DRC Technical Assessment Report - Class 1 & 10 buildings - v5

• Development Application Number

• Related Development Application Number(s)

• Completed by:

  Select Alan Stanger Chris Ansoul Mark Robertson Peter Griffith Shane Powning Shane Sissian Wes Bailey

  • Alan Stanger
  • Chris Ansoul
  • Mark Robertson
  • Peter Griffith
  • Shane Powning
  • Shane Sissian
  • Wes Bailey

• Assessment Commenced on:

  Date

• Does the application rely on any compliance certificates?

  Yes

  No

• Is the development the subject of a Site Compatibility Certificate?

  Yes

  No

• Has the building's description on Authority been checked

  Yes

  No

• Is the development "Advertised" or "Designated"?

  Yes

  No

• have advertising procedures been completed

  Yes

  No

• Were any submissions/referrals sought from any public authority/utility provider?

  Yes

  No

• Were all referral comments received?

  Yes

  No

  Pending

• Date received:

  Date

• Were any internal referral comments sought?

  Yes

  No

• Have all internal referral comments been received?

  Yes

  No

  Pending

• Date received:

  Date

• Were concurrences required from any public authority/utility provider?

  Yes

  No

• Are all concurrences received?

  Yes

  No

  Pending

• Date received:

  Date

• Was notification given to any adjoining/adjacent owners?

  Yes

  No

• Were any submissions received?

  Yes

  No

• List and discuss issues raised

• The proposed development has been assessed in accordance with the Section 79C Matters for Consideration under the provisions of the Environmental Planning and Assessment Act 1979. In particular the following matters have been considered as are of relevance to the proposed development.

Matters Reviewed and Assessed

• Any environmental planning instrument

  Yes

  No

• Any exhibited and notified draft environmental planning instrument

  Yes

  No

• Any development control plan

  Yes

  No

• Any planning agreement or draft planning agreement under section 93F

  Yes

  No

• The regulations (to the extent that they are prescribe matters)

  Yes

  No

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

  Yes

  No

• The suitability of the site for the development

  Yes

  No

• Any submissions made in accordance with this Act or the regulations

  Yes

  No

• The public interest

  Yes

  No

• Appropriate Local Environmental Plan

  Dubbo Local Environmental Plan 2011

  Wellington Local Environmental Plan 2012

• Zoning of Land:

  Select RU1 - Primary Production RU2 - Rural Landscape RU3 - Forestry RU4 - Primary Production Small Lots RU5 - Village R1 - General Residential R2 - Low Density Residential R5 - Large Lot Residential B1 - B7 - Business IN2 & IN3 - Industrial SP2 & SP3 RE1 & RE2 E1, E3, W2

  • RU1 - Primary Production
  • RU2 - Rural Landscape
  • RU3 - Forestry
  • RU4 - Primary Production Small Lots
  • RU5 - Village
  • R1 - General Residential
  • R2 - Low Density Residential
  • R5 - Large Lot Residential
  • B1 - B7 - Business
  • IN2 & IN3 - Industrial
  • SP2 & SP3
  • RE1 & RE2
  • E1, E3, W2

• Land Use Definition (refer to LEP Dictionary)

• Is use Permissible under Zone table

  Yes

  No

• Is use ancillary to Existing Permitted Use

  Yes

  No

• Permissible pursuant to SEPP (Infrastructure) 2007

  Yes

  No

  Not Applicable

• SEPP Clause:

• Unzoned Land (Clause2.4)

  Applicable

  Not Applicable

• Zoning of adjacent land:

• Additional Permitted use under Schedule 1 (Clause 2.5)

  Applicable

  Not Applicable

• Land use definition

• Is demolition of a building(s) proposed (Clause 2.7)

  Yes

  No

• List building(s) proposed to be demolished

• Temporary use of the land (Clause 2.8)

  Yes

  No

• Land use definition

• Development complies with the following aims of the plan (Clause 1.2)

  Select (a) Centralised CBD, shift residential emphasis to West Dubbo (b) CBD remains primary commercial centre (c) Tourism opportunities close to Taronga Western Plains Zoo (d) Provide high quality open space, active, passive rec needs (e) Protect environmental & cultural heritage (f) Develop, establish cultural, research, medical institutions (g) Industrial land is protected from inappropriate development (h) Rural lands are kept in large holdings (i) Development/land practices do not exacerbate salinity (j) Urban stormwater quality is managed (k) Macquarie & Talbragar River flood plains protected

  • (a) Centralised CBD, shift residential emphasis to West Dubbo
  • (b) CBD remains primary commercial centre
  • (c) Tourism opportunities close to Taronga Western Plains Zoo
  • (d) Provide high quality open space, active, passive rec needs
  • (e) Protect environmental & cultural heritage
  • (f) Develop, establish cultural, research, medical institutions
  • (g) Industrial land is protected from inappropriate development
  • (h) Rural lands are kept in large holdings
  • (i) Development/land practices do not exacerbate salinity
  • (j) Urban stormwater quality is managed
  • (k) Macquarie & Talbragar River flood plains protected

• Development complies with the objectives of the following Zoning

  Select RU1 - Primary Production RU2 - Rural Landscape RU3 - Forestry RU4 - Primary Production Small Lots RU5 - Village R1 - General Residential R2 - Low Density Residential R5 - Large Lot Residential B1 - B7 - Business IN2 & IN3 - Industrial SP2 & SP3 RE1 & RE2 E1, E3, W2

  • RU1 - Primary Production
  • RU2 - Rural Landscape
  • RU3 - Forestry
  • RU4 - Primary Production Small Lots
  • RU5 - Village
  • R1 - General Residential
  • R2 - Low Density Residential
  • R5 - Large Lot Residential
  • B1 - B7 - Business
  • IN2 & IN3 - Industrial
  • SP2 & SP3
  • RE1 & RE2
  • E1, E3, W2

