Agenda of Regulatory Council

Regulatory Council	12 May 2008

CITY LEADERSHIP AND MANAGEMENT

ITEM NUMBER 8.1

SUBJECT Adoption of the Draft Management Plan 2008/09 - 2011/12 for Public Exhibition

REFERENCE F2007/00392 - D00926151

REPORT OF Group Manager Corporate Services

PURPOSE:

Adoption of the Draft Management Plan 2008/09 – 2011/12 for Public Exhibition

RECOMMENDATION

(a) That Council approve the placing of the Draft Management Plan 2008/09 – 2011/12, Proposed Schedule of Fees and Charges 2008/09 and Pricing Policy 2008/09, as attached to this report, on public exhibition for 28 days subject to the Draft Management Plan being amended to provide for funding the following Projects from Section 94 contributions in lieu of revenue funding by the amounts shown for each of the following projects respectively:

Project	000
Library Materials RFID (Radio Frequency Identification) system	$500
Pavillion Improvement Program	$85
Sportsground Program	$95
Playground Replacement Program	$20
Parks Program	$42
Local Bike Facilities	$163
Total	$905

(b) Further, that the amount of $905,000 noted in the above recommendation be used to reduce borrowings proposed in 2008/09 from $2,927,000 to $2,022,000 and the Draft Management Plan be amended accordingly, prior to exhibition.

BACKGROUND

Pursuant to section 402 of the Local Government Act 1993, Council is required to prepare a Draft Management Plan each year. The Local Government Act and Regulations set out the matters that must be included within the draft Plan.

Over the past 5 months, the development process of the draft Management Plan has included a series of workshops for Councillors to consider Council’s current and forecast financial position, to develop operational and budgetary strategies and to review and determine priorities for future services and projects expenditure. The seven Program Panels have also met to review the purposes, objectives, proposed projects, performance measures and targets for each Program.

The Draft Management Plan is now presented to Council for determination. Once determined it will be placed on public exhibition for a period of 28 days from 14 May to 11 June 2008. The exhibition period will be advertised and comments on the draft Plan invited from the community. Copies of the draft Plan will be available at Council’s libraries and the Customer Contact Centre. A copy will also be placed on Council’s website. A public forum is also planned for 20 May 2008 to discuss the draft Management Plan with members of the Residents’ Panel and the general community.

Following the exhibition period it is proposed to bring the Plan back to Council on 23 June to consider any submissions from the community and to formally adopt the Management Plan for 2008/09 to 2011/12.

ISSUES/OPTIONS/CONSEQUENCES

Presentation format

The Draft Management Plan has been prepared in the same format as last year based on Council’s seven Program areas. Each Program section includes details of the Program’s purpose, objectives, service activities, project highlights, proposed income and expenditure on services and projects and the Program’s performance measures and targets. The second section of the Draft Plan sets out details of the draft 2008/09 Budget, forward financial estimates for 2009/10 to 2011/12, proposed rates and annual charges for 2008/09 and the proposed income and expenditure from these proposed rates and charges. Other required statutory information is also contained in this second section. The schedule of proposed Fees and Charges and Pricing Policy for 2008/09 is contained under separate cover.

Performance Measures and Targets

As noted above, the Program Panels have reviewed performance measures and targets previously, and some new measures are included as a result of this process. We have also included for the first time reporting frequencies for these measures.

2008/09 Budget and Forward Estimates

The 2008/09 Budget has proposed a balanced budget in terms of the operating result for 2008/09. Revenue from continuing operations will match operating expenditure, including interest on loans and depreciation. General rates income has been increased by 3.2% in line with the State Government’s permissible maximum increase. The Domestic Waste Management Charge has been increased by 4%. The Stormwater Management Service Charge has not been increased.

