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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


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.


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


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


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


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


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.


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


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:


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.


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


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.


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.


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


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.


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.


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


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,


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


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.threatenedspecies.nsw.gov.au

B3.2 Soils and steep slopes

Sometypesofdevelopmentcanhaveanimpactonacceleratingerosionandsedimentationonsteeplandoronlandwithfragileanddispersiblesoils.Theseareasposeconsiderablechallengesfortheconstructionofbuildingsandinfrastructuresuchasroads.Developmentinareassubjecttoimpededdrainage,waterloggingorsalinityshouldalsobecarefullyexaminedtoensureexpensiveinterventionstrategiesarenotrequiredinthefutureanddamagetoinfrastructuredoesnotoccur.

ThePLEP2014containsclauses6.6Salinity,6.7Highlyerodiblesoilsand6.7ASlopesover18degreesandanassociatedLandscapeMap.Insomeinstancesitwillbenecessarytohaveareportpreparedaspartofadevelopmentapplication.


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


OfficeofEnvironmentandHeritageatwww.environment.nsw.gov.au

B3.3 Watercourses Riparianareasprovideanimportanttransitionareabetweenaquaticandterrestrialenvironments.Theyprovidebankstablisationwhichreducesthelossofsedimentintowatercoursesandhabitatforaquaticandterrestrialfaunaspecies.

Clause6.5RiparianlandandwatercoursesofthePLEP2014andtheassociatedmapRiparianLandsandWatercoursescontainsprovisionsrelatingtodevelopmentinriparianareasandwatercourses.

WorkproposedtobeundertakeninariparianareaorwatercoursemayalsorequireapprovalundertheNSWWaterManagementAct2000andtheNSWFisheriesManagementAct1994.

Insomeinstancesitwillbenecessarytohaveareportpreparedaspartofthedevelopmentapplication.


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.


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




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


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


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


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:


• 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.


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.


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


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


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


(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


(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


(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


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


(9) Alllotsinasubdivision,orvacantlotswherenewresidentialdevelopmentisproposed,musthavecoincidingphysicalandlegalaccessto/fromaproperlyformedpublicroad

(10) Inareaswhereanapplicantproposalfrontsapoorlyconstructedorunformedpublicroad,thesubdivisionwillberequiredtoconstructfullkerbandgutter,stormwaterdrainage,fullorhalfroadconstructionandsealinginadditiontotheprovisionofnaturestripswitha3%crossfalltotheroadway.Generally,kerbandgutterandvergeareaswillnotberequiredinRU1,E2,E3,RU5andE4zones

(11) Thesealingofsectionsofgravelroadwhereextratrafficgeneratedwillcausetheneedtoaddressdustimpactsadjacenttoexistingorproposeddwellings(inaccordancewithTable4)willberequired


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).


Priortosubmittingthedevelopmentapplication,proposedroadcentrelinesandlotboundariesshallbepeggedat25mintervals.Pegsshallalsobeplacedatcurvetangentpointsandmidpointspriortosubmittingthedevelopmentapplication.Thetopofpegsshallbeaminimum1.0mabovetheexistinggroundsurfaceandshallhaveeitherhighlyvisibletapeattachedtothepegorbepainted(100mmwidefromthetopofthepeg)inanappropriatecolour.


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


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.


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)


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


ESAs EquivalentStandardAxles


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.


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.


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


Drawingsaretocontainthefollowinginformation:

Siteplanshowingintendedaccess,dimensionsandoffsettothenearestsideboundaryandthelocationofanyutilitiessuchasstormwaterpits,watermains,telecommunicationpitsorstreettrees

Descriptionofpavementmaterial,forexampleconcrete,pavers,compactedgravel

Alongitudinalsectionforthedrivewaywherethedifferencebetweenthebackofkerbandgarage/carportentryexceeds600mminheight

B7.4 Laneways B7.4.1 Existing Laneways

TheurbanareasofBungendoreandCaptainsFlathaveanumberofexistinglaneways,asshowninFigure1toFigure2.


Figure1–ExistingLaneways–Bungendore


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


(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.


