Officers Reports 27 May 2008 Page 1 DA07-3071 SEPP SENIORS LIVING PROJECT - 189 SELF CONTAINED UNITS AND COMMUNITY CENTRE, LOT 611 DP867202, 372 NEW ENGLAND HIGHWAY, RUTHERFORD. RECOMMENDATION: APPROVAL File No: DA07-3071 Attachments: Locality Plan Development Plans Staging Plans Distance to Services & Facilities Hunter Regional Development Committee Submission Confirmation of Medical Responsible Officer: David Simm Manager of Development and Environment Author: Maryanne Raines Strategic Town Planner Applicant: PDC Corporation Pty Ltd Proposal: SEPP Senior Living - 189 independent living units and Community Centre Location: 372 New England Highway, Rutherford. Zone: 2(a) Residential Land EXECUTIVE SUMMARY Development consent is sought for a proposed retirement village under the SEPP Housing for Seniors or People with a Disability consisting of 189 self contained units (SCU) and a range of facilities aimed to support the physical, social and recreational needs of the residents. The existing dwelling and associated structures located on the site will be demolished. The development will be known as the “Hunter Gardens Retirement Resort (HGRR).” The land is Located at 372 New England Highway Rutherford and is zoned residential 2(a) under the Maitland Local Environmental Plan, 1993. Housing for aged or disabled persons is a permissible form of development within the zone. The application is seeking variation to the Maitland City Wide Development Control Plan (MCWDCP) Chapter West Rutherford Area Plan (WRAP). The purpose of the WRAP is to give detailed guidance for the development of land including certain objectives, requirements and development standards. The WRAP focuses on the land being developed for a conventional residential subdivision. The subject chapter provides conceptual road layouts and design guidelines for the highway frontage of the site. Given the nature of the development it is considered acceptable in this instance to deviate from the West Rutherford precinct plan.
372 New England Highway, Rutherford.Page 1
File No: DA07-3071 Attachments: Locality Plan
Development Plans Staging Plans Distance to Services &
Facilities Hunter Regional Development Committee Submission
Confirmation of Medical
Responsible Officer: David Simm Manager of Development and
Environment
Author: Maryanne Raines Strategic Town Planner
Applicant: PDC Corporation Pty Ltd
Proposal: SEPP Senior Living - 189 independent living units and
Community Centre
Location: 372 New England Highway, Rutherford.
Zone: 2(a) Residential Land
EXECUTIVE SUMMARY Development consent is sought for a proposed
retirement village under the SEPP Housing for Seniors or People
with a Disability consisting of 189 self contained units (SCU) and
a range of facilities aimed to support the physical, social and
recreational needs of the residents. The existing dwelling and
associated structures located on the site will be demolished. The
development will be known as the “Hunter Gardens Retirement Resort
(HGRR).” The land is Located at 372 New England Highway Rutherford
and is zoned residential 2(a) under the Maitland Local
Environmental Plan, 1993. Housing for aged or disabled persons is a
permissible form of development within the zone. The application is
seeking variation to the Maitland City Wide Development Control
Plan (MCWDCP) Chapter West Rutherford Area Plan (WRAP). The purpose
of the WRAP is to give detailed guidance for the development of
land including certain objectives, requirements and development
standards. The WRAP focuses on the land being developed for a
conventional residential subdivision. The subject chapter provides
conceptual road layouts and design guidelines for the highway
frontage of the site. Given the nature of the development it is
considered acceptable in this instance to deviate from the West
Rutherford precinct plan.
Officers Reports 27 May 2008 DA07-3071 SEPP Seniors Living Project
- 189 independent living united and community centre 611 867202 372
New England Highway, Rutherford. (Cont)
Page 2
The development proposal for seniors living is consistent with the
desired future outcomes of the site, namely to foster and sense of
community and strong identity, to provide an alternative housing
type to cater for an aging population and to achieve an
interconnected network for safe, efficient nodes of transport. The
future facility shall form part of the Rutherford community and
residents shall be reliant upon the range of services external to
the site which are currently offered in the locality. The
application was notified for a period of 37 days between 18th
December 2007 and 24th January. One (1) submission objecting to the
proposal was received. The concerns of the objector are outlined in
the report below. The issues raised are not considered significant
enough to warrant refusal of the application. The proposed
development is considered satisfactory in terms of relevant matters
for consideration under the Act. Accordingly, it is recommended the
application be approved subject to conditions.
OOFFFFIICCEERR''SS RREECCOOMMMMEENNDDAATTIIOONN THAT: Development
Application No. 07-3071 for SEPP Housing for Seniors or People with
a Disability - 189 self contained units and community centre and
demolition of existing dwelling on Lot 611, DP 867202 ,372 New
England Highway, Rutherford, be approved, subject to the conditions
of consent set out in the attached schedule.