Council is required to revalue its assets to fair value commencing with land, buildings, plant and equipment at June 2008 and roads, bridges, footpaths and drainage infrastructure assets as at June 2009. This revaluation exercise has not yet been completed but will have ramifications for future depreciation costs. Pending the completion of these revaluations, an estimate of the impact, of about $1 million has been included in the 2008/09 Budget for increased depreciation on buildings, plant and equipment. The forward estimates 2009/10 to 2011/12 include this impact but do not include any impact from a revaluation of roads, bridges, footpaths and drainage assets. The increase in depreciation expense in those years takes into consideration only the effect of new capital expenditure. The operating result for the forward estimates period shows a deteriorating position primarily due to the following factors:

· impact of increased depreciation

· employee costs increasing faster than income

· the reduction of special rates income in 2010/11 due to the finalisation of the ten year special rate variation that was approved in 2000/01 and

· Some Civic Place commitments resulting from the Development Agreement. These commitments are restricted to the three years of the forward estimates and the costs are forecast to be recouped through project cash flows in future years.

The Resources Advisory Committee has been formed to examine means by which Council can address the unfavourable trend in the operating result and achieve the objective of sustaining a balanced operating result in future years.

Projects

The draft Management Plan proposed expenditure of $30.105 million on Projects in 2008/09. A detailed list of the Projects is contained at page 77 to 82 of the Draft Management Plan. The Draft Management Plan shows Projects expenditure to be funded by general revenue funding of $9.4 million from the Services Budget and the balance from special rates, loans, reserves, grants and section 94 contributions. These projects and associated funding sources were advised to Councillors following the Projects Prioritisation Workshop on March 27.

Section 94 contributions

Recent changes to the Section 94 Plan have meant that Council has greater flexibility in how it can expend Section 94 contributions. A review of these changes and of proposed Projects shows that of the $9.4 million of general revenue currently proposed to fund Projects in the 2008/09 budget, $905,000 could instead be funded from Section 94 Reserves. Using Section 94 funds to fund the following project expenditure would free up General Revenue funds totalling $905,000:

Project	000
Library Materials RFID (Radio Frequency Identification) system	$500
Pavillion Improvement Program	$85
Sportsground Program	$95
Playground Replacement Program	$20
Parks Program	$42
Local Bike Facilities	$163
Total	$905

These general revenue funds could be used to fund Projects previously funded from loans. Council could then reduce its borrowings in 2008/09 by $905,000 and reduce future debt servicing costs. Such an action utilising the additional funding from section 94 is recommended, with the relevant projects identified in the recommendations of this report.

CONSULTATION & TIMING

The Draft Management Plan has been developed through collaboration between Councillors and staff in a series of Workshops and Program Panel meetings. Feedback obtained through the Residents’ Panel and general community input has also been taken into consideration.

The exhibition of the Draft Plan for 28 days together with the planned public forum will give the community the opportunity to make their views known to Council prior to the Plan being adopted by Council on 23 June.

Stephen Kerr

Group Manager – Corporate Services

1 May 2008

Attachments:

1View	Draft Management Plan 2008/09 – 2011/12	110 Pages
2View	Draft Schedule of Fees and Charges 2008/09	120 Pages

REFERENCE MATERIAL

Regulatory Council	12 May 2008

DOMESTIC APPLICATION

ITEM NUMBER 13.1

SUBJECT 330 Church Street, Parramatta
(Lot 101 DP 1031459, EASE 1043441, Lot 3 DP 788637, Lot 2 DP 788637) (Arthur Phillip Ward)

DESCRIPTION Fitout of Shop G21 and use of Shops G13, G14, G15 & G21 for the purpose of a restaurant, associated cooking classes and retailing of associated goods. Location Map - Attachment 3

REFERENCE DA/69/2008 - Submitted 5 February 2008

APPLICANT/S Sydney Technical Institute

OWNERS Riverbank Trustee Pty Limited & Sandhurst Trustees Limited

REPORT OF Senior Development Assessment Officer

PURPOSE:

To determine Development Application No. 69/2008 which seeks approval to the fitout of Shop G21 and the use of Shops G13, G14, G15 & G21 for the purpose of a restaurant, ancillary cooking classes and retailing of associated goods.