(4) Permanenterosionandsedimentcontrolmeasuresaretobeinplacetolimitwatervelocities

(5) Accessroadsarenottotraverseareasofenvironmentalsignificancesuchaswaterloggedareasorheavilyvegetatedareasandavoidtraversingsteepslopeswherepossible

(6) Unsealedroadsaretohaveamaximumgradeof15percentwhenerosionresistantgravelsareusedand7percentwheremoreerodiblegravelssuchassandydecomposedgranitesareused.Insomecircumstanceswhereroadsaresealedthegradecanbeincreasedto20percent

(7) DrawingsorreportsaretobepreparedbyapersonexperiencedandqualifiedindesignandconstructionofruralaccessroadsassetoutinAUS‐SPEC#1DevelopmentSpecificationSeriesDesignasamendedbyPalerangCouncil



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




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



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


RefertosectionB7.2andB7.3fordevelopmentapplicationrequirements


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


(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


Stormwater <375

375 – 675

750 – 1200

>1200

1.5

2.5

3.5


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


Alldevelopmentapplicationsinvolvingtheconstructionofutilityservicesshallbesubmittedwithsuitabledrawingstoassesstheproposal.DrawingsaretobepreparedbysuitablyqualifiedpersonsassetoutinAUSSPEC#1SpecificationSeries(asamendedbyCouncil)andshallcomplywiththe


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


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


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


(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)


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


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


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


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


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


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.


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


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


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


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


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


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


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


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


(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


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


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.


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.


(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


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


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



adetaileddescriptionoftheareaassessedandmapsofthearea

themethodofassessment

evidenceoftheAHIMSdatabasesearch

thefindingsoftheassessment

ifanyheritagewaslocated,anoutlineoftheimmediateandfuturemanagementofit.

B10.3 Natural Heritage

Naturalheritagereferstocomponentsofthelivingenvironmentsuchaslandresources,inlandwateranddiverseanimalandplantlife.ThereareseveralsitesinPalerangwhichareofhighnaturalheritagevalueincludingLakeGeorgeandkarstareassuchasTheBigHoleandLondonBridge.

Objective (a) Toprotectitemswithnaturalheritagevalues

Control

(1) Wheredevelopmentwillhaveanimpactonareaswithahighlevelofnaturalheritage,anaturalheritageimpactassessmentmustbesubmittedwiththedevelopmentapplication

(2) Thenaturalheritageassessmentreportmustcontainthefollowinginformation:


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.


Section79CoftheNSWEnvironmentalPlanningandAssessmentAct1979requirestheconsiderationofthesocialandeconomicimpactofaproposeddevelopment.Forsomedevelopmentthiswillrequireadetailedeconomicorsocialimpactassessment.Theaimoftheassessmentistodeterminetheimpactsofaproposeddevelopmentonthesocialoreconomicenvironment.

Objective

(a) ToensurethatareportcontainssufficientinformationtoenableCounciltodeterminetheimpactofthedevelopmentproposalonthesocialoreconomicenvironment

(b) Toensurethatthesocialoreconomicimpactofaproposalisconsideredatthedevelopmentassessmentstage

(c) Toconsidertheneedforservicesandinfrastructuretoassistinaddressingthesocialandeconomicimpactsofadevelopmentproposal

Control

(1) Economicandsocialimpactassessmentsaretobeundertakenbypeoplewithqualificationsandexperienceinthisarea.Forexampleapersonundertakingasocialimpactassessmentshouldhavequalificationsinanareaofthesocialsciences.Thoseundertakinganeconomicimpactassessmentshouldhavequalificationsandexperienceineconomics

(2) Theeconomicorsocialimpactassessmentreportistocontainthefollowinginformation:


theboundariesoftheassessment

themethodusedincludingthedetailsofanymodels

theimpacts,bothshortandlongterm

mitigationandmanagementstrategies

referencestothedataused.

B12 Landscaping Thelandscapingofdevelopmentenhancesthestreetscapeandblendsnewdevelopmentintothestreetscape.Treesalsoprovideshadeandpossiblyhabitatfornativefauna.Landscapingalsoprovidesaneffective‘softening’ofthehardedgesofbuildingsandcanbeusedtoreducethebulkandvisualimpactofdevelopment.Qualitylandscapingretainssignificantnaturallandscapefeaturesandmaturetrees.

Landscapingalsohasanimportantroletoplayinimprovingenvironmentalconditionssuchasstormwaterandrainwaterabsorption,andhabitatfornativefauna.Itcanhelpreducebushfirerisksandregulatetheamenityofadevelopmentthroughsuchthingsassunshadingusingpergolasandtreeplantings.

Wellplannedandexecutedlandscapingcontributestotheappearanceandamenityofthedevelopment.Treesandshrubscanalsohaveanimportantroleinthecontrolofsun,noise,andwind,screeningoffunctionalspacessuchasparkingareasandminimisingtheamountofwaterrunningofftheproperty.


