Extraordinary Council Meeting 10
March 2014
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Development Application
DA13/1257 for Home Improvement Store and Bulky Goods Tenancies at 72-82
Mulgoa Road and 29-45 Regentville Road, Jamisontown Applicant: Hydrox
Nominees c/- Urbis; Owner: Cabin Pty Ltd, Morris Petroleum Pty Ltd, Oaframe
Ltd
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Compiled by: Gurvinder
Singh, Senior Environmental Planner
Authorised
by: Paul
Lemm, Development Services Manager
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Outcome
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We plan for our future growth
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Strategy
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Facilitate development that encourages a range of
housing types
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Service Activity
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Facilitate quality development that contributes to
a growing regional City
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Procedural
note: Section 375A of the Local Government Act 1993 requires that a division be
called in relation to this matter.
Executive Summary
Council is in receipt of a
development application for demolition of existing buildings on site and
construction of a Masters home improvement store and bulky goods tenancies with
associated parking, access and landscaping. The proposed works will facilitate
the consolidation of the existing 11 allotments into two. Construction will
occur over two stages involving stage 1, the Masters development and stage 2,
the adjoining bulky goods tenancies.
The land is zoned IN2 Light Industrial under the Penrith Local
Environmental Plan (LEP) 2010. Hardware and building supplies and bulky goods
premises are permissible land uses subject to Council’s consent. The development application was placed on public exhibition
from 18 November 2013 to 2 December 2013 and seven submissions were received.
The concerns raised in those submissions are addressed in this report.
An assessment under Section 79C of the Environmental
Planning and Assessment Act 1979 has been undertaken and the following issues
discussed in detail in this report have emerged as a result of this assessment
process:
· Access to the site
· Parking and traffic
· Site remediation
· Safety, security and crime prevention
· Social and economic impacts
· Accessibility
· Waste management
Concurrence
to the proposed development has been recently received from NSW Roads and Maritime
Services (RMS) subject to certain requirements being met. These requirements
are discussed in this report under the heading of State Environmental
Planning Policy (SEPP) (Infrastructure) 2007.
The proposed development is in accordance with the provisions
of the relevant Environmental Planning Instruments and Development Control
Plan. The site is suitable for the proposed development and the development
will be in the public interest. This report recommends that deferred
commencement consent be granted to allow the applicant to submit amended
details and plans as required by RMS and Council’s Traffic and Engineering
Sections.
Background
The Applicant attended a
pre-lodgement meeting with Council Officers and Council’s Urban Design
Review Panel prior to the lodgement of the
Development Application (DA). The Applicant responded to the advice given at
those meetings and included information required with the DA. After preliminary assessment of the proposed development
and submissions received during public exhibition of the DA, Council Officers
requested the Applicant to further address contamination matters and acoustic
impacts on the neighbouring properties. These matters were adequately responded
to by the applicant and they are addressed in this report.
Site and
Surrounds
The site is located on the eastern side of Mulgoa Road
opposite to its intersection with Stuart Street, Jamisontown. It is bounded by
Mulgoa Road to the west and Regentville Road to the east. The site is irregular
in shape and it has an area of approximately 4.26 Hectares. It comprises eleven
existing allotments. The site is currently occupied by a number of buildings
including a disused bus depot. Light industrial operations exist on the
adjoining sites to the north, south and east and a residential area exists to
the west across Mulgoa Road. The residential area is generally characterised by
single detached dwellings which are principally accessed from Mulgoa Road and
Stuart Street. The adjoining industrial land to the south of the site
accommodates a Mazda dealership and a Dick Smith store at the corner of Mulgoa
Road and Batt Street. A light industrial operator occupies the northern
adjoining properties. Development to the east of the site is general
industrial. It comprises a range of industrial land uses including construction
material supplies, machinery supplies and car repairers.
The site currently has five
vehicle cross-overs along the Mulgoa Road frontage and three vehicle
cross-overs along the Regentville Road frontage.
The Proposed Development
The proposed development
involves the construction of a Masters home improvement store having an area of
approximately 13,515m2 and four bulky goods tenancies having an area
of approximately 2,736 m2 with associated parking, access and
landscaping. Construction will occur over two stages involving stage 1, the
Masters development and stage 2, the bulky goods tenancies.
The Masters home improvement
store will be located along the northern boundary of the site. This building
will be divided into four separate components as follows:
a) General sales area of approximately 8,617 m2 for a range of products
including hardware, timber and building materials, decor and home decoration,
kitchen/bathroom fittings, along with administration, amenities and cafe.
b) Garden area of approximately 1936 m2 for a range of landscaping and
gardening products including plants, pots, landscape trimming and gardening
equipment.
c) Trade sales area of approximately 2206 m2 for trade sales which will include
a drive-in loading area and
d) Receiving area of approximately 756 m2 in the north eastern portion of
the building to accommodate deliveries from the adjacent loading dock.
The building will be constructed
from a variety of materials including concrete panels, glazing, alucabond
panels and coloured panels.
Four bulky goods tenancies each
with a gross floor area of approximately 684 m2 are proposed in the
southern portion of the site. No specific tenants have been identified for the
bulky goods tenancies.
On-site parking is proposed for
a total of 448 cars including 362 spaces for Masters and 86 spaces to service
the bulky goods building. The car park will include 8 car spaces for parents
with prams, 10 disabled car parking spaces and 4 trailer parking spaces. Ten
designated trolley bays will be located within the car park. Bicycle racks are
proposed to be located near to the entrances to the garden centre and trade
area.
The original development
application proposed a new signalised intersection on Mulgoa Road at the
intersection of Mulgoa Road and Stuart Street. The key elements of that
signalised intersection on Mulgoa Road were:
· Signalised
intersection which allowed vehicles to enter and exit the site heading in a
northern and southern direction along Mulgoa Road.
· A
deceleration lane that facilitated vehicles travelling south along Mulgoa Road
to safely make a left turn into the site without disrupting traffic flow
· Slip lanes
for left in, left out access to Stuart Street were proposed to maintain the
status quo of the access to Stuart Street.
NSW Roads and Maritime Services
during the process of providing concurrence to the development application did
not agree with the above signalised intersection. RMS however agreed to a
signalised access that could be located at least 15m south of Stuart Street
intersection with Mulgoa Road. The applicant agreed with RMS however detailed
plans of the amended proposal are required.