• Dwelling houses in Zone RU1, RU2, RU4 & E4 (Clause 4.2C)

  Yes

  No

  Not Applicable

• Exception to Development Standards (Clause 4.6)

  Yes

  No

  Not Applicable

• Development near zone boundaries (Clause 5.3)

  Yes

  No

  Not Applicable

• Zoning

• Secondary dwelling size limitation (Clause 5.4(9))

  Yes

  No

  Not Applicable

• Preservation of trees/vegetation (Clause 5.9)

  Yes, DCP N/A

  Yes, Subject to DCP

  Not Applicable

Heritage Conservation (Clause 5.10)

• Listed under Schedule 5

  Yes

  No

• Item name and number

• Archaeological sites

  Yes

  No

• Aboriginal places of heritage significance

  Yes

  No

• Demolition of State heritage items (Clause 5.10(9))

  Yes

  No

• Item name and number

  Yes

  No

  N/A

Flood planning (Clause 7.1)

• Is the development located on land identified on the Flood Planning Map

  Yes

  No

• Is the development compatible with the flood hazard of the land

  Yes

  No

  Not Applicable

• The development is not likely to significantly adversely affect flood behaviour

  Yes

  No

  Not Applicable

• The development incorporates appropriate measures to manage life risk

  Yes

  No

  Not Applicable

• The development is not likely to significantly adversely affect the environment etc

  Yes

  No

  Not Applicable

• The development is not likely to result in unsustainable social & economic costs

  Yes

  No

  Not Applicable

• Is the development consistent with the objectives of Clause 7.1(1)

  Yes

  No

  Not Applicable

Natural resource - biodiversity (Clause 7.2)

• Is the development on land identified on the Biodiversity Map

  Yes

  No

• Has consideration been given to any potential adverse impact on any of the following:

• A native vegetation community

  Yes

  No

  Not Applicable

• Habitat of any threatened species, population or ecological community

  Yes

  No

  Not Applicable

• A regionally significant species of plant, animal or habitat

  Yes

  No

  Not Applicable

• A habitat corridor

  Yes

  No

  Not Applicable

• A wetland

  Yes

  No

  Not Applicable

• The biodiversity values of a reserve, including a road reserve or stock route

  Yes

  No

  Not Applicable

• A description of any measures to ameliorate any potential adverse impact

  Yes

  No

  Not Applicable

• Is the development consistent with the objectives of Clause 7.2(1)

  Yes

  No

• The development is designed/sited/managed to avoid the potential adverse environmental impact

  Yes

  No

  Not Applicable

• If a potential adverse impact cannot be avoided

• Is the development designed and sited so as to have minimum adverse impact

  Yes

  No

  Not Applicable

• The development incorporates effective measures so as to have minimal adverse impact

  Yes

  No

  Not Applicable

• The development mitigates any residual adverse impact through restoration of existing disturbed/modified area

  Yes

  No

  Not Applicable

Siding Springs Observatory (Clause 5.14)

• Maintaining dark sky

  Yes

  No

• Conformity with Dark Sky Planning Guideline

  Yes

  No

Natural resources - riparian land and waterways (Clause 7.4)

• Is the development on land identified on the Natural Resources-Water Map, and or<br>Is the development situated within 40m of bank waterway on the Natural Resources- Water Map

  Yes - Map only

  Yes - Map & within 40m

  Yes - within 40m only

  No

• Has consideration been given to any potential adverse impact on any of the following

• Water quality within the waterway

  Yes

  No

  Not Applicable

• Aquatic and riparian habitats and ecosystems

  Yes

  No

  Not Applicable

• Stability of the bed, shore and banks of the waterway

  Yes

  No

  Not Applicable

• Free passage of fish/aquatic organisms within or along the waterway

  Yes

  No

  Not Applicable

• Habitat of any threatened species, population or ecological community

  Yes

  No

  Not Applicable

• Is the development likely to increase water extraction & potential impact of such

  Yes

  No

  Not Applicable

• Has consideration been given to proposed measures that may be undertaken to ameliorate any potential adverse impact

  Yes

  No

  Not Applicable

• Is the development consistent with the objectives of Clause 7.4(1)

  Yes

  No

• The development is designed/sited/managed to avoid the potential adverse environmental impact

  Yes

  No

  Not Applicable

• If a potential adverse impact cannot be avoided

• Is the development designed and sited so as to have minimum adverse impact

  Yes

  No

  Not Applicable

• The development incorporates effective measures so as to have minimal adverse impact

  Yes

  No

  Not Applicable

• The development mitigates any residual adverse impact through restoration of existing disturbed area

  Yes

  No

  Not Applicable

Earthworks (Clause 7.3)

• Ancillary to the development that is the subject of this application

  Yes

  No

Groundwater vulnerability (Clause 7.5)

• Is the development on land identified on the Groundwater Vulnerability Map

  Yes

  No

• Has consideration been given to any potential adverse impact on any of the following

• Whether the development will cause any groundwater contamination or any adverse effect on groundwater dependent ecosystems (including any onsite storage/disposal of chemicals)

  Yes

  No

  Not Applicable

• The cumulative impact of the development and any other existing development on groundwater (including impact on nearby groundwater extraction for potable/stock supply)

  Yes

  No

  Not Applicable

• Is the development consistent with the objectives of Clause 7.5(1)

  Yes

  No

• The development is designed/sited/managed to avoid the potential adverse environmental impact

  Yes

  No

  Not Applicable

• If a potential adverse impact cannot be avoided

• Is the development designed and sited so as to have minimum adverse impact

  Yes

  No

  Not Applicable

• The development will be managed to mitigate that impact

  Yes

  No

  Not Applicable

Rural Workers Dwellings (Clause 7.6)

• RU1 & RU4 rural workers dwellings (Clause 7.6)

  Yes

  No

  Not Applicable

Airspace operations (Clause 7.7)

• Airspace operations (Obstacle Limitation Surface) (Clause 7.7)

  Yes

  No

  Not Applicable

Development in areas subject to aircraft noise (Clause 7.8)

• Development in areas subject to aircraft noise (Clause 7.8)

  Yes

  No

  Not Applicable

Exhibited Draft EPI

• Is a exhibited draft EPI applicable to the development

  Applicable

  Not Applicable

• Name of the Planning Proposal

• Is the development consistent with the draft EPI provisions?