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.


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


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


aspossiblewithintheboundsposedbytheotherperformanceobjectives.Waterconservationshouldbepracticedandwastewaterproductionshouldbeminimised.

(h) Toencourageecologicallysustainabledevelopment–OSSMfacilitiesshouldbeselected,sited,designed,constructed,operatedandmaintainedusing,conservingandenhancingthecommunity’sresourcessothatecologicalprocesses,onwhichlifedepends,aremaintained,andthetotalqualityoflife,nowandinthefuturecanbeincreased.

Thediagrambelowsetsouttheprocessforinstallinganon‐sitewastewatermanagementsystem.


Figure 10 Flowchart to design and install an on-site wastewater system


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.


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),


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)


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


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


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


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


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


(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


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


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


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


(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


Further information


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.


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.



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


(5) Designoflotsonslopingsiteswillberequiredto:

minimisetheneedforboundaryretainingwalls

minimisethepotentialforoverlookingofadjoiningpropertiesand

maintainsolaraccess.

(6) Smallerlotsaretobelocatedonnorthfacingslopesandlargerlotsaretobelocatedonsouthfacingslopesasshowninthediagramsbelow.

Figure 12 Lot Orientation


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


(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


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


(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


Control (1) RefertosectionB7EngineeringrequirementsinthisDCP

C1.2.11 Service easements

Objective (a) Toensureapproveddevelopmentandmaintenancecanbeundertaken


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


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


(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


areaofatleast8hectaresandnomorethan5lotsshallbecreatedlessthantheminimumlotsizeshownontheLotSizeMap.

(2) Subdivisiondesignistorespondtothefindingsofthesiteanalysisandbefreeofmajorenvironmentalandservicingconstraints

(3) Subdivisiondesignshallnotresultinthefragmentationofenvironmentalareas

(4) Subdivisiondesignistoreflectexistingfencelinesornaturalfeatureswhereappropriate

(5) Dwellinghouselotsshouldbelocatedonthelandwithloweragriculturalpotentialwherethisdoesnotconflictwiththeneedtoprotectimportantareasofnativevegetation

(6) Eachproposedlotthathasfrontagetoamainorarterialroadmusthaveafrontagetothatroadofnotlessthan200metresandoneentrypointforvehicles


maximumlengthofaccesscorridorshallbe300metreswhenlocatedtotherearofalotwithanarealessthan20hectaresfrontingaroad


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


(6) Eachproposedlotthathasfrontagetoamainorarterialroadmusthaveafrontagetothatroadofnotlessthan200metresandoneentrypointforvehicles


maximumlengthofaccesscorridorshallbe250metres


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


besitedtakingintoaccounttheconstraintsidentifiedinthesiteanalysisandanyotherrelevantreport

(3) Aproposedbuildingenvelopeof2,000m2istobemarkedontheplan.Inareasthatarenotconnectedtoreticulatedsewer,envelopesaretoincludeaproposedeffluentdisposalareainaccordancewithsectionB13On‐sitesystemofsewagemanagement(OSSM)inthisDCP

(4) Battleaxelotsshouldbekepttoaminimum,butwhenincorporatedwithinasubdivisionthefollowingrestrictionsshallapplytoensurethatadequateprovisionismadefortwowayvehicularaccessforfuturedevelopment:

Theaccesshandleforeachlotmusthavedirectfrontagetoapublicroad

Theaccesshandlemusthaveaminimumwidthof4.0mandbenolongerthan100m

Amaximumoftwolotsonlywillbeallowedtobeaccessedfromoneaccesshandle


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


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


(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


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


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


(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


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


C2.1.7 Energy and water efficiency Energyefficienthomesappearverysimilartoconventionalhomes,butusethebestcombinationofbuildingorientation,wallandceilinginsulation,efficientwaterheatingandspaceheating,efficientlightingandappliances.Energyconsumptioncanbereducedbyupto40%whencomparedtoaconventionalhome.Incorporatingfeaturessuchasthefollowingintothedesignwillincreasetheenergyefficiencyofthebuilding:


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


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


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.


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


C2.2.2 Setbacks RefertotheGlossaryinthisDCP.