REPORT
INTRODUCTION The land is gently undulating. Vegetation on the site
consists of improved pasture and the land is void of significant
native vegetation. The site contains an existing brick and tile
dwelling, associated farm sheds and two (2) farm dams. A 30 metre
wide drainage easement and a sewer main easement (5 meters of
variable width) run parallel with the southern boundary. Grazing
activities have been previously undertaken upon the 10.96 hectare
allotment. The following uses adjoin the subject land. TABLE 1
Relationship to land Land Use Adjacent to northern boundary 10
hectares of vacant residential land. Adjacent to western boundary
Former Maitland City Council Municipal
landfill site Adjacent to southern boundary New England Highway
beyond which is
the Rutherford Industrial Area. Adjacent to eastern boundary Lot
102 - McDonalds Restraunt
- BP Service Station Lot 103 - Commercial car wash - Oporto Chicken
(fast food) - BWS (Bulky goods retail)
Officers Reports 27 May 2008 DA07-3071 SEPP Seniors Living Project
- 189 independent living united and community centre 611 867202 372
New England Highway, Rutherford. (Cont)
Page 3
Lot 603 – 36 Medium Density Housing Units Termination of Turin
Terrace and three (3) separate residential allotments containing
single detached dwellings.
BACKGROUND An analysis undertaken by the Department of Planning of
existing population characteristics and projections for the year
2031 reveal that people aged 50 years and over will represent
approximately 41.8% of Maitland’s total population by the year
2031. The western sector of the Maitland Local Government Area is
presently poorly represented with respect to housing accommodation
options for the aged in particular self contained seniors housing.
This application has been presented to Council due to the
significant value of the project being $35 million and as an
objection was received. PROPOSAL Development Consent is sought for
the development of a SEPP Housing for Seniors or People with a
Disability residential estate and demolition of an existing
dwelling on Lot 611 DP 867202, 372 New England Highway, Rutherford.
The proposed development consists of the following: 1. 189 self
contained units both in attached and detached configurations as
follows:
• 31 x 2 bedroom + study & single garage(some with workshop to
garage) • 82 x 2 bedroom + study & double garage • 62 x 2
bedroom + study & single garage • 14 x 2 bedroom and single
garage
2. A central building containing:
• Covered entry point and foyer • Reception, administration and
staff areas • Community dining area • Commercial kitchen •
Amenities – male, female and disabled • Multi-purpose hall (approx
300 seats) • Community lounge areas and bar • Indoor recreational
rooms – billards and carpet bowls • Reading room • Craft room •
Storage rooms • Outdoor terrace and BBQ courtyard
3. Sports pavilion containing:
• Gymnasium • Indoor/outdoor pool
Officers Reports 27 May 2008 DA07-3071 SEPP Seniors Living Project
- 189 independent living united and community centre 611 867202 372
New England Highway, Rutherford. (Cont)
Page 4
4. Outdoor Facilities
• Lawn Bowls adjacent to Central Facilities/Sports pavilion •
Boardwalk and gazebo styled shade structures with seating for
passive use. • Paved parking area adjacent to community facilities
building containing 21
spaces.
5. 2.4 metre high acoustic barrier shall be erected on the northern
side of the drainage easement which runs parallel with the New
England Highway. Landscaping shall be provided to reduce the visual
impact of the structure.
6. Demolition of existing dwelling and associated sheds.
The site layout and typical elevations are shown in Attachment
2.
Construction shall be principally brick veener. Roof materials for
the dwellings will be tile while the central facility buildings
shall comprise of corrugated “Colorbond” metal. There are six (6)
alternative “schedule of finishes” (see Attachment 3) proposed for
the development to provide variation and contrast within the
development to give a sense of identity to each dwelling. The
principle access to the development shall be via Denton Park Drive.
The access drive will be serviced by two way traffic with travel
lanes divided by a landscaped median. The access drive will lead to
a roundabout in front of the central facilities building which will
distribute traffic to the main car park and perimeter roads. Roads
have been designed to accommodate a ridged truck and medium sized
bus (12.5m length). The landscape design has incorporated larger
plantings to reduce the impact of hard materials (particularly
roofs, walls and pavements). Irregular space between the building
and roads are to be shaped for incorporation in the stormwater
detention strategy for the site. The stormwater flow path through
the site comprises a series of linked surface detention and shall
accommodate a low elevated boardwalk which will serve as the key
between the dwellings, community facility and the principal
detention basin in the south west corner of the site. The drainage
strategy for the site shall consist of small surface detention
areas (depressions in the landscaped areas), the installation of a
number of sub surface detention cells and construction of a larger
detention basin to ensure the post development discharge is
comparable to the pre development discharge from the site. The
surface detention basin shall be “dry detention basins” and
integrated with landscaping of the site by planting with suitable
species to provide nutrient control in rainfall events.