  Yes

  No

Development Control Plan (DCP) 2013

• Is the DCP applicable to the development?

  Yes

  No

• Any Departure from a Development Standard Sought/Required?

  Yes

  No

• List and discuss the departure(s) sought/required.

• Is the development compliant with the DCP's Objectives?

  Yes

  No

• Is the development located within a Heritage Precinct?

  Yes

  No

• Is the development compliant with the DCP?

  Yes

  No

• The development complies with the DCP's:

  Performance Criteria

  Dts

  Both performance & dts

Policy Codes

• Are any policy codes applicable to the development? (ie building over or adjacent to sewerage pipelines, dealing with Councillor or staff DA's)

  Yes

  No

• Does the development comply with General Development Standards & Policies Number 1?

  Yes

  No

  Not Applicable

• Does the development comply with Building Over or Adjacent to Council's Sewerage pipelines?

  Yes

  No

  Not Applicable

• Does the development comply with Dealing with Development Applications from Councillors and staff?

  Yes

  No

  Not Applicable

Flood-Prone Land Policy

• Is the Flood-Prone land policy applicable to the development?

  Yes

  No

• Any departure from a Development Standard Sought/Required?

  Yes

  No

• List and discuss the departure(s) sought/required.

• Is the development compliant with the policy?

  Yes

  No

State Environmental Planning Policies (SEPP)

• SEPP (Infrastructure) 2007 applicable to the development?

  Applicable

  Not Applicable

• Is referral/notification/concurrence required to be given to Essential Energy?

  Yes

  No

• Is referral/notification/concurrence required to be given to RMS?

  Yes

  No

• Is referral/notification/concurrence required to be given to Railcorp?

  Yes

  No

• SEPP (Building Sustainability Index: BASIX) 2004 applicable to the development?

  Applicable

  Not Applicable

• SEPP (Miscellaneous Consent Provisions) 2007 applicable to the development?

  Applicable

  Not Applicable

• SEPP (Rural Lands) 2008 applicable to the development?

  Applicable

  Not Applicable

• Clause 10 applies to Zones – RU1, RU2, RU3, RU4, RU6, R5, E1, E2, E3 & E4

• Have the following matters been to be taken into account:<br>(a) the existing uses and approved uses of land in the vicinity of the development<br>(b) whether or not the development is likely to have a significant impact on land uses that, in the opinion of the consent authority, are likely to be preferred and the predominant land uses in the vicinity of the development<br>(c) whether or not the development is likely to be incompatible with a use referred to in paragraph (a) or (b), <br>(d) if the land is not situated within a rural residential zone, whether or not the development is likely to be incompatible with a use on land within an adjoining rural residential zone, <br>(e) any measures proposed by the applicant to avoid or minimise any incompatibility referred to in paragraph (c) or (d).

  Yes

  No

• SEPP (Affordable Rental Housing) 2009 applicable to the development?

  Yes

  No

• SEPP Number 55 - Remediation of Land applicable to the development?

  Applicable

  Not Applicable

• Any Draft SEEP applicable to the development?

  Applicable

  Not Applicable

• Name of draft SEPP

Commonwealth legislation

• Is the Disability Discrimination Act applicable to the development

  Applicable

  Not Applicable

• Affected by Disability (Access to Premises - buildings) Standards 2010?

  Yes

  No

• Disability access required?

  Yes

  No

• Existing disabled access available?

  Yes

  No

  Not Applicable

• Disabled access being provided?

  Yes

  No

  Not Applicable

• Is the Environment Protection and biodiversity Conservation Act 1999 applicable to the development?

  Applicable

  Not Applicable

• Is the development likely to affect World heritage properties?

  Yes

  No

  Not Applicable

• Is the development likely to affect National heritage places?

  Yes

  No

  Not Applicable

• Is the development likely to affect Wetlands of international importance (Ramsar wetlands) (ie: The Macquarie Marshes)

  Yes

  No

  Not Applicable

• Is the development likely to affect Threatened species and ecological communities?

  Yes

  No

  Not Applicable

• Is the development likely to affect Migratory species?

  Yes

  No

  Not Applicable

• Is the development likely to affect Commonwealth marine areas?

  Yes

  No

  Not Applicable

• Is the development likely to affect Nuclear actions (including uranium mining)?

  Yes

  No

  Not Applicable

• Zoning of Land:

  Select RU1 - Primary Production RU3 - Forestry RU4 - Primary Production Small Lots RU5 - Village R1 - General Residential R2 - Low Density Residential R5 - Large Lot Residestial B2 & B6 - Business IN1 & IN2 - Industrial SP2 & SP3 RE1 & RE2 E1, E2, E3 & W1

  • RU1 - Primary Production
  • RU3 - Forestry
  • RU4 - Primary Production Small Lots
  • RU5 - Village
  • R1 - General Residential
  • R2 - Low Density Residential
  • R5 - Large Lot Residestial
  • B2 & B6 - Business
  • IN1 & IN2 - Industrial
  • SP2 & SP3
  • RE1 & RE2
  • E1, E2, E3 & W1

• Land Use Definition (refer to LEP Dictionary)

• Is use Permissible under Zone table

  Yes

  No

• Is use ancillary to Existing Permitted Use

  Yes

  No

• Permissible pursuant to SEPP (Infrastructure) 2007

  Yes

  No

  Not Applicable

• SEPP Clause:

• Unzoned Land (Clause2.4)

  Applicable

  Not Applicable

• Zoning of adjacent land:

• Additional Permitted use under Schedule 1 (Clause 2.5)

  Applicable

  Not Applicable

• Land use definition

• Is demolition of a building(s) proposed (Clause 2.7)

  Yes

  No

• List building(s) proposed to be demolished

• Temporary use of the land (Clause 2.8)

  Yes

  No

• Land use definition

• Development complies with the following aims of the plan (Clause 1.2)

  Select (a) To encourage development that complements/enhances the unique character & amenity of Wellington (b) To provide a range of development opportunities that contribute to the area whilst implementing ecologically sustainable development (c) To facilitate & encourage sustainable growth & development that: (i) contributes to cont. economic productivity, agricultural production, business, tourism, industry & employment opportunities, and (ii) protects, enhances & conserves agricultural land & contributions that agriculture makes to the regional economy, and (iii) protects & enhances environmentally sensitive areas, ecological systems, etc to contribute to environmental/scenic outcomes, and (iv) encourages sustainable management, conservation of natural & human-made resources while minimising environmental/social impacts, and (v) allows for the orderly growth of land uses while minimising conflict between land uses in each zone and land uses in adjoining zones, and (vi) promotes integration of land uses and transport to improve access and reduce dependence on private vehicles and travel demand, and (vii) responds to environmental opportunities & constraints & avoids areas prone to natural hazards & significant environmental constraints, and (viii) protects & enhances places & buildings of environmental, archaeological, cultural or heritage significance, including Aboriginal relics & places, and (ix) encourages range of housing choices & densities in planned urban & rural locations that is compatible with the environment, etc.

  • (a) To encourage development that complements/enhances the unique character & amenity of Wellington
  • (b) To provide a range of development opportunities that contribute to the area whilst implementing ecologically sustainable development
  • (c) To facilitate & encourage sustainable growth & development that: (i) contributes to cont. economic productivity, agricultural production, business, tourism, industry & employment opportunities, and (ii) protects, enhances & conserves agricultural land & contributions that agriculture makes to the regional economy, and (iii) protects & enhances environmentally sensitive areas, ecological systems, etc to contribute to environmental/scenic outcomes, and (iv) encourages sustainable management, conservation of natural & human-made resources while minimising environmental/social impacts, and (v) allows for the orderly growth of land uses while minimising conflict between land uses in each zone and land uses in adjoining zones, and (vi) promotes integration of land uses and transport to improve access and reduce dependence on private vehicles and travel demand, and (vii) responds to environmental opportunities & constraints & avoids areas prone to natural hazards & significant environmental constraints, and (viii) protects & enhances places & buildings of environmental, archaeological, cultural or heritage significance, including Aboriginal relics & places, and (ix) encourages range of housing choices & densities in planned urban & rural locations that is compatible with the environment, etc.

• Development complies with the objectives of the following Zoning

  Select RU1 - Primary Production RU3 - Forestry RU4 - Primary Production Small Lots RU5 - Village R1 - General Residential R2 - Low Density Residential R5 - Large Lot Residestial B2 & B6 - Business IN1 & IN2 - Industrial SP2 & SP3 RE1 & RE2 E1, E2, E3 & W1

  • RU1 - Primary Production
  • RU3 - Forestry
  • RU4 - Primary Production Small Lots
  • RU5 - Village
  • R1 - General Residential
  • R2 - Low Density Residential
  • R5 - Large Lot Residestial
  • B2 & B6 - Business
  • IN1 & IN2 - Industrial
  • SP2 & SP3
  • RE1 & RE2
  • E1, E2, E3 & W1

• Dwelling houses in Zone RU1, RU2, RU4 & E4 (Clause 4.2C)

  Yes

  No

  Not Applicable

• Exception to Development Standards (Clause 4.6)

  Yes

  No

  Not Applicable

• Development near zone boundaries (Clause 5.3)

  Yes

  No

  Not Applicable

• Zoning

• Secondary dwelling size limitation (Clause 5.4(9))

  Yes

  No

  Not Applicable

• Preservation of trees/vegetation (Clause 5.9)

  Yes, DCP N/A

  Yes, Subject to DCP

  Not Applicable

Heritage Conservation (Clause 5.10)

• Located in a Heritage Conservation Area

  Yes

  No

• Listed under Schedule 5

  Yes

  No

• Item name and number

• Archaeological sites

  Yes

  No

• Aboriginal places of heritage significance

  Yes

  No

• Demolition of State heritage items (Clause 5.10(9))

  Yes

  No

• Item name and number

  Yes

  No

  N/A

Flood planning (Clause 6.1)

• Is the development located on land identified on the Flood Planning Map

  Yes

  No

• Is the development compatible with the flood hazard of the land

  Yes

  No

  Not Applicable

• The development is not likely to significantly adversely affect flood behaviour

  Yes

  No

  Not Applicable

• The development incorporates appropriate measures to manage life risk

  Yes

  No

  Not Applicable

• The development is not likely to significantly adversely affect the environment etc

  Yes

  No

  Not Applicable

• The development is not likely to result in unsustainable social & economic costs

  Yes

  No

  Not Applicable

• Is the development consistent with the objectives of Clause 6.1(1)

  Yes

  No

  Not Applicable

Stormwater management (Clause 6.2)

• Is the development on land zoned RU5, residential, business or industrial

  Yes

  No

• Is the development consistent with the objectives of Clause 6.2(1)

  Yes

  No

  Not Applicable

• Is the development is designed to maximise use of water permeable surfaces on the land

  Yes

  No

  Not Applicable

• Does the development include, if practicable, on-site stormwater retention for reuse

