NOTE: This Chapter should not be read in isolation. You may need to consider other chapters of this DCP when preparing your application.
CHAPTER N17: WOOLLAMIA FARMLETS -LARGE LOT RESIDENTIAL SUBDIVISION
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Chapter N17: Woollamia Farmlets – Large Lot Residential
Contents
1 Purpose ........................................................................................................................ 2
2 Application .................................................................................................................... 2
3 Context ......................................................................................................................... 2
4 Objectives ..................................................................................................................... 3
5 Provisions ..................................................................................................................... 3
5.1 Controls for SEPP 14 Wetlands, Biodiversity and Threatened Species Conservation .................................................................................................................... 3
5.2 Controls for Bushfire Risk Management ................................................................. 4
5.3 General Controls ..................................................................................................... 6
6 Advisory Information ..................................................................................................... 7
6.1 Other legislation or policies you may need to check ............................................... 7
Figures Figure 1: Subject Land Map ................................................................................................. 2 Amendment history Version Number Date Adopted by Council Commencement Date Amendment Type
1 14 October 2014 22 October 2014 New
2 23 June 2015 1 July 2015 Amendment
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1 Purpose
The purpose of this Chapter is to assist with the development of Woollamia Farmlets Large Lot Residential subdivision. Advisory Note: In addition to the provisions outlined in this Chapter,
you must refer to the supporting map: Chapter N17 – Map 1.
2 Application
This chapter applies to the following properties as shown in Figure 1 below. Lot 92A, DP 15266 (1 Pritchard Avenue, Woollamia) Lot 79, DP 9289 (Willowford Road, Woollamia) Lot 78, DP 15266 (87 Willowford Road, Woollamia) Lot 78A, DP 15266 (Willowford Road, Woollamia) Lot 82A, DP 15266 (84 Willowford Road, Woollamia)
Figure 1: Subject Land Map
3 Context
The Woollamia Farmlets is a small lot rural (old paper) subdivision that was identified for investigation in the Jervis Bay Settlement Strategy 2003. Shoalhaven LEP Amendment 1985 (Amendment No. 241) providing an enabling clause to allow the erection of a dwelling house on each of the five (5) lots subject to certain environmental considerations being addressed.
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The Shoalhaven LEP (SLEP) 2014 commenced on 22 April 2014 with amendments to the minimum lot size map to continue the permissibility of a dwelling house on each lot. The Woollamia Farmlets is within the Currambene Creek Catchment. Currambene Creek is listed on the Commonwealth Directory of Important Wetlands in Australia. Currambene Creek and is a Sanctuary Zone within the Jervis Bay Marine Park. Maintenance of existing water quality and hydrological regimes is important to protect SEPP 14 Wetlands, Currambene Creek, Jervis Bay and their associated ecosystems.
4 Objectives
The objectives are to: i. Provide guidelines for the development of land in the Woollamia Farmlets Large Lot
Rural Subdivision and Schedule 9 provisions of Shoalhaven LEP 1985 (Amendment 241)
ii. Manage risks associated with bushfire; iii. To protect local watercourses and ground water systems and associated
ecosystems from impacts associated with on-site effluent treatment and application; iv. Facilitate the protection of State Environmental Planning Policy No. 14 - Coastal
Wetlands (SEPP 14); v. Protect flora and fauna and minimise clearing of native vegetation; vi. Manage acid sulfate soils; and vii. Manage water quality runoff to SEPP 14 wetlands and Jervis Bay receiving waters.
5 Provisions
Consent must not be granted to the erection of a dwelling-house on each of the lots unless your application demonstrates compliance with the provisions. You application must also demonstrate compliance with Shoalhaven Local Environmental Plan 2014, relevant legislation and other Controls in this DCP including Chapter G12: Dwelling Houses, Additions and Ancillary Structures and Chapter G5: Threatened Species Impact Assessment
5.1 Controls for SEPP 14 Wetlands, Biodiversity and Threatened Species Conservation
The NSW Threatened Species Conservation (TSC) Act 1995 provides for the conservation of threatened species, populations and ecological communities of animals and plants. Section 5A of the Environmental Planning and Assessment (EP&A) Act 1979 sets out a ‘seven-part test’ for considering the potential impact of a proposed development on critical habitat, threatened species, populations or endangered ecological communities, and their habitats. As development of land will potentially impact on known threatened species habitat, an assessment known as a ‘seven-part test’ will be legally required as part of the development assessment process.
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Performance Criteria Acceptable Solutions
P1 The impact of development on habitat trees and native vegetation is minimised;
A1.1 You development application is supported with a detailed flora and fauna assessment and includes a ‘seven-part test’;
P2 The impacts on biodiversity and threatened species are fully considered in any development application.