This application is being referred to Council as the subject site is listed as an item of heritage significance under Parramatta City Centre Plan LEP.

RECOMMENDATION

That Council grant consent to Development Application No. 69/2008 subject to standard conditions.

SITE AND LOCALITY

1. The subject site is known as 330 Church Street, Parramatta and is located on the eastern side of Church Street between Phillip Street and the Parramatta River. The site is irregular in shape and has an area of approximately 6764m². The site has a main frontage to Church Street.

2. The site contains a multi storey shopping centre within the former David Jones department store building. The site is surrounded by retail, commercial, a carpark and residential development. The Parramatta River adjoins the site to the north.

BACKGROUND

3. A number of development applications have been received for the site and the shops within the shopping centre.

4. Development Application DA/1410/2004 dated 10 February 2005 approved an application to carry out alterations and additions to Shops G14 and G15 to change the use to a restaurant and erect advertising signage and awnings.

PROPOSAL

5. Approval is sought to use Shops G13, G14, G15 and G21 within the existing shopping centre and carry out the following:

Shops G13 and G14

These shops have previous approval for a restaurant (DA/1410/2004) which operated between noon to 10pm Sundays and Thursdays and noon to 11pm Fridays and Saturdays. It is proposed to continue the use of these premises as a restaurant, however extend the hours of operation from 7am to 11:30pm Mondays to Sundays. Cooking classes will also be held within the restaurant.

Shop G15

This shop is to be fitted out and used as a retail cooking shop with a display area for cooking videos, utensils, cook books and uniforms used in the hospitality industry.

Shop G21

This shop is to be fitted out and primarily used for student cooking classes for theory work, with a small retail area at the front of the shop.

Shops G15 and G21 will operate during the core operating hours of the shopping centre, being 8am to 9pm Mondays to Sundays. All shops will be used in conjunction with each other.

6. The proposed restaurant will specialise in Asian cuisine. Ancillary “one off” cooking lessons will be available to the public. Formal cooking classes will be held for hospitality students wanting to enter the hospitality industry with the long term ambition of becoming qualified chefs. A maximum of 10-15 employees will be on site at any one time.

STATUTORY CONTROLS

Parramatta City Centre Plan Local Environmental Plan 2007

7. The site is zoned B4 Mixed Use under PLEP 2007 and the use for a restaurant, retail outlet and educational establishment is permissible with consent. The proposal is consistent with the objectives of the B4 Mixed Use zone.

8. The site is identified in Schedule 5 of PLEP 2007 as a heritage item. The site contains the former David Jones building. The significance of this Inter War department store building is that it is a substantial commercial building which makes a notable contribution to the townscape.

9. The heritage provisions of PLEP 2007 seek to conserve existing significant fabrics and settings associated with the heritage significance of heritage items and to ensure that any development does not adversely affect the heritage significance of heritage items and their settings.

Parramatta City Centre Plan Development Control Plan

10. The provisions of the Parramatta City Centre Plan DCP have been considered in the assessment of the proposal. The proposal achieves compliance with the requirements of the DCP and is also consistent with the aims and objectives of the DCP.

CONSULTATION

11. In accordance with Council’s Notification DCP, the proposal was advertised and notified to adjoining property owners/occupiers between 5 March and 26 March 2008. No submissions were received.

ISSUES

Heritage

12. The development application was referred to Council’s Heritage Advisor for assessment as the site is listed as a heritage item in Schedule 5 of PLEP 2007. The site contains the former David Jones building. The significance of this Inter War department store building is that it is a substantial commercial building which makes a notable contribution to the townscape. The comments of Council’s Heritage Advisor are as follows:

“Having reviewed the application, I deem the impact of works on the heritage fabric to be negligible given that it includes only the renewal of fitout and change of use of the existing shops in the building. Both proposed new uses are deemed "light" on fabric in that they do not require any permanent changes to the structure.”