  Yes

  No

  Not Applicable

• Does the development avoid significant adverse impacts of stormwater runoff on adjoining properties, native bushland, receiving waters, or minimise/mitigate the impact

  Yes

  No

  Not Applicable

Natural resource - biodiversity (Clause 6.3)

• Is the development on land identified on the Biodiversity Map

  Yes

  No

• Has consideration been given to any potential adverse impact on any of the following:

• The condition, ecological value & significance of the fauna & flora on the land

  Yes

  No

  Not Applicable

• The importance of the vegetation on the land to the habitat & survival of native fauna

  Yes

  No

  Not Applicable

• Potential to fragment/disturb/diminish the biodiversity structure/function/composition of the land

  Yes

  No

  Not Applicable

• Is the development consistent with the objectives of Clause 6.3(1)

  Yes

  No

• The development is designed/sited/managed to avoid the potential adverse environmental impact

  Yes

  No

  Not Applicable

• If a potential adverse impact cannot be avoided

• Is the development designed and sited so as to have minimum adverse impact

  Yes

  No

  Not Applicable

• The development mitigates any residual adverse impact through restoration of existing disturbed/modified area

  Yes

  No

  Not Applicable

Groundwater vulnerability (Clause 6.4)

• Is the development on land identified on the Groundwater Vulnerability Map

  Yes

  No

• Has consideration been given to any potential adverse impact on any of the following

• Whether the development will cause any groundwater contamination (including from any on-site storage/disposal of waste and chemicals)

  Yes

  No

  Not Applicable

• Whether the development will or any adverse effect on groundwater dependent ecosystems

  Yes

  No

  Not Applicable

• The cumulative impact of the development on groundwater (including impact on nearby groundwater extraction for potable/stock water supply)

  Yes

  No

  Not Applicable

• Is the development consistent with the objectives of Clause 6.4(1)

  Yes

  No

• The development is designed/sited/managed to avoid the potential adverse environmental impact

  Yes

  No

  Not Applicable

• If a potential adverse impact cannot be avoided

• The development is designed etc to minimise that impact

  Yes

  No

  Not Applicable

• The development will be managed to mitigate that impact

  Yes

  No

  Not Applicable

Riparian land and waterways (Clause 6.5)

• Is the development on land identified on the Ripirian lands & watercourses Map, and or<br>Is the development situated within 40m of bank waterway on the Ripirian lands & watercourses Map

  Yes - Map only

  Yes - Map & within 40m

  Yes - within 40m only

  No

• Has consideration been given to any potential adverse impact on any of the following

• Water quality & flows within the watercourse

  Yes

  No

  Not Applicable

• Aquatic and riparian species, habitats and ecosystems of the watercourse

  Yes

  No

  Not Applicable

• Stability of the bed and banks of the watercourse

  Yes

  No

  Not Applicable

• Free passage of fish/aquatic organisms within or along the watercourse

  Yes

  No

  Not Applicable

• Any future rehabilitation of the watercourse and riparian areas

  Yes

  No

  Not Applicable

• Is the development likely to increase water extraction & potential impact of such

  Yes

  No

  Not Applicable

• Has consideration been given to measures that may be undertaken to ameliorate adverse impact

  Yes

  No

  Not Applicable

• Has consideration been given to proposed measures that may be undertaken to ameliorate any potential adverse impact

  Yes

  No

  Not Applicable

• Is the development consistent with the objectives of Clause 6.5(1)

  Yes

  No

• The development is designed/sited/managed to avoid the potential adverse environmental impact

  Yes

  No

  Not Applicable

• If a potential adverse impact cannot be avoided

• Is the development designed & sited & managed so as to have minimum adverse impact

  Yes

  No

  Not Applicable

• The development will be managed to mitigate that impact

  Yes

  No

  Not Applicable

Karst topography subsidence risk (Clause 6.6)

• Is the development on land identified on the Natural Resource – Karst Map

  Yes

  No

• Has consideration been given to the following matters as to whether the development is responsive to the risk of subsidence

• The development’s design & construction methods

  Yes

  No

• The specific geotechnical constraints of the site

  Yes

  No

• Has consideration been given to the following matters

• The development is designed, sited & managed to avoid adverse impact on surrounding land

  Yes

  No

• If that impact cannot be avoided

• It is designed/sited/managed to avoid the impact

  Yes

  No

• The development will be managed to mitigate that impact

  Yes

  No

  N/A

• Is the development consistent with the objectives of Clause 6.6(1)

  Yes

  No

• Will the development manage wastewater, stormwater & drainage across the site so as not to affect the rate, volume and quality of water leaving the land

  Yes

  No

Essential services (Clause 6.7)

• Does the proposed development have access to or provisions for essential services? (Eg: water, electricity, vehicle access)

  Yes

  No

  Not Applicable

Location of sex services premises

• Is the development consistent with the objectives of Clause 6.8(1)?

  Yes

  No

  Not Applicable

Exhibited Draft EPI

• Is a exhibited draft EPI applicable to the development

  Applicable

  Not Applicable

• Name of the Planning Proposal

• Is the development consistent with the draft EPI provisions?

  Yes

  No

Development Control Plan (DCP) 2013

• Is the DCP applicable to the development?

  Yes

  No

• Any Departure from a Development Standard Sought/Required?

  Yes

  No

• List and discuss the departure(s) sought/required.

• Is the development compliant with the DCP's Objectives?

  Yes

  No

• Is the development compliant with the DCP?

  Yes

  No

Policy Codes

• Are any policy codes applicable to the development?

  Yes

  No

• List and discuss the policy in relation to the proposed developments compliance

Flood-Prone Land Policy

• Is the Flood-Prone land policy applicable to the development?

  Yes

  No

• Any departure from a Development Standard Sought/Required?

  Yes

  No

• List and discuss the departure(s) sought/required.

• Is the development compliant with the policy?