A secondary customer access
point is proposed from Regentville Road, at the south-eastern corner of the
site. Loading and servicing areas are proposed along the northern boundary of
the site. These areas will be single-directional, with all vehicles entering
from the west and existing to the east. All Masters’ service vehicles will exit
the site via Regentville Road adjacent to the northern boundary.
It is proposed to consolidate the 11 existing lots into two
lots. The northern proposed allotment (proposed Lot 2) will accommodate the
Masters home improvement store and associated services; while the southern
proposed allotment (proposed Lot 1) will accommodate the proposed bulky goods
tenancy block and associated services. A right of way easement is proposed
across both proposed Lots 1 and 2. This easement is intended to benefit the
southern adjoining industrial lots to assist in rationalising access to the
industrial properties on the eastern side of Mulgoa Road. This easement is not
proposed to be created as part of this development application, however
indicates that the development has been designed to ensure this can be achieved
if an agreement between landowners can be reached. An easement over proposed
Lot 2 will be created as part of the site consolidation. This will benefit
proposed Lot 1.
Landscaping is proposed along the
site boundaries and within the proposed car parking areas.
The landscaping will include the
following key features:
· Mulgoa Road
frontage - A mix of native trees, shrubs and ground covers with clustering of
trees at the north-western corner
· Regentville
Road frontage - A mix of native trees, shrubs and ground covers / grasses.
· Carpark
planting - Landscape islands have been designed throughout the carpark to
support the establishment of canopy trees to provide shade to vehicles
utilising the carpark, as well as visual relief.
The proposed signage for the
building comprises of 12 separate signs across the site including the
following:
· Business
identification signage on the front facade of the building including the main
entry sign, garden centre entry and the timber and building entry. Signage on
the western facade will include a best price guarantee sign and Masters signage
· Business
identification signage panels on the east and west elevations
· A pylon sign
located on the frontage to Mulgoa Road. The pylon sign will be 12 metres above
ground level with a horizontal dimension of 3.95 metres.
The proposed hours of operation
are from 6am to 10pm, 7 days a week.
The Development Application was accompanied by the
following documents:
a) Statement of Environmental Effects
prepared by Urbis.
b) Site plan, floor plans and elevations
prepared by Leffler Simes Architects.
c) Landscape plans prepared by Site Image.
d) Civil and Stormwater Engineering Plans
prepared by Matt Macdonald.
e) Traffic Report prepared by Colston Budd
Hunt & Kafes Pty Ltd.
f) Acoustic Report prepared by Acoustic
Logic.
g) Contamination Assessment prepared by Geo-Logix.
h) Access Report prepared by Accessible
Building Solutions.
i) Waste Management Plan prepared by Hydrox
Nominees Pty Ltd.
(Refer
to Appendix No. 1 for copies of the site plan, floor plans and elevations).
Planning Assessment
The proposed development
has been assessed in accordance with the matters for consideration under
Section 79C of the Environmental Planning and Assessment Act 1979, and having
regard to those matters the following issues have been identified for further
consideration:
Section 79C(1)(a)(i) – The
Provisions of any Environmental Planning Instrument
Sydney Regional Environmental Plan
(SREP) No.20 – Hawkesbury/Nepean River
Sydney Regional Environmental Plan No.20 – Hawkesbury/Nepean
River (SREP) applies to the subject land. The relevant planning strategies
under this SREP have been considered and discussed below:
The subject site has not been identified
to contain any items of heritage. No heritage buildings are located in the
vicinity of the site. The proposal will not have an adverse impact on cultural
heritage.
SREP No.20 requires that future development must not prejudice
the achievement of the goals of use of the river for primary contact recreation
(being recreational activities involving direct water contact, such as swimming)
and aquatic ecosystem protection in the river system.
If the quality of the receiving waters does not currently
allow these uses, the current water quality must be maintained, or improved, so
as not to jeopardise the achievement of the goals in the future. The proposal will have minimal impacts on the river
environment as it will not compromise the water or scenic qualities of the
river given the satisfactory drainage arrangements and erosion and sediment
control measures to be installed during construction. Council’s Development
Engineering Section has reviewed the proposed development with regard to
stormwater drainage and is satisfied with this aspect of the proposal.
State
Environmental Planning Policy No. 55 (SEPP55) - Remediation of Land
SEPP 55 provides for a state wide
planning approach to remediation of contaminated land and promotes remediation of contaminated land for the purpose
of reducing the risk of harm to human health or any other aspect of the
environment.
In accordance with SEPP 55, Council must consider whether
the land is contaminated and if the land is contaminated, it is satisfied that
the land is suitable in its contaminated state (or will be suitable, after
remediation) for the proposed use. If the land
requires remediation, Council needs to ensure that the land will be remediated
before the development proceeds.
The Development Application is
accompanied by an ‘Internal Environmental Due Diligence Report' prepared by
Geo-Logix Pty Ltd in relation to the requirements of SEPP 55. Council’s
Environmental Health Department has assessed the above report and advised that
although the report was not prepared strictly in accordance with the NSW EPA's
'Guidelines for Consultants Reporting on Contaminated Sites', the assessment overall
was comprehensive (history and sampling pattern) and the overall environmental
and health risk of the site was satisfactorily addressed.
The investigations carried out on
site found that the site is not suitable for the proposed use in its current
condition. Asbestos, heavy metals and petroleum contamination have
been identified throughout the development site through the assessment.
The document suggests through the Remediation Cost Appraisal that further
investigation and remediation works can be carried out to ensure that the site
can be made suitable for the proposed use, however a Remedial Action Plan has
not been developed, and some of the proposed remediation methods identified are
not considered appropriate. In terms of SEPP 55, the land is not suitable for
the development at present, and it does require remediation to be made
suitable.
Any further investigations and
remediation proposals will need to consider the following comments:
· The
toluene contamination at the Sinclair Ford Site has not been suitably
addressed. Whilst it was identified at 2 metre depth, it was not itemised
in the later contamination summary for the site. Commentary on this
aspect will need to be provided.
· Further
justification is required as to why the lead contamination at the Sinclair Ford
Site and the petroleum hydrocarbons at the vacant lot will not be
remediated. Whilst the contaminants do not meet the hotspot criteria,
they are still present in both locations in amounts in excess of the assessment
criteria.
