Urban and Regional Planning, Environmental Planning and Statutory Planning PO Box 251 Artarmon NSW 1570

Telephone: (02) 9416 9111 Email: admin@inghamplanning.com.au A.C.N 106 713 768

www.inghamplanning.com.au

- STATEMENT OF ENVIRONMENTAL EFFECTS - for a proposed educational establishment use of land for agricultural learning centre and boundary adjustment at

Prepared for

RMKCommercial

On behalf of

The Anglican Schools Corporation

By

INGHAM PLANNING Pty Ltd Suite 19, 303 Pacific Highway, Lindfield, 2070

Job No. 20142 December 2020

mailto:admin@inghamplanning.com.au

Ingham Planning Pty Ltd

Contents 1. INTRODUCTION ............................................................................................................... 1 2. THE SITE AND SURROUNDING LOCALITY ....................................................................... 1 3. THE PROPOSAL ................................................................................................................. 3 4. ZONING AND DEVELOPMENT CONTROLS ...................................................................... 4 4.1 Orange LEP 2011 .................................................................................................. 4 4.2 State Environmental Planning Policy (Educational Establishments and Child Care Facilities) 2017 ............................................................................. 5 4.3 Orange Development Control Plan ................................................................... 6 5. EVALUATION UNDER SECTION 4.15 OF THE ENVIRONMENTAL PLANNING AND ASSESSMENT ACT, 1979 (AS AMENDED) ................................................................ 6 5.1 Environmental planning instrument .................................................................. 6 5.2 Draft environmental planning instruments ....................................................... 10 5.3 Development control plans ................................................................................ 10 5.4 Any planning agreement that has been entered into under section 93F, or

any draft planning agreement that a developer has offered to enter into under section 93F ................................................................................................ 11

5.5 Any matter prescribed by the regulations that apply to the land to which the development relates .................................................................................... 11

5.6 The likely impacts of that development, including environmental impacts on both the natural and built environments, and the social and economic impacts in the locality ......................................................................................... 11

5.7 The suitability of the site for the development ................................................. 13 5.8 Submissions made in accordance with this Act or the regulations .................. 14 5.9 The public interest .............................................................................................. 14 6. CONCLUSION .................................................................................................................... 14 APPENDICES Appendix A Reduced Set of Architectural Drawings by RMKCommercial

Appendix B Letter from Headmaster of Orange Anglican Grammar School

1 Introduction

This Statement of Environmental Effects (SEE) accompanies a development application for the proposed educational establishment use of land for an Agricultural learning centre, stock yard and feeding lot. The proposed development also includes a boundary adjustment between the existing school and other school owned land in Hewitt Close, Orange. The development will provide for the teaching of agriculture as part of the wider schools curriculum. Apart from the use of the land for stock grazing, the proposal includes the construction of a agricultural shed and learning centre as detailed on plans provided with the development application and attached as Appendix A. The SEE contains the following sections:

• Section 2 examines the characteristics of the site and surrounding locality;

• Section 3 provides a detailed description of the proposal;

• Section 4 discusses the zoning and development controls relating to the land; and

• Section 5 provides an assessment of the proposal in relation to the relevant matters for consideration under Section 4.15 of the Environmental Planning and Assessment Act, 1979. Conclusions are drawn and relevant illustrative material is attached.

2 The Site & Surrounding Locality

2.1 Existing School

Orange Anglican Grammar School (OAGS), established in 2007, is a co-educational day school in the Anglican tradition. The school currently caters for students from transition (4 year olds) to Year 12.

Photo 1 Aerial View of Orange Anglican Grammar School

2

2.1 Subject site and location The subject land comprises land known as Orange Anglican Grammar School (located at 415 Mitchell Highway and 7 Murphy Lane Orange) and the school owned land on adjoining parcels at 48 Hewitt Close (Lot 71 DP 1004166) and 38 Hewitt Close (Lot 103 DP 1178849. No.48 Hewitt Close immediately adjoins the existing school property to the south and has a site area of around 2.64 ha. The property comprises a dwelling house well setback from Hewitt Close currently leased to school staff. No. 38 Hewitt Close adjoins No. 48 and is located on the opposite side of Hewitt Close to the school and has a site area of around 1.57 ha. The property is currently vacant land and has a line of trees that act as a physical and visual buffer from residential properties further to the west of the school owned land.