  Yes

  No

State Environmental Planning Policies (SEPP)

• SEPP (Infrastructure) 2007 applicable to the development?

  Applicable

  Not Applicable

• Is referral/notification/concurrence required to be given to Essential Energy?

  Yes

  No

• Is referral/notification/concurrence required to be given to RMS?

  Yes

  No

• Is referral/notification/concurrence required to be given to Railcorp?

  Yes

  No

• SEPP (Building Sustainability Index: BASIX) 2004 applicable to the development?

  Applicable

  Not Applicable

• SEPP (Miscellaneous Consent Provisions) 2007 applicable to the development?

  Applicable

  Not Applicable

• SEPP (Rural Lands) 2008 applicable to the development?

  Applicable

  Not Applicable

• Clause 10 applies to Zones – RU1, RU2, RU3, RU4, RU6, R5, E1, E2, E3 & E4

• Have the following matters been to be taken into account:<br>(a) the existing uses and approved uses of land in the vicinity of the development<br>(b) whether or not the development is likely to have a significant impact on land uses that, in the opinion of the consent authority, are likely to be preferred and the predominant land uses in the vicinity of the development<br>(c) whether or not the development is likely to be incompatible with a use referred to in paragraph (a) or (b), <br>(d) if the land is not situated within a rural residential zone, whether or not the development is likely to be incompatible with a use on land within an adjoining rural residential zone, <br>(e) any measures proposed by the applicant to avoid or minimise any incompatibility referred to in paragraph (c) or (d).

  Yes

  No

• SEPP (Affordable Rental Housing) 2009 applicable to the development?

  Applicable

  Not Applicable

• SEPP Number 55 - Remediation of Land applicable to the development?

  Applicable

  Not Applicable

• Any Draft SEEP applicable to the development?

  Applicable

  Not Applicable

• Name of draft SEPP

Commonwealth legislation

• Is the Disability Discrimination Act applicable to the development

  Applicable

  Not Applicable

• Affected by Disability (Access to Premises - buildings) Standards 2010?

  Yes

  No

• Disability access required?

  Yes

  No

• Existing disabled access available?

  Yes

  No

  Not Applicable

• Disabled access being provided?

  Yes

  No

  Not Applicable

• Is the Environment Protection and biodiversity Conservation Act 1999 applicable to the development?

  Applicable

  Not Applicable

• Is the development likely to affect World heritage properties?

  Yes

  No

  Not Applicable

• Is the development likely to affect National heritage places?

  Yes

  No

  Not Applicable

• Is the development likely to affect Wetlands of international importance (Ramsar wetlands) (ie: The Macquarie Marshes)

  Yes

  No

  Not Applicable

• Is the development likely to affect Threatened species and ecological communities?

  Yes

  No

  Not Applicable

• Is the development likely to affect Migratory species?

  Yes

  No

  Not Applicable

• Is the development likely to affect Commonwealth marine areas?

  Yes

  No

  Not Applicable

• Is the development likely to affect Nuclear actions (including uranium mining)?

  Yes

  No

  Not Applicable

• Context and setting (Streetscape, scale, character, visual impacts, acoustics, overshadowing)

  Not Applicable

  Impact Negligible

  Adverse Impact

  Need to mitigate, Ameliorate

• Access, transport and traffic (local street capacity, available public transport, onsite parking)

  Not Applicable

  Impact Negligible

  Adverse Impact

  Need to mitigate, Ameliorate

• Unformed roads

  Not Applicable

  Impact Negligible

  Adverse Impact

  Need to mitigate, Ameliorate

• Public domain (access to open space, pedestrian issues)

  Not Applicable

  Impact Negligible

  Adverse Impact

  Need to mitigate, Ameliorate

• Utilities (Water, sewer, electricity, gas supply / capacity)

  Not Applicable

  Impact Negligible

  Adverse Impact

  Need to mitigate, Ameliorate

• Heritage (relationship to heritage items / precincts and Aboriginal heritage. Any study?)

  Not Applicable

  Impact Negligible

  Adverse Impact

  Need to mitigate, Ameliorate

• Other land resources (Agricultural land, minerals, water catchments etc)

  Not Applicable

  Impact Negligible

  Adverse Impact

  Need to mitigate, Ameliorate

• Water (needs, saving devices, treatment, drainage /stormwater)

  Not Applicable

  Impact Negligible

  Adverse Impact

  Need to mitigate, Ameliorate

• Soils (erosion; slip, contamination, managing acid soils)

  Not Applicable

  Impact Negligible

  Adverse Impact

  Need to mitigate, Ameliorate

• Air (Air quality / pollution, winds / microclimate, dust/odours etc.)

  Not Applicable

  Impact Negligible

  Adverse Impact

  Need to mitigate, Ameliorate

• Flora and Fauna (Character, critical habitats, threatened species, wildlife corridors, feral animals, amount of disturbance, weeds, new vegetation)

  Not Applicable

  Impact Negligible

  Adverse Impact

  Need to mitigate, Ameliorate

• Waste (Facilities / on site controls; storage, recycling; composting, vermin / other health controls)

  Not Applicable

  Impact Negligible

  Adverse Impact

  Need to mitigate, Ameliorate

• Access for Effluent tanker / solid waste collection vehicle

  Not Applicable

  Impact Negligible

  Adverse Impact

  Need to mitigate, Ameliorate

• Energy (Position, saving devices eg., solar access, shading, insulation, efficiency of devices, energy needs and materials, by products / waste)

  Not Applicable

  Impact Negligible

  Adverse Impact

  Need to mitigate, Ameliorate

• Noise and vibration (Generation / management)

  Not Applicable

  Impact Negligible

  Adverse Impact

  Need to mitigate, Ameliorate

• Technological hazards (industrial processes, contamination, fire – need for risk assessment)