· It
is suggested that asbestos fragments were identified at the Sinclair Ford Site
and the Former Fuel Depot site, and that hotspots may occur in certain
locations. However, in the Contamination Summary and Remediation Cost
Appraisal, it is suggested that this asbestos contamination will not be
remediated. Council does not accept that leaving asbestos on site is an
appropriate method of managing this contamination. Council generally
requires that all asbestos contamination be remediated, and registering the
presence of asbestos on the Title is not sufficient. Further investigation will
need to be undertaken in relation to the building footprints on the Former Fuel
Depot site. As recommended in the Report, further investigations will be
required to be undertaken in relation to the groundwater and the petroleum
contamination findings. Any Remedial Action Plan will need to address the
surface soil contamination identified at the Bus Depot as well as the hotspot
identified on the site.
Special Conditions 2.4.16 and
2.4.17 are proposed to address these issues.
State Environmental
Planning Policy (SEPP) (Infrastructure) 2007
Clause 104 - Traffic-generating
development of SEPP (Infrastructure) states that commercial development over
10000sqm with access to any road is classified as traffic generating activity
which is to be referred to the Roads and Maritime Services (RMS). Council
sought concurrence from RMS under Clause 104. This concurrence has been
recently received by Council. RMS did not support the proposed traffic signals
on Mulgoa Road with all movement allowed to service the proposed development as
it would impose unacceptable delays along Mulgoa Road. However, RMS has
supported the development with a signalised access to the development providing
right turn into the development but no right turn out movement from the site
onto Mulgoa Road subject to the following requirements being met:
1. The proposed access shall be located at least 15m south of
Stuart Street intersection with Mulgoa Road.
2. The south bound carriageway on Mulgoa Road shall include an
additional 90m long through/ left lane north of the access road and 80m long
merging lane south of the access road.
3. The northbound carriageway on Mulgoa Road shall include a 90m
long right turn bay in approach to the proposed access.
4. The access road shall have dual left turn lanes when exiting
the development.
5. The developer is required to dedicate a section of their
property as public road to allow RMS to locate and maintain traffic signal
components. The length of the road area to be dedicated as public road will be
determined at detailed design stage and could be up to 15m inwards from the
primary stop line.
6. A staged pedestrian crossing shall be provided on the northern
arm of Mulgoa Road and pedestrian/cycle crossing shall be provided on the
access road.
7. Pedestrian fencing along Mulgoa Road, south of the access road
shall be provided to encourage people to cross Mulgoa Road at the proposed
pedestrian crossing.
8. The right turn bay on Mulgoa Road at its intersection with
Batt Street shall be extended to 185m from the stop line.
9. The proposed signalised intersection at the site entry and the
modification to the intersection of Mulgoa Road and Batt Street shall be
designed in accordance with RMS’s Traffic Signal Design Manual, Austroads,
RMS’s supplements and other Australian Standards and endorsed by a suitably
qualified practitioner.
The
certified copies of traffic signal design and civil design plans as well as
swept path analysis shall be submitted to RMS for consideration and approval
prior to the release of the construction certificate and commencement of any
road works.
RMS fees
for administration, plan checking, signal works inspection and project
management shall be paid by the developer prior to the commencement of works. A
ten year maintenance plan contribution fee payable to RMS will apply to the new
signalised intersection.
The
developer will be required to enter into a Works Authorisation Deed (WAD) for
the abovementioned traffic signal and civil works. The WAD will need to be
executed prior to RMS assessment of the detailed traffic signal design plans.
10. All
works associated with the proposed intersection shall be at no cost to RMS.
11. The developer has proposed access arrangements for the
adjacent properties and RMS is supportive of this initiative.
A deferred commencement
Condition 2.1 is recommended to be imposed which will require amended plans to
be submitted to Council for approval and concurrence by the RMS prior to an
operational consent being issued.
State Environmental
Planning (SEPP) 64 – Advertising and Signage
SEPP 64 applies to the proposal as all of the proposed
signage will be visible to the surrounding road network. SEPP 64 aims to ensure
that signage is compatible with the desired amenity and visual character of an
area, provides effective communication in suitable locations and is of high
quality design and finish. SEPP 64 requires that a consent authority must not
grant development consent to an application to display signage unless the
consent authority is satisfied that the signage is consistent with the
objectives of this Policy and the signage the subject of the application
satisfies the assessment criteria specified in the SEPP.
A SEPP 64 Assessment has been
submitted with the application. The assessment demonstrates that the proposed
signage is consistent with the aims and objectives of the SEPP and satisfies
its assessment criteria. A condition of consent has been imposed that all
signage shall be constructed of high quality and durable materials and it shall
not incorporate flashing devices.
Penrith Local Environmental Plan (LEP) 2010
Penrith Local Environmental Plan 2010 applies to the site. The subject land
is zoned IN2 Light Industrial under LEP 2010. The proposal falls under the
definitions of ‘hardware and building supplies’, ‘plant nursery’, ‘food and
drink premises’ and ‘bulky goods premises’. These uses are permissible in the
zone subject to Council’s consent. Schedule 1 of the LEP 2010 permits
additional uses on the subject land. These additional uses that are permissible
on the subject land are bulky goods premises.
A small strip of the subject
land fronting Mulgoa Road is zoned SP2 - Infrastructure (Local Road). The only
works proposed within the SP2 zone are the intersection works and landscaping.
These works fall within the definition of ‘roads’ and therefore are permissible
within the zone.
Hardware and building supplies means a building or
place the principal purpose of which is the sale or hire of goods or materials,
such as household fixtures, timber, tools, paint, wallpaper, plumbing supplies
and the like, that are used in the construction and maintenance of buildings
and adjacent outdoor areas.
Plant nursery means a building or place the principal
purpose of which is the retail sale of plants that are grown or propagated on
site or on an adjacent site. It may include the on-site sale of any such plants
by wholesale and, if ancillary to the principal purpose for which the building
or place is used, the sale of landscape and gardening supplies and equipment
and the storage of these items.
Food and drink premises means premises that are used
for the preparation and retail sale of food or drink (or both) for immediate
consumption on or off the premises, and includes any of the following:
(a) a restaurant or cafe,
(b) take away food and drink premises,
(c) a pub,
(d) a small bar.
Bulky goods premises means a building or place the
principal purpose of which is the sale, hire or display of bulky goods, being
goods that are of such size or weight as to require:
(a) a large area for handling, display or
storage, and
(b) direct vehicular access to the site of the
building or place by members of the public for the purpose of loading or
unloading such goods into or from their vehicles after purchase or hire, and
including goods such as floor and window supplies, furniture, household
electrical goods, equestrian supplies and swimming pools, but does not include
a building or place used for the sale of foodstuffs or clothing unless their
sale is ancillary to the sale or hire or display of bulky goods.