Figure 2 - The Site

Figure 3- No. 38 and 48 Hewitt Close, Orange

The school owned land has a frontage to Murphy Lane and Hewitt Close and is located approximately 200 m north west of the intersection of the Mitchell Highway with the Northern Distributor Road. The site is approximately 3.5 km north-west of the Orange CBD.

3

3 The Proposal

Section 1.5 of the Environmental Planning and Assessment Act 1979 (as amended), identifies that ‘development’ for the purposes of the Act is any of the following: (a) the use of land, (b) the subdivision of land, (c) the erection of a building, (d) the carrying out of a work, (e) the demolition of a building or work, (f) any other act, matter or thing that may be controlled by an environmental planning instrument. Orange Anglican Grammar School aims to provide a high quality education in a caring Christian environment and is committed to providing quality school facilities for its students. Facilities provided are comparable to those provided in newly built State schools but tailored to suit the schools own particular teaching philosophies. The proposed works on the subject land are designed to provide improved and enhanced educational facilities for a modern curriculum for the existing school enrolment and enhance and improve the use of the land for educational purposes. Specifically, the development includes the educational establishment use of the land for the purposes of the teaching of agriculture through the construction of an agricultural teaching facility and the use of the land for grazing and feeding livestock. The subject school owned land is proposed accommodate the agricultural shed that will allow a teaching environment whereby students can physically interact between the components of agricultural production, livestock management and considerations of the issues of sustainability of the farming system. The development application relates to specific works as illustrated in the architectural drawings (see Appendix A - Reduced Set of Drawings). The plans also illustrate the areas of the lots proposed to be used for livestock grazing and feed lot area. The existing dwelling house on No.48 Hewitt Close will continue to be occupied by staff of the school. The new facilities will provide modern education learning areas for the existing school population. There is no increase proposed to students or staff associated with the proposed development. A letter outlining the proposed agricultural program and facilities has been prepared by Rev Louis Stringer (Headmaster) of Orange Anglican Grammar School (Appendix B). In addition to the proposed educational use of the land for agricultural studies and construction of the agricultural teaching facility, it is proposed to adjust the common boundary between No.48 and the existing school property to embrace the new physical shed within the main school campus area. The adjusted area is shown hatched on Drawing DA-02 and has an area of around 2,106 sqm of land. The boundary adjustment will maintain the long term future use of this new building within the school campus, ensuring the physical shed is setback appropriately from the common boundary while also maintaining an allotment at No.48 Hewitt Close that complies with the minimum lot size control of 2 ha.

4

4 Zoning and Development Controls

4.1 Orange Local Environmental Plan 2011

The relevant environmental planning instrument is the Orange Local Environmental Plan 2011. The subject land is zoned R5 Large Lot Residential pursuant to the provisions of Orange Local Environmental Plan 2011. The land use table is provided below and zoning of land illustrated in Figure 3 – Zoning.

Figure 3 - Extract of Zoning Map (Orange LEP 2011)

Zone R5 Large Lot Residential

1 Objectives of zone • To provide residential housing in a rural setting while preserving, and minimising impacts

on, environmentally sensitive locations and scenic quality. • To ensure that large residential lots do not hinder the proper and orderly development of

urban areas in the future. • To ensure that development in the area does not unreasonably increase the demand for

public services or public facilities. • To minimise conflict between land uses within this zone and land uses within adjoining

zones. • To provide for student housing in close proximity to the Charles Sturt University.

• To ensure development is ordered in such a way as to maximise public transport patronage, and encourage walking and cycling, in close proximity to settlement.

• To ensure development along the Southern Link Road has an alternative access. 2 Permitted without consent

Environmental protection works; Home-based child care; Home occupations 3 Permitted with consent

Animal boarding or training establishments; Bed and breakfast accommodation; Boarding houses; Building identification signs; Business identification signs; Centre-based

5

child care facilities; Community facilities; Crematoria; Dwelling houses; Environmental facilities; Exhibition homes; Home businesses; Home industries; Information and education facilities; Kiosks; Neighbourhood shops; Oyster aquaculture; Places of public worship; Pond-based aquaculture; Recreation areas; Recreation facilities (indoor); Recreation facilities (outdoor); Respite day care centres; Roads; Tank-based aquaculture; Veterinary hospitals; Water supply systems

4 Prohibited

Any development not specified in item 2 or 3 “Educational establishments” are a permissible use in all residential zones throughout NSW subject to the provisions of the Educational Establishment and Child Care Centre SEPP (ESEPP). The proposed educational use of the land for the teaching of agriculture is a permissible use.

