseandIN2LightIndustrialzones–threepropertieseithersideofthesubjectsiteandthreeimmediatelyadjoiningatrear,includingthreedirectlyoppositethefrontageofthesubjectpropertyinthestreetorrearlane.
ThescopeofnotificationfortypesAandBareminimumsandmaybeincreasedwhereCouncilofficersareoftheopinionthatthisiswarranted,giventhepotentialimpactoftheproposal.Matters
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thatwillbetakenintoconsiderationindeterminingwhethertoincreasethescopeofnotificationareawillincludethefollowing:
Viewstoandfromthesurroundinglandandbuildings
Potentialovershadowingofsurroundinglandandbuildings
Potentialimpactonprivacyofsurroundinglandandbuildings
Potentialnoise,odourandvibrationemissionstothesurroundinglandandbuildings
Thelikelyvisualimpactoftheproposeddevelopmentinrelationtothestreetscapeandviewstoandacrossthesubjectsite
Potentialtrafficgeneration
Potentiallight‐spillorreflection
WhereCouncilistheapplicant
Note:ThenotificationperioddoesnotincludethedaysbetweenChristmasandNewYear.
Advertising Procedures Developmentthatisadvertised(either30daysor14days):anoticedescribingthedevelopmentwillbeplacedinthelocalweeklynewspaperscirculatingintheCouncilarea.
Thenotificationperiodforalladvertiseddevelopmentwillcommenceonedayafterthedateonwhichthenoticefirstappearsinthepaper.
Thenewspaperadvertisementwillcontainthefollowinginformation:
Abriefdescriptionoftheproposalthatoutlinesthenatureandpurposeofthedevelopmentapplication
Theaddressoftheproposeddevelopment
Thenameoftheapplicant
Thedevelopmentapplicationreferencenumber
Wherethedevelopmentapplicationmaybeinspectedandthetimesofinspection
Theperiodduringwhichsubmissionsmaybemade
Councilcontactdetailsforthepurposeofmakinginquiriesandsubmissions
Astatementthatanypersonmaymakeawrittensubmissioninrelationtothedevelopmentapplication
Astatementthatanypersonmakingasubmissionbywayofobjectionmustspecifythegroundsofobjection
AstatementoutliningtheprivacyrightsofanypersonmakingasubmissiontotheCouncil
Notification Procedures Notificationletterswillbesenttorelevantpropertyownerstwodayspriortothestartofthesubmissionperiod.Forstratatitlebuildings,notificationwillbesenttotheOwnersCorporation.
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Thenotificationletterswillcontainthefollowinginformation:
Thedateoftheletter
Thenameoftheapplicant
Abriefdescriptionoftheproposalthatoutlinesthenatureandpurposeofthedevelopmentapplication
AnA4sizedplanoftheproposal(notincludingtheplansandspecificationsforanyresidentialparts of a proposed building, other than plans that show its height and its externalconfigurationinrelationtothesiteonwhichitisproposedtobeerected)
Theaddressoftheproposeddevelopment
Thedevelopmentapplicationreferencenumber
Therelevantcouncilassessmentofficertocontactandcontactdetails
Wherethedevelopmentapplicationmaybeinspectedandthetimesofinspection
Theperiodduringwhichsubmissionsmaybemade
Councilcontactdetailsforthepurposeofmakingasubmission
Astatementthatanypersonmaymakeawrittensubmissioninrelationtothedevelopmentapplication
A statement that any personmaking a submission byway of objectionmust specify thegroundsofobjection
Astatementoutliningthatallsubmissionswillbepubliclyavailableandbeprovidedtotheapplicant,iftheapplicantsorequests,andthatnamesofsubmitterswillnotbesuppressed
E2 Publication of Received List AlistofdevelopmentapplicationsreceivedwillbepublishedinthelocalweeklynewspaperscirculatingintheCouncilarea.
E3 Amendments, Modifications and Reviews Amended applications – prior to determination
Whenadevelopmentapplicationisamended,priortoitbeingdetermined,thedevelopmentapplicationwillbere‐advertisedandre‐notified,ifpreviouslyadvertised,onlyincircumstanceswheretheamendeddevelopmentapplicationisconsideredlikelytoresultinadditionalenvironmentalimpacts.
Amendeddevelopmentapplicationsthatresultinareductionintheenvironmentalimpactsofadevelopmentwillnotbereadvertisedorre‐notified.
Modification of development consents - Section 96 applications.
Thereare3categoriesofSection96applications:
Section96(1)–applicationsinvolvingcorrectionofminorerrorsormisdescriptions
Section96(1A)–applicationsinvolvingminimalenvironmentalimpacts
Section96(2)–applicationsinvolvingothermodifications
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OnlySection96(2)applicationswillbeadvertisedornotified,consistentwiththeoriginaldevelopmentapplicationadvertisingornotificationadvertisedaswell.
Request for review of determinations – Section 82A review
ApplicationsforaSection82Areviewwillbe,asaminimum,re‐notifiedtothosewhomadeasubmissiontotheoriginaldevelopmentapplication.
Afullroundofnotification,andifrelevantadvertising,willbeundertakeninthesamemannerastheoriginaldevelopmentapplication,ifitisconsideredthatanyamendmentsthatmayhavebeenincludedarelikelytohaveagreaterimpactthantheoriginallyapproveddevelopmentapplication.
PalerangDevelopmentControlPlan2015 215
Appendices Appendix A - Flood Compatible Materials
BUILDING COMPONENT FLOOD COMPATIBLE MATERIAL Flooring and Sub-floor Structure
· Concrete slab-on-ground monolith construction. · Suspended reinforced concrete slab.
Floor Covering · Clay tiles. · Concrete, precast or in situ. · Concrete tiles. · Epoxy, formed-in-place. · Mastic flooring, formed-in-place. · Rubber sheets or tiles with chemical-set adhesives. · Silicone floors formed-in-place. · Vinyl sheets or tiles with chemical-set adhesive. · Ceramic tiles, fixed with mortar or chemical-set adhesive. · Asphalt tiles, fixed with water resistant adhesive.
Wall Structure · Solid brickwork, blockwork, reinforced, concrete or mass concrete.
Roofing Structure (for situations where the relevant flood level is above the ceiling)
· Reinforced concrete construction. · Galvanised metal construction.
Doors · Solid panel with water proof adhesives. · Flush door with marine ply filled with closed cell foam. · Painted metal construction. · Aluminium or galvanised steel frame.
Wall and Ceiling Linings · Fibro-cement board. · Brick, face or glazed. · Clay tile glazed in waterproof mortar. · Concrete. Concrete block. · Steel with waterproof applications. · Stone, natural solid or veneer, waterproof grout. · Glass blocks. · Glass. · Plastic sheeting or wall with waterproof adhesive.
Insulation Windows
· Foam (closed cell types). · Aluminium frame with stainless steel rollers or similar corrosion and water resistant material.
Nails, Bolts, Hinges and Fittings
· Brass, nylon or stainless steel. · Removable pin hinges. · Hot dipped galvanised steel wire nails or similar
Appendix B – PAL – SD - 101
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Appendix C- Suggested heritage colour schemes
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Appendix D – Classified Road Map
Source:NSWRoadsandMaritimeService