Objectives of Zone IN2 Light Industrial
· To provide a wide range of light
industrial, warehouse and related land uses
· To encourage employment opportunities
and to support the viability of centres
· To minimise any adverse effect of
industry on other land uses
· To enable other land uses that provide
facilities or services to meet the day to day needs of workers in the area
· To support and protect industrial land
for industrial uses
· To promote development that makes
efficient use of industrial land.
The
proposed development provides for large scale hardware and building supplies
store which will be compatible with surrounding industrial uses. The proposed
use of the site will contribute to a wide range of industry that is already
located in the area. The store will provide around 186 employment opportunities
and it will be an efficient use of industrial land. The proposed use is
consistent with the objectives of the zone.
Clause 4.1- Minimum lot size
Two minimum lot size development
standards apply to the site. A minimum lot size of 6000 m2 applies
to land fronting Mulgoa Road, while a minimum lot size 1000 m2
applies to land fronting Regentville Road. The proposed lot sizes are 8144 m2
for Lot 1 and 30365 m2 for Lot 2, which complies with the
development standards.
Clause 4.3 – Height of buildings
The maximum building height stipulated under this clause is
12m. The height of the proposed buildings varies from 6.2m to 11m which
complies with the above development standard.
Clause 5.3 - Development near
zone boundaries
This clause provides flexibility
in zone boundaries for up to 20 metres from the boundary between two zones
where it would enable a more logical and appropriate development of the site.
It must be demonstrated that the proposed use is compatible with the planning
objectives and land uses of the adjoining zone.
The slip lane will be located
within the SP2 zone and will be linked to the proposed landscaping fronting
Mulgoa Road, providing a compatible exchange. This is supported.
The proposed development
including a slip lane entrance to the site from Mulgoa Road and associated
landscaping on this frontage provides a Masters store that is compatible with
the planning objectives and land uses of the adjoining zone.
Clause 6.5 - Protection of
scenic character and landscape values
The subject site is listed as land with scenic and landscape
values. Clause 6.5 requires that Development consent must not be granted for
unless the consent authority is satisfied that measures will be taken,
including in relation to the location and design of the proposed development,
to minimise the visual impact of the development from major roads, identified
heritage items and other public places.
Council’s Urban Design Review
Panel has reviewed the design of the proposed development and they are satisfied
with the overall design of the development. The proposed development has been
designed to a scale that is sympathetic to the subject site and surrounding
development. The building will fit in the existing industrial area and it will
have minimal visual impact. Comprehensive landscaping has been proposed in the
front setback areas and the proposed development will have little impact on
vistas along Mulgoa Road. There are no heritage items located in the vicinity
of the site. The proposed development will protect the existing character and
landscape values of the site.
Section 79C(1)(a)(ii) – Any
Draft Environmental Planning Instruments
Draft Penrith Local Environmental Plan
2010 Stage 2 applies. The site is zoned B5 Business Development under this
Draft Plan. Hardware and building supplies are permissible in the zone with
Council’s consent.
Section 79C(1)(a)(iii) –
Any Development Control Plan
Penrith
Development Control Plan (DCP) 2010
An
assessment of the proposed development against the relevant controls of DCP
2010 has been undertaken and attached at Appendix 3. Discussion on some
controls is provided below:
Crime
Prevention through Environmental Design
Crime Prevention through Environmental Design (CPTED) aims
to ensure development is appropriately designed to reduce the likelihood of
crimes being committed by introducing measures to achieve appropriate natural
surveillance, access control, territorial reinforcement and space management.
These measures will assist in minimising the incidence of crime and contribute
to perceptions of increased public safety.
The proposed development
provides opportunities for natural surveillance to access points and car
parking areas from the entrance to the buildings and other open areas in the
facade of the buildings. In order to ensure that a safe environment is
provided Council’s Community Safety Section has recommended conditions to be
imposed to enhance the safety and security of all users of the development and
to minimise the crime risk associated with the development. These conditions
relate to matters such as securing the premises, landscape design and provision
of lighting.
Waste Management
The development application is
accompanied by a Waste Management Plan (WMP). The WMP has adequately addressed
management of waste generated during construction of the buildings and the
ongoing use by the proposed home improvement store. Waste materials from
construction will be placed in recycle bins and then taken away to a disposal
facility by a licensed recycle contractor. During operational phase of the
development waste materials such as cardboard, plastics and timber will be
collected by a suitable contractor for recycling. General waste will be
compacted and then collected by a general waste collection contractor to be
taken to a landfill site. There is potential for the
proposed construction works to generate significant levels of dust.
Section 79C(1)(a)(iv) – The Regulations
The Environmental
Planning and Assessment Regulation 2000 require the consent authority to
consider the provisions of the Building Code of Australia (BCA). Council’s
Building Section has assessed the proposed development and appropriate
conditions are recommended to be imposed on compliance with the BCA.
Section
79C(1)(b) – The Likely Impacts of the Development
Noise
The applicant has submitted a
Noise Impact Report prepared by Acoustic Logic. The report provides an acoustic
assessment of the following noise sources against the applicable guidelines:
· Noise from
loading docks (truck manoeuvring) and car park was assessed with reference to
the Industrial Noise Policy
· Noise from
mechanical services was assessed with reference to the Industrial Noise Policy
· Noise from
traffic generated on public roads was assessed with reference to the EPA
Environmental Criteria for Road Traffic Noise guidelines
· Sleep
disturbance noise events was assessed with reference to the EPA application
notes to the Industrial Noise Policy.
The report has recommended the following acoustic treatments/management
controls to be implemented:
· The site (including loading docks) is not to operate before
6am or after 10pm
· Detailed review of mechanical plant items is to be
undertaken at Construction Certificate stage (once plant is selected/located)
and acoustic design should be undertaken to ensure plant noise will be
compliant with the EPA Industrial Noise Policy.
Council’s Senior Environment Officer has
reviewed the Noise Impact Report and raises no objection to the conclusion and
recommendations of the report. Conditions are recommended to be imposed to
permit the incorporation of the above measures as recommended in the Noise
Impact Report.