Notwithstanding the emphasis on independent living, the development
will offer a range of services to residents who require greater
assistance as they age. The services may be provided by in-house
staff, contractors to PDC Corporation or other external community
provided with PDC Corporation assisting.
Officers Reports 27 May 2008 DA07-3071 SEPP Seniors Living Project
- 189 independent living united and community centre 611 867202 372
New England Highway, Rutherford. (Cont)
Page 5
These services include: • Assistance with provision of meals •
Assistance with personal laundry service • Emergency response •
Full range of personal care services • Domestic help • Transport
(community bus) • Home nursing • Personal hygiene • Shopping The
central facilities building shall contain two (2) two consultation
rooms which will contain medical practioners who may choose to
visit the site for a period of time to consult with residences.
Staging The development shall be undertaken in the following stages
as shown in attachment 3: TABLE 3 Stage No.
Proposed Works
1 Bulk earthworks for stage 1-4 and 11 Detention basins and swales
19 SCU’s Gym and pool facilities Accessway, roundabout, part of
internal road system and acoustic barrier. Note: One SCU to be used
as temporary Central Facilities Building
2 19 SCU’s and associated roads 3 19 SCU’s and associated roads 4
16 SCU’s and associated roads 5 13 SCU’s and associated roads
First stage of Central Facilities Building 6 16 SCU’s and
associated roads 7 20 SCU’s and associated roads 8 24 SCU’s and
associated roads 9 18 SCU’s and associated roads
Second stage of Central Facilities Building 10 18 SCU’s and
associated roads
11 7 SCU’s and associated roads
From the commencement of stage 1 of the development an onsite
manager will be appointed to the village. The manager will be a
qualified nurse and will be on call to the residences of the
village.
Officers Reports 27 May 2008 DA07-3071 SEPP Seniors Living Project
- 189 independent living united and community centre 611 867202 372
New England Highway, Rutherford. (Cont)
Page 6
PLANNING ASSESSMENT The proposal has been assessed under the
relevant matters for consideration detailed in Section 79C(1) of
the Environmental Planning and Assessment Act, 1979 as
follows:
Section 79C(1)(a)(i) provisions of any environmental planning
instrument
Maitland Local Environmental Plan 1993 The subject land was rezoned
to Residential 2(a) via Amendment number 79 of the Maitland Local
Environmental Plan 1993. The residential zone permits “Housing for
aged and disabled persons” therefore the development is a
permissible use with Councils consent. The proposal is considered
to be consistent with the zone objectives, as follows: Zone 2(a)
Residential a) To provide for housing and associated facilities in
locations of high amenity and
accessibility. b) To enable development for purposes other than
residential only if it is compatible
with the character of the living area and has a domestic scale and
character. c) To ensure that development does not create
unreasonable demands, in the
present or in the future, for the provision or extension of public
amenities or services.
The proposal will provide housing in a location of high amenity and
accessibility within the western sector of the Local Government
Area. The land is located within close proximity (approx 1.4km) to
a wide range of support services Rutherford Shopping Centre
precinct with some services such as the licensed tavern and fast
food outlets within 300metres from the site. The placement of the
seniors living development in this location encourages the
efficient use of residential land, whilst ensuring that there is
not an unreasonable demand for the provision or extension of public
amenities or services. Overall the general form and layout shall
comprise of predominantly single storey dwellings in detached or
attached configurations which is considered consistent with the
character of the surrounding locality. Hunter Regional
Environmental Plan The proposed development complies with the
objectives and aims of the Hunter Regional Environmental Plan 1989
as the development is providing additional housing within the Local
Government Area. State Environmental Planning Policies State
Environmental Planning Policy (Housing for Seniors or People with a
Disability) 2004. The State Environmental Planning Policy (Housing
for Seniors or People with a Disability) 2004 regulates the
location and design of seniors accommodation within New South
Wales.
Officers Reports 27 May 2008 DA07-3071 SEPP Seniors Living Project
- 189 independent living united and community centre 611 867202 372
New England Highway, Rutherford. (Cont)
Page 7
Under the SEPP a senior is defined as: “(a) people aged 55 or more
years,
(b) people who are resident at a facility at which residential care
(within the meaning of the Aged Care Act 1999 of the Commonwealth)
is provided. (c) people who have been assessed as being eligible to
occupy housing for aged persons provided by a social housing
provider.”
Accommodation does not need to be specifically limited to seniors
or people with a disability. Clause 18 states senior housing maybe
used for the following: “(a) Seniors or people who have a
disability,
(b) people who live within the same household with seniors or
people with a disability, (c) staff employed to assist in
administration of and the provision of services to housing provided
under this policy.”
The development contains living units which are described under the
SEPP as “self contained dwellings”. The consent shall be
conditioned to require a restriction to be applied upon the title
of the property, only permitting occupants of the facility as
described in clause 18 of the SEPP. In addition a notation shall be
applied to the 149 Certificate as required by Clause 16 in Schedule
4 of the Environmental Planning and Assessment Regulation, 2000.