13. Accordingly, there are no objections to the proposed development on heritage grounds.

Other Issues

14. Shops G13 and G14 have previous approval for a restaurant (DA/1410/2004) which operated between noon to 10pm Sundays and Thursdays and noon to 11pm Fridays and Saturdays. An acoustic report was submitted at that time demonstrating that the proposed use would not impact upon the amenity of the residential properties across Parramatta River (from the terrace area of the restaurant). No noise complaints have been received to date with respect to the operation of that restaurant. It is proposed to continue the use of these shops as a restaurant, however extend the hours of operation to 7am to 11:30pm Mondays to Sundays. The earlier opening hours are unlikely to impact on the amenity of the residents as the terrace area will not be used at this time. The restaurant will primarily be used for cooking classes in the morning. The outdoor terrace area which faces the residential properties across the Parramatta River will not be used after 11pm at night.

15. The application was referred to Council’s Environmental Health Officer who raises no objection to the proposed development subject to the imposition of standard health and amenity conditions.

16. There are no other undue impacts relative to noise or privacy associated with the proposed development.

Kate Lafferty

Senior Development Assessment Officer

Attachments:

1View	Table of Compliance	1 Page
2View	Plans	3 Pages
3View	Locality Map	1 Page

REFERENCE MATERIAL

Regulatory Council	12 May 2008

DOMESTIC APPLICATION

ITEM NUMBER 13.2

SUBJECT 3 McArdle Street, Ermington (Lot 3 DP 36752) (Lachlan Macquarie Ward)

DESCRIPTION Change of use from dwelling house to boarding house. (Location Map - Attachment 2)

REFERENCE DA/435/2007 - Submitted 12 June 2007

APPLICANT/S Mr Z J Chen

OWNERS Mr Z J Chen

REPORT OF Manager Development Services

PURPOSE:

To determine Development Application No. 435/2007 which seeks approval for the change of use from dwelling house to boarding house.

The application has been referred to Council due to the number of submissions received.

RECOMMENDATION

(a) That Council grant consent to Development Application No. 435/2007 subject to standard conditions and the following extraordinary conditions:

1) The site management plan submitted with the application, is to be made available to adjoining properties prior to the occupation of the boarding house. The site management plan must include the contact details, a phone number of the site manager and suitable contact hours. In the event that a complaint is made where an activity has occurred that is inconsistent with the site management plan, the site manager is to respond and rectify the problem in accordance with the site management plan. A register/record of the complaints is to be kept by the site manager to assist if future concerns are to be investigated by Council.

2) The maximum number of lodgers permitted to reside within the dwelling must not exceed five (5) at any one time as each lodger is to be allocated individual bedrooms.

3) As there is a change in the building use (classification), the building must comply with the Category 1 fire safety provision applicable to the proposed new use.

Note: The obligation under this subclause to comply with the Category 1 fire safety provision may require building work to be carried out even though none is proposed or required in the relevant development consent. In this clause, Category 1 fire safety provision has the same meaning as it has in Part 7B of the Environmental Planning and Assessment Regulations. In this regard you are required to comply with provisions of the Building Code of Australia 2007 part 3.7.2.4 & 3.7.2.5. All bedrooms are required to be fitted with a smoke alarm which activates a system of lighting to assist with the evacuation of occupants. In addition a fire extinguisher or fire blanket must be provided within the kitchen.

4) The boarding house must provide 2 off-street parking spaces on the subject site.

5) The use of the premises shall comply in all respects with the definition of ‘boarding house’ as provided in the Dictionary to Clause 10 of Parramatta Local Environmental Plan 2001, vis-à-vis:

“boarding house means a building or part of a building let in lodgings or a hostel which provides lodgers with a principal place of residence, but does not include backpackers accommodation, a guest house, serviced apartment, or (in the Table to Clause 16) any other building defined in this dictionary”.