Access and Traffic
Vehicular
access to the site was originally proposed from Mulgoa Road through a new
signalised intersection opposite Stuart Street. The proposal traffic signals
permitted full turning movements into and out of the site. A Traffic Report
Prepared by Colston Budd Hunt & Kales Pty Ltd was submitted with the
development application which analysed traffic generation on the surrounding
local roads as a result of the proposed development. NSW Roads and Maritime
Services (RMS) during the process of providing concurrence to the development
application did not agree with the proposed signalised intersection as it would
impose unacceptable delays on Mulgoa Road. RMS however agreed to a limited
signalised access that allowed right turn movements into the site but in order
to limit delays on Mulgoa Road, right turn movements out of the site onto
Mulgoa Road would not be permitted. The new signalised intersection is to be
located at least 15m south of Stuart Street intersection with Mulgoa Road. The
applicant agreed with RMS however detailed plans of the amended proposal are
required.
The banning of the right turn
movement onto Mulgoa Road may impact upon the local street network to the rear
of the development site. A deferred commencement condition 2.2 is recommended
to be included that requires a revised traffic report to be submitted to
Penrith City Council for approval prior to the issue of Operational Consent.
The revised traffic report is to model and assess the vehicular impacts from
the development site upon the local road network. The report may make
recommendations for intersection upgrade works to the local road network as a
result of the development. Any intersection upgrade works are to be agreed to
by Penrith City Council and are to be at cost to the developer.
Vehicular access is also
proposed from Regentville Road at the southern end of the site (for customers)
and at the northern end of the site (exit driveway for Masters service
vehicles). Masters service vehicles would enter from Mulgoa Road, circulate to
the rear of the building and deliver in the designated loading areas. The
Masters loading bays will provide for 19 metre semi-trailers and 12.5 metre
large rigid trucks.
The bulky goods tenancies will
be serviced by vehicles ranging in size up to 12.5 metre large rigid trucks.
These vehicles will enter from Mulgoa Road, circulate to the rear of the
building and exit to Mulgoa Road.
The access arrangements from
Mulgoa Road and Regentville Road, internal circulation and loading areas will
provide for service vehicles to enter the site, manoeuvre and exit the site in
a forward direction.
Within parking areas, spaces
will be a minimum of 2.6 metres wide by 5.4 metres long, with 6.6 metre wide
circulation aisles. Spaces with adjacent obstructions will be 0.3 metres wider
to provide for doors to open. Disabled spaces will be a minimum of 2.4 metres
wide, with a 2.4 metre wide adjacent area for loading/unloading wheelchairs.
These dimensions are considered appropriate, being in accordance with the
Australian Standard for Parking Facilities (Part I: Off-street car parking and
Part 6: Off-street parking for people with disabilities), AS 2890.1:2004 and AS
2890.6:2009.
A right of way is proposed
through the site for future access to the adjacent site to the south. This will
allow for access to the adjacent site to the south from Mulgoa Road to be
removed in the future.
Social and Economic Impact
The proposed development would
provide a purpose built facility for a hardware and building supplies store to
operate within the existing industrial area. The use of the site will result in
the creation of employment opportunities for full time staff and
casual/seasonal positions which will result in a positive economic and social
impact.
Accessibility
The application has been accompanied by an Access Report
prepared by Accessible Building Solutions. This report provides a review of the
proposed works with regard to access considerations. The key access issues
considered in the report include compliance with the following:
· The access provisions of the BCA
· The
Access to Premises Standard
· AS
1428 suite of Standards
· AS
2890.6 for car parking.
The Access Report concludes that
the proposal can achieve compliance with the access provisions of the BCA. A
condition is recommended to be imposed that the requirements detailed in the
Access Report shall be complied and details shall be submitted prior to the
issue of a construction certificate.
Section 79C(1)(c) – The
Suitability of the Site for the Development
The site of the proposed
development is considered suitable for the reasons outlined below:
§ The site is well located
with regard to its connectivity to major transport infrastructure including M4
Motorway and Penrith Railway Station.
§ The site is well located in
the context of the local and regional community with regard to providing
employment opportunities
§ The
subject site is located within an established industrial area that is zoned for
the proposed use of the site
§ The
site is not affected by any major overland flows, landslip or movement.
Section 79C(1)(d) – Any
Submissions made in relation to the Development
Community Consultation
In accordance with Penrith Development Control Plan 2006, the proposed
development was notified to nearby and adjoining residents/owners and
advertised in local newspapers with submissions invited from 18 November 2013
to 2 December 2013. Seven submissions were received in response that raised the
following concerns:
a) Traffic Impacts - There are proposed traffic lights
at the intersection of Mulgoa Rd & Stuart St and our concern is that, if
traffic is permitted to cross Mulgoa Rd into Stuart St, which is a quiet
residential street, it will cause unnecessary noise and congestion.
See Section 79C(1)(b) – The Likely Impacts of the
Development – Access Parking & Traffic
b) Noise Impacts - Excessive extra traffic noise from
light and heavy vehicles accelerating/braking, pedestrian beacons, hoons, and
headlights.
See Section 79C(1)(b) – The Likely Impacts of the
Development – Noise Impacts
c) Demolition/construction noise and dust will affect my
work and wellbeing.
See Section 79C(1)(b) – The Likely Impacts of the
Development – Noise Impacts
d) Will site rubbish leave from the already congested
Mulgoa rd or less congested Regentville Rd
Comment:
All
vehicles carrying rubbish will leave the site from Regentville Road.
e) Property Value - Fears of property value
plummet with supermarket/car park in full view.
Comment:
Increase
or decrease in property value is a matter that is considered to be not a
planning consideration.
f) Who and what will be in the bulky goods tenancies?
Comment:
This
matter is unknown at this stage. Separate development application/s will be
required for use of bulky goods tenancies.
g) How will lighting be managed, especially out of
normal working hours?
Comment:
A condition of consent has been recommended to be imposed
to manage lighting as follows:
‘All areas intended to be used at night shall allow
appropriate levels of visibility. Car parks must be lit to the minimum
Australian Standard AS 1158 with consideration given to AS 4282 (Control of the
obtrusive effects of outdoor lighting). Lighting shall have a wide beam of
illumination which reaches to the beam of the next light or the perimeter of
the site or area being traversed. Lights shall be directed towards access/egress
routes. Lighting shall take into account all vegetation and landscaping that
may act as an entrapment zone. Lighting shall be designed so that it is
difficult for vandals to break. All lighting shall be maintained and kept in a
clean condition with all broken or burnt out globes replaced quickly.’
h) Review the access to Regentville Rd from Masters and
consider the amount of traffic this would create when turning onto Batt St from
Regentville Rd. This intersection is already a nightmare to negotiate with
heavy traffic and a blind spot, the increased traffic in cars and trucks from
their receiving dock will certainly affect established businesses and may cause
a fatal accident.