This shall ensure that the development is occupied by persons only
permitted under the SEPP. The applicant has demonstrated compliance
with the policy in terms of providing suitable access to shopping
facilities, services, recreational facilities and general medical
practitioner. Table 1 and appendix 4 of this report identify the
range of services and facilities which are within close proximity
to the development. CPTED (Crime Prevention Through Environmental
Design) principals have been incorporated in the development.
Particular consideration has been given to landscaping elements and
the built form. The development has been designed to enhance
passive visual surveillance within the facility. Hunter Valley Bus
services Maitland and its surrounds and utilises Denton Park Drive
as main route. A bus stop presently exists on Denton Park Drive 110
metres from the site entrance. 11 pick ups/set downs are available
weekdays between 7.40am and 5.15pm connecting to the Rutherford
Shopping Centre, Central Maitland, Green Hills shopping centre and
East Maitland shopping precincts. These centres would comply with
the maximum 1:12 as prescribed under the SEPP. Hunter Valley Buses
has confirmed it will service the development provided the internal
road network is capable of accommodating a 12.5m bus. The main
access point and the roundabout at the central facilities building
has been designed to accommodate a 12.5m bus. A passenger pick up
point will be available directly in front of the central building.
The operators will be providing a bus service to accommodate the
needs of the residents. Adequate onsite car parking has been
provided. The car parking rate for such a facility is 0.5 car parks
per bedroom. A total of 378 bedrooms are proposed within the
complex, therefore 189 car parks are required to be provided
onsite. A total of 297 car
Officers Reports 27 May 2008 DA07-3071 SEPP Seniors Living Project
- 189 independent living united and community centre 611 867202 372
New England Highway, Rutherford. (Cont)
Page 8
parks are having been incorporated into the development, resulting
in a surplus of onsite parking. It is considered that the
development is compatible in bulk, scale and density with the
surrounding established residential development. An emphasis has
been placed on the landscaped design. The development provides a
greater area of private open space and landscape area than the
prescribed minimum area as required by the SEPP. The development is
within the maximum 400m walking distance to a bus stop and that the
building height well below the 8metre hight permitted by the SEPP.
In addition the “Maitland Heritage Health Family Medical Practice”
has confirmed in principal support to provide medical service for
residents of the facility. (Attachment 7) All dwellings meet BASIX
requirements and 91% of the units achieve optimal solar access. It
is noted under the SEPP a minimum of 70% of the units are required
to achieve optimal solar access. Schedule 3 of the SEPP specifies
access and useability standards which are required to be achieved
for self contained dwellings. Such standards relate to wheelchair
access, location of letterboxes, garbage collection, internal
layout and design of dwellings, security and accessible entry. The
proposed development is capable of complying with Schedule 3.
Consent conditions have been applied to ensure compliance with the
standards contained within the SEPP is achieved. Overall the
development is consistent with the SEPP. The consent shall be
conditioned appropriately to ensure the facility is constructed and
functions as prescribed by the SEPP. SEPP 55 – Remediation of Land
There is sufficient evidence (in the form of farm sheds, improved
pasture, previous land clearing, aerial photos, dams etc) to
suggest the land has been utilised in the past for agricultural
purposes. The previous agricultural use of the land is considered
to be possible source of contamination under SEPP 55. The applicant
has provided a “Phase 1 Contamination Assessment” report to support
the submitted application. The report include has identified the
following potential Areas of Environmental Concern onsite.
• Contaminated soil, groundwater and gas migration associated with
the adjacent former Maitland City Council landfill site (medium to
high contamination potential);
• Waste stockpile located in centre of the site containing scrap
metal, wood, domestic waste, television, cans and glass containers,
glass, plastic, concrete, corrugated iron, fiberglass, sheeting and
chip board (medium contamination potential).
• Lead based paint flaking from the fibro on the existing dwelling
(Low contamination potential)
Officers Reports 27 May 2008 DA07-3071 SEPP Seniors Living Project
- 189 independent living united and community centre 611 867202 372
New England Highway, Rutherford. (Cont)
Page 9
• Runoff from corrugated iron shed at rear of existing residence
(low contamination potential),
• Demolition of the existing residence which possibly contains
asbestos (low contamination potential).