A2.1 The assessment identifies potential impacts on wetlands, threatened species and endangered ecological communities; and
A2.2 The development footprint is within the Indicate Development Areas identified on the supporting map.
P3 The impact of development on SEPP 14 Wetlands and native vegetation is minimised;
A3.1 Your development application includes appropriate studies to demonstrate that no net impact will occur on the hydrology, water quality and ecology of the SEPP 14 wetlands; and,
P4 The proposal demonstrates no net impact on the hydrology, water quality and ecology of the SEPP 14 wetlands.
A4.1 Properties that are directly affected by a SEPP 14 wetland must implement a secondary waste water treatment that demonstrates no net impact on the wetlands.
5.2 Controls for Bushfire Risk Management
The following bushfire protection measures need to be incorporated into development to minimise bushfire risk.
Separating development from bushfire prone vegetation with asset protection zones (APZs) around dwellings.
Designing and constructing dwellings and other structures to the required standard under AS3959.
Providing access for fire fighting vehicles including perimeter fire trails in certain locations.
Ensuring the development provides an adequate dedicated water supply for fire-fighting purposes.
Landscaping to limit the spread of fire.
Emergency management arrangements for protection of property and/or evacuation.
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Individual development applications for development on bush fire prone land are required to be assessed in accordance with Section 79BA of the EP&A Act, or where relevant (i.e. subdivision or a “special fire protection purpose”) in accordance with Section 100B of the Rural Fires Act. Performance Criteria Acceptable Solutions
P1 Any dwellings and associated structures are located and constructed in accordance with the provisions of Planning for Bushfire Protection and AS3959 (or equivalent documents).
A1.1 All buildings will be located within the potential building areas identified in Indicative Development Area as shown on the supporting map.
A1.2 Dwelling houses are constructed to the appropriate standard under AS3959. Dwelling houses may be required to be built to flame zone construction in accordance with Table 2.4.2 of Australian Standard 3959-2009 – Construction of buildings in bushfire – prone areas based on proposed setbacks.
P2 Environmental attributes within Asset Protection Zones (APZs) are appropriately managed.
A2.1 Asset Protection Zones (APZs) will be established in accordance with Indicative Development Area Map included as an Appendix to this Chapter the APZ dimensions specified by Planning for Bushfire Protection.
A2.2 Important habitat trees or threatened species within the APZs will be retained and managed in accordance with the RFS’s standards for APZ management (available at http://www.rfs.nsw.gov.au).
Note: 1. Reduction of fuel does not require removal
of all vegetation.
2. Native trees and shrubs should be retained as clumps or islands and should maintain a covering of no more than 20% of the area.
P3 Bushfire Asset Protection Zones (APZs) will be maintained in perpetuity.
A3.1 As part of any development approval, proposed building envelopes and APZs are to be identified on the title of each lot to ensure that future owners of lots with site dwellings in suitable locations with regard to bush fire protection measures;
A3.2 APZs are contained within the property boundary; and,
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A3.3 APZs that overlap property boundaries must be mutually beneficial with APZs on adjoining properties and formalised through the creation of an easement.
P4 Appropriate access is provided for fire fighting vehicles.
A4.1 Fire fighting vehicles will be able to access the water supply dedicated for firefighting purposes and be able to defend the rear of dwellings.
P5 Bushfire mitigation measures are to be implemented in accordance with Planning for Bushfire Protection.
A5.1 The development application is accompanied by a bushfire assessment which addresses all relevant aspects of Planning for Bushfire Protection including:
APZs
Construction standards and design
Access
Water supply
Emergency management arrangements
Landscaping
5.3 General Controls
Your application must also address a number of considerations on the land including:
Acid Sulfate Soils – your application must demonstrate compliance with Clause 7.1 of SLEP 2014;
Onsite sewage management – your application must be supported by a Wastewater Report in accordance with Chapter G8: On Site Sewage Management; and
Aboriginal Heritage – your application must be supported by an Aboriginal Heritage Assessment prepared by a suitably qualified person that demonstrates Due Diligence has been exercised under the National Parks and Wildlife Act 1979 (as amended) prepared by a suitably qualified person.
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6 Advisory Information
6.1 Other legislation or policies you may need to check
Note: This section is not exclusive and you may be required to consider other legislation, policies and other documents with your application
Council Policies & Guidelines
Contributions Plan Rural Wastewater Supply Policy Driveway Access to Private Properties
External Policies & Guidelines
Planning for Bushfire Protection 2006 Standards for Asset Protection Zones (NSW Rural Fire Service)
Legislation State Environmental Planning Policy No. 14 – Coastal Wetlands State Environmental Planning Policy No. 71 – Coastal Protection