See Section 79C(1)(b) – The Likely Impacts of the
Development – Traffic Impacts
i) “There are many independent businesses in this zone
that I think will be impacted, such as paint stores, carpet stores, hardware,
tiles etc. These stores seem to survive OK at the moment, but a large store in
the precinct can only have a negative impact on these stores and their ability
to trade profitably. The existing 2 x Bunning’s stores in Penrith are situated
away from existing smaller retailers enabling all to do their fair trading
because of their position. The price war between Bunning’s and Masters will be
detrimental to surrounding Home Improvement businesses.”
Comment:
The
proposed home improvement store may increase competition in the marketplace
which is considered to be in the public interest. The new store will also
provide employment opportunities which will be a positive outcome for the local
area.
Referrals
The table below summarises the
results of internal referrals in relation to the proposal:
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No objection, subject to
conditions.
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No objection, subject to
conditions.
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No objection, subject to
conditions.
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No objection, subject to
conditions.
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No objection, subject to
conditions.
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External
Referral Comments
The table below
summarises the results of external referrals in relation to the proposal.
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Referrals
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Comments
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NSW Roads and Maritime Services
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Concurrence has been provided
subject to certain requirements being met.
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Section 79C(1)(e) – The
Public Interest
The proposed development is permissible in the IN2 Light
Industrial zone under Penrith Local Environmental Plan 2010 and it
meets the aims and objectives of the relevant environmental planning
instruments. The proposed home improvement store will serve the needs of the
public and it may increase competition in the marketplace which may benefit the
public. Employment opportunities will be increased during the construction and
operation of the store. Subject to the recommended conditions, the proposed development
is unlikely to have a negative impact on the surrounding environment and it is
considered to be in the public interest.
Section 94
Contributions
There are no Section 94 contributions applicable to the
proposed development.
Conclusion
The proposed home improvement store has been assessed
against the relevant heads of consideration under Section 79C of the
Environmental Planning and Assessment Act 1979. It is consistent with the
requirements of the relevant planning instruments and development control plan
and is a permissible land use in the IN2 Light Industrial zone under
Penrith Local Environmental Plan 2010. Concurrence has been provided by NSW
Roads and Maritime Service for the proposed development subject to certain
requirements being met. These requirements have been imposed as deferred
commencement conditions.
The key issues relating to the
proposed development raised in submissions are traffic and noise impacts on the
existing residential area across Mulgoa Road. NSW Roads and Maritime Service
and Council’s Traffic and Environment Sections have
reviewed this matter and advised that the proposed development will not
result in unacceptable impacts on the residential area. Noise impacts from the proposed centre will be reduced by restricting
hours of delivery as recommended in the acoustic report submitted with the
development application. The site is suitable for the proposed
development.
The matter of existing
site contamination is recommended to be dealt by requiring the applicant to remediate
the site prior to a construction certificate
being issued. Subject to the recommended conditions,
the proposal is unlikely to have a negative impact on the surrounding
environment and it is considered to be in the public interest.
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RECOMMENDATION
That:
1.
The information contained in the report on Development Application
DA13/1257 for Home Improvement Store and Bulky Goods Tenancies at 72-82
Mulgoa Road and 29-45 Regentville Road, Jamisontown be received.
2.
The Development Application DA13/1257 for Home Improvement Store and
Bulky Goods Tenancies at 72-82 Mulgoa Road and 29-45 Regentville Road,
Jamisontown be granted deferred commencement consent subject to the following
conditions :
SCHEDULE 1 ( Conditions to be complied with prior
to an operational consent being issued)
2.1 Detailed
plans shall be submitted to Council for approval that show a signalised
access to the development providing right turn into the development
but no right turn out movement from the site onto Mulgoa Road
subject to the following requirements being met:
i)
The proposed access shall be located at least 15m south of Stuart Street
intersection with Mulgoa Road.
ii) The
south bound carriageway on Mulgoa Road shall include an additional
90m long through/ left lane north of the access road and 80m
long merging lane south of the access road.
iii) The
northbound carriageway on Mulgoa Road shall include a 90m long
right turn bay in approach to the proposed access.
iv) The
access road shall have dual left turn lanes when exiting the development.
v) The
developer is required to dedicate a section of their property as public
road to allow RMS to locate and maintain traffic signal components.
The length of the road area to be dedicated as public road
will be determined at detailed design stage and could be up to 15m
inwards from the primary stop line.
vi) A
staged pedestrian crossing shall be provided on the northern arm of Mulgoa
Road and pedestrian/cycle crossing shall be provided on the access
road.
vii) Pedestrian
fencing along Mulgoa Road, south of the access road shall be
provided to encourage people to cross Mulgoa Road at the proposed
pedestrian crossing.
viii) The
right turn bay on Mulgoa Road at its intersection with Batt Street shall
be extended to 185m from the stop line.
ix) The
proposed signalised intersection at the site entry and the modification
to the intersection of Mulgoa Road and Batt Street shall be
designed in accordance with RMS’s Traffic Signal Design Manual, Austroads,
RMS’s supplements and other Australian Standards and endorsed
by a suitably qualified practitioner.
2.2 Prior to the issue of an Operational Consent, a revised traffic report is to be submitted
to Penrith City Council for approval. The revised traffic report shall
model and assess the vehicular impacts from the development site upon
the local road network resulting from the Roads and Maritime Services
requirement of no right turn from the development site onto Mulgoa
Road. The report shall asses, by way of a SIDRA analysis, the vehicular
impacts upon the following roads and intersections of Regentville Road,
Batt Street, Preston Street, Dent Street and Mulgoa Road (existing traffic
signals) as a minimum. The report shall also include an assessment of
heavy vehicles and provide turning movements from the development site
at the intersections. The report shall make recommendations for intersection
upgrade works if required to the local road network as a result of
the development. Any intersection upgrade works are to be agreed to by Penrith
City Council and are to be at cost to the developer.
2.3
GENERAL CONDITIONS
Standard Conditions
A001 Approved plans
A008 Works to BCA requirements
A017 DA for use
A019 Occupation
Certificate
A020 Use of building
A021 Business
registration
A032 Goods in buildings
A039 Graffiti
A046 Obtain Construction
Certificate before commencement of works
B002 Australian Standard for
demolition and disposal to approved landfill site and Occupational Hygienist
clearance report prior to Occupational Certificate.