The report notes that no visual evidence of soil contamination, gas
emissions or offensive odours was detected during the site visit
and no olfactory evidence of contamination encountered during the
test pitting for the geotechnical investigation. The report has
recommended a “Phase 2 Environmental Site Assessment“be completed
to determine the extent, if any contamination associated with the
landfill. The consent will be conditioned to require a “Phase 2
Environmental Site Assessment” to be submitted to Council prior to
the issue of a Construction Certificate. SEPP Major Infrastructure
The current SEPP replaces the previous SEPP No. 11 Traffic
Generating developments. As the development has ancillary
accommodation for 297 motor vehicles the development is required to
be referred to the Roads and Traffic Authority for comment under
Schedule 3 of the Major Infrastructure SEPP. The application was
consequently considered at Hunter Regional Development Committee
(HRDC). Correspondence received from the HRDC on 2nd May 2008 noted
that the committee would have no objections to the proposal
provided a number of matters are addressed and included in the
development consent. (See attachment 5 for HRDC comments). The
matters contained within the letter have been addressed either by
the applicant, considered by Council Officers or included within
the consent. Council officers have considered the HRDC request for
further traffic analysis of the Denton Park/access intersection to
determine the intersection treatment. It is not necessary for
further traffic analysis to be undertaken at this point in time, as
the intersection type and traffic regulatory measures shall be
determined by Council through the Local Traffic Committee. In
addition to the above the applicant is making arrangements to
provide an onsite bus service. The consent has been conditioned to
provide a bus shelter onsite and a bus service which is required to
commence operation at stage 5 of the development. SEPP (Building
Sustainability Index BASIX) 2004 The applicant has provided a BASIX
Certificate confirming target standards have been achieved. Section
79C(1)(a)(ii) any draft environmental planning instrument that is
or has been placed on public exhibition Not applicable
Officers Reports 27 May 2008 DA07-3071 SEPP Seniors Living Project
- 189 independent living united and community centre 611 867202 372
New England Highway, Rutherford. (Cont)
Page 10
Section 79C(1)(a)(iii) any development control plan The following
Chapters of the Maitland City Wide Development Control Plan apply
to the proposal: West Rutherford Area Plan The Maitland City
Development Control Plan Chapter West Rutherford Area Plan was
adopted by Council on 2nd April 2006 and applies to the subject
land. The purpose of the WRAP is to give detailed guidance for the
development of land including certain objectives, requirements and
development standards. The West Rutherford Area Plan (WRAP) focuses
on the land being developed for a conventional residential
subdivision. The subject chapter provides conceptual road layouts
and design guidelines for the highway frontage of the site. The
development proposal for seniors living is consistent with the
desired future outcomes of the site, namely to foster a sense of
community and strong identity, to provide an alternative housing
type to cater for an aging population and to achieve an
interconnected network for safe, efficient nodes of transport. The
applicant has addressed the following “design objectives and
requirements” (as listed in section 4 of the WRAP) within the
development:; • Traffic, Road Design, Pedestrian/Cycleway Networks
As the development is not a conventional residential subdivision
the development has not complied with the conceptual precinct plan
which applies to the subject land. Given the nature of the
development it is considered acceptable in this instance to deviate
from the West Rutherford precinct plan. The proposal is consistent
with the objectives of road use reflecting needs and functions as
well as connecting with existing residential developments. The
principal access to the site is via a 20 metre wide battleaxe
handle that links to Denton Park Drive. This road has been designed
to accommodate a public road in association with the development.
The use of the access road is consistent with the WRAP. Pedestrian
connection will be made to Denton Park Drive via the access handle
and also to the cul-de-sac of Turin Terrace which terminates at the
eastern boundary of the subject land. • Building form The
development shall consist of single storey dwellings in detached
and attached configurations. The proposal is consistent with the
surrounding locality give the bulk, scale and density of the
development. Ecologically Sustainable Principals have been
incorporated into the design through environmental strategies for
stormwater management through the use of a network of open drainage
swales and provides for additional stormwater collection for reuse
in site landscape maintenance The proposed landscape design will
soften the impact of roof and wall materials. The landscape plan
addresses the treatment of the acoustic barrier to ensure the
structure
Officers Reports 27 May 2008 DA07-3071 SEPP Seniors Living Project
- 189 independent living united and community centre 611 867202 372
New England Highway, Rutherford. (Cont)
Page 11
becomes a recessive element within the streetscape. Native
vegetation shall be planted in front of the 2.4 meter high
“xerplate” acoustic fence. A 2.5 metre wide pedestrian/cycle path
shall be constructed along the site frontage with the New England
Highway with large shade trees and low ground plantings established
between the property boundary. The vegetation selected shall enable
passive visual surveillance of the pathway. • Provision of
Essential Infrastructure (water, electricity, sewer and
communications)
Preliminary investigations undertaken by the applicant have
confirmed the required infrastructure is available to service the
future retirement village. The consent shall be conditioned to
require a Section 50 Certificate to be issued by Hunter Water
Corporation prior to the issue of Construction Certificate. Hunter
Water advised Council during the rezoning process water supply and
sewerage services can be provided by the extension of the existing
systems located along the New England Highway and sewer mains are
already located within the site. Application has also been made to
the relevant gas, telecommunications and electricity authorities. •
Visual and Scenic Amenity The proposed built form development is
considered to be compatible with the surrounding development which
is a mix of different land uses. Landscaping has been extensive
utilised within the development to soften its visual impact.