That any advertising of the premises shall clearly state that the premises provides a principal place of residence and tariffs shall not be depicted on a daily basis.

6) A 24-hours phone number shall be supplied to each occupant so that contact may be made with the manager.

7) The manager shall ensure that a notice is placed near the entrance to the property in a visible position to the public advising of his name and contact number.

8) The premises shall require licensing pursuant to the Youth and Community Services Act 1973 should two or more occupants be diagnosed as having a disability.

9) That each occupant shall be furnished with a set of house rules and a copy of this consent and that no variation shall be permitted without the further approval of Council.

10) That the manager shall maintain a computer record and hard copy logbook of all residents with details of their names, length of stay, number of persons in each room, and that such record shall be submitted to Council annually.

11) All residents in the boarding house are to sign a lease or licence agreeing to comply with the boarding house rules, with the length of the lease to be determined by the management on the explicit understanding that accommodation is not to be provided on a temporary basis to persons on recreational pursuits. The length of lease considered appropriate is to be not less than 3 months.

12) The manager, upon signing of the lease or licence agreement, shall provide boarders with a key to their individual room and common areas.

13) Additional house rules shall be prepared by the manager of the premises and furnished to Council, in relation to such matters as the keeping of pets, noise, cleaning of outdoor areas and general use of outdoor areas.

14) The individual rooms and common areas are to be maintained in a clean and tidy state and individual’s rubbish is to be placed in the appropriate receptacles.

15) No fire, candles or naked flames are permitted within individual rooms

16) The kitchen shall be made available for residents 24 hours per day, 7 days per week and the applicant shall ensure that basic facilities in good working order are provided, including, but not limited to:

· a large refrigerator;

· a regular and a microwave oven;

· dishwashing facilities;

· waste disposal;

· personal hygiene (soap, paper towels and the like);

· food storage space;

· a bench top for food preparation.

17) Doors to the kitchen and common areas are to be clear glazed.

18) Dining shall be encouraged within the common areas, so as not to isolate residents.

19) The door to a fully enclosed sanitary compartment must open outwards or slide or be readily removable from the outside of the compartment, unless there is a clear space of at least 1.2 metres between the closet pan within the sanitary compartment and the nearest part of the doorway.

20) The boarding house is to be used as a principal place of residence for long term residents and is not to be used for tourist purposes such as a private hotel or backpacker hostel.

21) A copy of the house rules shall be placed in prominent locations on the site, including in all communal areas, behind doors in bedrooms, and upon the rear façade of the dwelling, in order to familiarise residents of the boarding house with acceptable activities.

22) In addition to the above, the applicant shall also ensure that each room is provided with the following basic facilities:

· Wardrobe;

· Mirror;

· Table & Chair;

· Small bar fridge;

· A night light or other approved illumination device for each bed;

· Coffee and tea making facilities;

· Microwave oven (no other cooking facilities to be provided in the bedrooms);

· Waste container;

· An approved latching device on the door;

· Curtains, blinds or similar privacy device;

· A phone line.

All room furnishings shall be detailed in the Plan of Management.

23) The premises shall comply with fire safety regulations pertinent to a Class 1b building, being a boarding house with 12 or fewer occupants.

24) The applicant/developer shall contact Council’s Waste Unit to discuss the provision of a 240 litre bin for the collection of waste and the provision of a 240 litre bin for recycling. Services over and above the frequency and volume provided by Council shall require a private contracting service.

(b) Further, that objectors be advised of Councils decision.

BACKGROUND

1. Development Application No. 435/2007 for the change of use from a dwelling house to a boarding house was lodged 12 June 2007 for 3 & 5 McArdle Street Ermington.

2. Application was notified from 22 June 2007 to 6 July 2007. Five (5) submissions were received.

3. An additional information letter was sent to the applicant on 25 July 2007 requesting a separate development application be lodged for 5 McArdle Street Ermington, given that the proposed use was to be located over two separate allotments.