B003 Asbestos disposal
B004 Dust suppression
B005 Mud/Soil
B006 Hours of work
D001 Implement approved
sediment and erosion control measures
D005 No filling
without prior approval
D009 Covering of
waste storage area
D010 Appropriate
disposal of excavated or other waste
D014 Plant and
equipment noise
D015 Spill
prevention and cleanup procedures
D026 Liquid wastes
D06A Approval for bulk
earthworks
D131 Approved noise
level
E001A BCA compliance (Class 2-9)
E002 BCA issues to
be addressed
E006 Disabled access
and facilities
E008 Fire safety
list with construction certificate
E009 Annual fire
safety – essential fire safety (Class 2-9 buildings)
G002
Section 73 (not for single dwellings)
G004
Integral Energy
H001 Stamped plans
and erection of site notice
H002 Provision of
site facilities prior to commencement of construction works
H006 Implementation
of waste management plan
H011 Engineering
plans and specifications
H013 Further details
of building components
H024 Glass
installations to comply with AS 1288
H041 Hours of
construction work
K041 Infrastructure
restoration bond
K101 Works
at no cost to Council
K202 Roads
Act (Minor Roadworks)
K205 Construction
Certificate for Subdivision Works
K207 Road
Safety Audit
K209 Stormwater
Concept Plan
K212 No
loading on easements
K213 Water
quality
K219 Overland
Flow Report Recommendations
K220
Floor levels
K221 Access,
Car Parking and Manoeuvring – General
K302 Traffic
Control Plan
K406 Drainage
Connection
K501 Roads
Authority clearance
K502 Works
as executed - General
K503 Stormwater
Compliance
K506 Splay
K507 Linemarking
& Signage
K509 Directional
signage
L001 Approved
landscaping plans
L003 Landscaping
report requirements
L005 Planting of
plant material
L006 Australian
Standard landscaping requirements
L007 Tree
protection measures
L008 Tree
preservation order
M008 Linen Plan
M014 Surveyors Certificate
P001 Costs
Q01F Notice of
commencement and appointment of PCA
Q006 Occupation
Certificate
Q008 Subdivision
Certificate
2.4 Special
Conditions
2.4.1 Store
Management shall be available at a mutually convenient time, at the
invitation of Penrith City Council and/or the NSW Police, to discuss
and action agreed Community Safety, Security or other issues in
conjunction with other local stakeholders in the area should the need
arise.
2.4.2
Conditions on Crime Prevention through environmental design are as follows:
a) Lighting
All
areas intended to be used at night shall allow appropriate levels of visibility.
Car
parks must be lit to the minimum Australian Standard AS 1158 with
consideration given to AS 4282 (Control of the obtrusive effects of
outdoor lighting).
Lighting
shall have a wide beam of illumination which reaches to the beam
of the next light or the perimeter of the site or area being traversed.
Lights
shall be directed towards access/egress routes.
Lighting
shall take into account all vegetation and landscaping that may
act as an entrapment zone.
Lighting
shall be designed so that it is difficult for vandals to break.
All
lighting shall be maintained and kept in a clean condition with all broken
or burnt out globes replaced quickly.
b) Landscaping
Medium
height vegetation with concentrated top to bottom foliage must
be avoided.
Trees
and plants placed along Mulgoa and Regentville Roads fronting the
premises must be adequately spaced or crown raised to allow for natural
surveillance of the site from the users of the road and avoid causing
a continuous barrier.
Vegetation
must not be placed in any position which might conceivably
conceal the building entrance from the car park or the street.
Avoid
vegetation or tree canopies in car parks and on road frontages that
could impede the effectiveness of all lighting.
All
landscape islands in the car park area must avoid medium height vegetation
with concentrated top to bottom foliage so as to avoid possible
entrapment sites for car park users.
c) Car
Parking
Car
parks, aisles and manoeuvring shall be designed with safety and function
in mind and have dimensions in conformity with Australian Standards
2890 (2890.1, 2890.2 and 2890.3).
Car
parks should avoid all traffic/pedestrian space conflict.
The
design of the car park should ensure that passive surveillance is possible
and where appropriate, incorporate active measures such as cameras.
Car
parks should be well lit at night (refer to lighting comments).
All
entries and exits to car park should have clear directional signage.
Given
the high risk rating of this area for motor vehicle theft and steal from
motor vehicles, the car parks should be kept under CCTV surveillance.
d) Building Security and Access Control
The
building should be alarmed and monitored after hours.
Any
cash handling areas should be covered by CCTV and accompanying
signage.
Management
should consider the use of CCTV within the premises and
accompanying signage.
e) Entrances
Entrances
must allow users to see into and out of the building before entering
and exiting.
Ensure
any open roofs / skylights cannot be accessed from outside.
f) Site
and Building Layout
Avoid
placing seats or areas that give people an excuse to loiter near bathrooms.
g) Building identification and Signage
Entries
and exits of the buildings should have clear directional signage.
h) Vandalism
Any
damaged or vandalised property on the premises shall be repaired
or cleaned in a timely fashion.
2.4.3 All mechanical plant
and equipment is to comply with the noise criteria
outlined in "Masters, Mulgoa Road, Penrith: Noise Emission Assessment"
prepared by Acoustic Logic dated 12 December 2013 Revision
1 (Document Ref. 20131282.1/1212A/R1/LF).
Prior to the
issuing of the Construction Certificate, further details on the
type and location of all mechanical plant and equipment associated
with the development is to be provided to Council for consideration
and approval. Suitable data and information on the noise
impacts associated with this plant and equipment is to also be supplied
to demonstrate compliance with the established noise criteria.
2.4.4 Prior to the issue of
the Construction Certificate, a Demolition and Construction
Noise Impact Assessment and Management Plan is to be prepared
and submitted to Council for approval. This assessment is to consider
(at minimum) the details of the demolition and construction program,
construction methods, and equipment and vehicles in association
with the NSW Department of Environment and Climate Change’s
(2009) “Interim Construction Noise Guideline”.
The recommendations
of the approved Management Plan are to be implemented
and adhered to during the demolition and construction phase
of the development.
2.4.6 Offensive
odours are not to be emitted from the site. Vapours, fumes, gases,
particles or any other substance that are considered to be harmful
to human health or the environment or impact unreasonably on
a person outside of the premises are not to be emitted from the site.
2.4.7 Twelve (12) months
after the issue of the Occupation Certificate, an Acoustic
Compliance Report is to be submitted to and approved by Council.