Objective

(a) Toestablishthefrontbuildinglinetocreateconsistentproportionsofthestreet

(b) Tomaintainorenhancestreetscapecharacterthroughthecontinuityofstreetfacades

(c) Toenhancethesettingforbuildingsthroughdeepsoilzonesandlandscaping

(d) Toensurevisualprivacyforresidents

Control

(1) Setbacksforeachofthelandusezonesareshowninthetablebelow:

Note: Setbackswhicharepartofabuildingenvelopeprevail


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




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


C2.3 Multi dwelling housing ForthedefinitionsofmultidwellinghousingrefertothePLEP2014Dictionary.ThePLEP2014landusetableslistthelandusezonesthatpermitmultidwellinghousingandattacheddwellingswithconsent.

Objective

(a) Tohavewelldesignedandvariedhousingformsthatareintegratedintotheexistingenvironmentintermsofsize,bulk,height,scaleandsetbacks

(b) Toensurethatthereisadequate,convenientandsafecarparkingthatdoesnotdominatethesiteoritsstreetscape

(c) Tohaveopenspaceareaswhichmeettheneedsofresidentsforoutdoorleisureactivities,privacy,landscapingandsolaraccess

(d) Toensurethatwheretherewillbemorethanthreedwellings,thatsomewillbeconstructedasadaptablehousing


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




Table 14 Setbacks for multi dwellings

Setback distance (metres) for multi dwellings

R1

Front 4 or the average of adjoining lots

Side 0.9


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


(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


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


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


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


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


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.


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


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



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)


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


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


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:


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


Front 1m behind the existing building line

1m behind the existing building line



Side 0.9 0.9 15

0.9


3 3 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:


theproposeduseofthedevelopment

thehoursofoperation

thenumberofemployees


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.


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.


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


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


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.


C8 Industrial development ThePLEP2014permitslightindustryinzoneIN2LightIndustrial.ForthedefinitionoflightindustryrefertothePLEP2014Dictionary.



theproposeduseoftheindustrialdevelopmentandmaterialstobeusedintheindustry

thehoursofoperation


theexpectednoiselevels

plansoftheproposeddevelopmentincludingallbuildings,openspaceareas,carparking,loadingandunloadingareas,entrancesandinternalroads.


landscapingplandetailingthefollowing:

‐ anyexistingvegetationtoberetainedrelocatedorremoved;

‐ pavedandgrassedareas;



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


(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


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


(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.


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


100metresfromdwellingsonadjoiningproperties

NoteItissuggestedthatapplicantsconsiderothersectionsoftheDCPincludingwaste,parking,noise,food,visualamenityandaccess

C10 Eco-tourist facilities ThePLEP2014permitseco‐touristfacilitiesinzonesE3EnvironmentalManagementandRU1PrimaryProduction.Thedefinitionofaneco‐touristfacilityisprovidedinthePLEP2014dictionary.


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


(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:


plansoftheexistingdwellinghouse,indicatingallinternalusesincludingthepermanentresidents’accommodationandthenumberandlocationoftheproposedguestrooms.Externalfacilitiessuchasairconditioningandlightingthatcouldimpactontheamenityofadjoiningpropertiesshouldbeshownontheplans

thelocationanddimensionsofadditionalbuildingsandstructuresotherthantheprincipaldwelling,andcarparkingareasonsite

atrafficandparkingimpactstatementisrequiredtobesubmittedtoCouncilaspartofthedevelopmentapplication

detailsofanyproposedworksnotincludedintheabove


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


unfamiliarwiththeestablishment.Parkingistobeconvenientforvisitorswithoutinconveniencingadjoiningneighboursorotherroadusers.

Tomeettheserequirements,thefollowingcontrolsapply:

(1) Inadditiontopermanentresidentparking,onsitecarparkingmustbeprovidedattherateof1spaceperguestbedroomplusone1spaceper2employeesinaccordancewithAustralianStandard2890

(2) Atleastone1carparkingspaceshouldbedesignedforpeoplewithadisability,inaccordancewiththerelevantAustralianStandardforParkingFacilities2890.6.


(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


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


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


(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


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


(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


(2) Articlesarenottounreasonablyobscurepedestrianviewingofsignsofadjacentshops

C14.2 Busking

Minimum information to accompany an application

adescriptionofthebuskingact

thedayandtimetheactistotakeplace


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.


adescriptionofthetemporaryuse

thedayandtimethetemporaryuseistotakeplace




adevelopmentapplication(iftheuseofthefootpathwillhaveasignificantimpactonthearea)


Control (1) Theactivityisnottobeofanoisy,dangerousoroffensivenature

C14.4 Food Vans

Insomeinstances,MobileFoodVansmaybeexemptdevelopment.RefertoStateEnvironmentalPlanningPolicy(ExemptandComplyingDevelopmentCodes)2008.