Appropriate landscaping has been incorporated to reduce the visual
impact of the proposed 2.4 metre high acoustic barrier which will
front the New England Highway. The low scale of the buildings shall
permit views to the north towards the elevated ridge lines at
Maitland Vale. • Water Cycle Management and Sediment and Erosion
Control A Stormwater Management Plan (SMP) has been developed for
the site addressing water and quality control. All residential
development is occurring above the 1% AEP storm event. Overall the
SMP is considered satisfactory. • Flooding and Bushfire The subject
land is not identified as being affected by the 1% AEP flood event
or as bushfire prone land. • Salinity / Acid Sulfate Soils The site
is not affected by salinity or acid sulfate soils. • Noise and
Vibration The site is located within close proximity to the
Rutherford Aerodrome. The site is located outside the 15 ANEF
(Australian Noise Exposure Contour) noise contour. Council approved
a development application for the RNAC on 22 February 2005
Officers Reports 27 May 2008 DA07-3071 SEPP Seniors Living Project
- 189 independent living united and community centre 611 867202 372
New England Highway, Rutherford. (Cont)
Page 12
limiting aircraft movement numbers and providing for the sealing of
an additional 200 metres of runway. Once acted upon, this will
further reduce the impact on noise associated with aircraft
movements at the Rutherford Aerodrome in this particular locality.
An acoustic report has been submitted by the applicant supporting
the application. The acoustic report has considered the New England
Highway noise impact upon the future aged care facility. The
submitted report has concluded that with the proposed 2.4 m high
acoustic barrier in place along the New England Highway boundary of
the site there will be a marginal exceedance in the adopted noise
criterion. The adopted noise criterion for the site is as follows:
Table 4 Time Adopted Noise Criteria Day (7am -10pm) 55 dB(a) Night
(10pm – 7am) 50 dB(a) Once the noise attenuation barrier is in
place a noise level of 51.5 dB(a) will be achieved. The development
shall be able to comply with the adopted day noise criteria however
a minimal exceedance of 1.5 dB(a) will occur between 10pm and 7am.
This exceedance would not be detectable to the human ear and the
majority of the occupants would be indoors during this time period.
The final location of mechanical plant has not been specified
therefore the consent will be conditioned for the final location of
mechanical plant to be approved by suitably qualified acoustic
consultant prior to the issue of the Construction
Certificate.
• Aboriginal Heritage An aboriginal archeological and cultural
assessment was undertaken upon the site. The report concluded that
there is no impact upon aboriginal objects or places or potential
aboriginal deposits. The site has a history of agricultural uses.
Due to significant level of disturbance associated with agriculture
it is considered that the likelihood that places or relics of
significance being found on the site is low. In the event potential
archaeological deposit is identified prior to or during
construction likely to contain Aboriginal artifacts, construction
works shall cease and an application shall be made by a suitably
qualified Archaeologist to the National Parks and Wildlife Service
(NPWS) for an excavation permit for Aboriginal relics. A condition
has been incorporated into the consent to this effect.
Section 79C(1)(a)(iv) the regulations (to the extent that they
prescribe matters for the purposes of this paragraph) Not
applicable
Officers Reports 27 May 2008 DA07-3071 SEPP Seniors Living Project
- 189 independent living united and community centre 611 867202 372
New England Highway, Rutherford. (Cont)
Page 13
Section 79C(1)(b) the likely impacts of that development, including
environmental impacts on both the natural and built environments,
and social and economic impacts in the locality The developments
impacts have been previously discussed under Section 79C(1)(a)(ii)
and Section 79C(1)(a)(i). Other associated impacts which have not
been addressed previously in the report are discussed below. Flora
and Fauna A Flora and Fauna assessment was undertaken during the
rezoning of the subject land. The finding of the assessment
concluded that the proposed development of the site would not have
a significant impact upon any threatened species located within the
area. It is noted the site is presently void of significant
vegetation. A preliminary ecological assessment of the site was
undertaken. The report stated the following. “The subject site has
no important habitat elements for threatened species, populations,
communities or their habitats at the local, state or regional
level. The proposed transformation of the site into a Seniors
Living Development will not have any ecological impacts at a local
or higher level.” Section 79C(1)(c) the suitability of the site for
the development The site is a green field site, appropriately zoned
residential and is in close proximity to existing services. The
site is considered suitable for this type of development in terms
of topography, proximity to services, public transport and the road
network. Section 79C(1)(d) any submissions made in accordance with
this act or the regulations
Public Submissions The development application and accompanying
information were placed on public exhibition for a period of 37
days from 18th December 2007 to 24th January (advertising period
extended due to Christmas/new year period). As a result of the
notification process, one (1) submission was received and is
provided as Attachment (6) this report. The issue raised by the
objector is summarised below and comment provided: Issue 1.