The report is to be prepared by a suitably qualified acoustic consultant
and is to address, but is not limited to, all noise generating activities
on the site and the level of compliance with the noise criteria
set within the "Masters, Mulgoa Road, Penrith: Noise Emission
Assessment" prepared by Acoustic Logic dated 12 December
2013 Revision 1 (Document Ref. 20131282.1/1212A/R1/LF).
It is also to consider the requirements
of the NSW Environment Protection Authority's Industrial
Noise Policy.
Should
the Compliance Report identify any non-compliance issues, the
Report is to provide suitable recommendations for mitigation of those
issues. Any mitigation works are to be undertaken within thirty (30)
days from the date of notice from Council.
2.4.8 The applicant is to
grant an easement to Penrith City Council for drainage
and overland flow purposes for the existing trunk drainage system
and overland flow path and on the basis that no claim for compensation
will be made and that the applicant will meet all associated
survey and legal costs. The width of drainage easement is to
be in accordance with Penrith City Council’s Engineering Works Development
Control Plan 2006, Section 2.3, Engineering Works and current
civil works specifications.
Prior
to the issue of an Occupation Certificate, an easement for drainage
and overland flow shall be provided and evidence of registration
shall be submitted to the Principal Certifying Authority and
Penrith City Council, if Council is not the Principal Certifying Authority.
2.4.9 A
Roads Act approval under Section 138 of the Roads Act is to be obtained
from Roads and Maritime Services for any works within the road
reserve of Mulgoa Road. In this regard, the Roads Act approval from
Roads and Maritime Services is to be obtained prior to the issue of
the Construction Certificate for the development and prior to the separate
Roads Act approval being granted by Council for the driveway
works.
2.4.10 Prior
to the issue of an Occupation Certificate the following lots are to be
consolidated into proposed Lot 2: Lot 42 DP 1119; Lot 43 DP 1119;
Lot 44 DP 1119; Lot 45 DP 1119; Lot 26 DP 1134235; Lot 27 DP
1134235 and Lot 28 DP 1134235. Lot 30 DP 1119; Lot1 DP945266
and Lot 31 DP 1119 are to be consolidated into proposed Lot 1.
Lot consolidation is to be generally in accordance with the Site Plan
by Leffler Simes Architects, reference 3116, issue A, dated 25/10/2013.
Evidence of registration of the plan of consolidation shall be
submitted to the Principal Certifying Authority and Penrith City Council,
if Council is not the Principal Certifying Authority.
2.4.11 Prior
to the issue of a Construction Certificate a separate Roads Act application,
including payment of application and inspection fees shall
be lodged with Penrith City Council as the Roads Authority for any
intersection upgrade works to the local road network required as a result
of the development.
2.4.12 Prior
to the issue of an Occupation Certificate a Right of Carriageway is
to be dedicated over proposed lots 1 and 2 in favour of Lot 32 DP 1119 and
Lot 33 DP 774214 generally in accordance with the Site Plan by
Leffler Simes Architects, reference 3116, issue A, dated 25/10/2013.
2.4.13 The
carpark planting blisters are inadequately sized for tree planting and
are not accepted as damage to the carpark is likely. Alternative tree
planting details are to be submitted for approval prior to the issue of
a Construction Certificate. The 5m setback to the building on Regentville
Rd is to be fully planted to achieve an appropriate screening
effect and to accommodate trees at maturity without damage
to the building. Side boundary planting is insufficient to accommodate
tree plantings. Alternative designs are to be submitted for
approval prior to the issue of a Construction Certificate.
2.4.14 The proposed signalised
intersection at the site entry and the modification
to the intersection of Mulgoa Road and Batt Street shall be
designed in accordance with RMS’s Traffic Signal Design Manual, Austroads,
RMS’s supplements and other Australian Standards and endorsed
by a suitably qualified practitioner.
The
certified copies of traffic signal design and civil design plans as well
as swept path analysis shall be submitted to RMS for consideration
and approval prior to the release of the construction certificate
and commencement of any road works.
RMS
fees for administration, plan checking, signal works inspection and
project management shall be paid by the developer prior to the commencement
of works. A ten year maintenance plan contribution fee
payable to RMS will apply to the new signalised intersection.
The developer will be required
to enter into a Works Authorisation Deed (WAD)
for the abovementioned traffic signal and civil works. The
WAD will need to be executed prior to RMS assessment of the detailed
traffic signal design plans.
2.4.15 All works associated with the
proposed intersection shall be at no cost to
RMS.
2.4.16 A
Remedial Action Plan is to be submitted to Council for approval for the
remediation of land prior to the issue of a construction certificate. The
Remedial Action Plan shall be consistent with the Contaminated Land
Planning Guidelines and Policies, including but not limited to SREP
No. 20, SEPP 55, the Contaminated Land Management Act and all
relevant NSW Environment Protection Authority Guidelines. All works
associated with any remediation are required to be completed and
validated to the satisfaction of Council.
2.4.17 Prior
to the issue of a construction certificate a Validation Report, prepared
by an appropriately qualified person as defined in the Penrith
Development Control Plan 2010, is to be submitted to Council for
approval. The report shall certify that the remediation works have
been carried out in accordance with an approved Remedial Action
Plan, relevant NSW Environment Protection Authority requirements
and the Penrith Development Control Plan 2010. The Report
is to confirm that the site is suitable for the proposed use.
2.4.18 The
freestanding pylon sign at the Mulgoa Road frontage of the site shall
be reduced in height to 10m. The sign shall be located within the boundaries
of the site. Details shall accompany an application for a construction
certificate.
All
signage shall be constructed of high quality and durable materials and
it shall not incorporate flashing devices.
2.4.19 The
hours of operation for the approved use are between the hours of 6.00am
– 10.00pm 7 days a week.
2.4.20 Prior
to the issue of an Occupation Certificate, a restriction as to user and
positive covenant relating to the:
a)
Stormwater pre-treatment system/s
b) Overland
flowpath works
Shall
be registered on the title of the property. The restriction as to user
and positive covenant shall be in Penrith City Council’s standard wording
as detailed in Penrith City Council’s Design and Construction
Guidelines and Construction Specification for Civil Works.
3. Those
that made submissions be advised of Council’s decision.
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ATTACHMENTS/APPENDICES
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1. View
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DA13/1257
Architectual Plans
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7 Pages
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Appendix
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2. View
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DA13/1257
Locality Map
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1 Page
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Appendix
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3. View
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Development
Control Table
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10 Pages
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Appendix
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