NOTICE OF Council (Development) MEETING
The Meeting of Parramatta City Council will be held in the Council Chamber, Fourth Floor, 2 Civic Place, Parramatta on Monday, 12 July 2010 at 6:45 pm.
Dr. Robert Lang
Chief Executive Officer
Parramatta – the leading city at the heart of Sydney
30 Darcy Street Parramatta NSW 2150
PO Box 32 Parramatta
Phone 02 9806 5050 Fax 02 9806 5917 DX 8279 Parramatta
ABN 49 907 174 773 www.parracity.nsw.gov.au
“Think Before You Print”
COUNCIL CHAMBERS
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The Lord Mayor Clr Paul Garrard - Woodville Ward |
Dr. Robert Lang, Chief Executive Officer - Parramatta City Council |
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Sue Coleman – Group Manager City Services |
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Assistant Minutes Clerk – Joy Bramham |
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Minutes Clerk – Grant Davies |
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Sue Weatherley–Group Manager Outcomes & Development |
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Clr Paul Barber – Caroline Chisholm Ward |
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Clr Lorraine Wearne, Lachlan Macquarie Ward |
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Clr Mark Lack – Elizabeth Macarthur Ward |
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Clr John Chedid – Elizabeth Macarthur Ward |
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Clr Glenn Elmore – Woodville Ward |
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Clr Scott Lloyd – Caroline Chisholm Ward |
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Clr Pierre Esber– Lachlan Macquarie Ward |
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Clr Andrew Wilson – Lachlan Macquarie Ward |
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Clr Prabir Maitra – Arthur Phillip Ward |
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Clr Andrew Bide – Caroline Chisholm Ward |
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Clr Julia Finn – Arthur Phillip Ward |
Clr Michael McDermott - Elizabeth Macarthur Ward |
Clr Antoine (Tony) Issa, OAM – Woodville Ward |
Clr Chiang Lim, Deputy Lord Mayor – Arthur Phillip Ward |
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Staff |
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Staff |
GALLERY
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Council (Development) |
12 July 2010 |
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TABLE OF CONTENTS
ITEM SUBJECT PAGE NO
1 CONFIRMATION OF MINUTES - Council (Development) - 15 June 2010
2 APOLOGIES
3 DECLARATIONS OF INTEREST
4 Minutes of Lord Mayor
5 Public Forum
6 PETITIONS
7 Economy and Development
7.1 Variations to Standards under SEPP 1
8 DEVELOPMENT APPLICATIONS TO BE ADOPTED WITHOUT DISCUSSION
9 DEVELOPMENT APPLICATIONS TO BE BROUGHT FORWARD
10 Reports - Domestic Applications
10.1 35 Smith Street,
Parramatta
(Lot 11 DP 860245) (Arthur Phillip Ward)
10.2 19 Victoria Street, Epping
(Lot B DP 399831) (Lachlan Macquarie Ward)
10.3 14 Dorothy Street, Wentworthville
(Lot 2 DP 1135357) (Arthur Phillip Ward)
11 Reports - Major Applications
11.1 26 Gore Street, Parramatta (Lot 57 in DP 8641) (Elizabeth Macarthur Ward)
11.2 37 Marion Street Parramatta (Lot 12 DP 976) (Arthur Phillip Ward)
11.3 18 Fullford Street, Dundas Valley (Lot 965 DP 36696) (Location map - Attachment 2)
11.4 4 First Street, Granville (Cor Lots 34 & 33 Sec 3 DP 2371) (Woodville Ward) (Location Map - Attachment 2)
11.5 15 Pearce Street, Ermington (Cor Lot 19 DP 31884 Spl Cor x) (Elizabeth Macarthur) (Location Map - Attachment 2)
11.6 171 Victoria Road,
Parramatta
(Lot 100 DP 816829, Lot 101 DP 816829)
(Elizabeth Macarthur Ward)
11.7 Former Eastwood Brickworks (Lot 7 DP 270605) (Lachlan Macquarie Ward)
11.8 Former Eastwood Brickworks (Lot 6 DP 270605) (Lachlan Macquarie Ward)
11.9 Rawson Street,
Epping
(Lachlan Macquarie Ward)
11.10 20 Margaret Street, Granville
(Lot A DP 966304( (Woodville Ward)
12 Closed Session
12.1 Legal Matters Monthly Report to Council
This report is confidential in accordance with section 10A (2) (g) of the Local Government act 1993 as the report contains advice concerning litigation, or advice that would otherwise be privileged from production in legal proceedings on the ground of legal professional privilege.
13 DECISIONS FROM CLOSED SESSION
14 QUESTION TIME
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Council (Development) |
12 July 2010 |
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Economy and Development
12 July 2010
7.1 Variations to Standards under SEPP 1
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Item 7.1 |
ECONOMY AND DEVELOPMENT
ITEM NUMBER 7.1
SUBJECT Variations to Standards under SEPP 1
REFERENCE F2009/00431 - D01578696
REPORT OF Manager Development Services
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PURPOSE:
To provide Council with information each month on development applications determined where there has been a variation in standards under State Environmental Planning Policy No.1 or similar provisions under the standard instrument.
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That the report be received and noted.
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REPORT
In accordance with the reporting requirements prescribed in Planning Circular
PS 08-014 issued by the NSW Department of Planning, one (1) development application has been determined where there has been a variation in standards under SEPP 1 or similar provisions under the Standard Instrument, during the period 28 May to 24 June 2010. This development application was approved at the Council Meeting of 15 June 2010.
Mark Leotta
Acting Manager Development Services
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1View |
Development Application variation under SEPP 1 - Approved in May 2010 |
1 Page |
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REFERENCE MATERIAL
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Council (Development) |
12 July 2010 |
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Domestic Applications
12 July 2010
10.1 35 Smith Street, Parramatta
(Lot 11 DP 860245) (Arthur Phillip Ward)
10.2 19 Victoria Street, Epping
(Lot B DP 399831) (Lachlan Macquarie Ward)
10.3 14 Dorothy Street, Wentworthville
(Lot 2 DP 1135357) (Arthur Phillip Ward)
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Item 10.1 |
DOMESTIC APPLICATION
ITEM NUMBER 10.1
SUBJECT 35 Smith Street, Parramatta
(Lot 11 DP 860245) (Arthur Phillip Ward)
DESCRIPTION Fitout of Level 3 of a heritage listed building for an office
REFERENCE DA/338/2010 - Submitted 5th May 2010
APPLICANT/S IBEX Interiors Pty Ltd
OWNERS Peel Parklea Pty Ltd
REPORT OF Manager Development Services
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REASON FOR REFERRAL TO COUNCIL
The application is being referred to Council for determination as the site is listed as a heritage item.
EXECUTIVE SUMMARY
Approval is sought for the fitout of level 3 of a heritage listed building as an office to be used by the Lifetime Care Authority (NSW State Government) who administers the Lifetime Care and Support Scheme which provides reasonable and necessary treatment, rehabilitation and care services for people severely injured in motor accidents in NSW. Once eligibility is confirmed, the Authority provides treatment and support as it is needed throughout the person’s life. Medical services are provided by health professionals in hospitals, specialist rehabilitation centres and the community. Authority staff do not provide treatment. The proposed hours of operation are 7.30am to 6.00pm, 5 days a week, closed Saturdays and Sundays. It should also be noted that this is a Crown application.
The proposed use is defined as “business premises” under the Parramatta City Centre LEP 2007. The proposal satisfies the definition of a “business premises” and is permissible under the B3 Commercial Core zoning applying to the land.
The site is considered to be heritage listed as the site is indicated on the heritage maps of both the former Sydney Regional Environmental Plan Number 28 -- Parramatta and of the current Parramatta City Centre LEP 2007. However, the written heritage schedules of both instruments do not show the property as being listed. In particular, the listing for 90 George St includes Lot 10, DP 860245 and does not include the adjoining Lot, 11 DP 860245, 35 Smith St. The listing of the site (lot 11) as a heritage item is an anomaly as the heritage item is located on Lot 10. Notwithstanding this anomaly, from a technical perspective, the site is considered to be heritage listed by virtue of its inclusion on the heritage maps. The building on the subject site has no heritage significance. The application was referred to Council’s Heritage Advisor who raises no concerns with the application.
The application was notified in accordance with Council’s Notification DCP and no submissions were received.
Accordingly, the application is recommended for approval, subject to conditions.
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That Council as the consent authority, grant development consent to development application No. DA/338/2010 fitout of level 3 and use for an office on land at, 35 Smith Street, Parramatta for a period of five (5) years from the date on the Notice of Determination. Pursuant to Section 89 of the Environmental Planning and Assessment Act 1979, the Lifetime Care Authority, NSW be requested to provide written concurrence to the conditions contained within Attachment 1.
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Michael Tully
Development Assessment Officer
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1View |
S79C Report |
13 Pages |
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2View |
Location Plan |
1 Page |
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3View |
Plans |
1 Page |
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REFERENCE MATERIAL
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Item 10.2 |
DOMESTIC APPLICATION
ITEM NUMBER 10.2
SUBJECT 19 Victoria Street, Epping
(Lot B DP 399831) (Lachlan Macquarie Ward)
DESCRIPTION Demolition, tree removal and the construction of a two storey dwelling within the Eastwood/Epping Conservation Area.
REFERENCE DA/889/2009 - Submitted 21 December 2009
APPLICANT/S Mr & Mrs Park
OWNERS Mr & Mrs Park
REPORT OF Manager Development Services
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tony REASON FOR REFERRAL TO COUNCIL
The application is being referred to Council for determination due to the number of submissions received.
EXECUTIVE SUMMARY
Approval is sought for demolition, tree removal and the construction of a two storey dwelling.
The subject site is located within the Eastwood/Epping Conservation Area.
The application was advertised in accordance with Council’s Notification Policy and 53 submissions were received. An onsite meeting was held on 9 March 2010.
The applicant submitted amended plans addressing issues raised at the onsite meeting and these plans were notified in accordance with Council’s Notification Policy. Nine further submissions were received from previous submitters.
The issues raised in the submissions include concerns that the dwelling is not in keeping with the character of the Epping/Eastwood Heritage Conservation Area, the proposal is an overdevelopment of the site, that there is excessive over shadowing and overlooking of adjoining properties, concern regarding tree removal, concern that the proposal does not comply with Council planning requirements, and that the proposed finishes do not complement the Epping/Eastwood Heritage Conservation Area.
The application has been reviewed by Council’s Heritage Advisor and Council’s Landscape Officer who both raise no objections to the proposal, subject to conditions of consent.
The proposal is a permissible land use in the Residential 2(a) zoning and satisfies the objectives of Parramatta Local Environmental Plan 2001 and Parramatta Local Environmental Plan 1996 (Heritage & Conservation).
The proposed single dwelling as amended is appropriately sited on the subject site and is of a suitable bulk and scale to maintain residential amenity for adjoining sites.
Accordingly, the application is recommended for approval subject to conditions.
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(a) That Council grant approval to Development Application No. 889/2009 for demolition, tree removal and the construction of a two storey dwelling subject to standard conditions as contained in Attachment 1.
(b) Further, that objectors be advised of Councils decision
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Nicholas Clarke
Development Assessment Officer
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1View |
S79c Assessment Report |
36 Pages |
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2View |
Plans |
1 Page |
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3View |
Locality map |
1 Page |
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Confidential floor plans |
1 Page |
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Item 10.3 |
DOMESTIC APPLICATION
ITEM NUMBER 10.3
SUBJECT 14 Dorothy Street, Wentworthville
(Lot 2 DP 1135357) (Arthur Phillip Ward)
DESCRIPTION Demolition and construction of a 2 storey dwelling with a basement garage.
REFERENCE DA/254/2010 - 1 April 2010
APPLICANT/S Mr J Farah
OWNERS Mr J Farah and Ms R Farah
REPORT OF Manager Development Services
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REASON FOR REFERRAL TO COUNCIL
The application has been referred to Council as the application seeks a variation of greater than 10% to the site frontage control stipulated by Clause 38 of Local Environmental Plan 2001 and due to the public interest.
EXECUTIVE SUMMARY
Approval is sought for the demolition of existing structures, and the construction of a 2 storey dwelling with basement garage for two vehicles.
The proposed dwelling is to be constructed on an allotment of land having a frontage of 12.58m instead of 15m as required by the development standard prescribed in Clause 38 of PLEP 2001. In accordance with a Planning Circular released by the Department of Planning in November 2008 on ’Reporting Variations to Development Standards' variations to development standards greater than 10% should be determined by Council. While the SEPP 1 could be supported due to the irregular triangular shaped allotment, the proposed dwelling is inappropriate by design due to the provision of a basement garage.
One submission has been received in respect of this application raising concerns in relation to overshadowing and excessive bulk and scale.
The proposed development is inconsistent with the objectives of Parramatta Local Environmental Plan 2001 and Parramatta Development Control Plan 2005, and is considered to be unsatisfactory in terms of design, bulk and scale, due to the provision of the basement garage.
Accordingly, the application is recommended for refusal.
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(a) That Development Application No 254/2010 for the demolition of existing structures, and the construction of a 2 storey dwelling with basement garage at 14 Dorothy Street, Wentworthville be refused for the following reasons:
1. The provision of a basement garage would result in a development that is excessive in bulk and scale, therefore impacting on the streetscape of Dorothy Street and on the amenity of adjoining properties.
2. The proposed development would impact on the streetscape of Dorothy Street as basement garaging does not exist within the street, and approval of the dwelling would set an undesirable precedent in Dorothy Street.
3. The proposed development does not comply with Section 4.5.1 (S.6) of the Parramatta Development Control Plan or Section 3.6.2 C.4 of the Draft Parramatta Development Control Plan 2010 in respect to basement garages.
4. The development as proposed is not suitable for the site.
5. The development would not be in the public interest.
(b) Further, that the objector be advised of Council’s decision on the matter.
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Maya Sarwary
Senior Development Assessment Officer
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1View |
Section 79C Report |
23 Pages |
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2View |
Plans |
3 Pages |
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3View |
Location Map |
1 Page |
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Confidential Plans |
3 Pages |
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REFERENCE MATERIAL
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Council (Development) |
12 July 2010 |
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Major Applications
12 July 2010
11.1 26 Gore Street, Parramatta (Lot 57 in DP 8641) (Elizabeth Macarthur Ward)
11.2 37 Marion Street Parramatta (Lot 12 DP 976) (Arthur Phillip Ward)
11.3 18 Fullford Street, Dundas Valley (Lot 965 DP 36696) (Location map - Attachment 2)
11.4 4 First Street, Granville (Cor Lots 34 & 33 Sec 3 DP 2371) (Woodville Ward) (Location Map - Attachment 2)
11.5 15 Pearce Street, Ermington (Cor Lot 19 DP 31884 Spl Cor x) (Elizabeth Macarthur) (Location Map - Attachment 2)
11.6 171 Victoria Road, Parramatta
(Lot 100 DP 816829, Lot 101 DP 816829) (Elizabeth Macarthur Ward)
11.7 Former Eastwood Brickworks (Lot 7 DP 270605) (Lachlan Macquarie Ward)
11.8 Former Eastwood Brickworks (Lot 6 DP 270605) (Lachlan Macquarie Ward)
11.9 Rawson Street, Epping
(Lachlan Macquarie Ward)
11.10........................................................................................ 20 Margaret Street, Granville
(Lot A DP 966304( (Woodville Ward)
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Item 11.1 |
MAJOR APPLICATION
ITEM NUMBER 11.1
SUBJECT 26 Gore Street , Parramatta (Lot 57 in DP 8641) (Elizabeth Macarthur Ward)
DESCRIPTION Conversion of a two storey dwelling house to a boarding house.
REFERENCE DA/111/2010 - lodged 23rd February, 2010
APPLICANT/S Shobha Designs
OWNERS A & A Thukral
REPORT OF Manager Development Services
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REASON FOR REFERRAL TO COUNCIL
This development application has been referred to Council due to the number of objections received.
EXECUTIVE SUMMARY
Development Application No. 111/2010 seeks approval for the conversion of a two storey dwelling house into a boarding house containing seven bedrooms and having a maximum occupancy of 12 persons.
The proposed boarding house is consistent with the objectives of Parramatta LEP 2001 and Parramatta DCP 2005. The proposal will not unreasonably affect the amenity of the surrounding area, subject to conditions being imposed relating to the operation and management of the premises. The proposal complies with the relevant development standards for boarding houses prescribed by State Environmental Planning Policy (Affordable Rental Accommodation) 2009 and is consistent with the aims of the Policy.
The application was advertised and notified in accordance with Council’s Notification DCP and 20 objections (including a petition containing 21 signatures) were received.
The proposed boarding house would retain the outward appearance consistent with the scale of a dwelling house; is of a use that is compatible with the existing and desired future character of the locality and the matters raised by the objectors do not warrant refusal of the proposal.
Council officers have concerns with the size and likely amenity issues arising as a result of proposed Boarding Rooms 2 and 5 and have recommended that Boarding Room 2 be deleted (with the area incorporated into a larger communal space) and that Boarding Room 5 be restricted to a maximum occupancy of one person. The maximum occupancy of the boarding house will then be reduced from 12 to 10.
Accordingly, conditional consent of the development application is recommended.
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(a) That Council as the consent authority grant development consent to Development Application No. 111/2010 for the conversion of a two storey dwelling house to a six bedroom boarding house, with a maximum occupancy of ten residents, on land at 26 Gore Street, Parramatta with a lapsing period of five years from the date on the Notice of Determination subject to the conditions contained within Attachment 1.
(b) Further, that, the objector be advised of Council’s decision.
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Alan Middlemiss
Development Assessment Officer
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1View |
Section 79C Report |
30 Pages |
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2View |
Locality Map |
1 Page |
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3View |
Plans & Elevations |
2 Pages |
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4 |
Confidential Plans |
5 Pages |
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Item 11.2 |
MAJOR APPLICATION
ITEM NUMBER 11.2
SUBJECT 37 Marion Street Parramatta (Lot 12 DP 976) (Arthur Phillip Ward)
DESCRIPTION Demolition of the heritage listed building at the front of the site.
REFERENCE DA/274/2010 - Submitted 12 April 2010
APPLICANT/S C C Weston & Associates
OWNERS Mr V D Tran and Mrs T L Ho
REPORT OF Manager Development Services
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REASON FOR REFERRAL TO COUNCIL
The application has been referred to Council as the proposal seeks approval for demolition of a heritage item of local significance under Schedule 5 of Parramatta City Centre Local Environmental Plan 2007.
EXECUTIVE SUMMARY
The subject application seeks approval for demolition of the single storey heritage listed cottage located at the front of the site. The cottage is of the Victorian Italianate style and was constructed in 1887. The cottage was first listed as a heritage item in 1998 and is currently listed as a heritage item under Parramatta City Centre LEP 2007. No re-development of the site is proposed under this development application.
Applications for the demolition of heritage items are generally accompanied by reports from a Structural Engineer and a Quantity Surveyor. These reports are used by a consent authority to determine the structural condition of the building, the extent of works required to repair the building, and the cost of such works. The subject application was not accompanied by reports from either a Structural Engineer or Quantity Surveyor, despite the applicant’s justification for demolition relating to the current condition of the cottage.
Insufficient justification has been provided in support of the proposed demolition and the applicant has indicated that they do not wish to supply either the Structural Engineer’s report or the Quantity Surveyor’s report that were requested by Council.
Marion Street contains twelve heritage items and is located within the Jubilee Park Special Area. The character statement for the Special Area highlights the vibrant mix of uses in the area and the heritage listed buildings from the 19th and 20th centuries as significant features of the Special Area. The loss of a heritage item that is worthy of retention would have a negative impact on the cultural values of the Jubilee Park Special Area, is inconsistent with the objectives of the B4 Mixed Use Zone, and contrary to the aims of Parramatta City Centre LEP 2007. The proposal is not supported by Council’s Heritage Advisor.
One submission objecting to the demolition of the heritage item was received in response to the notification of the application.
Accordingly, the application is recommended for refusal for the reasons outlined in attachment 1.
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(a) That development application 274/2010 for the demolition of the heritage listed building at the front of 37 Marion Street Parramatta be refused for the following reasons:
1. The development is contrary to the requirements of Clause 2 – ‘Aims of Plan’ of Parramatta City Centre LEP 2007. The demolition of a heritage listed building is contrary to aim (c) and aim (h).
2. The development is contrary to the objectives of the B4 Mixed Use zone in that it would not protect and enhance the unique qualities and character of special areas within the Parramatta city centre
3. The development is contrary to the requirements of Clause 35 – Heritage Conservation of Parramatta City Centre LEP 2007 as the development seeks approval for the demolition of a heritage item that is worthy of retention and makes a contribution to the cultural values of Parramatta.
4. The development is contrary to the requirements of part 7.1 - Controls for heritage and Special Uses of Parramatta City Centre DCP 2007 as the demolition of a heritage item that is worthy of retention is inconsistent with facilitating the conservation and protection of heritage items.
5. The development is contrary to the requirements of part 7.3 - Special Area Controls of Parramatta City Centre DCP 2007 as the demolition of the heritage item would have an adverse impact on the character of the Jubilee Park Special Area.
6. That granting consent to this proposal would not be in the public interest and would create an undesirable precedent, particularly as it relates to the demolition of a heritage item worthy of retention.
(b) Further, that the objector be advised of Council’s decision.
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Jonathan Goodwill
Senior Development Assessment Officer
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1View |
Section 79C Assessment Report |
13 Pages |
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2View |
Locality Map |
1 Page |
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3View |
Heritage Inventory Sheet |
3 Pages |
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4View |
Site Plan |
1 Page |
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Item 11.3 |
MAJOR APPLICATION
ITEM NUMBER 11.3
SUBJECT 18 Fullford Street, Dundas Valley (Lot 965 DP 36696) (Location map - Attachment 2)
DESCRIPTION Section 82A review to seek approval for demolition, tree removal and construction of a two storey attached dual occupancy development.
REFERENCE DA/234/2010 - 29 March 2010
APPLICANT/S Nath-Rone Dezine
OWNERS Mr I & Mrs S J F Strizic
REPORT OF Manager Development Services
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REASON FOR REFERRAL TO COUNCIL
The application is referred to Council as it is an application under Section 82A of the Environmental Planning and Assessment Act, 1979.
EXECUTIVE SUMMARY
This Section 82A Review application seeks Council’s reconsideration of the previous refusal to grant consent for demolition, tree removal and the construction of a two storey attached dual occupancy development. The original Development Application (DA/234/2010) was refused on 6 May 2010 under delegated authority due to the bulk and scale of the development, as it appeared to be 3 storey in height and provided basement garaging forward of the front building façade.
With the lodgement of the Section 82A Review application the applicant has amended the development in an attempt to address the issues that were identified in Council’s refusal of the application. In particular the following amendments have been made:
· Modification of the first floor by increasing the setback to 5 metres behind the front building line of the ground floor. · Modification of the basement garaging so it is not located forward of the front building line.
Section 82(A)(C) of the Act requires that the consent authority must be satisfied that the application as amended is substantially the same development as the development described in the original application. The amendments to the application are minor and the development as amended is substantially the same as the development originally determined.
No submissions were received in response to the notification of the application.
For the reasons outlined in this report and Attachment 1, it is recommended that Council change its previous decision and grant consent to the application.
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That Council as the consent authority change its previous determination and grant development consent to development Application No. DA/234/2010 for demolition, tree removal and construction of a two storey dual occupancy subject to the conditions of consent contained in Attachment 1. |
Lina Dababneh
Development Assessment Officer
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1View |
s79c report |
36 Pages |
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2View |
Locality Map |
1 Page |
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3View |
Plans & Elevations |
3 Pages |
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4View |
Original s79c report |
27 Pages |
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Confidential Floor Plans |
3 Pages |
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Item 11.4 |
MAJOR APPLICATION
ITEM NUMBER 11.4
SUBJECT 4 First Street, Granville (Cor Lots 34 & 33 Sec 3 DP 2371) (Woodville Ward) (Location Map - Attachment 2)
DESCRIPTION Demolition of the existing garage, tree removal, alterations to the existing dwelling on Lot 33 and the construction of an attached 2 storey dwelling on Lot 34.
REFERENCE DA/224/2010 - 24 March 2010
APPLICANT/S Mr T Khoury
OWNERS Mr T Khoury
REPORT OF Manager Development Services
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REASON FOR REFERRAL TO COUNCIL
The application has been referred to Council as the proposal seeks a SEPP 1 Variation of greater than 10% to ‘Clause 40 ‘Floor Space Ratios’ in Parramatta Local Environmental Plan 2001.
EXECUTIVE SUMMARY
The application seeks approval for demolition of the existing garage, tree removal, alterations to the existing dwelling on Lot 33 and the construction of an attached 2 storey dwelling on Lot 34.
Lots 33 and 34 have a total area of 435.3 square metres, which is 50% below the minimum allotment size for a single dwelling in a residential zone. Clause 38(4) of Parramatta LEP 2001 indicates that consent may be granted by the consent authority to the erection of a dwelling house on a parcel of land if such a parcel existed as a separate parcel on 9 March 1979. Council’s Deposited Plan Cadastre map indicates that Lots 33 & 34 DP 2371 were declared in 1840.
The proposal also seeks a SEPP 1 Variation to Clause 40 ‘Floor Space Ratios’ as the proposed dwelling on Lot 34 will have an FSR of 0.57:1 instead of the maximum 0.5:1 prescribed under Clause 40 of Parramatta LEP 2001.
In accordance with the Planning Circular released by the Department of Planning in November 2008 on ‘Reporting Variations to Development Standards’ variations to development standards greater than 10% should be determined by Council.
No submissions have been received in respect of this application. The proposed development is consistent with the existing scale pattern of subdivision in the area and is consistent with the objectives of the Residential 2(a) zone. It has also been demonstrated that each lot is of a sufficient size to accommodate a single dwelling that is of a reasonable size and offers adequate site area for private open space, soft soil, landscape, building envelope setbacks and car parking. The proposal will not unduly impact residential amenity and will be consistent in scale, bulk and form to surrounding development.
For the above reasons, it is considered that the SEPP 1 objection seeking to vary the maximum FSR development standard can be supported without compromising the residential amenity of the area.
Accordingly, approval of the application is recommended.
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(a) That Council support the variation to Clause 40 of Parramatta Local Environmental Plan 2001 under the provisions of SEPP 1.
(b) Further, that Council as the consent authority grant development consent to Development Application No.DA/224/2010 for demolition of the existing garage, tree removal, alterations to the existing dwelling on Lot 33 and the construction of an attached 2 storey dwelling on Lot 34 at 4 First Street, GRANVILLE for a period of 5 years subject to all conditions contained within Attachment 1.
Lina Dababneh Development Assessment Officer
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1View |
s79c report |
42 Pages |
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2View |
Locality Map |
1 Page |
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3View |
Plans & Elevations |
2 Pages |
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4View |
Confidential plans |
3 Pages |
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Item 11.5 |
MAJOR APPLICATION
ITEM NUMBER 11.5
SUBJECT 15 Pearce Street, Ermington (Cor Lot 19 DP 31884 Spl Cor x) (Elizabeth Macarthur) (Location Map - Attachment 2)
DESCRIPTION Demolition, tree removal and the construction of a two storey attached dual occupancy development with Torrens Title subdivision.
REFERENCE DA/109/2010 - 22 February 2010
APPLICANT/S Ridge Designs
OWNERS Ms S Younis & Mrs M Younis
REPORT OF Manager Development Services
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REASON FOR REFERRAL TO COUNCIL
The application is being referred to Council for determination due to the number of submissions received.
EXECUTIVE SUMMARY
Approval is sought for demolition, tree removal and construction of an attached two storey dual occupancy development with Torrens Title subdivision.
Five submissions have been received in respect of this application.
The issues raised in the submissions include concerns regarding roof design, potential loss of significant landscape, location and design of the front fence and the impact of the development on existing infrastructure. The issues raised in the submissions have been assessed and amended plans were submitted addressing building height, and roof design. The issues raised do not warrant refusal or further modification of the proposal.
The application has been reviewed by Council’s Development Engineer and Council’s Landscape Officer who both raise no objections to the proposal subject to conditions of consent. The proposed development is consistent with the existing pattern of subdivision in the area and is consistent with the objectives of the Residential 2(b) zone. It has also been demonstrated that the site is of a sufficient size to accommodate a dual occupancy development and offers adequate site area for private open space, soft soil, landscape, building envelope setbacks and car parking. The proposal will not unduly impact the amenity of surrounding development in terms of scale and bulk, privacy and shadowing or traffic generation.
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(a) That Council as the consent authority grant development consent to Development Application No.DA/109/2010 for demolition, tree removal and the construction of an attached two storey dual occupancy development with Torrens title subdivision at 15 Pearce Street, ERMINGTON be approved subject to a conditional consent as outlined in Attachment 1.
(b) Further, that objectors be advised of Councils decision
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Lina Dababneh
Development Assessment Officer
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1View |
s79c report |
49 Pages |
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2View |
Locality Map |
1 Page |
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3View |
Plans & Elevations |
8 Pages |
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4 |
Confidential Floor Plans |
3 Pages |
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Item 11.6 |
MAJOR APPLICATION
ITEM NUMBER 11.6
SUBJECT 171 Victoria Road, Parramatta
(Lot 100 DP 816829, Lot 101 DP 816829) (Elizabeth Macarthur Ward)
DESCRIPTION Demolition of the remaining sections of Building EC and tree removal within the University of Western Sydney.
REFERENCE DA/339/2010 - 5 May 2010
APPLICANT/S University of Western Sydney
OWNERS Department of Sustainable Natural Resources
REPORT OF Manager Development Services
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REASON FOR REFERRAL TO COUNCIL
The site (the former Rydalmere Hospital and Female Orphan School) is listed in Part 2, Schedule 6 of Sydney Regional Environmental Plan No. 28 (Parramatta) as an item of heritage significance. The site is also included on the State Heritage Register.
EXECUTIVE SUMMARY
The Crown application seeks approval for the demolition of the remaining sections of Building EC and tree removal. The demolition of the remaining sections of Building EC is considered to be acceptable given that it has become unsuitable for the purposes of a teaching facility and that the refurbishment of the building is not viable.
Building EC is located in the western portion of the southern campus site and was previously used as an IT teaching facility. Once demolished the area is to be used as a car park for 103 vehicles. It is noted that the car parking component is not included in this application and that a subsequent application will be submitted to Council in regards to the use of the area as a car park at a later date. It is noted that Building EC does not have any heritage significance that contributes to the significance of the UWS site.
It is also noted that the east wing of Building EC was previously demolished to facilitate the construction of a Multi-purpose teaching facility which was approved under DA/955/2007. The remaining part of Building EC was to be retained as an IT teaching facility.
The notification of the application generated no submissions.
The application has been reviewed by Council’s Heritage Adviser who raises no objections to the proposal.
In accordance with SREP 28 and SEPP 56 a Masterplan for the site has been prepared and Council at its meeting of 28 September 2009 resolved to adopt the master plan subject to conditions. The proposed works are within the scope of the approved master plan.
The application seeks approval for permissible works that are consistent with the objectives of the zone. For the reasons outlined in the assessment report approval of the application is recommended subject to conditions of consent.
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That Council as the consent authority grant development consent to Development Application No. 339/2010 for the demolition of part of Building EC and tree removal within the University of Western Sydney subject to obtaining concurrence from the University of Western Sydney for the conditions contained within Attachment 1 as required under Section 89 of the EP & A Act 1979.
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Denise Fernandez
Development Assessment Officer
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1View |
Section 79C Report |
14 Pages |
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2View |
Location Plan |
1 Page |
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3View |
Plans |
8 Pages |
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4View |
Heritage Inventory Sheet |
1 Page |
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REFERENCE MATERIAL
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Item 11.7 |
MAJOR APPLICATION
ITEM NUMBER 11.7
SUBJECT Former Eastwood Brickworks (Lot 7 DP 270605) (Lachlan Macquarie Ward)
DESCRIPTION Construction of 9 dwellings on proposed lots 2-10 in an approved subdivision of Lot 7 DP 270605.
REFERENCE DA/346/2010 - Submitted 6 May 2010
APPLICANT/S AVJBOS Eastwood Developments Pty Ltd
OWNERS AVJBOS Eastwood Developments Pty Ltd
REPORT OF Manager Development Services
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REASON FOR REFERRAL TO COUNCIL
The application has been referred to Council as the application seeks variations of greater than 10% to the allotment size/frontage control of clause 38(1)(b) and the floor space ratio control of clause 40(1) contained within Parramatta Local Environmental Plan 2001 and the application is accompanied by an objection under SEPP 1.
EXECUTIVE SUMMARY
The application seeks approval for the construction of 9 dwellings in an approved subdivision of Lot 7 DP 270605. The site forms part of the former Eastwood Brickworks housing estate. The subdivision pattern and allotment sizes remain consistent with DA/798/2008.
In November 2008 a Planning Circular titled ‘Reporting Variations to Development Standards’ was issued by the Department of Planning. The circular recommended that variations to development standards of greater than 10% should be determined by Council.
The site is subject to the provisions of the Eastwood Brickworks Master Plan which was approved by Council in June 2003. A Master Plan is required under Clause 30 of Parramatta LEP 2001 for sites over 5000m2 to guide future development.
The proposed dwellings are considered acceptable when assessed against the Master Plan despite minor variations to setback controls and non compliance with solar access requirements.
The dwellings have been designed taking into consideration the design principles of the Master Plan and achieve consistency in streetscape and are compatible with dwellings previously approved for the site.
The application was notified to adjoining properties and one submission was received. The issues raised in the submission do not warrant amendment or refusal of the development application.
Despite the non compliances with the floor space ratio and allotment size requirements of the Parramatta Local Environmental Plan the proposal is consistent with the zone objectives and the Eastwood Brickworks Master Plan. Accordingly the proposal is recommended for approval.
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(a) That Council support the variations to Clause 38(1)(b) – allotment size/ frontage and Clause 40(1) – floor space ratio of Parramatta Local Environmental Plan 2001 under the provisions of SEPP 1.
(b) That development application (DA/346/2010) which seeks approval for the construction of 9 dwellings on lots 2-10 of an approved subdivision of Lot 7 DP 270605 be approved subject to a conditional consent as outlined in Attachment 1.
(c) Further, that the objector be advised of Council’s decision. |
Jonathan Goodwill
Senior Development Assessment Officer
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1View |
Section 79C Assessment Report |
24 Pages |
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2View |
Locality Map |
1 Page |
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3View |
Plans and Elevations |
7 Pages |
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Item 11.8 |
MAJOR APPLICATION
ITEM NUMBER 11.8
SUBJECT Former Eastwood Brickworks (Lot 6 DP 270605) (Lachlan Macquarie Ward)
DESCRIPTION Construction of 9 dwellings on proposed lots 18-26 in an approved subdivision of Lot 6 DP 270605
REFERENCE DA/345/2010 - Submitted 6 May 2010
APPLICANT/S AVJOBS Eastwood Developments Pty Ltd
OWNERS AVJOBS Eastwood Developments Pty Ltd
REPORT OF Manager Development Services
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REASON FOR REFERRAL TO COUNCIL
The application has been referred to Council as the application seeks variations of greater than 10% to the allotment size/frontage control of clause 38(1)(b) and the floor space ratio control of clause 40(1) contained within Parramatta Local Environmental Plan 2001 and the application is accompanied by an objection under SEPP 1.
EXECUTIVE SUMMARY
The application seeks approval for the construction of 9 dwellings on an approved subdivision of Lot 6 DP 270605. The site forms part of the former Eastwood Brickworks housing estate. The subdivision pattern and allotment sizes remain consistent with DA/799/2008.
In November 2008 a Planning Circular titled ‘Reporting Variations to Development Standards’ was issued by the Department of Planning. The circular recommended that variations to development standards of greater than 10% should be determined by Council.
The site is subject to the provisions of the Eastwood Brickworks Master Plan which was approved by Council in June 2003. A Master Plan is required under Clause 30 of Parramatta LEP 2001 for sites over 5000m2 to guide future development.
The proposed dwellings are considered acceptable when assessed against the Master Plan despite minor variations to setback controls and non compliance with solar access requirements.
The dwellings have been designed taking into consideration the design principles of the Master Plan and achieve consistency in streetscape and are compatible with dwellings previously approved for the site.
The application was notified to adjoining properties and no submissions were received.
Despite the non compliances with the floor space ratio and allotment size requirements of the Parramatta Local Environmental Plan the proposal is consistent with the zone objectives and the Eastwood Brickworks Master Plan. Accordingly the proposal is recommended for approval.
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(a) That Council support the variations to Clause 38(1)(b) – allotment size/ frontage and Clause 40(1) – floor space ratio of Parramatta Local Environmental Plan 2001 under the provisions of SEPP 1.
(b) That development application (DA/345/2010) which seeks approval for the construction of 9 dwellings on proposed lots 18-26 in an approved subdivision of Lot 6 DP 270605 be approved subject to a conditional consent as outlined in Attachment 1.
(c) Further, that the objector be advised of Council’s decision.
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Jonathan Goodwill
Senior Development Assessment Officer
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1View |
Section 79C Assessment Report |
24 Pages |
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2View |
Locality Map |
1 Page |
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3View |
Plans and Elevations |
7 Pages |
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Item 11.9 |
MAJOR APPLICATION
ITEM NUMBER 11.9
SUBJECT Rawson Street, Epping
(Lachlan Macquarie Ward)
DESCRIPTION Use of Rawson Street for the Epping Street Fair on Sunday 29 August 2010 from 10.00am to 4.00pm. Location Map - Attachment 3
REFERENCE DA/377/2010 - Submitted 13 May 2010
APPLICANT/S The Epping Club
OWNERS Parramatta City Council
REPORT OF Manager Development Services
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REASON FOR REFERRAL TO COUNCIL
The application is being referred to Council as the land is owned by Parramatta City Council.
EXECUTIVE SUMMARY
Approval is sought for the use of Rawson Street road reserve for a community event, known as the Epping Street Fair on Sunday 29 August 2010. The street fair is to be carried out within the Rawson Street road reserve between Bridge Street and the lane opposite the Epping Club. The fair is to occur between 10am and 4pm and it is estimated to be attended by in the order of 5,000 – 8,000 people. The Epping Street Fair has been held for the last 4 years.
The event will involve the erection of a temporary stage, backstage area, marquee and 55 stalls for the sale of food, beverage, arts and crafts and the dissemination of information about community groups. Entertainment will include a children’s art and talent competition, jumping castle, face painting, competitions and giveaways.
The event will require part of Rawson Street and a nearby lane to be closed between 4am and 7pm on the date of the fair and road closures and detours will be put in place to ensure the fair does not unreasonably disrupt the local community.
The application was notified to owners and occupiers of adjoining and nearby properties and advertised in the newspaper from 26 May 2010 to 16 June 2010. No submissions were received in response to the notification.
The Rawson Street road reserve is unzoned under Parramatta Local Environmental Plan 2001, and the provisions of clause 49 of Parramatta Local Environmental Plan 2001 allow the proposed Street Fair to be carried out on unzoned land subject to obtaining development consent.
The proposal is consistent with the provisions of State Environmental Planning Policy (Temporary Structures and Places of Public Entertainment) 2007 and is consistent with Parramatta Development Control Plan 2005.
The event has the potential to disrupt the movement of traffic in the area, however a traffic management plan for the event has been prepared and the operation of the plan will be carried out by qualified traffic controllers. Further, the relevant emergency services, bus and taxi companies are all to be advised of the event and detours put in place.
The event has the potential to result in damage to Council’s infrastructure within Rawson Street, however conditions of consent have been recommended requiring immediate repair of damage that may result in danger to the public and the repair of other damage at the end of the event.
The event is likely to result in a level of nuisance noise due to entertainment, including the talent quest and use of a PA system. Given the non-residential nature of the area, the limited time of the event and the benefits to the community of such events, the minor noise nuisance is considered to be acceptable.
In order to ensure accessibility to the event for all residents, conditions of consent have been recommended requiring the retention of accessible paths of travel through the event and to the stalls. Further, a condition requires access to be provided (and signposted) to the accessible toilet in the “Casino” within the Epping Club for the duration of the event.
The street contains a heritage item (corner of Bridge Street and Rawson Street ) and is within the vicinity of a conservation area. It is considered that the event will have no significant impact on the heritage significance of either the item or the conservation area.
Any large gathering of people raises the potential for problems with crowd behaviour. These concerns are to be addressed by the provision of security guards for the event, which should be adequate to address any minor disturbances that may occur.
The application also identifies that alcohol may be sold at the fair at one or more of the stalls. It is noted that no information has been provided at this stage of any stall intending to sell alcohol and such sales could only occur with the appropriate licence from the Casino, Liquor and Gaming Control Authority. A condition of consent is recommended requiring a copy of any such approval to be provided to Council prior to the event if any alcohol is intended to be sold.
Accordingly, the application is recommended for approval.
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RECOMMENDATION
That Council as the consent authority, grant consent to Development Application No. DA/377/2010 for a community street fair within the Rawson Street road reserve as shown on the approved plans and subject to the conditions contained in Attachment 1.
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Kerry Gordon
Consultant Town Planner
Kerry Gordon Planning Services Pty Ltd
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1View |
Section 79C Assessment Report |
19 Pages |
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2View |
Plan |
1 Page |
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3View |
Locality Map |
1 Page |
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4View |
Photographs |
1 Page |
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REFERENCE MATERIAL
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Item 11.10 |
MAJOR APPLICATION
ITEM NUMBER 11.10
SUBJECT 20 Margaret Street, Granville
(Lot A DP 966304( (Woodville Ward)
DESCRIPTION Section 96(2) modification to change the operating hours of an approved child care centre from 7.45am - 5pm to 7am - 6pm and to increase the number of children from 25 to 29.
REFERENCE DA/6852/1974/A - 28 April 2010
APPLICANT/S Ms C Z O'Dowd
OWNERS Ms C Z O'Dowd
REPORT OF Manager Development Services
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REASON FOR REFERRAL TO COUNCIL
The application involves modifications to a child care centre.
EXECUTIVE SUMMARY
It is proposed to alter the existing hours of the pre-school kindergarten (child care centre) being 7.45am - 5.00pm Mondays to Fridays to 7.00am – 6.00pm Mondays to Fridays and to increase the number of children from 25 to 29. The centre has been operating to these hours and with these increased numbers with the approval of the Department of Community Services.
One objection from the public has been received in relation to the application raising issues relating to tree removal, increased pollution, overburdening of utilities, and concerns that Section 96 modification applications should not be approved. The issues raised do not warrant refusal or modification of the application.
The application has been lodged under Section 96(2) of the Environmental Planning and Act 1979 on the basis that the modified development is substantially the same as that originally approved.
The change to the operating hours and the increase in child care numbers are relatively minor and do not change the approved use of the site and will not have an adverse impact on the surrounding environment in terms of noise or traffic generation, parking demand and privacy. The application satisfies Section 96(2) of the Environmental Planning and Assessment Act, 1979.
Accordingly, the application is recommended for approval
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(a) That Council as the consent authority modify development consent to Development Application No. DA6852/1974/A on land at 20 Margaret Street, Granville by deleting condition (f) from the original consent and replacing it with the following condition:
“(f) The use is to be limited to a maximum of 29 children with the hours of operation being restricted to 7am to 6pm Mondays to Fridays only. The use is not to be carried out on Saturdays, Sundays or Public Holidays.”
(b) Further, that the objector be advised of Council’s decision on the matter. |
Don J Smith
Consultant Town Planner
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1View |
Section 79C Report |
6 Pages |
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2View |
Plans |
3 Pages |
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3View |
Location Map |
1 Page |
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REFERENCE MATERIAL