  Not Applicable

  Impact Negligible

  Adverse Impact

  Need to mitigate, Ameliorate

• Social impacts (natural surveillance, access control, community structure, facilities, social change)

  Not Applicable

  Impact Negligible

  Adverse Impact

  Need to mitigate, Ameliorate

• Economic impacts (employment outcomes, property values, as indicator of environment impacts)

  Not Applicable

  Impact Negligible

  Adverse Impact

  Need to mitigate, Ameliorate

• Site design and internal design (Position of buildings, size, mass, landscaping, easements, materials / colours, disabled access)

  Not Applicable

  Impact Negligible

  Adverse Impact

  Need to mitigate, Ameliorate

• Construction activities (BCA issues, site safety/fencing, environmental protection, storage, access and amenity)

  Not Applicable

  Impact Negligible

  Adverse Impact

  Need to mitigate, Ameliorate

• Cumulative impacts (Traffic, repetition of design etc.)

  Not Applicable

  Impact Negligible

  Adverse Impact

  Need to mitigate, Ameliorate

Natural Hazards

• Slip / subsidence: Any previously known site history

  Yes

  No

• Fill: Any previously known fill/excavation history on site

  Yes

  No

  Not Applicable

• Bushfire: Is the site designated ‘Bush Fire Prone Land’ by Map

  Yes

  No

• Is site ‘Bush Fire Prone’ by exposure to current vegetation

  Yes

  No

• Does it comply with “Planning for Bushfire Protection"

  Yes

  No

  Not Applicable

• Will referral to the NSW RFS be required

  Yes

  No

  Not Applicable

• Flooding: Is the site located in a ‘Flood Planning Area’ under LEP

  Yes

  No

• Is the site ‘Flood Prone Land’ under Council Policy"

  Yes

  No

• Is the site ‘Flood Prone Land’ under a Flood Study

  Yes

  No

• Is it consistent with “Floodplain Management Manual”

  Yes

  No

  Not Applicable

• Is the land known to be affected by local flooding

  Yes

  No

• Earthquake: Is it subject to Earthquake Code under BCA (Acceleration Coefficient 0.08)

  Yes

  No

• High Wind Exposure: (i.e. Terrain Category 2, 1.5 or 1)

  Yes

  No

• Acid Sulphate Soil: Is the land known to be affected

  Yes

  No

  Not Applicable

• Saline Soil: Is the land known to be affected

  Yes

  No

  Not Applicable

• Reactive Soil: Is the land known to be affected i.e. L, M, H or E

  Yes

  No

  Not Applicable

• Karst Topography: Is the land known to be affected

  Yes

  No

  Not Applicable

Miscellaneous

• Has an accurate Site Plan been provided

  Yes

  No

  Not Applicable

• Was the BASIX Certificate issued within 3 months of the DA lodgement and are the relevant commitments incorporated on the plans

  Yes

  No

  Not Applicable

• Is the site a Heritage item, in a heritage conservation area or in close vicinity to a heritage item.

  Yes

  No

  Not Applicable

• Is the site affected by flooding or bushfire

  Yes - flooding only

  Yes - both

  Yes - bushfire

  No

• Is the building's floor level at/above relevant flood planning level

  Yes

  No

• Is access affected by flooding

  Yes

  No

• Is building required to have a Bush Fire Attack Level (BAL)

  Yes

  No

• Has the appropriate BAL been determined

  Yes

  No

• Is the building's floor level at/above relevant flood planning level

  Yes

  No

• Is access affected by flooding or bushfire hazard

  Yes

  No

• Is building required to have a Bush Fire Attack Level (BAL)

  Yes

  No

• Has the appropriate BAL been determined

  Yes

  No

• If residential development, does it adjoin a railway corridor (ie railway line)

  Yes

  No

  Not Applicable

• Does development comply with Clause 87 of SEPP (Infrastructure) 2007

  Yes

  No

• Does the building work involve arts/adds to an existing building

  Yes

  No

• Does the building's fire safety require upgrading under Clause 94 of EP&A Reg.

  Yes

  No

Contribution Plans

• Is a contribution applicable under a s94 or s94A Plan

  Yes

  No

• Is a contribution applicable under a s64 Plan

  Yes

  No

Suitability of Site for the Development

• Does proposal fit in locality? (Traffic, appearance, utilities, hazards, noise, services)

  Yes

  No

• Are site attributes conducive to development (Slope, trees, heritage, water courses, contamination etc)

  Yes

  No

• Comments:

The Public Interest

• Has the building’s description on Authority been checked

  Yes

  No

• Any relevant planning studies/ strategies applicable. Please indicate

  Yes

  No

• Name of Relevant study/strategy

• Any known Easements/ Public Positive Covenants applicable over subject land

  Yes

  No

• Any health and public safety issues applicable. Advise below

  Yes

  No

• Details of health and public safety issues

• Any issues raised by community

  Yes

  No

• Are there any issues from that assessment that may affect whether this consent is granted. If so provide details.

  Yes

  No

• Details of issues raised by the community

• The following is applicable only if CC application has been lodged concurrently

• Has a CC application been lodged concurrently?