Clause 4.1 of Orange LEP provides the minimum lot sizes for land in Orange. The relevant

Lot Size Map for the subject locality requires a minimum lot size of 2ha for the subject land.

4.2 State Environmental Planning Policy (Educational Establishments and Child Care

Facilities 2017)

In February 2017, in order to meet the challenges of growing educational demand throughout NSW and provisions of flexibility to accommodate the educational facilities required reforms to planning for the educational sector were announced with the release

6

of Draft State Environmental Planning Policy - Educational Establishments and Child Care Facilities 2017 (ESEPP). This new Education SEPP was gazetted on 1st September 2017.

The changes to the planning system introduced by the NSW Government were designed to ease the pressure on delivering new public and private schools, and for upgrading building infrastructure and facilities for existing schools.

The Education SEPP allows for the development of a school within the boundaries of an existing school or on any land within prescribed zones identified within the ESEPP. An educational establishment and school is defined as follows under the provisions of the ESEPP:

educational establishment means a building or place used for education (including teaching), being:

(a) a school, or (b) a tertiary institution, including a university or a TAFE establishment, that provides

formal education and is constituted by or under an Act.

A school means a government school or non-government school within the meaning of the Education Act 1990.

Orange Anglican Grammar School is part of The Anglican Schools Corporation (TASC). The Anglican Schools Corporation currently own and operate twenty Schools within NSW. Orange Anglican Grammar School is a registered non-government school as defined under the Education Act 1990.

Clause 35(1) allows development for the purposes of a school with development consent on land in prescribed zones throughout NSW. Clause 33 of the ESEPP identifies that land zoned R5 Large Lot Residential is a prescribed zone.

4.3 Orange Development Control Plan

Orange Development Control Plan 2004 applies to land. The provisions of page 7.9 of the DCP indicate that the subject land falls within Area 1 of the Ploughmans Valley area. The provisions of the Orange DCP are considered in Section 5.3 of this SEE.

5 Evaluation under Section 4.15

Section 4.15 of the Environmental Planning and Assessment Act 1979 states that:

“In determining a development application, a consent authority is to take into account consideration of such of the following matters as are of relevance to the development subject of the development application”.

5.1 (a)(i) the provisions of any environmental planning instrument.

As outlined previously in this report, the site is located within land to which the provisions of Orange LEP 2011 applies. The site is zoned R5 Large Lot Residential and educational establishments are a permissible use within the zone.

http://www.legislation.nsw.gov.au/summarize/inforce/s/1/?xref=RecordType%3DACTTOC%20AND%20Year%3D1990%20AND%20Actno%3D8&nohits=y

7

The proposed works are consistent with the objectives of the R5 Large Lot Residential Zone which include:

• To ensure that large residential lots do not hinder the proper and orderly development of

urban areas in the future. • To ensure that development in the area does not unreasonably increase the demand for

public services or public facilities. • To minimise conflict between land uses within this zone and land uses within adjoining

zones. The proposed works are permissible with consent under the provisions of the LEP and are considered to be consistent with the character of the existing educational establishment development on the land and the surrounding locality. There are a number of schools that operate throughout NSW which have an agricultural teaching component and use of the land associated with the school. The proposed teaching of agriculture studies in the major rural centre of Orange is seen as an important contribution to the wider community. The proposal will not hinder the proper and orderly development of urban areas in the future. The subject land is located immediately adjacent to an existing educational establishment at the end of a cul-de-sac street. The school owned land occupies both frontages of the street in this locality and is well removed and visually screened from any other adjoining residential properties. The livestock associated with the educational teaching of agriculture will be low intensity and consistent with the historical use of the land. It is noted that the existing property at No.48 has a stock pen area that has been utilised for livestock previously. This is located in the general area of the proposed new agricultural shed and teaching facility.

Figure 4 – Existing stock pen at 48 Hewitt Close, Orange

It is also noted that the vacant land at No.38 Hewitt Close has been previously used to graze stock animals such as cattle in a similar low intensity manner to the proposed educational use of the land. The large trees within this property provide a physical and visual buffer to other adjoining large lot residential properties to the west and south of the school owned land.