Objective (a) Tomitigatetheimpactonexistingbusinesses.

(b) Toallowmobilefoodvanstooperateinsuitablelocations


adescriptionoftheuse

thedayandtimethemobilefoodvanistooperate



adevelopmentapplication(outsideoftheStateEnvironmentalPlanningPolicy(ExemptandComplyingDevelopmentCodes)2008


Control (1) Theactivityisnottobeofanoisy,dangerousoroffensivenature

(2) AllMobileFoodvansaretocomplywithallapplicableregulationsthat‘regular’foodbusinessesarerequiredtocomplywith

C15 Swimming pools Privateor‘backyard’swimmingpoolsafetyislegislatedbytheSwimmingPoolsAct1992.Thelegislationalsoappliestomoveabledwellings,hotelsandmotels.

TheSwimmingPoolsAct1992definesaswimmingpoolasbeing

anexcavation,structureorvessel:

(a)thatiscapableofbeingfilledwithwatertoadepthof300millimetresormore,and


(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.



theproposeduseofthecontainer


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


(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.


Figure 15 Location and type of signs


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


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


(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


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


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


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


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;


• 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


• 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.


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


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



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


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


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


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.




adescriptionoftheproposedruralindustry,includingthefollowing:

‐ thehoursofoperation

‐ thenumberofemployees

‐ theexpectednoiselevels

‐ thenumberofvehiclemovementsperday

‐ themanagementofwasteandwastewater

‐ thesourceandamountofwatertobeused

‐ ifanagriculturalproduceindustryistobedeveloped,whetherproducewillbesoldfromthepropertyorwhetherarestaurantorcaféisintended


alandscapingplandetailingthefollowing:

‐ anyexistingvegetationtoberetained,relocatedorremoved

‐ pavedandgrassedareas




Objective

(a) Toensurethatindustriesarecompatiblewiththeruralenvironment

(b) Tominimiseanyadverseimpactsontheamenityofsurroundinglands

Control

(1) Buildingsaretobedesignedandsitedsoastonottohaveasignificantimpactontherurallandscape,amenityandagriculturalproductivityofruralareas

(2) Setbacksaretobeinaccordancewiththetable23.NoteSetbacksmayneedtobeincreasedinordertoaddresspotentialenvironmentaloramenityimpactsoftheproposeddevelopment


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.




‐ adescriptionoftheproposedintensiveagriculturedevelopment,includingthefollowing:

thenumberandtypeofanimals

thehoursofoperation


theexpectednoiselevels


themanagementofwasteandwastewater

thesourceandamountofwatertobeused



‐ 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


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:


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


C28.3 Security and safety

(1) Thefacilitymustbeabletobereasonablysecuredtopreventaccesstothefacilitybyunauthorisedpeople

(2) Anysecuritymethodsusedshouldallowforreadyaccesstoanimalsandreadyexitforstaffandanimalsfromthefacilityintheeventofanemergencysuchasabushfire

C28.4 Car Parking

(1) On‐sitecarparkingmustbeprovidedinaccordancewiththeRoadsandTrafficAuthorityGuidetoTrafficGeneratingDevelopmentVersion2.2(orsuccessordocuments)

(2) AllparkingmustbeprovidedinaccordancewiththeAustralianStandardforParkingFacilities2890


(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.


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:


Siteplanincludingdimensionsofenclosuresandassociatedfacilities


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


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


Asiteplanincludingthefollowinginformation:

‐ thedimensionsofthearena

‐ theamountofcutandfill(volumeanddepth)

‐ thetreatmentofbatters

‐ whetheritwillhavearoof

‐ thebasematerialtobeused

‐ themanagementofdrainage

‐ anyassociatedenclosuresandfacilitiessuchaslighting

‐ setbacksfromthelotboundaryandwatercourses

Detailsofthemanagementofsedimentandvegetation

Details(location,typeandsource)ofanyfillthatistobeimported


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


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


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


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.


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.


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


Topromoteamixofusesandavarietyofbuildingstylesthatenhanceandcontributetothecharacterandidentityoftheprecinctandwhichdonothaveadetrimentalimpactoftheheritagevaluesofsignificantprominentbuildingsandthetownscapes.