  Yes

  No

• Has a PCA nomination been made

  Yes

  No

• Is an Owner Builder permit required

  Yes

  No

• Is a licensed builder required (ie residential building work)

  Yes

  No

• Has the builders name & license number been provided

  Yes

  No

• Has a Certificate of HBCF Insurance been provided

  Yes

  No

• Has a principle contractor been nominated

  Yes

  No

• Does the Construction & Building Ind. Long Service Levy apply(>$25K)

  Yes

  No

• Has the levy been paid

  Yes

  No

• Has the building's BCA Classification been determined & checked

  Yes

  No

• Does the application contain any Performance Solutions

  Yes

  No

• Is a Fire Safety Schedule required to be attached

  Yes

  No

• Has the property description been checked

  Yes

  No

• Has the building's description on Authority been checked

  Yes

  No

• Does the building work involve alts/adds to an existing building

  Yes

  No

• Will the completed work reduce the fire protection and structural capacity of the building

  Yes

  No

• Is the existing building the subject of a Performance Building Solution

  Yes

  No

• Is your accreditation level appropriate for CC issue

  Yes

  No

• Has CC been lodged by other than the contractor who is not the land owner

  Yes

  No

• Has date of lodgement been endorsed on the application form

  Yes

  No

• Has a site inspection been undertaken and recorded

  Yes

  No

BCA Assessment

• Does Part 3.1 (Site Preperation) apply to the proposed development

  Yes

  No

• Does the proposed development comply with Part 3.1

  Yes

  No

• Does Part 3.2 (Footings and Slabs) apply to the proposed development

  Yes

  No

• Does the proposed development comply with Part 3.2

  Yes

  No

• Does Part 3.3 (Masonry) apply to the proposed development

  Yes

  No

• Does the proposed development comply with Part 3.3

  Yes

  No

• Does Part 3.4 (Framing) apply to the proposed development

  Yes

  No

• Does Part 3.4 apply to the proposed development

  Yes

  No

• Does Part 3.5 (Roof and Wall Cladding) apply to the proposed development

  Yes

  No

• Does the proposed development comply with Part 3.5<br>

  Yes

  No

• Does Part 3.6 (Glazing) apply to the proposed development

  Yes

  No

• Does the proposed development comply with Part 3.6<br>

  Yes

  No

• Does Part 3.7 (Fire Safety) apply to the proposed development

  Yes

  No

• Does the proposed development comply with Part 3.7<br>

  Yes

  No

• Does Part 3.8 (Health and Amenity) apply to the proposed development

  Yes

  No

• Does the proposed development comply with Part 3.8<br>

  Yes

  No

• Does Part 3.9 (Safe Movement and Access) apply to the proposed development

  Yes

  No

• Does the proposed development comply with Part 3.9<br>

  Yes

  No

• Does Part 3.10 (Additional Construction Requirements) apply to the proposed development

  Yes

  No

• Does the proposed development comply with Part 3.10<br>

  Yes

  No

• Does Part 3.11 (Structural Design Manuals) apply to the proposed development

  Yes

  No

• Does the proposed development comply with Part 3.11<br>

  Yes

  No

• Does Part 3.12 (Energy Efficiency) apply to the proposed development

  Yes

  No

• Does the proposed development comply with Part 3.12<br>

  Yes

  No

Site Wind Classification (Wind Exposure - Region A, AS4055-2012)

• Terrain Category

  TC 1

  TC 1.5

  TC 2

  TC 2.5

  TC 3

• Shielding

  Full shielding

  Partial shielding

  No shielding

• Average slope

  Select <1:20 1:20-1:10 1:10-1:7.5 1:7.5-1:5 1:5-1:3 >1:3

  • <1:20
  • 1:20-1:10
  • 1:10-1:7.5
  • 1:7.5-1:5
  • 1:5-1:3
  • >1:3

• Site Location

  Lower-third

  Mid-third

  Top-third

  Over-top

• Topographic Class

  Select T0 T1 T2 T3 T4 T5

  • T0
  • T1
  • T2
  • T3
  • T4
  • T5

• Wind Classification

  N1 (34)

  N2 (40)

  N3 (50)

  N4 (61)

  N5 (74)

• Structural Engineering design/certification provided under AS 1170.2-

  Yes

  No

• 

• 

• 

• 

Recommendation

• To be completed by the assessing Council Officer upon finalising assessment.

• The Development Application has been fully assessed under the provisions of Section 79C of the EP&A Act 1979, and is recommended for approval, subject to the conditions as detailed on the attached memorandum.

• The Development Application has been fully assessed under the provisions of Section 79C of the EP&A Act 1979, and is recommended for approval, subject to the conditions and DCP development standard departure as detailed on the attached memorandum.

• The Development Application has been fully assessed under the provisions of Section 79C of the EP&A Act 1979, and is recommended for refusal, for the reasons outlined in the attached memorandum.

• Assessment Officer

  Select Alan Stanger Chris Ansoul Mark Robertson Peter Griffith Shane Powning Shane Sissian Wes Bailey

  • Alan Stanger
  • Chris Ansoul
  • Mark Robertson
  • Peter Griffith
  • Shane Powning
  • Shane Sissian
  • Wes Bailey

• Senior Building Development Officer
  Accreditation Number: BPB 1234
  (A1 accreditation)

• Senior Building Development Officer
  Accreditation Number: BPB 1664
  (A1 accreditation)

• Building Development Officer
  Accreditation Number: BPB 0970
  (A2 accreditation)

• Building Services Supervisor
  Accreditation Number: BPB 1236
  (A1 accreditation)

• Building Development Officer
  Accreditation Number: BPB 1339
  (A1 accreditation)

• Building Development Officer
  Accreditation Number: BPB 1739
  (A3 accreditation)

• Senior Building Development Officer
  Accreditation Number: BPB 1496
  (A1 accreditation)

• Signature of Officer

  Sign

• Select date

  Date

• 

• Have you closed off the "Assessment" workflow tracking in 'Authority'?
  Have you opened the "Review by supervisor" workflow tracking in 'Authority'?
  

Determination

• To be completed by Council Officer with the appropriate delegation

• The application is determined, under delegated authority of the Council, in accordance with the recommendation.

• The application is determined, under delegated authority of the Council, generally in accordance with the recommendation, with the following variations.

• Variations

• The application is determined, under delegated authority of the Council, contrary to the recommendation.

• Determination

• Delegate of Council (name)

• Position

• BPB Accreditation number

• Accreditation level

  A1

  A2

  A3

  A4

• Signature

  Sign

• Select date

  Date