4. DA/435/2007 has been modified to assess the proposed use at 3 McArdle Street, Ermington

5. Comments received from Councils Environmental Health Unit on 27 August 2007.

6. Comments received from Councils Traffic Unit on 3 September 2007

7. A further additional information letter was sent to the applicant on 16 October 2007 requesting a BASIX certificate

8. Information submitted to Council on 12 December 2007

9. An on site meeting was held on 8 March 2008 attended by Councillors, residents, the applicant and council staff

SITE & LOCALITY

10. The subject site is located on the western side of McArdle Street and is an irregular shaped allotment that contains a single storey dwelling. The dwelling comprises of 5 bedrooms and shared facilities including a kitchen, laundry and bathroom. The site has a frontage of 13.71 metres and a depth ranging from 41 metres to 41.76 metres. The development pattern within McArdle Street consists of a mixture of single detached dwellings, multi unit dwellings and residential flat buildings. Development surrounding the site also includes a variety of local shops and a primary school.

PROPOSAL

11. Development Application No. 435/2007 seeks approval for the following:

11.1 Change of use from a single storey dwelling house to a boarding house comprising of 5 bedrooms with shared facilities including a kitchen, laundry and bathroom.

11.2 The proposed boarding house will accommodate 5 lodgers

11.3 No construction work is proposed to the existing dwelling, including no internal layout changes from the existing dwelling floor plan.

11.4 Tandem/stacked parking will be provided on site for two cars.

STATUTORY CONTROLS

Parramatta Local Environmental Plan 2001

12. The site is zoned Residential 2(b) under Parramatta Local Environmental Plan 2001 and boarding houses are permissible within the Residential 2(b) zone with the consent of Council. The proposed use satisfies the definition of a boarding house and is consistent with the objectives of the PLEP 2001.

Parramatta Development Control Plan 2005

13. The provisions of PDCP 2005 have been considered in the assessment of the proposal. The proposal is consistent with the aims and objectives of the plan.

CONSULTATION

14. In accordance with Council’s Notification DCP, the proposal was notified between 22 June to 6 July 2007. In response, five submissions were received. The issues raised in the submissions are outlined below.

The proposed use will affect traffic movement and parking within the street

15. The proposed change of use from a dwelling house to a boarding house capable of accommodating 5 lodgers will in the worse case scenario require off street parking for 5 lodgers. The comments received from Council’s Traffic Engineer states that 2 off street parking spaces are required on site in accordance with Council’s parking provisions. Two on site spaces will be required as a condition of consent. Therefore the existing site conditions will suitably manage the proposed use in regard to on-street parking.

Proposed use will generate excessive noise

16. The site management plan submitted with the development application outlines terms and conditions for the lodgers of the boarding house in relation to noise and curfews. The site management plan will also include the contact details of the site manager and in the event that lodgers create excessive noise, the residents will have the ability to contact the site manager to address the problem. However it is considered that the use will have a minimal impact on noise levels within the area and will be consistent with a residential use.

Proposed use will compromise fire safety

17. Council’s Senior Building Surveyor has inspected the subject site and requires that smoke alarms be interconnected with the lighting system in accordance with provisions of the Building Code of Australia 2007 part 3.7.2.4 & 3.7.2.5. Therefore all bedrooms are required to be fitted with a smoke alarm which activates a system of lighting to assist with the evacuation of occupants, ensuring the building provides adequate fire safety measures.

Management of the site will not be enforced

18. A site management plan has been submitted with the application. The site management plan addresses the following issues:

§ Management of communal facilities

§ Noise control & curfews

§ Management of waste

§ Parking

§ House rules

§ Proposed maximum number of residents

A site management plan will be distributed to adjoining residents and in the event of an activity occurring that is inconsistent with the site management plan, the site manager can be contacted in order to address the problem. It is considered that the site management plan is suitable for the proposed use.