8

Figure 5 – Existing stock pen at 48 Hewitt Close, Orange

The proposed is well removed from sensitive land uses and will minimise conflict with any adjoining land uses. It is considered that the proposal will have minimal environmental impact. In particular:

• The proposed works include a single storey agricultural teaching shed that will replace an existing stock pen on the land;

• The proposed works will not detract from the scenic amenity of the area.

• The proposed works do not result in clearing of native trees.

• The proposed works are consistent with the environmental land capabilities

• The proposed works are compatible and support existing school infrastructure.

• The building works and materials will be compatible with the existing built form and surrounding environment;

• The proposed works provide enhanced social and community infrastructure to meet the needs of existing and future residents within the surrounding region.

The proposed agricultural teaching facility at Orange Anglican Grammar School will allow for the orderly and efficient use of school owned land. The proposal provides for the site to be developed in a manner which is compatible with the environmental capacity of the land and provides for development which has a harmonious relationship with surrounding locality. The proposal is compatible with the existing land use and will complement the existing and future school related land uses on the site. The proposed works clearly illustrate that the subject site can be developed to incorporate the proposed building in a manner which is sympathetic and complements with the existing and future built form on the site without any significant impact on the surrounding area. The proposal will allow for the construction of important teaching facilities and learning areas which have an educational and functional purpose and are compatible with similar infrastructure developments throughout NSW. The new building works are located within a previously disturbed and cleared area on site and well removed from any areas of significant flora and fauna. The proposal does not have any impact on native flora or fauna.

9

Proposed Boundary adjustment As discussed previously in Section 3 and illustrated in the plans accompanying this development application, it is proposed to adjust the common boundary between No.48 and the existing school property to embrace the new physical shed within the main school campus area. The adjusted area of land will be around 2,106 sqm of land. The boundary adjustment will maintain the long term future use of this new building within the school campus, ensuring the physical shed is setback appropriately from the common boundary while also maintaining an allotment at No.48 Hewitt Close that complies with the minimum lot size control of 2 ha. Boundary adjustments are a common form of subdivision in rural and urban areas. A minor realignment of boundaries that will not create any additional lot or opportunity for additional dwellings or create lots smaller than the specific minimum lot size are commonly considered to be exempt development. Subdivision 38 of the SEPP (Exempt and Complying Development Codes) 2008 allows for the realignment of boundaries as exempt development:

(i) that is not carried out in relation to land on which a heritage item or draft heritage item

is situated, and (ii) that will not create additional lots or increase the number of lots with a dwelling

entitlement or increase the opportunity for additional dwellings, and (iii) that will not result in any lot that is smaller than the minimum size specified in an

environmental planning instrument in relation to the land concerned (other than a lot that was already smaller than that minimum size), and

(iv) that will not adversely affect the provision of existing services on a lot, and (v) that will not result in any increased fire risk to existing buildings, and (vi) if located in Zone RU1, RU2, RU3, RU4, RU6, E1, E2, E3 or E4—that will not result in more

than a minor change in the area of any lot, and (vii) if located in any other zone—that will not result in a change in the area of any lot by

more than 10%, Notwithstanding, the fact the proposed boundary adjustment meets the above criteria it has been included as part of the development application as it is associated with the proposed change of use and construction of agricultural shed on the school owned land. Clause 4.1 of Orange LEP requires a minimum lot size of 2ha for the subject land. The objectives of the zone are as follows:

“(a) to ensure that new subdivisions reflect existing lot sizes and patterns in the

surrounding locality, (b) to ensure that lot sizes have a practical and efficient layout to meet intended use, (c) to ensure that lot sizes do not undermine the land’s capability to support rural

development, (d) to prevent the fragmentation of rural lands, (e) to provide for a range of lot sizes reflecting the ability of services available to the area, (f) to encourage subdivision designs that promote a high level of pedestrian and cyclist

connectivity and accommodate public transport vehicles.” The proposal will maintain a minimum lot size in excess of 2 ha for No.48 Hewitt Close and is considered to be consistent with the objectives of Clause 4.1 of the Orange LEP

10

5.2 (a)(ii) the provisions of any draft environmental planning instrument that is or has

been placed on public exhibition and details of which have been notified to the consent authority.

There are no draft environmental planning instruments placed on public exhibition which are applicable to the subject development application.

5.3 (iii) any development control plan.