“We further confirm that we are opposed to an approval being
granted without the requirement being included in the approval for
an access road to be constructed by the applicant to the southern
portion of Lot 603.
We further confirm that in consideration of the fact that no access
to the new England highway has been provided by the Roads and
Traffic Authority and/or Council from the southern portion of Lot
603 if this development were to go ahead without a requirement for
road access to service the rear of Lot 603 will become
landlocked.”
Planners Comment
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Page 14
Lot 603 is an irregularly shaped lot formed by two pieces of land
(approx 1 ha each) joined by a narrow strip of land. The lot has
frontage to the New England Highway and Denton Park Drive, although
vehicle access to the highway is restricted. Council approved the
development of 36 medium density units on the northern half of Lot
603 in November 2005 (DA05-893). Provision for access to southern
part of the allotment was accommodated within the approved
development application.
The submission contends that an access road must be provided from
lot 611 to Lot 603. The WRAP contains a precinct plan that provides
for a connected transport network for pedestrians, cyclists and
vehicles with no direct vehicular access to the New England
Highway. An indicative road layout shown on the precinct plan has a
connection from Lot 611 to the southern part of Lot 611 to the
southern part of lot 603. However, as discussed earlier in this
report, the proposal will have a private internal road layout
therefore no connection to Lot 603.
Lot 603 is not landlocked and access to the southern part of the
site was proposed in DA05-893. It is therefore considered that a
public access road would not be required within the Seniors Living
proposal to service Lot 603.
Section 79C(1)(e) the public interest The development represents a
significant investment in aged care within the Local Government
Area. The location of the facility is ideal, as the western sector
of the Local Government Area which is currently poorly represented
with respect to aged care accommodation. The proposal is considered
to be of benefit to the wider community. FINANCIAL IMPLICATIONS
This matter has no direct financial impact upon Council's adopted
budget or forward estimates. POLICY IMPLICATIONS This matter has no
specific policy implications for Council. STATUTORY IMPLICATIONS
Statutory implications relating to assessment of the subject
application have been addressed in the body of the report
CONCLUSION An assessment of the application has been carried out
under Section 79C(1) of the Environmental Planning and Assessment
Act, 1979 as amended. The proposed development is considered
satisfactory in terms of the relevant matters for consideration
under the Act and the development application is recommended for
approval.
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Schedule of Conditions DA 07-3071
Reason for Conditions The following condition(s) have been applied
to the development, subject of this consent, to ensure that the
development meets the requirements of the NSW Environmental
Planning and Assessment Act 1979, the NSW Environmental Planning
and Assessment Regulation 2000, and the various policies and
development controls of Maitland City Council and other government
agencies relevant to the development being undertaken.
APPROVED PLANS AND DOCUMENTATION 1 The development shall be carried
out in accordance with the stamped approved
plans and documentation as detailed in the following schedule and
any amendments arising through conditions to this consent and as
amended in red colour:
Plan
DA- 2-02 SEPT 2007 Hamilton Hayes Henderson Architects
DA- 2-06 SEPT 2007 Hamilton Hayes Henderson Architects DA- 2-07
SEPT 2007 Hamilton Hayes Henderson Architects DA- 2-08 SEPT 2007
Hamilton Hayes Henderson Architects DA- 2-09 SEPT 2007 Hamilton
Hayes Henderson Architects DA- 2-10 SEPT 2007 Hamilton Hayes
Henderson Architects DA- 2-11 SEPT 2007 Hamilton Hayes Henderson
Architects DA- 3-01 SEPT 2007 Hamilton Hayes Henderson
Architects
DA- 3-02 SEPT 2007 Hamilton Hayes Henderson Architects DA- 3-03
SEPT 2007 Hamilton Hayes Henderson Architects DA- 3-04 SEPT 2007
Hamilton Hayes Henderson Architects DA- 4-01 SEPT 2007 Hamilton
Hayes Henderson Architects DA- 4-03 SEPT 2007 Hamilton Hayes
Henderson Architects DA- 4-04 SEPT 2007 Hamilton Hayes Henderson
Architects DA- 4-05 SEPT 2007 Hamilton Hayes Henderson Architects
DA- 4-06 SEPT 2007 Hamilton Hayes Henderson Architects DA- 4-07
SEPT 2007 Hamilton Hayes Henderson Architects
DA- 5-01 SEPT 2007 Hamilton Hayes Henderson Architects DA- 5-02
SEPT 2007 Hamilton Hayes Henderson Architects DA- 5-03 SEPT 2007
Hamilton Hayes Henderson Architects DA- 5-04 SEPT 2007 Hamilton
Hayes Henderson Architects DA- 6-01 SEPT 2007 Hamilton Hayes
Henderson Architects
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Page 16
BASIX CERTIFICATE
NO. 66761651 ASSESSOR NUMBER 20305
2 The development shall be operated and constructed in accordance
with SEPP (Housing for Seniors or People with a Disability)
2004.