On-site Meeting

19. Council at its meeting on 9 July 2007 resolved that all development applications with 5 or more objections be subject to an on-site meeting prior to them being considered at a Regulatory Meeting.

20. An on-site meeting was on Saturday 8 March 2008 commencing at 11:30am. The on site meeting also dealt with Development Application No. 632/2007 which is seeking consent for the same use at 5 McArdle Street. Present at the meeting were Councillor Chedid, Councillor Wilson, Team Leader Danielle Woods, Assessment Planner James McBride, 5 residents and the applicant. The following issues were discussed at the meeting.

Traffic

21. Several adjoining neighbours were concerned about traffic movement and access within McArdle Street. In particular concern was raised in relation to the generation of additional on street parking and the impact on egress through the bend on McArdle Street. A resident raised issues with parking on an unnamed laneway which runs parallel to Bartlett Street in proximity to the subject site. The resident was concerned that the proposal would exacerbate parking within the laneway.

22. In response to this concern Council advised the residents present, that the lodgers, generally are students, and are not likely to own vehicles. Furthermore it was advised that the traffic unit supported the proposal subject to a condition which required the applicant to enforce off street parking in a tandem arrangement. In addition Council resolved that a service request be made on behalf of a resident to assess the parking regulations on the unnamed laneway. A service request was created (CRM 383300).

Notification

23. The residents raised concern in regard to the notification of the on site meeting for 3 McArdle Street.

24. In response it appears that since there are 2 development applications running concurrently for No. 3 and No. 5 for the same use, residents were unsure that the on site meeting related to both development applications. In addition all neighbours were notified of both development applications in accordance with the Notification DCP.

Site Management

25. The residents were concerned about the management of the site and enforcement, in particular residents were concerned about noise generation and the lack of care in relation to tidiness and behaviour of lodgers.

26. In comment the attending residents were advised that a site management plan was submitted by the applicant which addressed these issues and a copy of the plan with the contact details of the site manager would be available to all adjoining residents through the imposition of a condition. The residents were satisfied with the resolution. A condition will be imposed requiring the applicant to distribute a site management plan with contact details to adjoining residents

REFERRALS

27. The application was referred to Councils Environmental Health Officer who has raised no objections to the proposal subject to the incorporation of conditions

28. The application was referred to Councils Traffic Engineer who has raised no objections to the proposal subject to the incorporation of conditions.

CUMALATIVE IMPACT

29. The proposed use of 3 & 5 McArdle Street as boarding houses will not adversely affect the amenity of surrounding properties. Each dwelling will accommodate a maximum of 5 lodgers and in conjunction with the implementation of the site management plan will not give rise to undue acoustic, privacy or traffic impacts. In addition each dwelling contains a significant area of communal private open space and is adequately separated from adjoining properties.

James McBride

Development & Certification Officer

1 May 2008

Attachments:

1View	Plans	1 Page
2View	Locality Map	1 Page
3View	Site Management Plan	1 Page

REFERENCE MATERIAL

Regulatory Council	12 May 2008

DOMESTIC APPLICATION

ITEM NUMBER 13.3

SUBJECT 5 McArdle Street, Ermington
(Lot 4 DP 36752) (Lachlan Macquarie Ward)

DESCRIPTION Change of use from dwelling house to boarding house. (Location Map - Attachment 2)

REFERENCE DA/632/2007 - Submitted 14 August 2007

APPLICANT/S Mr Z J Chen

OWNERS Mr Z J Chen

REPORT OF Manager Development Services

PURPOSE:

To determine Development Application No. 632/2007 which seeks approval for the change of use from a dwelling house to a boarding house.

The application has been referred to Council due to the number of submissions received.

RECOMMENDATION

(a) That Council grant consent to Development Application No. 632/2007 subject to standard conditions and the following extraordinary conditions: