18 July 2014

 

 

 

 

 

 

 

 

 

 

 

 

Dear Councillor/Sir/Madam

 

You are invited to attend an ORDINARY MEETING of Ashfield Council, to be held in

the Council Chambers, Level 6, Civic Centre, 260 Liverpool Road, Ashfield on TUESDAY  22 JULY 2014 at 6:30 PM.

 

 

 

 

 

 

 

 

 

 

 

 

 

SEE ATTACHED AGENDA


 

Ordinary Meeting - 22 July 2014

 

AGENDA

Members of the public are advised that meetings of Council are audio recorded to assist with ensuring an accurate record of the meeting is provided for the formal minutes of the meeting. In terms of the Privacy and Personal Information Protection Act 1998 this may involve the recording of personal information provided at the meeting. The provision of any information that is recorded is voluntary, however if any person does not wish to be recorded they should not address or request to address the meeting.

 

By remaining in this meeting, you consent to the recording of the meeting.

 

You are not permitted to record this meeting with any recording device, unless you have the express authorisation of Ashfield Council.

 

1.               Opening

 

2.               Acknowledgement of Local Aboriginal Community

 

3.               Apologies/Request for Leave of Absence

                   

4.               Condolence and Sympathy Motions

 

5.               Moment of Private Contemplation

 

6.               Disclosures Of Interest

 

Disclosures to be made by any Councillors who have a pecuniary / non-pecuniary interest in respect of matters that are before Council at this meeting.

(22/07/2014)

 

7.               Confirmation of Minutes of Council/Committees

 

Ordinary Meeting - 08/07/2014

Community Activities & Functions Committee – 15/07/2014

 

8.               Mayoral Minutes

 

 

9.               Notices of Motion

10.            Staff Reports

 

10.1     DEVELOPMENT APPLICATION: 10.2014.127.1
1-13 SMITH STREET SUMMER HILL

 

10.2     DEVELOPMENT APPLICATION: 10.2014.051.1
6 GROSVENOR CRESCENT SUMMER HILL

 

10.3     INVESTMENT REPORT JUNE 2014

 

10.4     LGNSW CONFERENCE - VOTING DELEGATE

 

 

11.            Closed (Public Excluded) Committee

 

 

12.            General Business

 

 

13.            Close

 

 


Ashfield Council – Report to Ordinary Meeting held on Tuesday 22 July 2014        CM10.1

Subject                            DEVELOPMENT APPLICATION: 10.2014.127.1
1-13 SMITH STREET SUMMER HILL

 

File Ref                            DA 10.2014.127.

 

Prepared by                   Philip North - Specialist Planner       

 

 

Reasons                          Mater requires Council determination

 

Objective                         For Council to determine the application

 

 

 


Overview of Report

 

1.0    Description of Proposal

 

Demolition of existing structures on 15 Smith Street and alterations and additions to the existing building at 1-13 Smith Street for use as a 116 place child care centre, with associated car parking and landscaping.

 

The proposal also involves:

·    20 staff; and

·    The following hours of operation:

Day

Opening Time

Closing Time

Monday - Friday

7:00am

6:00pm

Saturday (4 times/year)

9:00am

5:00pm

 

Background

 

2.0    Summary Recommendation

 

The proposal is located on flood affected land and as such is considered unsuitable for the proposed use due to significant safety concerns.

 

There is a significant deficiency in outdoor play space resulting from an unsuitably large outdoor play area which has been entirely and unnecessarily located indoors. There are also a number of other more minor detailed design issues which could be readily resolved. As it stands, however, the flood affectation renders the site fundamentally unsuitable and no amendment to the design would address this issue.

 

The development is consequently recommended for refusal.


 

 

3.0    Application Details

 

Applicant                               :         Young Scholars Pty Ltd

Owner                                    :         SI Equities Pty Ltd

Value of work                       :         $500,000

Lot/DP                                   :         LOT: 1 DP: 616041

Date lodged                          :         02/05/2014

Date of last amendment     :         N/A

Application Type                           :         Local

Construction Certificate     :         No

 

4.0    Site and Surrounding Development

 

The subject site is located on the southern side of Smith Street, bounded by Chapman Street to the West and Longport Street to the East.  The site area is approximately 2132.6 square metres.  An existing warehouse is located on the site.  Surrounding development comprises light industrial uses and attached dwellings.  Refer to Attachment 1 for a locality map.

 

Street Address

 

Lot No.

Deposited Plan

Title System

Total Site Area

1-13 Smith Street

1

616041

Torrens

1,886.5m2

15 Smith Street

5

32818

Torrens

246.1m2

TOTAL AREA (by survey)

2,132.6m2

 

 

5.0    Development Application History

 

5.1    Previous Applications:

 

Previous building and development applications submitted to Council for the subject site include:

 

No.

Determination Date

Proposal

Determination

06.1960.3446

11.01.1960

Not specified

Approved

06.1971.7940

16.03.1971

Not specified

Approved

06.1974.9331

04.06.1974

Warehouse

Approved

06.1976.18

25.02.1976

Fire escape for industrial building

Approved

06.1977.298

11.08.1977

Hoarding

Approved

06.1980.375

15.09.1980

Alterations to office

Approved

06.1986.319

10.09.1986

Additions to warehouse

Approved

06.1987.148

05.05.1987

Amendment to BA 319/1986

Approved

05.1995.192

09.08.1995

Change of use to manufacturing, warehousing and distribution of theatre items

Approved

 


 

 

As noted above, it is clear that use for light industrial purposes is well established on the site.

 

5.2    Application Background:

 

The following table shows the background to the current application:

 

Application Milestones

Date

Event

File no

30.01.2014

Provisional DA lodged with Council

17.2014.28

20.02.2014

Provisional DA letter sent to applicant raising the following issues:

·    A Temporary drop off and pick up area has not been identified on the plan.

·    Clear pedestrian pathways have not been provided from all car parking spaces to the entry of the building. 

·    Although the Statement of Environmental Effects makes reference to a Stage 1 Contamination Report, this report does not appear to be provided.

·    It is noted that “outdoor play” area No 1 is located entirely indoors.  It is questioned whether it is appropriate and meeting the requirements of a minimums of 7sqm of outdoor play area requirements under the Regulations.  Council is of the view that a substantial proportion of the outdoor play area should be open to the sky.

·    The proposal is currently being reviewed by Council’s Design Engineer and a detailed comment will be provided in due course.  However, our preliminary assessment suggests that the flood risk management plan is not suitable for the site due to serious flood affectation, especially the evacuation of the premises in an extreme flood event.  Unless this matter is resolved, Council may not be able to support the proposal.

17.2014.28

22.04.2014

Further Provisional DA letter sent to applicant advising:

I refer to Council’s previous letter of 20 February 2014 and email of 26 March 2014 advising that the application for a childcare centre could not be supported in any form on this site due to flooding issues.   

17.2014.28

02.05.2014

Development Application Formally Lodged

10.2014.127.1

 

As can be seen above, the applicant has been consistently advised that the site is unsuitable for the proposed use but has nevertheless persevered with the application.

 

6.0    Zoning/Permissibility/Heritage

 

The site is zoned IN2-Light Industrial under the provisions of Ashfield LEP 2013. The property is located within the vicinity of a heritage item. The proposed works are permissible with Council consent.

 

7.0    Section 79C Assessment

 

The following is an assessment of the application with regard to the heads of consideration under the provisions of Section 79C of the Environmental Planning and Assessment Act.


 

 

7.1    The provisions of any Environmental Planning Instrument

 

7.1.1 Local Environmental Plans

 

Ashfield Local Environmental Plan 2013

 

Ashfield Local Environmental Plan 2013 (ALEP 2013) was gazetted on 23 December 2013 and applies to the proposal. The following table summarises the compliance of the application with ALEP 2013.

 

Ashfield Local Environmental Plan 2013

Summary Compliance Table

Clause No.

Clause

Standard

Proposed

Complies

2.3

Zone objectives and land use table

Zone IN2 Light Industrial

Child Care Centre

Yes

4.1

Minimum subdivision lot size

N/A

2,132.6m

N/A

4.3

Height of buildings

15m

9.4m

Yes

4.4

Floor space ratio

1.0:1

0.9:1(applicant’s figure)

Yes

5.10

Heritage Conservation

Located in the vicinity of:

·  Heritage Item 619 (2-32 Smith Street, Summer Hill, Former Flour Mill Complex)

5.10(5)

Heritage assessment

The consent authority may, before granting consent to any development:

(a)        on land on which a heritage item is located, or

(b)        on land that is within a heritage conservation area, or

(c)        on land that is within the vicinity of land referred to in paragraph (a) or (b),

 

require a heritage management document to be prepared that assesses the extent to which the carrying out of the proposed development would affect the heritage significance of the heritage item or heritage conservation area concerned.

Heritage management document has not been submitted. Nevertheless, the proposal has been assessed as satisfactory by Council’s Heritage Adviser.

Yes

6.2(3)

Flood Planning

Development consent must not be granted to development on land to which this clause applies unless the consent authority is satisfied that the development:

(a)   is compatible with the flood hazard of the land, and

(b)   will not significantly adversely affect flood behaviour resulting in detrimental increases in the potential flood affectation of other development or properties, and

(c)   incorporates appropriate measures to manage risk to life from flood, and

(d)   will not significantly adversely affect the environment or cause avoidable erosion, siltation, destruction of riparian vegetation or a reduction in the stability of the river banks of waterways, and

(e)   is not likely to result in unsustainable social and economic costs to the community as a consequence of flooding.

Flood report submitted but not supported by Council’s engineers. See internal referral comments below.

No

 

As demonstrated in the above table above table, the proposed development satisfies all the provisions of Draft ALEP 2013 with no non-compliances with the exception of flood planning.

 

In this instance, the flood issues alone involve sufficient impact to warrant refusal of the application.

 

7.1.2 Regional Environmental Plans

 

Sydney Regional Environmental Plan (Sydney Harbour Catchment) 2005

 

An assessment has been made of the matters set out in Clause 20 of the Sydney Regional Environmental Plan (Sydney Harbour Catchment) 2005.  It is considered that the carrying out of the proposed development is generally consistent with the objectives of the Plan and would not have any adverse effect on environmental heritage, the visual environmental, the natural environment and open space and recreation facilities.

 

7.1.3 State Environmental Planning Policies

 

State Environmental Planning Policy No. 55 - Remediation of land

 

The site is subject to some contamination but the Detailed Site Investigation Report concludes that it would be suitable for the proposed use subject to the implementation of a suitable Remedial Action Plan.

 

7.2       The provisions of any Draft Environmental Planning Instrument that is or has been placed on public exhibition and details of which have been notified to the consent authority.

 

No draft environmental planning instruments apply to the site.


 

 

7.3       The provisions of any Development Control Plan.

 

The proposal is subject to the provisions of Ashfield Interim Development Assessment Policy 2013 (AIDAP 2013), specifically the following Parts: -

 

C1

ACCESS ADAPTABILITY AND MOBILITY

 

Complies.

Lift provided and all areas accessible. Conditions would be applied to any consent to ensure compliance at detail design and construction stage.

C10

HERITAGE CONSERVATION

Located in the vicinity of:

Heritage Item 619 (2-32 Smith Street, Summer Hill, Former Flour Mill Complex):

Assessed by Council’s heritage adviser as satisfactory.

C11

PARKING

Does not comply.

 

Required:

·  General spaces: 29 (incl. 1 accessible)

·  Loading bay: 1

·  Motor Bike spaces: 1

·  Bicycle spaces: 5

 

Provided:

·  General spaces: 29 (incl. 1 accessible)

·  Loading bay: 0

·  Motor Bike spaces: 0

·  Bicycle spaces: 0

 

Deficiency:

·  Loading bay: 1

·  Motor Bike spaces: 1

·  Bicycle spaces: 5

 

The proposal also fails to comply as follows:

·  No temporary pick-up and drop-off area;

·  The main circulation aisle does not comply with the minimum width required by AS2890.1

C12

PUBLIC NOTIFICATION IN THE PLANNING PROCESS AND ALL ASPECTS OF LAND MANAGEMENT

Has been notified in accordance with the applicable policy.

D1

PLANNING FOR LESS WASTE

Does not comply.

No garbage room or presentation area provided.

 


 

The following table summarises the relevant clauses of Part C19 – Child Care Centres, Ashfield IDAP 2013 and the performance of the proposal against them.

 

Ashfield Interim Development Assessment Policy 2013

Part C19: Child Care Centres

Compliance Table

Clause No.

Requirements

Proposed

Complies

Section 2: Planning and Design Guidelines

2.2 Location Criteria

Controls

(a)

Locate Child Care Centres in areas where -

Child Care Centres are to be located in places which have good traffic access and in safe locations which have good vehicular access without unduly affecting traffic flow or parking provision in surrounding streets. Where a new child care centre is to be established in a cul-de-sac or other no-through road, the applicant must clearly demonstrate that there will be no significant impact to residential amenity or vehicular manoeuvrability.

The site is located in an area well served by public transport and in which there is a demand for child care.

 

Yes

(b)

New Child Care Centres proposed on sites adjoining a classified road are not to have vehicular access from that road unless it can be demonstrated that alternative vehicular access to that development is neither practicable nor can be provided by another road.

Not on a classified road.

N/A

(c)

The location of a Child Care Centre is to take into consideration any environmental health hazard or risk relevant to the site and/or existing buildings within the site or in the surrounding area, having regard to the following:

·    proximity to Dangerous Goods - new Child Care Centres must not be located within 100m of a dangerous good of a quantity requiring a license to be held under the Dangerous Goods Act 1975 and Regulation as measured from the location of the dangerous good to the nearest point of the subject site.

The Dangerous Goods Act 1975 has been repealed. Despite this, the proposal is located in close proximity to a petrol station which gives rise to some concern which has not been addressed.

No

·    existing and potential on and off-site electromagnetic fields (50Hz and radio frequency fields 3KHz – 300GHz); refer to requirement for report at Appendix 1.

The site is not located within 500m of a mobile phone tower or the like.

Yes

·    potentially contaminated land – a preliminary investigation report is required- refer Appendix 1.

The application is accompanied by a Phase 1 Preliminary Site Assessment report in respect of potential site contamination.

Yes subject to conditions

·    lead in painted surfaces, carpets, furnishings and roof void in existing buildings; & asbestos in existing buildings – refer to requirement for report at Appendix 1.

The applicant proposes to refurbish internal elements of the existing building to ensure no lead or asbestos products are present.

Yes subject to conditions

·    proximity to noise sources, odour (and other air pollutants) generating uses and sources; and any other identified environmental health hazard or risk relevant to the site and/or existing buildings within the site - refer Appendix 1.

The site is located in a light industrial area but the surrounding uses are unlikely to create an issue.

Yes

·    do not locate Child Care Centres in close proximity to brothels.

No brothels are operating in close proximity to the site.

Yes

2.3 Site Planning

Controls

(a)

Good site planning is required for all new development, and is particularly useful for Child Care Centres to avoid negative impacts on the amenity of adjoining neighbours and ensure a sympathetic relationship with adjoining development, which is important to their long-term success. A Site Analysis is required to establish the site context and should be reflected in the design, addressing the constraints and opportunities of the site and its context. Refer to Part B of Ashfield IDAP 2013.

A suitable site analysis has been provided.

Yes

2.4 Building Form and Appearance

Objectives

(a)

Developments including alterations and additions are to maintain consistency with the character of the locality and design objectives contained in the relevant parts of Ashfield Interim Development Assessment Policy 2013;

The proposal is to occupy essentially the envelope of an existing building and will also involve improvements to its external appearance and street presentation with both architectural and landscape upgrades.

Yes

(b)

must not adversely impact on adjoining properties through loss of privacy, noise, overshadowing and view loss.

The proposal is well contained within the existing building and is otherwise surrounded by light industrial buildings except to the east adjacent the car park where it abuts a single dwelling. A higher boundary fence to enable greater visual and acoustic privacy would be desirable but could be conditioned in any consent.

Yes subject to condition

Controls

(i)

Child Care Centres including dual use facilities must comply with development standards/ heritage provisions of the Ashfield Local Environmental Plan (LEP) 2013 and the

primary controls detailed below applicable to residential zones (if located in a residentially zoned area). Other applicable Parts of this Interim Development Assessment Policy must also be complied with. For example, in residential zones, in addition to the primary controls set out below, relevant provisions of Parts C5, C11 and C15 dealing with general appearance, building setbacks, effect on adjoining properties, overshadowing and access/design of parking areas / minimum number of parking spaces apply to Child Care Centre developments. If the property is affected by heritage controls read Parts C7 and

C10 and the heritage provisions of the Ashfield Local Environmental Plan (LEP) 2013 including specific LEP provisions relating to Haberfield Conservation area.

See assessment under Ashfield IDAP 2013 and Ashfield LEP 2013 above.

Issues with:

·      parking

·      stormwater & flood affectation

As noted

 

· floor space ratio

Maximum floor space ratio can be determined by reference to the Floorspace ratio

map in Ashfield LEP 2013

Complies

Yes

 

· height

Maximum Building Height can be determined by reference to the Building Height Map in Ashfield LEP 2013

Complies

Yes

2.5 Landscape area/landscape setting

Controls

 

Front and rear garden landscaped areas are to be provided consistent in form and character with adjoining and nearby properties. Densely landscaped “buffer“ areas are to

be provided along “sensitive” boundaries with adjacent residential properties and to screen parking areas order to provide amenity for neighbouring properties and reduce

noise nuisance. There is a minimum landscape area requirement in Haberfield of 50% see Ashfield Local Environmental Plan (LEP) 2013.

Not in a residential area.

N/A

 

In commercial or other zones specific reference should be made to the applicable Parts of Ashfield Interim Development Assessment Policy 2013 dealing with the Ashfield Town Centre, (Part C3) the Haberfield Conservation Area (commercial properties section - Part

C7) and to Summer Hill (Part C14) . Refer also where necessary to any relevant site specific controls in this Policy and to relevant development standards in the Ashfield

Local Environmental Plan.

The front setback area is generally satisfactory and improved in that it proposes more landscaping than currently exists. Nevertheless, more landscaping and some medium sized canopy trees would be desirable.

Yes

2.6 Sustainability, Energy Efficiency & Solar Access

Objectives

 

The design of any new building or substantial additions to Child Care Centres should aim to reduce embedded energy in materials, avoid rainforest timbers, maximize natural airflow and minimise reliance on mechanical heating and cooling. Recycling and composting facilities should be provided on site. The design should reflect the site analysis drawings having regard to optimal orientation for both indoor and outdoor play areas.

The proposal re-uses the primary fabric of an existing building which is considered highly beneficial.  Nevertheless, the “outdoor” play areas on the ground floor are entirely indoors and have no direct solar access while only outdoor play area 2 on the upper level has adequate solar access. In addition, most of the internal areas have relatively poor access to northern sunlight.

No

Controls

 

Refer to Part J of the Building code of Australia- Energy Efficiency applicable to sustainable design of Class 9B buildings and advisory data in Part D2 of Ashfield Interim

Development Assessment Policy 2013.

To be conditioned in any consent. Will be required prior to issue of any CC.

Yes subject to condition

2.7 Design of Child Care Centres and minimum requirements for various facilities

The Children (Education and Care Services) Supplementary Provisions Regulation 2012” has various design standards. These include requirements for:

· Indoor Children Spaces

· Outdoor children spaces

· Sleeping room areas

· Storage areas

· Food preparation and kitchen

· Toilets

· Laundry

· Nappy change areas

· Office rooms

· Staff respite rooms

· Ancillary facilities

Objectives

a.

achieve good standards of accommodation appropriate to the establishment of new purpose built Child Care Centres, conversion or adaptation of existing buildings to a Child Care Centre, expansion of existing Child Care Centres, and major refurbishment or upgrades of existing Child Care Centres.

 

 

b.

building design and layout is to encourage child interaction and play, but must also maintain privacy and amenity for adjacent residents. Layout should carefully consider

the impact of Child Care Centres on adjoining properties, where both noise disturbance and visual intrusion are critical issues to be minimised. Upper levels if provided should be used for staff/ administration rooms/storage purposes.

Satisfactory relationship to adjacent properties subject to suitable fencing to the eastern boundary.

Yes subject to condition

Controls

(i)

Reference should be made to the relevant Commonwealth and State legislation governing the interior design requirements for Child Care Centres:

Children (Education and Care Services) Supplementary Provisions Regulation 2012

28

Space requirements—centre based education and care services

28(1)

The premises of a centre based education and care service must have:

28(1)(a)

a room or an area that is used only for administration of the service and for private consultation between staff and parents

This is provided in the form of the Interview Room located off the front waiting area of the building.

 

Yes

28(1)(b)

a room or an area, located away from the areas used by children, that is used for respite of staff

A large staff room is located at adjacent the foyer and also contains staff kitchen and sanitary facilities.

Yes

28(1)(b)

a room or an area that is used only for sleeping for children under 2 years of age

Separate cot rooms have been provided on the first floor for children under 2 years.

Yes

28(2)

The premises of a centre based education and care service must have at least 3.25 square metres of unencumbered indoor play space per child that is exclusively for the use of children provided with education and care while in attendance at the service.

Required: 377m2

Provided: 531m2

 

Significantly exceeds minimum space requirements.

Yes

28(3)

For the purposes of calculating unencumbered indoor play space, items such as any passage way or thoroughfare, door swing areas, kitchen, cot rooms, toilet or shower areas located in the building or any other facility such as cupboards and areas set aside as referred to in subclause (1) are to be excluded.

Noted.

Yes

28(4)

Subject to subclauses (7) and (8), the premises of a centre based education and care service must have at least 7 square metres of useable outdoor play space per child that is exclusively for the use of children provided with education and care while in attendance at the service.

Required: 812m2

Provided: 260m2

 

Note:

If the undercover and enclosed area on the ground floor nominated as Outdoor Play Area 1 is included:

Provided: 923m2

Compliance would be achieved but this area is clearly indoors and is not considered suitable for use as outdoor play space.

No

28(5)

For the purposes of calculating useable outdoor play space, items such as car parking areas, storage sheds and other fixed items that prevent children from using the space or that obstruct the view of staff supervising children in the space are to be excluded.

Noted.

 

Yes

28(6)

The outdoor play space must be adequately shaded, having regard to The Shade Handbook, published by the New South Wales Cancer Council in 2008.

·   Outdoor Area 1: Excessive shade

·   Outdoor Area 2: Adequate shade

·   Outdoor Area 3: No shade

No

28(7)

If the Regulatory Authority is satisfied that the location of a centre based education and care service makes it impracticable to provide the required amount of useable outdoor play space, the Regulatory Authority may consent to the provision of some or all of that space in an indoor area that is to be designed and equipped to permit children to participate in activities that promote gross motor skills.

It would be possible to provide the majority (if not all) of the outdoor play space outdoors. This, however, would necessitate greater structural change to the existing building and may result in a reduction of places.

No

28(8)

The Regulatory Authority may impose conditions on such a consent relating to any matter the Regulatory Authority sees fit, including the availability of natural light and ventilation.

Noted.

Yes

29

Laundry

29(1)

An education and care service must have laundry arrangements, whether on the premises of the service or through another facility, service or arrangement.

One small laundry is provided which would be of an inadequate size to adequately service the requirements of the centre on site.

No

29(2)

The premises of an education and care service must have safe, sanitary facilities for the storage of soiled clothes, linen and nappies before laundering or disposal.

No storage areas for soiled items appear to be provided.

No

29(3)

A centre based education and care service that provides children under 3 years of age with the service must have laundry facilities available on the premises of the service, being facilities that include at least a laundry tub connected to both hot and cold water.

One small laundry is provided which would be of an inadequate size to adequately service the requirements of the centre on site.

No

30

Craft preparation facilities—centre based or mobile education and care service

30(1)

The premises of a centre based or mobile education and care service must have separate facilities (including a sink, bench top and lockable cupboard) for use in craft activities.

Adequate craft facilities have been provided.

Yes

30(2)

The area must not be next to any food preparation facilities or nappy change area at the premises.

The craft area in Play Area 2 is directly adjacent bottle prep and nappy change areas.

No

31

Food preparation facilities

31(1)

Facilities in the designated area must include a stove or microwave, sink, refrigerator, suitable disposal facilities and hot water supply.

An adequately sized kitchen area with suitable facilities is provided.

Yes

31(2)

The premises of an education and care service must have a designated area, that is both safe and hygienic, for food preparation and storage.

An adequately sized kitchen area with suitable facilities is provided.

Yes

31(3)

Facilities for the preparation and storage of food must be designed, located and maintained so as to prevent children from gaining access to any harmful substance, equipment or amenity.

Kitchen is well separated from play areas but appears to have no door separating it from the Reading Room. This can be addressed by way of condition.

Yes by condition

31(4)

Without limiting subclause (3), if the premises of a centre based or mobile education and care service contains a separate kitchen, the kitchen must have a door, half-gate or other barrier to prevent unsupervised entry by children into the kitchen.

Can be conditioned.

Yes by condition

31(5)

In addition to a food preparation area, a centre based education and care service must also have a designated area, that is both safe and hygienic, for the preparation of bottles for children under the age of 2 years.

The bottle prep area in Play Area 2 is located directly adjacent, and on the same length of bench as, the nappy change area.

No

31(6)

Any area in which bottles are prepared for children under the age of 2 years, whether in a centre based education and care service or any other education and care service, must be separate from any area in which nappy changing facilities are provided.

The bottle prep area in Play Area 2 is located directly adjacent, and on the same length of bench as, the nappy change area.

No

31(7)

Despite subclause (1), a mobile education and care service may provide food preparation and storage facilities through another facility, service or regular arrangement if food preparation and storage facilities are not available on the premises used by the mobile education and care service.

N/A

N/A

32

Toilets and washing facilities

32

The premises of an education and care service must have toilet, hand washing and bathing facilities that are safe and appropriate to the ages of the children at the service and must have products and equipment for cleaning those facilities whenever necessary.

The children’s bathrooms do not appear to have adequate hand washing facilities.

No

33

Nappy change facilities

33(1)

All education and care services
The following facilities must be provided at the premises of an education and care service if any child provided with the service wears nappies:

33(1)(a)

a stable surface for changing nappies, together with a mat that has an impervious washable surface, for every 10 children (or part thereof),

Can be conditioned to comply.

Yes by condition

33(1)(b)

hand washing facilities for adults in the immediate vicinity of the nappy changing area,

Provided.

Yes

33(1)(c)

sanitary facilities for the storage of soiled nappies pending laundering or disposal of the nappies,

Can be conditioned to comply.

Yes by condition

33(1)(d)

if the children’s soiled clothing is laundered by the staff of the education and care service, adequate facilities for laundering the clothing or otherwise dealing hygienically with waste

Inadequate laundry facilities.

No

33(1)(e)

facilities for the storage of clean nappies.

Can be conditioned to comply.

Yes by condition

33(2)

If any such child is under the age of 3 years, the stable surface referred to in subclause (1) (a) is to be a properly constructed nappy changing bench.

Can be conditioned to comply.

Yes by condition

33(3)

Any nappy changing bench or mat must be cleaned after each use.

Can be conditioned to comply.

Yes by condition

33(4)

The nappy changing facilities must be designed, located and maintained so as to prevent unsupervised access by children.

Nappy change areas are located in the general play area and may be subject to access by children.

No

33(5)

The nappy changing facilities must be separated from food preparation facilities and craft preparation facilities.

Nappy change facilities in Play Area 2 are located directly adjacent, and on the same length of bench as the craft and bottle prep areas.

No

33(6)

Centre based education and care service
In addition to the facilities referred to in subclause (1), the premises of a centre based education and care service must be equipped with the following:

33(6)(a)

an age appropriate washing facility with temperature regulated hot and cold running water in, or adjacent to, the nappy change area,

Can be conditioned to comply.

Yes by condition

33(6)(b)

a sluice or contaminated waste disposal unit in the nappy change area.

Not provided.

No

33(7)

Nothing in subclause (6) prevents the premises of a centre based education and care service from being equipped with an additional movable nappy changing bench. However, if such a bench is provided it must provide a stable surface on which to place a child when changing nappies.

Can be conditioned to comply.

Yes by condition

34

Sleeping facilities

34(1)

The premises of an education and care service must have an adequate number of cots, beds, stretchers or sleeping mats (together with waterproof covers) or other culturally appropriate forms of bedding for all children who sleep while at the premises.

Can be conditioned to comply.

Yes by condition

34(2)

For the purposes of subclause (1), the ages of children at the service, the program of activities of the service and hours of operation of the service are to be taken into account when determining adequate sleeping facilities.

Can be conditioned to comply.

Yes by condition

34(3)

Provision must be made at the premises of an education and care service to ensure that:

(a)  mattresses and other bedding are clean an comfortable, and

(b)  bed clothing is appropriate to the climate, and

(c)  all bed clothing is kept clean and in good repair, and

(d)  there is individual bed linen and blankets for each child, and

(e)  children do not share the same bed at the same time, and

(f)  bed linen used by one child is washed before it is used by another child, and

(g)  no child who is of or above 7 years of age sleeps in the same room as another child of the opposite sex who is not a relative, and

(h)  no child who is of or above the age of 2 years, and (except with the written consent of a parent of the child) no child who is under the age of 2 years, sleeps in a room in which an adult is sleeping.

Can be conditioned to comply.

Yes by condition

34(4)

Cots, beds, stretchers, mattresses and other bedding at the premises of an education and care service must be arranged so as:

(a)  to be in an area that has natural light, and

(b)  to allow easy exit of any child, and

(c)  to allow easy access to any child, and

(d)  to reduce the risk of cross infection between children.

Satisfactory.

Yes

34(5)

A sleeping area for children must be designed to ensure that all children in the area are readily accessible to staff of the service or the home based service provider.

Satisfactory.

Yes

34(6)

Cots must comply with the requirements of either the Australian/New Zealand Standard AS/NZS 2172:2010, Cots for household use—Safety requirements or the Australian/New Zealand Standard AS/NZS 2195:2010, Folding cots—Safety requirements.

Can be conditioned to comply.

Yes by condition

35

Storage facilities

35(1)

All education and care services
The premises of an education and care service must have storage facilities (whether fixed or movable) that are secure and inaccessible to children.

Can be conditioned to comply.

Yes by condition

35(2)

Centre based or mobile education and care service
The premises of a centre based or mobile education and care service must have:

(a)  storage facilities for indoor and outdoor equipment, and

(b)  storage facilities that give each child provided with the service at the premises access to a space for storage of the child’s personal belongings.

Inadequate internal storage areas provided, in particular for Play Areas 2 and 4 and the outdoor play areas and no storage provided for children’s personal belongings.

No

36

Swimming pools

(1) Centre based or mobile education and care services
There must not be a swimming pool (within the meaning of the
Swimming Pools Act 1992) on the premises of any centre based or mobile education and care service unless the pool existed on the premises before 6 November 1996. Any such existing pool must be fenced in accordance with the Swimming Pools Act 1992 (whether or not that Act applies to the swimming pool concerned).

No swimming pools.

Yes

38

Telephone

(1)  The premises of an education and care service must be equipped with an operating telephone or two-way radio capable of communication with, at least, the nearest police station, ambulance station, fire service, and medical emergency facility and that is readily accessible to staff of the service.

(2)  The telephone may include a mobile telephone, but only if the telephone has a reception adequate for communication as referred to in subclause (1) and is maintained in a state of operation such that it may be used immediately at any time.

Can be conditioned to comply.

Yes by condition

40

First aid kits

(1)  There must be a suitably equipped and well stocked first aid kit at each premises of an education and care service.

(2)  The first aid kit must be inaccessible to children, but readily accessible to staff or a home based service provider.

(3)  Adult and child cardio-pulmonary resuscitation charts must be displayed in a prominent position both inside and outside the premises of a centre based or mobile education and care service, or the part of the home of a home based service provider used to provide the service.

Can be conditioned to comply.

Yes by condition

41

Fire safety equipment

41(1)

The premises of an education and care service must be provided with:

(a)  appropriately located smoke detectors, and

(b)  a fire blanket that is kept adjacent to the cooking facilities at the premises, and

(c)  appropriately located fire extinguishers.

Can be conditioned to comply.

Yes by condition

41(2)

All fire protection equipment with which the premises of a centre based or mobile education and care service, or the home of a home based service provider, is equipped must:

(a)  be tested in accordance with the Australian Standard entitled AS 1851—2005, Maintenance of fire protection systems and equipment, and

(b)  be kept in proper working condition.

Can be conditioned to comply.

Yes by condition

41(3)

The approved provider of an education and care service must ensure that a record is kept of any test of fire protection equipment carried out on the premises, including the date of the test and the name of the person who carried out the test. Any such record must be retained for a period of 2 years after the record is made.

Can be conditioned to comply.

Yes by condition

42

Ventilation, light and heating

42(1)

The premises of an education and care service must have access to natural light and must be properly ventilated, lit and heated when children are being provided with the service.

 

 

42(2)

All heating and cooling units on the premises of an education and care service must be adequately secured and guarded to prevent injury to children through contact with hot surfaces or moving parts or the emission of any sparks or flames.

Can be conditioned to comply.

Yes by condition

42(3)

The controls of all equipment on the premises that may be hazardous to children must be guarded to prevent access by children.

Can be conditioned to comply.

Yes by condition

42(4)

Fans on the premises or the home must be placed in a position that is inaccessible to children.

Can be conditioned to comply.

Yes by condition

43

Hot water

43(1)

Centre based education and care service
Hot water from any outlet accessible to children at a centre based education and care service must be regulated to keep the temperature of water from the outlet below 43.5 degrees Celsius.

Can be conditioned to comply.

Yes by condition

44

Fencing

44(1)

Any part of the premises of an education and care service that is designated for outdoor play space must be fenced on all sides.

Complies.

Yes

44(2)

The design and height of any fence or gate on the premises must prevent children from scaling or crawling under or through it and must inhibit or impede intruders from entering the premises.

Walls around Play Area 2 on the upper level are only 1m high and may be scalable by a child.

No

44(3)

Any side of a stairway, ramp, corridor, hallway or external balcony on the premises of an education and care service that is not abutting a wall must be enclosed to prevent a child being trapped or falling through.

Can be conditioned to comply.

Yes by condition

44(4)

All gates leading to or from the premises of an education and care service must be designed so as to prevent children from entering or leaving the premises unsupervised.

Can be conditioned to comply.

Yes by condition

44(5)

Child-proof barriers that are appropriate to the ages of children provided with the service must be provided at the top and bottom of stairs at the premises of an education and care service if the Regulatory Authority so requires by notice in writing served on the approved provider

Can be conditioned to comply.

Yes by condition

45

Glass

The approved provider of an education and care service must ensure that any glazed area of the premises of the education and care service that is in a room or other place accessible to children and is 0.75 metres or less above the level of the floor:

45(a)

is glazed with safety glass, if the Building Code of Australia requires the area to be glazed with safety glass, or

Can be conditioned to comply.

Yes by condition

45(b)

in any other case:

(i)  is treated with a product that prevents glass from shattering if broken, or

(ii)  is guarded by barriers that prevent a child from striking or falling against the glass.

Can be conditioned to comply.

Yes by condition

2.8 Acoustic Impacts

Controls

 

Design to minimise noise and loss of privacy by:

(i)

locating windows offset or in different positions relative to the location of windows in neighboring properties;

No neighbouring properties are overlooked.

Yes

(ii)

positioning outdoor play areas away from main living area or bedroom windows of any adjoining dwelling;

Play areas are well separated from neighbouring dwellings.

Yes

(iii)

using solid screen fencing and landscaping as noise/privacy control measures;

Solid fencing at least 2.4m in height recommended along the eastern boundary by acoustic report but can be conditioned.

Yes by condition

(vi)

erecting acoustic barriers as a noise buffer to external noise sources from surrounding land uses and incorporating passive design considerations within the building to minimise noise intrusion;

Solid fencing at least 2.4m in height recommended along the eastern boundary by acoustic report but can be conditioned.

Yes by condition

(v)

installing double glazing or use of glass blocks/obscure fixed glazing/highlight windows (for light penetration and to maintain privacy – (not suitable where natural ventilation is also required);

Not required.

N/A

(vii)

an Acoustic Report prepared by a suitably qualified acoustical consultant must be submitted with development application, describing and assessing the impact of likely noise emissions from the proposal. The investigation shall include but not be limited to

the following:

·    identification of sensitive noise receivers potentially impacted by the proposal;

·    quantification of the existing acoustic environment at the receiver locations (measurement techniques and assessment period should be fully justified and

·    in accordance with relevant Australian Standards and NSW EPA requirements);

·    formulation of suitable assessment criteria;

·    details of any acoustic control measures that will be incorporated into the proposal;

·    identification of noise that is likely to emanate from the Child Care Centre and the subsequent prediction of resultant noise at the identified sensitive receiver locations from the operation of the premises;

·    a statement certifying that the development is capable of operating without causing a nuisance;

·    a statement that noise arising from within the premises shall not result in an ‘offensive noise’ (as defined in the Protection of the Environment Operations Act, 1997) at any adjoining residential premises.

A Noise Impact Assessment prepared by Day Design, Acoustic Engineers, has been submitted which addresses these criteria.

 

Yes

2.9 Accessibility

Controls

(a)

All new Child Care Centres (or building conversions or additions to existing premises) are required to comply with the minimum access requirements contained specified in the Building Code of Australia. Compliance needs to be

demonstrated at the Development Application stage in terms of general design considerations such as room/wall locations, access way widths and gradients.

The proposal provides a platform lift to the ground floor and a standard lift to the first floor. An accessible toilet is provided on the upper floor.

 

Yes

(b)

Child care centres must be located on the ground floor of the building that they occupy.

The proposal is spread over two storeys.

No

2.10 Landscaping

Controls

(a)

Landscaping of new child care centres shall be designed to minimise the visual impact of the building on the streetscape, minimise run-off, provide shade for children and maximise privacy for neighbours.

Suitable landscaping provided.

Yes

(b)

The landscape design of the child care centre shall reflect the prevailing landscape character of the area and should relate to existing streetscapes in terms of scale and planting style.

The landscaping is respectful of the streetscape and local character.

Yes

(c)

No area within the child care centre may contain plant species that are characteristic of the following:

·    plants known to be poisonous or that produce toxins;

·    plants with high allergen properties;

·    plants with thorns, or spiky or prickly foliage; or

·    any plant species that Council considers may place the health, safety and welfare of the centres users at risk.

Compliance to be ensured by condition.

Yes by condition

(d)

Notwithstanding any other control contained within this Part, significant existing landscaping features, such as canopy trees, are to be retained.

No existing significant landscape features will be removed.

Yes

2.11 Traffic, Parking and Access

Controls

(a)

The number and design of on-site car spaces and access ways shall be in accordance with Part C11. A temporary pick-up and drop-off area incorporating a passing bay is to be provided on site so that vehicles can enter or leave the site moving in a forward direction without conflicting with other traffic/parking   movements. 

Note:  The basic off-street parking requirement at the time of adoption of this Part was 1 space per 4 children - this figure includes staff parking. A Traffic and Parking Assessment Report, which also addresses traffic safety issues, is required.

No temporary pick-up and drop-off zone has been provided nor a workable passing bay. Staff parking has not been identified.

No

(b)

The centre, pedestrian access and children’s play areas are to be separated by safety fencing and minimum 2 self-locking gates/barriers from the road and from parking and vehicle access areas.

Well separated.

Yes

(c)

Long stay staff parking must be separate from short stay, visitor parking. Both must be provided in a convenient location, allowing safe movement of children to and from the centre. 

No specifics have been provided on the plans to distinguish the staff from visitor parking.

No

(d)

Children with parents/carers should not walk and be exposed to interact with movement of vehicles within a car park. Separate pedestrian paths (minimum 1.2 metres in width) should be provided, identified and located to allow safe movement of children with parent/carers to and from vehicles within the short stay visitor parking areas. These pedestrian paths should not form part of any vehicle aisle movement areas or car parking spaces. 

Although some separate walkways have been provided between the car parking spaces and the entry door, visitor parking spaces V24 & V25 break this pathway.

No

(e)

Ramps and lifts should be provided where necessary along pedestrian paths and in any basement car parks where required to allow access to the centre by mothers with prams and for people with disabilities. 

Ramps provided where necessary.

Yes

(f)

Parking spaces for people with disabilities must be provided near the entrance to the Centre.

One accessible parking space is provided near the entrance to the building

Yes

(g)

Access should be provided for goods deliveries separated from areas used by staff and parents

No loading bay has been provided.

No

2.12 Operational Aspects

Controls

 

A Centre Plan of Management is to be submitted with each development application for a Child Care Centre (including new and existing Child Care Centres) to ensure that the proposed premises will operate in a manner that maintains a high level of amenity. An appropriate form of centre management with responsibility for the operation, administration, cleanliness and fire safety of the premises, including compliance with the Centre Plan of Management and an Emergency. Management and Evacuation Plan must be provided for the premises.

 

The Centre Plan of Management shall address the following as a minimum:

 

Maintenance and fire safety in the building;

Addressed.

Yes

 

A schedule indicating compliance with the accommodation standards and outdoor play area requirements of the Children’s Services Regulation.

N/A

N/A

 

Measures to minimise unreasonable impact to the habitable areas of adjoining premises;

Addressed.

Yes

 

Proposed staffing arrangements, including location and contact details of the centre manager;

Addressed.

Yes

 

Prominent display of appropriate rules re. visitor policy, operating hours of outdoor play areas;

Addressed.

Yes

 

Waste minimisation and recycling;

Addressed.

Yes

 

Professional cleaning details (as a minimum facilities such as kitchens and toilet areas must be cleaned to a professional standard at daily).

Addressed.

Yes

 

Provision of safety and security measures - this may include but not be limited to such things as: internal signage indicating the centre manager and contact number, emergency contact numbers for essential services such as fire, ambulance, police, and utilities such as gas, electricity, plumbing, installation of perimeter lighting, appropriate fencing and security gates, keys for security entrance doors be made available to essential services such as fire brigade in case of emergency.

Addressed.

Yes

2.13 Waste

Controls

 

Waste and recycling facilities on the premises shall be provided in accordance with the requirements of Part D1 of Ashfield Interim DAP 2013- Waste Minimisation, and the specific requirements of any other Part of this DCP applicable to the development.

A separate bin enclosure to the rear of the site has been provided in accordance with this part.

No

2.12 Fire Safety

Controls

(a)

A copy of the annual fire safety statement and current fire safety schedule for the premises must be prominently displayed in the Child Care Centre entry/reception area.

To be conditioned.

Yes by condition

(b)

A floor plan must be permanently fixed to the inside of the door of each room to indicate the available emergency egress routes from the respective rooms.

To be conditioned.

Yes by condition

(c)

Prior to releasing an occupation certificate for the building, an Emergency Management and Evacuation Plan must be prepared for the building and approved by the Principal Certifying Authority. Staff shall be trained in relation to the operation of the approved Emergency Management and Evacuation Plan.

To be conditioned.

Yes by condition

(d)

Premises must provide annual certification for the following:

·    Essential fire safety measures to comply with the Environmental Planning and Assessment Regulation 2000

·    Compliance with the Centre Plan of Management approved for the premises; and,

·    Compliance with Emergency Management and Evacuation Plans required by the Building Code of Australia.

To be conditioned.

Yes by condition

 

As indicated by the above table, the proposal complies with the provisions of Part C19: Child Care Centres with the exception of the following:

 

1.    Part C11, Parking:

a.    cl. 4.2, Bicycle and motor cycle parking: No bicycle and motor cycle parking has been provided on site;

b.    cl. 4.3, Parking rats for specific land uses: no pick-up and drop-off zone has been provided;

c.    cl. 5.5, Parking space dimensions: the main vehicular circulation aisle does not meet the minimum width requirement of this control or of AS2890.1;

2.    Part C19, Child Care Centres:

a.    cl. 2.2(c) Location Criteria: The site is located in close proximity to a petrol station and no detail has been provided addressing the suitability of this;

b.    cl. 2.6, Sustainability, Energy Efficiency & Solar Access:

i.   Outdoor play area 1 has no direct solar access and is entirely located under cover;

ii.  Outdoor play area 3 would be partially overshadowed by the surrounding structures;

iii. The interior spaces have relatively poor exposure to northern sunlight.

c.    cl. 2.7, Design of Child Care Centres and Minimum requirements for various facilities and the referenced Children (Education and Care Services) Supplementary Provisions Regulation 2012:

i.   cl. 28(4): the outdoor play space is significantly deficient in area (due to the indoor location of outdoor play area 1);


 

 

ii.  cl. 28(6): outdoor play space 2 is inadequately shaded;

iii. cl. 28(7): the provision of a large majority of the outdoor play space indoors is not considered justifiable due to impracticality;

iv. cl. 29(1): the on-site laundry facilities are inadequate;

v.  cl. 29(2): no storage areas for soiled items are provided;

vi. cl. 29(3): the on-site laundry facilities are inadequate;

vii.     cl. 30(2): the craft area in Play Area 2 is directly adjacent bottle prep and nappy change areas.;

viii.    cl. 31(5) & 31(6): The bottle prep area in Play Area 2 is located directly adjacent, and on the same length of bench as, the nappy change area;

ix. cl. 32: The children’s bathrooms do not appear to have adequate hand washing facilities;

x.  cl. 33(1)(d): Inadequate laundry facilities are provided;

xi. cl. 33(4): Nappy change areas are located in the general play area and may be subject to access by children;

xii.     cl. 33(5): Nappy change facilities in Play Area 2 are located directly adjacent, and on the same length of bench as the craft and bottle prep areas;

xiii.    cl. 33(6)(b): A sluice or contaminated waste disposal unit has not been provided in the nappy change area;

xiv.    cl. 35(2)(a)&(b): Inadequate internal storage areas provided, in particular for Play Areas 2 and 4 and the outdoor play areas and no storage provided for children’s personal belongings;

xv.     cl. 35(2)(a)&(b): Inadequate internal storage areas provided, in particular for Play Areas 2 and 4 and the outdoor play areas and no storage provided for children’s personal belongings;

d.    cl. 2.9(b), Accessibility: The proposal is not located only on the ground floor;

e.    cl. 2.11, Traffic, Parking & Access:

i.   cl. 2.11(a): No temporary pick-up and drop-off zone has been provided;

ii.  cl. 2.11(c): Long stay staff parking has not been separated or distinguished from visitor parking;

iii. cl. 2.11(d): The walkway from the parking area is not continuous to the front door of the centre and no walkway has been provided for spaces V1 to V17;

iv. cl. 2.11(g): No separate loading bay has been provided; and

f.     cl. 2.13, Waste: No garbage room has been provided nor any bin presentation area shown on the plans.

 

Given the above, it is considered that the application is fundamentally inconsistent with Part C19 – Child Care Centres, of Ashfield IDAP 2013.

 

It is considered the application does not comply with the parts as indicated and ultimately does not satisfy the aims and objectives of the Ashfield IDAP 2013.

 

7.4       Any matters prescribed by the regulations that apply to the land to which the development application relates.

 

Not applicable.


 

 

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

 

These matters have been considered as part of the assessment of the development application.  It is considered that the proposed development will have no significant adverse environmental, social or economic impacts upon the locality.

 

7.6       The suitability of the site for the development

 

The site is subject to severe flood risk which is considered to render the site unsuitable for the proposed use. Given this, the site is not considered suitable for the proposed development.

 

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

 

The proposal was notified to all adjoining and nearby affected property owners and occupants, and Councillors from 9 May 2014 until 4 June 2014. Notification was checked during site inspection and was acceptable.

 

7.7.1          Summary of submissions

 

One submission (Attachment 3) was received during the notification of the development application.

 

Submission

J. Dixon

Street, Ashfield NSW 2131

 

Submission Issue

Assessing Officer’s Comment

Parking is inadequate.

Parking numbers generally comply with the minimum requirements although there is a lack of drop down and pick up area and also the lack of a loading bay.

Significant traffic impacts from the development.

The applicant’s traffic study has not assessed the impact from the approved major residential and mixed use development on the Flour Mills site at 2-32 Smith Street, Summer Hill.

Vehicular entry and exit points problematic.

The applicant’s traffic study has not assessed the impact from the approved major residential and mixed use development on the Flour Mills site at 2-32 Smith Street, Summer Hill.

 

7.8    The public interest

 

Due to the severe flood affectation of the site, it is considered unsafe and inappropriate for the sensitive use proposed and its approval would not be in the public interest.


 

 

8.0    Referrals

 

Internal Referrals

Officer

Comments

Support

Building Surveyor

Supported subject to conditions.

Yes

Traffic Engineer

Not supported:

1.  The traffic generation is not amalgamated in line with increased traffic associated with the proposed Floor Mill redevelopment.

2.  The car park design does not adhere to Council's DCP C19 section 2.9 control (d)

 

"Children with parents/carers should not walk and be exposed to interact with movement of vehicles within a car park. Separate pedestrian paths (minimum 1.2 metres in width) should

be provided, identified and located to allow safe movement of children with parent/carers to and from vehicles within the short stay visitor parking areas. These pedestrian paths should not form part of any vehicle aisle movement areas or car parking spaces."

 

spaces V1-V17 expose parents/carers with children to movement of vehicles within the car park.

3.  Parents/carers with children are required to be directed to the main entrance foyer and made not to access via the side gates for protection and registering of children attending the centre.

4.  No drop off and pick up area is identified in the plan as required under DCP C19 section 2.9 control (a).

Under the above circumstances, the car park design cannot be supported.

No

Drainage Engineer

Not supported:

This proposal cannot be supported by Council’s Engineering Department for the following reasons: -

(1)   Hydraulic hazard category for Childcare centres:

The Department of Planning’s Section 117 Direction (section 4.3 (7)) on flooding states that the 100yr flood event only applies to residential properties, yet the developer suggests that this criteria also be used to approve this Childcare centre development, which Council strongly disagrees with.

 

The NSW Government’s 2005 Floodplain Development Manual does not recommend the use of Flood Planning Level’s for critical infrastructure (such as Childcare centres) and gives the following guidance for approving such sites:

 

An increase in the hydraulic hazard category for particular types of  development such as in this case Childcare centres is often necessary due to the requirement for:

additional and different resources to evacuate; and

additional effective warning time.

 

This may well mean that these development types are precluded from an area of the floodplain satisfactory for normal residential development.

 

As a result of the Floodplain Development Manual recommendations, other Council’s in Sydney have increased the hydraulic hazard category for this type of development as well as developments for sites such as aged, disabled and childcare facilities, schools, hospitals, and community centres, (e.g. Parramatta City Council & Pittwater Council). This implies that these types of developments are not suitable in high risk flood areas. Council’s position will require all floor levels within these types of developments to be at or above the Probable Maximum Flood (PMF) due to the inability to effectively evacuate the site and the additional time needed to evacuate the site.

 

The applicant’s flood study states “The continuing flood risk on the site is identified as full submergence of the ground floor level during the PMF flood event.” For this reason the development at this location should not be approved.

 

(2)   Flood emergency response planning:

The proponent needs to assess site egress options given the Hawthorne Canal Final Draft Report by WMAWater identifies the area outside this property which is required by this site for flood evacuation as high risk and therefore would be totally unsuitable for children in this case. It should be noted that almost half of all flood related fatalities are caused by cars and people trying to escape from a flood affected area. Therefore, in addition to point one above, without a suitable evacuation plan which complies with the Floodplain Development Manual this development at this location cannot be supported.

 

Conclusion

Due to the additional and different resources to evacuate this site and the additional effective warning time which will be needed for a Childcare Centre during a flood, the location of this proposed development at 1-13 Smith Street, Summer Hill cannot be supported by Council’s Engineering Department.

No

Heritage Adviser

The existing cottage at No.15, which resembles the neighbouring cottages to its west and may have been a similar semi-detached dwelling reduced by demolition, is of early form and may be approximately 100years old. It retains aspects of its original form and detailing, and its loss is to be regretted, especially for car-parking space. Proposals for recycling of its significant components should also be required as a condition.

 

Supported subject to conditions:

·   A record report of the existing cottage, comprising simple measured plans and a photographic record of the exteriors and interiors, is to be submitted as a condition of consent.

·   A proposed schedule of components of the building to be salvaged for recycling during demolition should be submitted.

Yes

Environmental Health Officer

Supported subject to conditions:

1.     Compliance with recommendations from AARGUS Pty Ltd detailed site investigation report Ref: ES5678 dated 11/3/14 and in particular

(a) Requiring the implementation of a Remediation Action Plan to manage the mentioned locations with elevated concentrations of zinc, lead and/or benzo (a) pyrene in soil, and heavy metals in the groundwater prior to occupation.

(b) Any fill materials that are to be excavated off-site should be done in accordance with the Waste Classification report in appendix T and summarised in Section 15.

2.     Compliance with Dept of Community Services requirements.

3.     Standard conditions: H006;G033.

4.     Asbestos shall be removed from the site in accordance with EPA requirements.

5.     Compliance with noise control recommendations from Day Design Pty Ltd report (R/5266-1-1r)

Yes

Tree Officer

Supported subject to conditions.

Yes

Community Services

Do not support indoor 'external play areas'. Should also be more accessible parking.

No

 

Waste Management

Childcare centres produce approximately 15 litres of waste per child per week, and with this figure in mind this would equal 1,740 litres of waste being produced by the centre.  In addition to the waste produced, an allowance should also be made for recycling from the centre, paper and cardboard and mixed plastics/glass.

 

Council’s own service for businesses may not be adequate for a child care centre of this size, as Council only offers weekly collection of 240 litre bins and have fortnightly recycling collections.  It would be advisable for the childcare centre operators to look into a commercial waste service with a bulk bin of 660 litre or 1100 litre capacity.

 

Plans show a designated area in which the bins will be stored.  This room should have appropriate ventilation, access to running water and drain to the sewer.  Both waste and recycling bins should be stored in the same location to encourage recycling.

 

The driveway must withhold/support the loading from a heavy vehicle, which will allow waste and recycling to be collected on site.  Waste collections must be able to enter and leave the site in a forward direction.

 

No garbage room or bin presentation area provided.

No

 

9.0    Other Relevant Matters

 

N/A

10.0  Building Code of Australia (BCA)

 

A Construction Certificate will be required to be applied for by condition of consent.

 

Financial Implications

 

Nil.

 

Other Staff Comments

 

See 8.0.

 

Public Consultation

See 7.7.

 

Conclusion

 

The application has been assessed in accordance with the provisions of the Environmental Planning and Assessment Act, 1979 as amended with all matters specified under Section 79C (1) Clauses (a) to (e) having been taken into consideration.

 

The proposal is located on flood affected land and as such is considered unsuitable for the proposed use due to significant safety concerns.


 

 

There is a significant deficiency in outdoor play space and there are also a number of other more minor detailed design issues which could be readily resolved. As it stands, however, the flood affectation renders the site fundamentally unsuitable and no amendment to the design would be capable of addressing this issue. Therefore, the proposal is unacceptable and is recommended for refusal.

 

 

ATTACHMENTS

Attachment 1View

Plans of Proposal

6 Pages

 

Attachment 2View

Locality Map

1 Page

 

Attachment 3View

Heritage Advice

1 Page

 

Attachment 4View

Submission

1 Page

 

 

 

RECOMMENDATION

 

That Council as the consent authority pursuant to Clause 80(1)(b) of the Environmental Planning and Assessment Act 1979 (as amended) refuse Development Application No. 10.2014.127.1 for demolition of existing structures on 15 Smith Street and alterations and additions to the existing building at 1-13 Smith Street for use as a 116 place child care centre, with associated car parking and landscaping on Lot 1, DP 616041 and Lot5, DP 32818, known as 1-15 Smith Street, Summer Hill, for the following reasons:

 

 

 

 

 

Reasons for Refusal

1.    The proposed development does not comply with Ashfield Local Environmental Plan 2013, as follows:

a.    cl. 6.2(3)(a), Flood Planning: The proposed use is incompatible with the flood hazard of the land;

b.    cl. 6.2(3)(e), Flood Planning: The proposed use may result in unsustainable social losses (i.e. potential loss of life) due to the lack of a suitable evacuation route;

2.    The proposed development does not comply with Ashfield Interim Development Assessment Policy 2013, Part C11, Parking, as follows:

a.    cl. 4.2, Bicycle and motor cycle parking: No bicycle and motor cycle parking has been provided on site;

b.    cl. 4.3, Parking rats for specific land uses: no pick-up and drop-off zone has been provided;


 

 

c.    cl. 5.5, Parking space dimensions: the main vehicular circulation aisle does not meet the minimum width requirement of this control or of AS2890.1;

3.    The proposed development does not comply with Ashfield Interim Development Assessment Policy 2013, Part C19, Child Care Centres, as follows:

a.    cl. 2.2(c) Location Criteria: The site is located in close proximity to a petrol station and no detail has been provided addressing the suitability of this;

b.    cl. 2.6, Sustainability, Energy Efficiency & Solar Access:

i.   Outdoor play area 1 has no direct solar access and is entirely located under cover;

ii.  Outdoor play area 3 would be partially overshadowed by the surrounding structures;

iii. The interior spaces have relatively poor exposure to northern sunlight.

c.    cl. 2.7, Design of Child Care Centres and Minimum requirements for various facilities and the referenced Children (Education and Care Services) Supplementary Provisions Regulation 2012:

i.   cl. 28(4): the outdoor play space is significantly deficient in area (due to the indoor location of outdoor play area 1);

ii.  cl. 28(6): outdoor play space 2 is inadequately shaded;

iii. cl. 28(7): the provision of a large majority of the outdoor play space indoors is not considered justifiable due to impracticality;

iv. cl. 29(1): the on-site laundry facilities are inadequate;

v.  cl. 29(2): no storage areas for soiled items are provided;

vi. cl. 29(3): the on-site laundry facilities are inadequate;

vii.    cl. 30(2): the craft area in Play Area 2 is directly adjacent bottle prep and nappy change areas.;

viii.   cl. 31(5) & 31(6): The bottle prep area in Play Area 2 is located directly adjacent, and on the same length of bench as, the nappy change area;

ix. cl. 32: The children’s bathrooms do not appear to have adequate hand washing facilities;

x.  cl. 33(1)(d): Inadequate laundry facilities are provided;

xi. cl. 33(4): Nappy change areas are located in the general play area and may be subject to access by children;

xii.    cl. 33(5): Nappy change facilities in Play Area 2 are located directly adjacent, and on the same length of bench as the craft and bottle prep areas;


 

 

xiii.   cl. 33(6)(b): A sluice or contaminated waste disposal unit has not been provided in the nappy change area;

xiv.   cl. 35(2)(a)&(b): Inadequate internal storage areas provided, in particular for Play Areas 2 and 4 and the outdoor play areas and no storage provided for children’s personal belongings;

xv.    cl. 35(2)(a)&(b): Inadequate internal storage areas provided, in particular for Play Areas 2 and 4 and the outdoor play areas and no storage provided for children’s personal belongings;

d.    cl. 2.9(b), Accessibility: The proposal is not located only on the ground floor;

e.    cl. 2.11, Traffic, Parking & Access:

i.   cl. 2.11(a): No temporary pick-up and drop-off zone has been provided;

ii.  cl. 2.11(c): Long stay staff parking has not been separated or distinguished from visitor parking;

iii. cl. 2.11(d): The walkway from the parking area is not continuous to the front door of the centre and no walkway has been provided for spaces V1 to V17;

iv. cl. 2.11(g): No separate loading bay has been provided; and

f.     cl. 2.13, Waste: No garbage room has been provided nor any bin presentation area shown on the plans.

4.       The proposal is not in the public interest.

 

 

 

 

Phil Sarin

Director Planning and Environment

 

 

 

 


Attachment 1

 

Plans of Proposal

 


 


 


 


 


 


Attachment 2

 

Locality Map

 


Attachment 3

 

Heritage Advice

 


Attachment 4

 

Submission

 


Ashfield Council – Report to Ordinary Meeting held on Tuesday 22 July 2014        CM10.2

Subject                            DEVELOPMENT APPLICATION: 10.2014.051.1
6 GROSVENOR CRESCENT SUMMER HILL

 

File Ref                            DA 10.2014.051.1

 

Prepared by                   Haroula Michael - Development Assessment Officer       

 

 

Reasons                          Matter requires Council determination

 

Objective                         For Council to determine the application

 

 

 


Overview of Report

 

1.0     Description of Proposal

 

Pursuant to Clause 78A(1) of the Environmental Planning and Assessment (EP&A) Act 1979 (as amended) this application seeks Council’s consent for:-

 

·    Alterations and additions to the existing building for the use as a boarding house;

·    20 boarding rooms;

·    2 communal living rooms;

 

Basement car parking for

·    5 car parking spaces (including two accessible);

·    5 Motorcycle spaces; and

·    6 Bicycle parking spaces.

 

Plans of the proposal are included at Attachment 1.

 

2.0     Summary Recommendation

 

The proposal is considered to be acceptable and is recommended for deferred commencement approval. The applicant is required to submit the following details/amended plans:

 

1.   A Stormwater Drainage Concept Plan demonstrating the proposed stormwater connection to Council’s drainage system is to be submitted to Council for consideration, this work shall include a long section showing pipe size, grade and levels. All Stormwater drainage is to be carried out in accordance with Ashfield’s “Stormwater Management Code”.

 

2.   Details that the boarding house will meet the seven performance criteria of the “Universal Accessible Design” as per Council’s Part C1 Access and Mobility Ashfield Interim Development Assessment Policy 2013.

 

3.   A hand basin shall be provided within the bathroom area to bedroom 18.

 

4.   An entry door shall be provided to each of the followings rooms 16, 17 and 18 via the internal hall way of the boarding house.


 

 

Background

 

3.0     Application Details

 

Applicant                                 :         Mr A Wilson

Owner                                     :         Mr C Squadrito

Value of work                         :         $1,763,294.00

Lot/DP                                    :         LOT: 18 SEC: 6 DP: 378

Date lodged                            :         25/02/2014

Date of last amendment         :         26 June 2014*

Building classification             :         3             

Application Type                     :         Local

Construction Certificate         :         No

Section 94 Levy                     :         Yes

 

*Amended plans provided as per Council’s letter dated 29 April 2014 and email dated 20 June 2014.

 

4.0     Site and Surrounding Development

 

The subject site is located on the northern side of Grosvenor Crescent, bounded by Dover Street to the west and Longport Street to the east.  The site area is approximately 961.1 square metres.  An existing two storey dual-occupancy is located on the site. Surrounding development comprises of residential development, open space and railway corridor. Refer to Attachment 2 for a locality map.

 

5.0     Development History

 

Previous building and development applications submitted to Council for the subject site include:

 

NO.

DATE

PROPOSAL

DECISION

10.2012.52

22/5/2012

Convert and extend existing duplex into a boarding house as follows:

 

·    Alterations and additions to the existing building

·    18 rooms (9 with ensuites and kitchenettes)

·    1 communal living room

·    2 communal kitchen/dining rooms

·    1 communal bathrooms and water closet

·    1 communal shower and water closet

·    1 communal ‘accessible’ shower and water closet

·    2 communal laundries.

·    5 car parking spaces (including one disabled)

·    4 motorcycle spaces

·    4 Bicycle parking spaces

 

Approved Deferred Commencement Consent

10.2001.233.2

7/12/2001

Section 96 to DA 10.2001.233

Approved

10.2001.233

6/11/2001

Additions and alterations to existing dual occupancy. Demolition of roof and existing two storey addition to rear of building. Construction of a new front fence, alterations and additions to the ground floor, construction of a second floor and garage.

Approved

6.1946.540

9/10/1946

Addition to existing garage and use as a workshop.

Approved

6.1965.5647

5/5/1966

Second storey addition to building.

Cancelled

 

Previous consents were noted in the assessment of this application. DA 10.2012.52 was for a similar development and use as to the current application, however, the Deferred Commencement Consent had lapsed and no operational consent was issued.

 

Assessment

 

6.0     Zoning/Permissibility/Heritage

 

·    The site is zoned R2-Low Density Residential under the provisions of Ashfield LEP 2013*.

·    The property is not a heritage item.

·    The property is located within the vicinity of the Haig Avenue Conservation area and within the vicinity of the following heritage item- 1-4 Grosvenor Crescent (Public Reserve).

 

*Boarding Houses are permissible in an accessible area. Refer to part 7.1.1 of this report for details.

 

The proposed works are permissible with Council consent.

 

7.0     Section 79C Assessment

 

The following is an assessment of the application with regard to the heads of consideration under the provisions of Section 79C of the EP&A Act.

 


 

7.1     The provisions of any Environmental Planning Instrument

 

7.1.1  Local Environmental Plans

 

Ashfield Local Environmental Plan 2013

 

Ashfield Local Environmental Plan 2013

Summary Compliance Table

Clause No.

Clause

Standard

Proposed

Compliance

2.2

Zoning

Zone R2 Low Density Residential

Boarding house (in an accessible area)

 

Yes

4.1

Minimum subdivision lot size

500m2

966.3sqm existing site area

Yes

4.3

Height of buildings

8.5m

8m (new works)

9.4m (existing building, no alterations sought to existing building height)

Yes-new works

4.4

Floor space ratio

0.7:1

0.69:1

Yes

5.10

Heritage Conservation

Located in the vicinity of :

·  Haig Avenue Conservation Area (C45);

Located in the vicinity of the following heritage items :

·  Lewisham Aqueduct (478) and

·  1-4 Grosvenor Crescent-public reserve (505)

5.10(4)

Effect on heritage significance

The consent authority may, before granting consent to any development:

(a)        on land on which a heritage item is located, or

(b)        on land that is within a heritage conservation area, or

(c)        on land that is within the vicinity of land referred to in paragraph (a) or (b),

 

require a heritage management document to be prepared that assesses the extent to which the carrying out of the proposed development would affect the heritage significance of the heritage item or heritage conservation area concerned.

Council's Heritage Adviser did not raise any objections to the proposal and as such is not expected to detract from the character or significance of the Heritage Conservation Area and heritage items within the vicinity of the subject site.

Yes

 

It is considered that the proposal complies with the provisions of the Ashfield LEP 2013.


 

 

7.1.2 Regional Environmental Plans

 

Sydney Regional Environmental Plan (Sydney Harbour Catchment) 2005

 

It is considered that the carrying out of the proposed development is generally consistent with the objectives of the Plan and would not have any adverse effect on environmental heritage, the visual environment, the natural environment and open space and recreation facilities.

 

7.1.3 State Environmental Planning Policies

 

State Environmental Planning Policy No. 1 – Development Standards

 

Not applicable.

 

State Environmental Planning Policy No. 55 – Remediation of land

 

Remediation of the site is not required prior to the carrying out of the proposed development.

 

State Environmental Planning Policy No. 65 – Design Quality of Residential Flat Development

 

SEPP 65 is concerned with the design quality of residential flats. The SEPP applies to all residential flat development of three or more stories and which also includes four or more dwellings (with the exception of Class 1a and 1b buildings). This requires direct involvement of a registered architect in the design of the building. Since the proposed building is of a two storey height and basement car parking and contains boarding rooms instead of dwellings, the provision of SEPP does not apply to this development. However, in accordance with Council’s resolution, the application was referred to Council’s Senior Strategic Planner and Projects officer for comments, who stated the following:

 

·    Relocation of the garage bins and provide an enclosure to provide a buffer zone between the garage area and adjoining open space to the boarding house at 5 Grosvenor Crescent;

·    Stencil concrete to be used in the driveway; and

·    A 1.2m finish clearance (i.e. once hand rails or render is placed) for the access ramp to allow accessibility.

 

Officer’s comment:

 

·    The garage storage area has now been located within the basement level;

·    Stencil concrete is being proposed for the driveway; and

·    A condition shall be imposed ensuring a minimum of 1.2 metres clearance is provided for the access ramp.


 

 

State Environmental Planning Policy (Infrastructure) 2007

 

As the proposal is adjacent to a rail corridor, it is subject to consideration of “Subdivision 2” of the SEPP. This Clause aims to ensure that noise sensitive development proposed adjacent to a rail corridor is not adversely affected by rail noise or vibration. Where residential development is proposed adjacent to a rail line, consent shall not be granted unless the following LAeq levels are not exceeded: 

 

(a)       in any bedroom in the building – 35dB(A) at any time between 10.00pm and 7.00am

(b)       anywhere in the building (other than a garage, kitchen, bathroom or hallway) – 40dB(A) at any time.

 

An acoustic report prepared by Acoustic solutions P/L has been submitted with the application which recommends design guidelines and criteria to achieve compliance with the requirements of the SEPP. These recommendations of the acoustic report are included as conditions of consent.  In addition, RailCorp (State Rail) has also provided their requirements which will be included as conditions of consent. 

 

State Environmental Planning Policy (Exempt and Complying Development Codes) 2008

 

Not applicable. The proposed works cannot be defined as ‘exempt’ or ‘complying’ development.

 

State Environmental Planning Policy (Affordable Rental Housing) 2009

 

The application has been made under the provisions of Division 3, Boarding Houses, State Environmental Planning Policy (Affordable Rental Housing) 2009. An assessment follows below:

 

State Environmental Planning Policy (Affordable rental housing) 2009

Division 3: Boarding Houses

Summary Compliance Table

Clause No.

Clause

Standard

Proposed

Complies

26

Land to which policy applies

This Division applies to land within any of the following land use zones or within a land use zone that is equivalent to any of those zones:

(a) Zone R1 General Residential,

(b) Zone R2 Low Density Residential,

(c) Zone R3 Medium Density Residential,

(d) Zone R4 High Density Residential,

(e) Zone B1 Neighbourhood Centre,

(f) Zone B2 Local Centre,

(g) Zone B4 Mixed Use.

R2 Low Density Residential (in an accessible area)

 

Yes

27

Development to which Division applies

(1) This Division applies to development, on land to which this Division applies, for the purposes of boarding houses.

(2) Despite subclause (1), this Division does not apply to development on land within Zone R2 Low Density Residential or within a land use zone that is equivalent to that zone in the Sydney region unless the land is within an accessible area.

(3) Despite subclause (1), this Division does not apply to development on land within Zone R2 Low Density Residential or within a land use zone that is equivalent to that zone that is not in the Sydney region unless all or part of the development is within 400 metres walking distance of land within Zone B2 Local Centre or Zone B4 Mixed Use or within a land use zone that is equivalent to any of those zones.

Boarding house proposed in R2 Low Density Residential which is located within an accessible area i.e. the site is within 800m walking distance of a public entrance to a railway station being Summer Hill Railway Station.

Yes

28

Development may be carried out with consent

Development to which this Division applies may be carried out with consent.

Development consent is sought.

Yes

29

Standards that cannot be used to refuse consent

29(1)

 

A consent authority must not refuse consent to development to which this Division applies on the grounds of density or scale if the density and scale of the buildings when expressed as a floor space ratio are not more than:

29(1)(a)

 

the existing maximum floor space ratio for any form of residential accommodation permitted on the land, or

 

Max. FSR: 0.7:1

0.69:1

Yes

29(1)(b)

 

if the development is on land within a zone in which no residential accommodation is permitted—the existing maximum floor space ratio for any form of development permitted on the land, or

N/A

N/A

29(1)(c)

 

if the development is on land within a zone in which residential flat buildings are permitted and the land does not contain a heritage item that is identified in an environmental planning instrument or an interim heritage order or on the State Heritage Register—the existing maximum floor space ratio for any form of residential accommodation permitted on the land, plus:

N/A

Does not apply

29(1)(c)(i)

 

0.5:1, if the existing maximum floor space ratio is 2.5:1 or less, or

 

 

N/A

N/A

29(1)(c)(ii)

 

20% of the existing maximum floor space ratio, if the existing maximum floor space ratio is greater than 2.5:1

N/A

N/A

29(2)

 

A consent authority must not refuse consent to development to which this Division applies on any of the following grounds:

29(2)(a)

Building Height

if the building height of all proposed buildings is not more than the maximum building height permitted under another environmental planning instrument for any building on the land,

 

·    8.5m

·    No portion of the new building is higher than 8.5m

Yes

29(2)(b)

Landscaped Area

if the landscape treatment of the front setback area is compatible with the streetscape in which the building is located,

Generally consistent, with the landscaped within the front setback and is compatible with the streetscape.

Yes

29(2)(c)

Solar Access

where the development provides for one or more communal living rooms, if at least one of those rooms receives a minimum of 3 hours direct sunlight between 9am and 3pm in mid-winter,

The ground floor communal living room and the first floor communal dining room satisfy this requirement, as they are north facing rooms.

Yes

29(2)(d)

Private Open Space

if at least the following private open space areas are provided (other than the front setback area):

(i) one area of at least 20 square metres with a minimum dimension of 3 metres is provided for the use of the lodgers,

(ii) if accommodation is provided on site for a boarding house manager—one area of at least 8 square metres with a minimum dimension of 2.5 metres is provided adjacent to that accommodation,

(i) Private open space: over 32.65m2 and a minimum dimension 3 metres is provided for lodgers in the rear yard.

 

 

 

 

(ii) 9.27sqm & a minimum dimension of 2.5m is provided adjacent to the boarding house manager’s accommodation.

Yes

29(2)(e)

Parking

if:(i) in the case of development in an accessible area—at least 0.2 parking spaces are provided for each boarding room, and

 (iii) in the case of any development—not more than 1 parking space is provided for each person employed in connection with the development and who is resident on site

 

·    Site is less than 800m from Summer Hill Railway Station and is considered to be in an “accessible area”.

·    4 spaces plus one for person employed total required is 5 spaces

·    5 spaces proposed and

·    2 of which are accessible spaces and

·    1 car space for the resident manager

 

 

Note: on-site manager required and provided.

 

 

 

Yes

29(2)(f)

Accommodation Size

if each boarding room has a gross floor area (excluding any area used for the purposes of private kitchen or bathroom facilities) of at least:

(i) 12 square metres in the case of a boarding room intended to be used by a single lodger, or

(ii) 16 square metres in any other case.

 

·    All single rooms have a gross floor area of 12 square metres or more.

·    All double lodger rooms have a gross floor area of 16 squares metres or more.

Yes

29(3)

 

A boarding house may have private kitchen or bathroom facilities in each boarding room but is not required to have those facilities in any boarding room.

·    All rooms have a private kitchenette and bathroom.

 

Yes.

29(4)

 

A consent authority may consent to development to which this Division applies whether or not the development complies with the standards set out in subclause (1) or (2).

Development complies with all above standards and as such issue does not arise.

Noted

30

Standards for Boarding Houses

30(1)

 

A consent authority must not consent to development to which this Division applies unless it is satisfied of each of the following:

30(1)(a)

 

if a boarding house has 5 or more boarding rooms, at least one communal living room will be provided,

The proposal will provide two communal rooms being one on the ground floor and the other on the first floor.

Yes

30(1)(b)

 

no boarding room will have a gross floor area (excluding any area used for the purposes of private kitchen or bathroom facilities) of more than 25 square metres,

No boarding room has a gross floor area of greater than 25sqm

Yes

30(1)(c)

 

no boarding room will be occupied by more than 2 adult lodgers,

No rooms propose more than 2 lodgers.

Yes

30(1)(d)

 

adequate bathroom and kitchen facilities will be available within the boarding house for the use of each lodger,

All rooms have a private bathroom and kitchen facilities.

 

 

Note: Room 18 is not provided with a hand basin within the bathroom, this shall be confirmed with a condition of consent as part of the deferred commencement consent.

 

Yes, subject to cond.

30(1)(e)

 

if the boarding house has capacity to accommodate 20 or more lodgers, a boarding room or on site dwelling will be provided for a boarding house manager,

Capacity: 26 lodgers

 

The boarding house will have an onsite Manager.

Yes

30(1)(f)

 

(Repealed)

 

 

30(1)(g)

 

if the boarding house is on land zoned primarily for commercial purposes, no part of the ground floor of the boarding house that fronts a street will be used for residential purposes unless another environmental planning instrument permits such a use,

N/A

N/A

30(1)(h)

 

at least one parking space will be provided for a bicycle, and one will be provided for a motorcycle, for every 5 boarding rooms.

·    4 bicycle spaces required

·    4 motorcycle spaces required

·    6 bicycle spaces provided; and

·    5 motorcycle spaces provided

Yes

30(2)

 

Subclause (1) does not apply to development for the purposes of minor alterations or additions to an existing boarding house.

N/A

N/A

30A

Character of Local Area

A consent authority must not consent to development to which this Division applies unless it has taken into consideration whether the design of the development is compatible with the character of the local area.

No change is proposed to the overall presentation of the existing building to the street. The rear addition maintains a two storey level and is consistent with the adjoining properties which consists of a two storey boarding house to the east and a four storey residential flat building to the west of the subject site. The basement level and entrance have been set back 25.5metres from the front boundary. The character is considered to be acceptable.

 

Yes

52

No Subdivision of Boarding Houses

A consent authority must not grant consent to the strata subdivision or community title subdivision of a boarding house.

No subdivision proposed. This shall be confirmed with a condition of consent should the application be approved.

Yes

 


 

 

7.2       The provisions of any Draft Environmental Planning Instrument that is or has been placed on public exhibition and details of which have been notified to the consent authority.

 

Not applicable.

 

7.3       The provisions of any Development Control Plan.

 

The proposal has been considered against the provisions of the Ashfield Interim Development Assessment Policy 2013.

 

C1

ACCESS AND MOBILITY

Bedrooms 13 and 14 (are nominated as accessible/adaptable rooms). Further details are required to ensure the boarding house will comply with the 7 criteria of the Universal Accessible Design.

C11

PARKING

Refer to comments below.

C12

PUBLIC NOTIFICATION IN THE PLANNING PROCESS AND ALL ASPECTS OF LAND MANAGEMENT

The proposal was notified in accordance with Council’s notification policy. Refer to part 7.7 and 7.7.1 of this report for details.

C15

HOUSES & DUAL OCCUPANCIES

Aesthetics

The proposed boarding house is considered to meet the objectives of this part. The basement car parking entrance has been setback 25.5 metres from the front boundary and the front fence is provided with a sliding gate to assist in screening the basement entrance.

 

Solar Access

 

Adjacent Properties:

Complies. Sunlight will reach at least 50% of the private open space on adjoining sites for a minimum of three (3) hours between 9am and 3pm on 21 June.

 

Windows of Adjacent Properties:

Complies. Existing solar access is maintained to at least 40% of the glazed area of north facing windows of the properties on adjoining sites, and the proposal will have no impact to these windows.

C18

BOARDING HOUSES

Refer to compliance table below.

 

Part C11 Parking:

 

Council’s AIDAP 2013 requires 1 space per staff member for parking. Remainder of car parking is based on merit. The proposal provides a car space for the onsite live in manager and an additional 4 car parking spaces (2 of which can be utilised for accessible parking) which meets the requirements of the AIDAP 2013 and the SEPP(Affordable Rental Housing).

 

The AIDAP 2013 also requires 1 bicycle space per 4 bedrooms i.e. the site will require 5 bicycle spaces and one bicycle space for visitors per 16 bedrooms. The site will require a total of 6 bicycle spaces, and this has been provided within the basement level.

 

The proposal provides parking (vehicle/motor cycle and bicycle) in accordance with the minimum requirements of SEPP(Affordable Rental Housing).

 

Part C18, Boarding Houses

Summary Compliance Table

Clause No.

Clause

Standard

Proposed

Complies

2.3(b)

Building form and appearance

As part of this process, Council will refer to the design principles of Part C15

“Houses and Dual Occupancy” and Part C5 “Multi Unit Housing in Residential

Flat Zones”.

The proposal seeks to maintain the front portion of the existing building and extend to the rear of the existing building. The rear addition consists of a two storey component with a basement car park. The height of the proposed building is consistent with the adjoining properties which consist of a two storey boarding house to the east of the subject site and a four storey residential flat building to the west of the subject site. The site is also surrounded by a mixture of single and two storey dwellings and other residential flat buildings.

Yes

2.4

Room Sizes, Indoor Recreation Areas & Facilities

Compliance is required by the relevant provisions of the Affordable Rental Housing SEPP, ‘BASIX’ SEPP and/or the Building Code of Australia as applicable.

Explanatory Note: Relevant Controls are contained in the ARHSEPP and a proposal

cannot be refused if it meets those standards. An extract from the ARH SEPP follows:

2.5 A proposal is required to meet the minimum accommodation sizes stipulated in

the ARH SEPP as follows:

“29 Standards that cannot be used to refuse consent

(2) (f) accommodation size

If each boarding room has a gross floor area (excluding any area used for the

purposes of private kitchen or bathroom facilities) of at least

(i) 12 square metres in the case of a boarding room intended to be used by a single lodger, or

(ii) 16 square metres in any other case

(3) A boarding house may have private kitchen or bathroom facilities in each boarding

room but is not required to have those facilities in any boarding room

30 Standards for Boarding houses

(1) A consent authority must not consent to development to which this division applies

unless it is satisfied of each of the following:

(a) if a boarding house has 5 or more boarding rooms, at least one communal living

room will be provided,

(b) no boarding room will have a gross floor area (excluding any area used for the

purposes of private kitchen or bathroom facilities) of more than 25 metres,

(c) no boarding room will be occupied by more than 2 adult lodgers,

(d) adequate bathroom and kitchen facilities will be provided for the use of each lodger,

(e) if the boarding house has capacity to accommodate 20 or more lodgers, a boarding

room or on site dwelling will be provided for a boarding house manager,

(f) if the boarding house is on land zoned primarily for commercial purposes, no part of the ground floor of the boarding house that fronts a street will be used for residential purposes unless another environmental planning instrument permits such a use,

(g) at least one parking space will be provided for a bicycle, and one will be provided for

·    a motorcycle, for every 5 boarding rooms.

An assessment of Clause 29 and 30 of the ARH SEPP has been made under part 7.1.3 of this report.

Yes

2.5

Access for people with disabilities

Access for people with disabilities is to be provided as required under the Building Code of Australia.

All ground level spaces are accessible and an Access report has been submitted with the application.

 

 

2.6

Car Parking

Car parking shall be provided as required in the ARH SEPP as follows

In the case of development in an accessible area—at least 0.2 parking spaces are

provided for each boarding room, and

 

(i) In the case of development not in an accessible area—at least 0.4 parking spaces are

provided for each boarding room, and:

 

(ii) In the case of any development—not more than 1 parking space is provided for each person employed in connection with the development and who is resident on site,

Provided.

·    5 spaces proposed two of which are accessible spaces

 

Yes

2.7 (a)

(a) Operational Plan of Management

An Operational Plan of Management is to be submitted with each development application for a boarding house (including new and existing boarding houses) to ensure that the proposed premises operate in a manner that maintains a high level of amenity. An appropriate form of on-site management with responsibility for the operation, administration, cleanliness and fire safety of the premises, including compliance with the Plan of Management and Emergency Management and Evacuation Plan, must be provided for the premises.

Complies with these requirements.

Yes

2.7(b)

On-site Management and Registration

All boarding houses must be registered annually with Council. Properties located

adjacent to the boarding house premise are to be provided with a 24 hour telephone

number for the live-in on-site manager. a bedroom needs to be provided specifically

for the live-in on-site manager;

All new boarding houses are to have a live-in, on-site manager Details must be

provided to Council and the nominated person must be contactable 24 hours per day,

7 days a week. Any changes are to be notified to Council immediately;

· The on-site live-in manager may be one of the occupants or tenants who reside on

the premises;

· A clearly visible sign with the name and telephone number of the on-site, live - in

manager must be displayed externally at the front entrance of the boarding house and

internally in the common area;

· On-site, live-in managers must be over 18 years of age;

· The on-site, live-in manager must be responsible for the efficient operation,

administration, cleanliness and fire safety of the premises, including compliance with all aspects of the Operational Plan of Management annual registration annual Fire

safety Certification as well as the Emergency Management and Evacuation Plan.

Conditions imposed on the consent.

Noted.

2.8

Waste

Class 3 Boarding Houses may make private contracting arrangements for garbage

·    disposal or alternatively Council can collect waste.

·    Garbage and recycling facilities on the premises shall be provided in accordance with the requirements of Part D1 of Ashfield DCP 2007- Waste Minimisation

The garage collection will be undertaken by Council.

 

 

The provision of a garbage storage area has been made within the basement level.

Yes

2.9

Fire Safety

a. A copy of the annual fire safety statement and current fire safety schedule for the

premises must be prominently displayed in the boarding house entry/reception

area.

b. A floor plan must be permanently fixed to the inside of the door of each sleeping

room to indicate the available emergency egress routes from the respective sleeping room.

c. Prior to releasing an occupation certificate for the building, an Emergency

Management and Evacuation Plan must be prepared for the building and approved by the Principal Certifying Authority. Staff shall be trained in relation to the operation of the approved Emergency Management and Evacuation Plan.

d. Premises providing shared accommodation must provide annual certification for

the following:

_ Essential fire safety measures to comply with the Environmental Planning and

Assessment Regulation 2000

_ Compliance with the Operational Plan of Management approved for the

premises

_ Maintenance registers required by this plan; and

_ Compliance with Emergency Management and Evacuation Plans required by

the Building Code of Australia.

_ A floor plan must be permanently fixed to the inside of the door of each

bedroom and that indicates the available emergency egress routes from the

respective sleeping room.

Council requires new premises to comply with the provisions of the Building Code of Australia (BCA). Where a development application proposes alterations and additions or upgrade to an existing premises it is expected that the whole of the building will be upgraded in respect of Fire Safety as required under applicable legislation.

This shall form part of the conditions of consent.

Yes

2.10

Additional Safety Measures

Additional safety and security measures for all residents may include, but are not limited

to such things as emergency contact numbers for essential services such as fire,

ambulance, police, and utilities such as gas, electricity, plumbing, installation of

perimeter lighting, appropriate fencing, secure gates and all residents to have own keys

to rooms and personal storage areas.

This shall form part of the conditions of consent.

Yes

 

It is considered the application complies with the parts as indicated and ultimately achieves the aims and objectives of the Ashfield Interim Development Assessment Policy 2013.


 

 

7.4       Any matters prescribed by the regulations that apply to the land to which the development application relates.

 

These matters have been considered in the assessment of this application.

 

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

 

These matters have been considered as part of the assessment of the development application.  It is considered that the proposed development will have no significant adverse environmental, social or economic impacts upon the locality.

 

7.6       The suitability of the site for the development

 

These matters have been considered as part of the assessment of the development application. There are no natural hazards or other site constraints that are likely to have a significant adverse impact upon the proposed development. The proposed development is considered suitable in the context of the locality.

 

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

 

The proposal was notified to all adjoining and nearby affected property owners and occupants and Councillors from 28 February 2014 until 26 March 2014.

 

The proposal was slightly amended in terms of the number of boarding rooms in order to reduce the floor space ratio. The proposal now consists of 20 boarding rooms (previously 21). The number of car spaces has also been reduced from 6 to 5, however, it still meets the minimum car parking requirements as discussed in parts 7.1.3 and 7.3 of this report.

 

7.7.1          Summary of submissions

 

Three (3) submissions (Attachment 3) were received during the notification of the development application:   

 

Submissions

 

Michael and Kerrie Barnett

9/7 Grosvenor Crescent

SUMMER HILL  NSW  2130

Elizabeth Taylor

6/7 Grosvenor Crescent

SUMMER HILL  NSW  2130

David Dolphin

25 Dover Street

SUMMER HILL  NSW  2130

 


 

 

The matters raised in these submissions are summarised below in italics, followed by a response from the assessing officer:

 

“Lack of car parking”

 

Boarding houses are traditionally occupied by people with a lower dependency on car use. The rate of car parking was assessed against the State Environmental Planning Policy (Affordable Rental Housing) 2009 and was considered to meet the requirements of this Policy with five (5) car spaces, six (6) bicycle spaces and five (5) motorcycles within a proposed basement level.

 

“How do know that the car parking spaces will be retained?”

 

The proposed allocated car spaces are required to be retained at all times for boarders to park their vehicles. This will form part of the conditions of consent.

 

“Traffic/dangerous street conditions”. “...travelling east the road curves under the railway bridge and is a bit of a blind curve. Whether or not there are any changes made to parking conditions on site at 6 Grosvenor Crescent can Council please slow down passing traffic by installing a speed hump and also some No Parking signs at the bottom of the street where the road narrows”.

 

The request for installation of speed humps or ‘No Parking’ signs towards the end of Grosvenor Crescent is a matter for Council’s Works and Infrastructure department and Traffic Committee to consider and potentially action.

 

Communal Areas:

 

“Noise generated by the development at 6 Grosvenor Crescent. I understand that the common room will be facing my unit block”.

 

“Any outdoor common areas where numerous residents and friends can gather would increase noise levels adversely and are difficult to police. Please amend the communal room so that there is no outdoor access to contain noise levels. If there is sufficient space for an outdoor room then this space could accommodate another vehicle or visitor parking space”.

 

The two communal rooms (i.e. ground floor and first floor) do not have any openings facing the unit block at 7 Grosvenor Crescent - the communal rooms have openings along the northern elevations which face the rear yard of the subject site. A condition has been recommended restricting the use of these areas to 10pm from Sunday to Thursday and after midnight on Fridays and Saturdays.

 

The SEPP(Affordable Rental Housing) 2009 requires a certain amount of area to be provided for outdoor recreation area, and utilising this area for additional car parking would not be feasible.


 

 

“Privacy”. “....there will be a lack of privacy for all residents of 7 Grosvenor Crescent as this unit has balconies that face this proposed development. This new building will affect privacy for the residents of 7 Grosvenor Crescent”

 

The first floor windows to the western elevation are being provided with an aluminium louvre to the outside of the window panels. A condition has been recommended that the louvers be permanently fixed in a position to prevent overlooking of the adjoining properties.

 

A condition has also been recommended that all bathroom windows be of obscure glazing.

 

 

7.8    The public interest

 

It is in the public interest that well designed and affordable housing options are provided to house the population growth in the area and the proposed development is an acceptable form of development for the subject site.  The proposal is considered to be in the public interest.

 

8.0    Referrals

 

8.1    Internal

 

Heritage: No objections raised. Refer to (Attachment 4) for heritage comments.

Building: Conditions provided.

Engineering: Conditions provided and a deferred commencement condition also provided as additional information

Environmental Health: Conditions provided.

Tree Management Officer: No objections raised, subject to a condition being imposed that the trees be protected in accordance with the arborist report provided with the development application.

 

8.2    External

 

RailCorp

Railcorp has concluded that concurrence is not required under Clause 86(1) of the SEPP(Infrastructure). RailCorp has provided conditions to be imposed on the development consent, should the application be approved.

 

NSW Police

 

The NSW Police has carried out an assessment of the proposal in accordance with the requirements of Crime Prevention Through Environmental Design (CPTED) Principles. No significant issues were raised. Conditions were recommended and have been included in the proposed conditions of consent.


 

 

9.0    Other Relevant Matters

 

Section 94 Contribution Plan

 

The proposal attracts contributions under Council’s S94 Plan. The proposal will cater for 26 beds which will require a S94 Contribution of $28,159.45.

 

Stormwater Pipes

 

Council’s stormwater map does not indicate that the subject property is burdened by any Council or Sydney Water stormwater pipes.

 

Design for Crime Prevention

 

Refer to part 8.2 of this report for details.

 

10.0  Building Code of Australia (BCA)

 

A Construction Certificate will be required to be applied for by condition of consent should the application be approved.

 

Financial Implications

 

Refer to part 9.0 of this report for details.

 

Other Staff Comments

 

See Section 8.1 of this report.

 

Public Consultation


See Section 7.7 of this report.

 

Conclusion

 

The application has been assessed in accordance with the provisions of the EP&A Act 1979 with all matters specified under Section 79C (1) Clauses (a) to (e) having been taken into consideration.

 

The proposal is acceptable and is recommended for deferred commencement consent.

 


 

 

ATTACHMENTS

Attachment 1View

Plans of Proposal

12 Pages

 

Attachment 2View

Locality Map

1 Page

 

Attachment 3View

Submissions

4 Pages

 

Attachment 4View

Heritage Advice

1 Page

 

Attachment 5View

Operational Plan of Management

11 Pages

 

Attachment 6View

Conditions including NSW Police recommendations

14 Pages

 

Attachment 7View

Conditions

20 Pages

 

 

 

RECOMMENDATION

 

That Council as the consent authority pursuant to Clause 80(3) of the Environmental Planning and Assessment Act 1979 (as amended) grant "Deferred Commencement" consent to Development Application No. 10.2014.51.1 for:

 

·    Alterations and additions to the existing building for the use as a boarding house;

·    20 boarding rooms;

·    2 communal living rooms;

 

Basement car parking for

·    5 car parking spaces (including two accessible);

·    5 Motorcycle spaces; and

·    6 Bicycle parking spaces

 

on Lot 18 SEC 6 in DP: 378, known as 6 Grosvenor Crescent, Summer Hill subject to conditions.

 

 

 

 

 

 

 

 

 

Phil Sarin

Director Planning and Environment

 

 

 

 


Attachment 1

 

Plans of Proposal

 


 


 


 


 


 


 


 


 


 


 


 


Attachment 2

 

Locality Map

 


Attachment 3

 

Submissions

 


 


 


 


Attachment 4

 

Heritage Advice

 


Attachment 5

 

Operational Plan of Management

 


 


 


 


 


 


 


 


 


 


 


Attachment 6

 

Conditions including NSW Police recommendations

 


 


 


 


 


 


 


 


 


 


 


 


 

 


Attachment 7

 

Conditions

 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


Ashfield Council – Report to Ordinary Meeting held on Tuesday 22 July 2014        CM10.3

Subject                            INVESTMENT REPORT JUNE 2014

 

File Ref                            Financial Management

 

Prepared by                   Myooran Vinayagamoorthy - Chief Financial Officer       

 

 

Reasons                          Legislative Requirement

 

Objective                         To report the balance of investments as at 30 June 2014

 

 

 


Overview of Report
In accordance with the requirements of Clause 212 of the Local Government (General) Regulation 2005, Council is provided with a listing of all investments made pursuant to Section 625 of the Local Government Act 1993 and held as at 30 June 2014.

 

Background

Clause 212 of the Local Government (General) Regulation 2005 requires that a report be presented to Council each month listing all investments with certification from the Responsible Accounting Officer.

 

Council’s cash at bank and investments as at 30 June 2014 amounted to $25,190,364.60. It should be noted that the amount currently invested represents all of Council’s external and internal restrictions (i.e. grants, section 94 funds, loans, etc) as well as cash flow requirements.

 

The movement of cash and investments during the month of June 2014 is as follows:

 

Cash at Bank and Investments as at 31 May 2014                         $26,475,471.18

Increase/ (Decrease) during the month of June 2014                    $(1,285,106.58)    

Cash at Bank and Investments as at 30 June 2014                        $25,190,364.60

                                                                                              

Represented By:

Book Value of Investments                                                                $24,273,786.66

Cash at Bank                                                                                         $    916,577.94 

                                                                                                                $25,190,364.60

 

In June 2014, the cash at bank and call deposits decreased by $1,285,106.58 representing a net cash outflow for maintaining Council’s activities during the month. This was mainly due to the mismatch in timing between the receipt of a large proportion of Councils income and expenditure being relatively constant.

 

Return on Investment

The following tables show the return on investment of Council’s funds over a range of periods. Fluctuations in monthly returns occur due to the quarterly receipt of CDO income and the annual adjustment of the fair value of the CDO.


 

 

 

Date

Monthly Return*

Quarterly Return*

Annual Return*

Two Years Return*

Three Years Return*

30/06/2014

3.71%

3.57%

3.64%

3.92%

4.23%

31/05/2014

3.41%

3.61%

3.68%

4.03%

4.39%

30/04/2014

3.60%

3.45%

3.71%

4.09%

4.47%

31/03/2014

3.82%

3.51%

3.72%

4.11%

4.58%

28/02/2014

2.95%

3.45%

3.78%

4.17%

4.68%

31/01/2014

3.81%

3.61%

3.84%

4.29%

4.72%

31/12/2013

3.65%

3.54%

3.91%

4.33%

4.79%

30/11/2013

3.38%

3.64%

3.98%

4.43%

4.93%

31/10/2013

3.59%

3.69%

4.05%

4.48%

4.98%

30/09/2013

3.95%

3.97%

4.16%

4.52%

5.01%

31/08/2013

3.53%

4.06%

4.19%

4.62%

5.13%

31/07/2013

4.50%

4.17%

4.24%

4.67%

5.15%

30/06/2013

4.22%

3.91%

4.26%

4.65%

5.01%

* Returns are calculated based on the closing monthly balance of cash & investments.

 

The average yield on the short term portfolio for June 2014 was 3.54% whilst the comparative benchmark yield for 90 days bank swap rates was 2.71%.

 

The year to date interest on investments as at 30 June 2014 is $954,139.61.

 

The market value of Aphex Pacific Capital CDO as at 30 June 2014 as per the reports provided by Australia and New Zealand Group Limited is $242,086. This is a decrease of $1,817 from the previous month’s market value.

 

Other Staff Comments

Nil

 

Public Consultation

Nil

 

Conclusion

I certify that the investments have been made in accordance with the Local Government Act 1993 (as amended), the Local Government (General) Regulation 2005 and the Council’s Investment Policy adopted 23/08/2011 at the Budget and Operations Review Committee meeting.

 

 


 

 

ATTACHMENTS

Attachment 1View

Investment Income Graph June 2014

1 Page

 

Attachment 2View

ANZ CDO Report June2014

10 Pages

 

Attachment 3View

Investment Portfolio June 2014

2 Pages

 

Attachment 4View

Interest Income Graph June 2014

1 Page

 

 

 

RECOMMENDATION

 

That the Investment Report for June 2014 be received and noted.

 

 

 

 

 

 

 

 

 

 

Nellette Kettle

Director Corporate & Community Services

 

 

 

 


Attachment 1

 

Investment Income Graph June 2014

 


Attachment 2

 

ANZ CDO Report June2014

 











Attachment 3

 

Investment Portfolio June 2014

 



Attachment 4

 

Interest Income Graph June 2014

 


Ashfield Council – Report to Ordinary Meeting held on Tuesday 22 July 2014        CM10.4

Subject                            LGNSW CONFERENCE - VOTING DELEGATE

 

File Ref                            SC264

 

Prepared by                   Carolyn Walker - Executive Assistant       

 

 

Reasons                          Requirement to replace voting delegate

 

Objective                         Appointment of a voting delegate

 

 

 


Overview of Report

Councillor Passas was appointed a voting delegate and is now unable to attend the Local Government Conference.

 

 

 

Background

 

At the Council Meeting held on 10 June 2014 it was resolved, that the Mayor and Councillors Wang, Passas and Mansour be the voting delegates for the Local Government Conference.

 

Councillors Raciti and Wangmann are also attending the Conference.

 

 

 

ATTACHMENTS

There are no supporting documents for this report.

 

RECOMMENDATION

 

That Council appoint a delegate to replace Councillor Passas at the Local Government Conference.

 

 

 

 

 

 

 

 

Vanessa Chan

General Manager