Orange Development Control Plan applies to the subject land and proposed development. Section 1.3 of the DCP states that:

In regard to the character of the area, the provisions of page 7.9 of the DCP indicate that the subject land falls within Area 1 of the Ploughmans Valley area. The provisions of the Orange DCP are considered in Section 5.3 of this SEE. The Orange Urban Release Strategy – Ploughmans Valley (Hassell 1997) identified Masterplan principles for the urban release area of Ploughmans Valley. The study identified that the “rural residential character” of the valley should be maintained with transitional development from the rural areas further north of the site to the residential development to the south of the planned new distributor road. Based on the recommendations of this study the land within Area 1 was rezoned to 1(c) Rural Residential under Orange LEP 2000 and subsequently to R5 Rural Residential under Orange LEP 2011. The existing school use of the land was approved under previous zonings of the land and are considered to be permissible uses under all residential zones throughout NSW. The proposed development assists in the realisation of the aims of the Orange LEP 2011 and the NSW Education SEPP as outlined previously in the report. The proposal is consistent with both state and local planning legislation in providing for the orderly development of an existing educational establishment. The proposed works are designed in a manner that is sympathetic to the rural historical use of the land in Ploughmans Valley and the existing built environment and gives due consideration to the environmental and social performance of the development. It provides a clear functional purpose meeting the specific educational requirements of the school. The new building works have been specifically designed with consideration to human health, safety and student welfare. The building complements the existing school campus and does not have any negative amenity impact on adjoining properties or the surrounding locality.

11

In regard to noise and general amenity, the proposed works are well setback from adjoining residential development, the public interface with Hewitt Close and the wider school campus area. The works are sensitive to the site attributes and will have no significant impact on the privacy of neighbours. The proposal works are a logical enhancement to the existing school facilities and provide for curriculum needs and adaptation required for this quality school establishment. The design of the new agriculture facility will achieve safe, attractive, equitable and functional building works within the school. Overall it is considered that the proposed educational use of the land is consistent with the objectives of the Education SEPP and development controls within the Orange DCP.

5.4 (iiia) any planning agreement or draft planning agreement that the developer has entered into under Section 7.4 of the Act.

Not applicable to this application. 5.5 (iv) any matter prescribed by the regulations that apply to the land to which the

development relates. Not applicable to this application. 5.6 (b) the likely impacts of that development. 5.6.1 Context and setting

The impact of the proposed works on the surrounding natural and built environment will be minimal. It is considered that the proposed use is entirely consistent with the location of the site and the context and setting of the locality. The existing school has been important social infrastructure in the Greater Orange region and the proposed works form a logical enhancement on the school curriculum and facilities. The proposed single storey built form relates well to the topography of the land. The landscape setting of the site will be maintained with appropriate setbacks and landscaped areas. All of the school buildings are generally located within close proximity to each other with easy covered access connecting the main buildings. The proposed agricultural teaching facility is appropriately setback an separated from the main school buildings on site by an existing orchard of trees however is still readily accessible from within the school campus area. Building materials used in the construction of the new building works will complement the overall use of the land and will be harmonious with the surrounding built form.

12

5.6.2 Character, location, siting, bulk, scale, shape, size, height, density, design or external appearance of that development; The overall character and scale of the proposed works are consistent with a modern quality agricultural building. The single storey structure has enclosed learning areas as well as a covered open stockyard area taking a form generally consistent with the size of a large farm or storage shed.

Figure 6 – Proposed Agricultural Training Facility and general location

It is noted that single storey structures of this nature within the boundaries of existing schools (providing they are setback atleast 5 metres from a common boundary with a residential property) are generally considered to have minimal environmental impact. They are permitted as exempt or complying development under the provisions of the ESEPP. It is considered that the proposed development is compatible with the character of the locality and location and siting of this educational establishment. It is considered that the proposed works form an appropriate and functional use of this part of school owned land. The proposed works will sit comfortably within the context of the existing built form. The building works will maintain the appropriate provision of spaces for movement and gathering, clear paths of travel, casual surveillance of open space areas and a safe and secure student environment.

5.6.3 Visual Amenity It is considered that the proposal has been well designed in protecting the visual amenity of the locality from the public street and adjoining properties. The proposed agricultural teaching facility is well set back from the adjoining street and replaces an existing fenced stock yard area on the site. There will be no significant impact on the Hewitt Close streetscape.

13

5.6.4 Bushfire Assessment

The subject site is not identified within the bushfire prone land on the Orange Bush Fire Prone Land Map. This has been confirmed by the relevant planning certificate issued for the site which states as follows:

5.6.5 Traffic and Carparking

The proposed development maintains existing approved carparking on the subject site which meets the requirement for the existing school population. There are no additional students proposed with this application and no increase to existing traffic or carparking requirements for the school. The access arrangements to the site also remain unchanged. There is no additional or new access proposed from Hewitt Close.

5.6.6 Stormwater and Drainage Infrastructure

It is noted that livestock produce a range of solid wastes including fresh manure, decomposed manure (from yard floors and in stockpiles), spilt feed and liquid wastes including urine, washdown and run-off form stockyards, vehicles and surrounding areas. Both types of waste can pose a risk to human health and water quality if not treated correctly. Water supply and drainage infrastructure will be provided to manage the connections of the new school building works to the existing school drainage and wider drainage system. The proposed treatment of waste and drainage infrastructure will be subject to appropriate conditions determined by the consent authority.

5.6.7 Accessibility

The proposed works will maintain appropriate access to the educational establishment. Sufficient access is provided for a range of persons and the proposal will satisfy the obligations of school development with respect to the Disability Discrimination Act.

5.6.8 Construction & Utilities

Appropriate conditions of consent will ensure that construction works will have minimal effect on the environment and that all wastes, stormwater and sewerage associated with the development is appropriately dealt with.

5.7 (c) the suitability of the site for the development;

It is considered that the subject site is well suited to the proposed development. The suitability of the land can be illustrated as the development will form a logical enhancement of the existing school facilities that complement and enhance the existing and future character of development on the site.

14

The site is ideally suited to ongoing use by Orange Anglican Grammar School. The school will provide a valuable community facility and employment centre that supports the ongoing planned development within the LGA.

The proposed works are considered to be ideally suited to the subject site. 5.8 (d) any submissions made in accordance with the Act or the regulations;

Any submissions made in respect to this application will be addressed by Council as part of the assessment process of this development.

5.9 (e) the public interest;

These matters have been addressed in the assessment of the application in this report.

6 Conclusion

Having reviewed the plans and supporting documentation and understanding the planning context of the site, we are of the opinion that the proposed works described in this report and illustrated in the attached architectural drawings represent an appropriate and positive use of the land. It will result in the further development of this established high quality educational establishment with no unreasonable impacts on the amenity of adjoining properties or the existing character of the area.

We fully support the proposed development and respectfully seek Council’s favourable consideration of the application.

  21 October 2020  Dear Matthew Earl,  

RE: Agricultural Program and Facilities  Orange Anglican Grammar School (OAGS) is situated on approximately 28 acres of                       land. Orange is well known for its regional interest and commerce in agriculture and                           primary industries. Our Agricultural Centre is not geared around intensive farming but                       offers our students experiential units in livestock and cropping, driven by the National                         Curriculum for Schools and facilitated by our not for profit School under the Anglican                           Schools Corporation.  

Sincerely,  

 Rev Louis Stringer Headmaster  

enquiries@tasc.nsw.edu.au 02 8567 4000 Level 3, 8 Woodville St PO Box 465 www.tasc.nsw.edu.au ABN 63 544 529 806 Hurstville NSW 2220 Hurstville BC NSW 1481

Orange City Council 135 Byng Street Orange NSW 2800

3 December 2020 To whom it may concern Re: Orange Anglican Grammar School – Subdivision Certificate Application I confirm Janet Jensen is employed in the role of Director of School Services and Karen Frketic in the role of Chief Financial Officer at the Anglican Schools Corporation. The Director of School Services and Chief Financial Officer are authorised to sign on behalf of the Anglican Schools Corporation. Sample signatures below. Please do not hesitate to contact me if you have any questions on 02 8567 4036. Yours sincerely,

Jack Chalmers Interim Chief Executive Officer

Janet Jensen Karen Frketic Director School Services Chief Financial Officer

DA_7 Murphy Lane Orange_Statement of Environmental Effects.pdf (p.1-23)DA_7 Murphy Lane Orange_Letter confirming J Jensen & K Frketic Power of Attorney - Orange Council.pdf (p.24)DA_7 Murphy Lane Orange_Deposited Plan.pdf (p.25-29)