Toachieveabalancebetweenthefunctionalandaestheticneedsofnewdevelopmentandconservingthehistoriccharacterofthetown

Precinct1 Civic

Precinct2 Gibraltar,Ellendon,MalbonandMolongloStreetscommercial

Precinct3 Historicvillageresidentialarea

Precinct4 OpenSpace(BungendorePark,TurralloCreekandFrogsHollow)


Map 1 Bungendore Precincts


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


Precinct 2 Gibraltar, Ellendon, Malbon and Molonglo Streets commercial


Twodistinctareas:

‐ the‘tourist’areaonMalbonStreet

‐ the‘shopping’areaonGibraltarandEllendonStreets

Nofocalpointsuchasavillagesquareora‘main’street

Mixofresidentialandcommercialhistoricbuildings

Mostlysinglestoreybuildingsconstructedwithlocaltimber,brickorstonewithcorrugatedsteelroofs,eitherpitchedbetween25‐30degreeswithhipsorgablesorlowslopeskillionsoftenconcealedbehindparapets

Fewtwostoreybuildings,theprominentonebeingtheRoyalHotel

Adominantfeatureofalmosteverybuildingisaverandahorawning,someforwardof,somebehindthestreetboundaryline

Thenewerbuildingshavegenerallybeeninsympathywiththecharacterofthevillage

Amongstthenewerbuildingsthereisnodistinctstyleexceptthattheyaresinglestorey.Materialsincludebrick,paintedtimberandcorrugatedsteel.


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.


(6) Newroofsshouldbeconsistentwithhistoricroofforms.i.enarrowspangablesandhips,withahighdegreeofarticulationoverthefloorplan

(7) Frontelevationsmayincorporateaglazedshopfront.Thisshouldnotfullyglazed,ie.fullwidthfloortoceilingbutbebrokenupintraditionalproportionswithsill,headandtransomandhaveaseparatelyidentifiedentrydoor

(8) Vergedesignshouldbeconsistentwithadjoiningproperties,e.g.acombinationofbrickorconcretepaving,timberandsoftlandscapingandifnotfullypavedshouldcontinuetheexistingpavedfootpathalignment.

Precinct 3 Historic village residential area


Thesubdivisionpatternisgenerallyconsistentwith,andrespondstothegridroadlayoutthatisorientedeast‐west.Thereareseveralservicelanes

Theprecinctispredominantlyresidentialcharacterisedbysinglestoreydwellingsfacingthestreet

HeritagelistedbuildingsarescatteredthroughouttheprecinctbutthereisanotableconcentrationinTuralloTerraceonthenorthernedgeoftheoriginalvillage

Themoresubstantialbuildingsaregenerallystoneorbrick

Housesaretypicallysingleordoublefrontedwithpitchedgableorhippedroofsandverandahs.Wallmaterialsincludebrick,stoneorweatherboardandroofshavebeenpredominantlycorrugatedsteel

Manylotsandthestreetsareplantedwithmaturetreesthathavecreatedasignificantcanopy.Plantingofmaturetreesalonglotboundariesprovidessubstantialbuffersbetweenlots

Thelotsarelarge.Housesaregenerallysetbackfromthestreet(average7metres)butaregenerallywithinthefronthalfofthelotleavingsignificantrearyards

Thereareavarietyofvergetreatments.Innerstreetstendtohaveformedkerbs.Outerstreetshavegrassorgravelwithswales.


Lowscalepredominantlydetacheddwellingswithgenerouscurtilagesandlandscapedsurrounds

Simplegableorhippedroofsofrelativelynarrowspansandpitchesbetween25‐35degreeswithattachedawningsandverandahs

Avarietyoffrontsetbacks

Combinationsofmaterialsincludingstone,timber,brickandweatherboardwalls,andcorrugatedsteelwallsandroofs,slateortiledroofs

Controls

(1) Newroofsshouldbeconsistentwithhistoricroofforms.i.enarrowspangablesandhips,withahighdegreeofarticulationoverthefloorplan


Precinct 4 Open Space (Bungendore Park, Turrallo Creek and Frogs Hollow)


BungendoreParkisatownparkwithsemi‐formallandscapingsurroundedbycivicbuildings

TurralloCreekandFrogsHollowareasaresemi‐ruralopenspaceswhichprovideagreenedgetothevillage.

‐ BothhavesubstantialfrontagetoTurralloCreek

‐ Exoticspeciesaredominantinboth,willheavyinfestationsofwillows

Noneoftheopenspacescontainalotofrecreationalinfrastructure


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.


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.


ThevillageofAraluensitswithinapicturesqueclearedwidevalleysurroundedbysteephillscoveredwithnativevegetation,withnodevelopmentonthesteepslopes.TheAraluenCreek/DeuaRiverflowsthroughthevalley,withinwhichthereisadistinctfeelingofspaceandclearviewstothesurroundingrurallandscape.Theremainsofalargeamountofgoldminingactivityinthevalleycanstillbeseenintheriparianareasofthewatercoursesateachendofthevalley.Thelanduseinthevalleyisnowthelowdensityvillage,orchardsandbroadscaleagriculture.

Thevillageisdividedintotwoparts‐anorthandsouthareawithapproximatelyhalfakilometreofmainroadconnectingthetwo.Thereisamixofhousingstyles.Themajorityofnewdwellingsaresmall,singlestoreyandofatransportablenatureandlocatedinthenorthernpartofthevillage.Thereareseveralbuildingsthroughoutthevillageofheritagesignificance.Thisincludesthecourthouse,churchesandthepub.Thesebuildingsareofaruralnatureandaretheremainsofavillagethatwaslargerinareaandpopulationduetothegoldmining.Thehallonthemainroadisthecommunityfocalpointofthevillage.


Desired future characteristics

Buildingsareofalowscale


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


ThevillageofCaptainsFlatliesinanarrowdeepvalleythroughwhichtheMolongloRiverflows.Thethreeentrancestothevillageprovideinterestinggatewaystothevillagewithamixofviewswhicharedominatedbytheremainsofmining,steeptopographyornativevegetation.Theformerminingroleofthevillagecanbeclearlyseenthroughthesmallworkerscottagesinthevillageandtheremnantsofmininginfrastructureatthetopofthesouthernendofthevalleyandtheimpactsofminingonthelandscape.Thesteepsidesofthevalleyarecoveredinnativevegetationwithnodevelopmentontheslopes.Theoriginalstreetlayoutwhichfollowsthefloorofthevalleyremains.Workerscottagesarethedominantformofhousingwithsomeofthelotsoftenbeingsmallforaruralsettlementat500squaremetresandthefrontsetbackbeinglessthantenmetres.FoxlowStreet,themainstreetrunsnorth‐southformingthespineofthestreets.ThesouthernendofFoxlowStreetcontainsthevillage’scommercialandrecreationalareas.ThetwostorybrickCaptainsFlathotelisthedominantbuildingofthesmallcommercialarea.Thevillagecontainsanumberofheritagebuildingsincludingtheformerpostofficewhichisnowaresidenceandthepolicestationwhichwaspreviouslythecourthouse.Buildingssuchasthecommunityhallandtheswimmingpoolhavearchitecturalstylestypicaloftwentiethcenturyminingandconstructionsettlements.ThemeetingplaceforCaptainsFlatvillageactivitiesistherecreationareainthecentreofthevillageandthecommunityhall.TherecreationareabacksontotheMolongloRiverandprovidesopportunitiesforbothpassiveandactiverecreation.Regularmarketsandsportingeventsareheldattherecreationarea.




Thehistoricroadpatternisintactandstreettreeplantingintactandreinforced

Heritageminingfeaturesandtheirlandscapesettingsareconserved


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



MajorsCreekvillageliesongentlyundulatingcountryadjacenttoMajorsCreek.Thecreekwasthefocusofgoldmininginthenineteenthcenturyandtheremainsoftheactivitycanbeseentodaythroughthemoundsofearthfromthetailingheapsleftaroundthewatercourseandsomeinfrastructure.Whilstmuchofthelandsurroundingthevillagehasbeenclearedthereareareastothewestandeastthatcontainlargeamountsofnativevegetationalthough,someofthevegetationonthewesternsidehasbeendisturbedthroughmining.Thereisafeelingofopenspaceasviewsoffarmlandandnativevegetationcanbeseenfromallpartsofthevillage.Theapproachesprovideaviewofavillagethatisundisturbedbynewdevelopment.Theoriginalstreetlayoutremainsintact


withdwellingsbeingscatteredacrossthelayoutasthevillagehasdeclinedinsize.Thestreetscapetreesarepredominantlyexotic.Thedwellingsareamixofstylesandageswithcolourbondbeingafeatureofsomeofthenewerdwellings.Olderdwellingsaregenerallybrickandwithlargefrontsetbacksoffifteentotwentymetres.Theoriginalcommercialcentrenowonlycontainsahistoricalhotel.Thehotelissinglestoreyandwithitsverandahopeningontothestreet,itcontributessignificantlytothevillageatmosphere.Thereareseveralheritagebuildingsinthevillageincludingtheoldschoolhouse,oldpolicestationandStStephensAnglicanChurch.Thechurchispartofaculturalandrecreationalprecinctontheeasternsideofthevillage.Aswellascontainingthechurch,theprecincthasaRuralFireServiceShed,communityhallandarecreationalarea.Abi‐annualmusicfestivalisheldintheprecinctutilisingalltheprecinctbuildings.StStephensChurchisthedominantfeatureoftheprecinctandmakesasignificantcontributiontothewholevillage.Itisconstructedoflocalstoneandhasauniquelypatternedtiledroof.


Structuresareofalowscale

Thehistoricgridpatternisintactandstreettreeplantingareintact

Theculturalandrecreationalprecinctsareintact


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



MongarloweandtheLittleRiverGoldfields,BruceRussell.EditedanddesignedbyNettaEllisandPennyKaneRuzicka,1989,BraidwoodandDistrictHistoricalSociety.


MongarloweisasmallvillagethatliesnestledbetweenMongarloweRiverandSergeantPointCreek.Thevegetationsurroundingthevillageispredominantlynativetrees.Thethreeentrancestothevillagearealltreelined,withthewesternentrancerequiringthecrossingoftheMongarloweRiverviaatimberbridgewithheritagevalues.Theviewsupstreamanddownstreamfromthebridgeareuniqueastheriparianareasofthewatercoursehavenotbeendisturbed.TheoriginalstreetlayoutwhichfollowstheMongarloweRiverisintactwiththevillagelotsbeingarangeofshapesandsizes.Thedwellingsareamixofstylesincludingmudbrickandpredominantlysinglestorey.Severaloftheformergovernmentbuildingsalongthemainroadofthevillagesuchastheschoolandpolicestationarenowresidences.Manyofthedwellingshavelargegardenswithasubstantialfrontsetback.Thelargersetbackprovidesasenseofspace.ThereareanumberofdwellingsonlargelotsandaRuralFireServiceshedjustoutsideofthevillage.Thesearepartofthebroadervillagearea.TheRuralFireServiceshedistheonlypublicbuildinginthevillageandisthefocalpointforcommunitygatherings.Theprimaryrecreationareaisbesidethebridgeonthewesternsideofthevillage.



Alandscapedsettingincludingmaturetreesandshrubs,grassedvergesandgardens,allofwhichcombineexoticandnativespecies

Thehistoricgridpatternisintact


Historicfeaturesconservedandinterpreted

Objective

(a) ToencouragedevelopmentthatcomplementsthecharacterofthevillageofMongarlowe


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


NerrigaontheWoolRoad,PamRadowitz,1990.NerrigaHistoricalMuseum.


ThehamletofNerrigasitsonbothsidesoftheNerrigaRoad,aregionalroadbetweenthesoutherntablelandsandNowra.Thesurroundinglandscapecomprisesbroadscaleagricultureandnativevegetation.Theoriginallayoutofthevillageremainsintactalthoughtherearefewbuildings,particularlydwellings.Thereareseveralsinglestorybuildingsconstructedfromtimberwhichhaveheritagevalueincludingthehotel.Thehotelisvisuallyprominentandameetingpointforlocalsandthosepassingthrough.Thecommunityhallisthefocalpointforthecommunity.




Objective

(a) ToencouragedevelopmentthatcomplementsthecharacterofthevillageofNerriga

(b)


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


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


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


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


Y A 14


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


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


Y A 14

Development Type Advertise Notify Scope Period (days) Development within the RU5 Village zone


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


Y A 14


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


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


Y A 14


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


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


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


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


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


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


Y A 14


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


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.


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


OnlySection96(2)applicationswillbeadvertisedornotified,consistentwiththeoriginaldevelopmentapplicationadvertisingornotificationadvertisedaswell.

Request for review of determinations – Section 82A review

ApplicationsforaSection82Areviewwillbe,asaminimum,re‐notifiedtothosewhomadeasubmissiontotheoriginaldevelopmentapplication.

Afullroundofnotification,andifrelevantadvertising,willbeundertakeninthesamemannerastheoriginaldevelopmentapplication,ifitisconsideredthatanyamendmentsthatmayhavebeenincludedarelikelytohaveagreaterimpactthantheoriginallyapproveddevelopmentapplication.


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











Appendix C- Suggested heritage colour schemes


Appendix D – Classified Road Map

Source:NSWRoadsandMaritimeService

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