3 The “Central Facilities Building” shall not be used for functions
not associated with the onsite residential population.
CONTRIBUTIONS & FEES 4 Pursuant to Section 80A(1) of the
Environmental Planning and Assessment Act 1979,
and the Maitland S94 Contributions Plan (City Wide) 2006, a
contribution of $2,205,992 shall be paid to the Council. The
contribution is calculated from Council's adopted Section 94
Contributions Plan in the following manner: 3 bedroom Total 2006(A)
Citywide Rec & Open Space 188 x $4,407 $828,516 2006(A)
Citywide Road & Traffic Facilities 188 x $4,094 $769,672
2006(A) Citywide Cultural Facilities 188 x $791 $148,708 2006(A)
Citywide Community Facilities 188 x $1,756 $330,128 2006(A)
Citywide Cycleways/Shared Paths 188 x $181 $34,028 2006(A) West
Rutherford Roadworks 188 x $3,056 $574,528 2006(A) West Rutherford
Management/Admin 188 x $214 $40,232 _____
$2,725,812
The above amount may be adjusted at the time of the actual payment,
in accordance with the provisions of the Maitland Section 94
Contributions Plan (Citywide) 2006. Payment of the above amount
shall apply to Development Applications as follows: - Subdivision
only - prior to issue of the Subdivision Certificate. - Building
work only - prior to issue of the Construction Certificate. -
Subdivision and building work - prior to the issue of the
Construction Certificate, or Subdivision Certificate, whichever
occurs first. - Where no construction certificate is required -
prior to issue of an Occupation Certificate. - For extractive
industries - annually from the date of issue of development
consent. The above "contribution" condition has been applied to
ensure that:
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i) Where the proposed development results in an increased demand
for public amenities and services, payment towards the cost of
providing these facilities/services is made in accordance with
Council's adopted contributions plan prepared in accordance with
the provisions of section 94 of the Environmental Planning and
Assessment Act, 1979. ii) Council's administration expenses are met
with respect to the processing of the application.
CERTIFICATES 5 Prior to the commencement of works an application
for a Construction
Certificate shall be submitted to, and be approved by, the
Accredited Certifier. 6 Prior to the issue of an Occupation
Certificate all conditions of development
consent shall be complied with. 7 Prior to occupation of the
buildings an Occupation Certificate shall be issued by
the Principal Certifying Authority. 8 Prior to issue of the
Construction Certificate, a certificate of compliance under
Section 50 of the Hunter Water Act 1991 for this development, shall
be submitted to the Accredited Certifier.
LANDSCAPING 9 All landscaped areas of the development shall be
maintained in accordance with
the proposed landscape plan. The landscaped areas shall be kept
free of parked vehicles, stored goods, waste material, and the
like.
NOISE
10 Prior to the issue of the Construction Certificate, plans
(inclusive of dimensioned site and elevations plans) shall be
submitted showing the location of the onsite bus shelter.
11 A bus service shall be provided by the developer/operator at the
completion of stage 5. Written confirmation shall be provided to
Council confirming the operation of the bus service.
12 Prior to the issue of the Construction Certificate documentation
prepared by a suitably qualified Acoustic Consultant shall be
submitted to Council approving the final installation mechanical
plant.
13 Prior to the issue of the Occupation Certificate, the 2.4 metre
high acoustic barrier shall be constructed and landscaping planted
in accordance with the approved plans between the acoustic barrier
and the New England Highway.
14 All recommendations contained within the accoustic report
prepared by Spectrum Acoustics dated March 2008 shall be
implemented.
VEHICLE ACCESS & PARKING
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15 Car parking for the development shall be provided in accordance
with the
approved plans, with a minimum allocation for the development of
297 spaces.
16 All parking bays shall be delineated with line-marking and/or
signposting.
17 Garbage waste collection facilities catering for heavy vehicle
manoeuvres shall be provided on-site in accordance with SEPP
(Housing Seniors or People with a Disability) 2004.
18 A secondary access point for emergency purposes shall be
provided at Turin Terrance.
CONTAMINATION 10 Prior to the issue of the Construction Certificate
a Phase 2 Environmental Site
Assessment shall be undertaken in accordance with the phase 1
Contamination Report, dated 24th August 2007, prepared by Coffee
Geotechnics. The development shall incorporate the recommendations
contained within the Phase 2 Contamination Assessment report.
11 Prior to any works commencing all unsuitable material shall be
removed from the existing dams and the dams remediated with
compacted fill in accordance with AS3798. Construction
Certification shall be provided by a Geotechnical Engineer, and
forwarded to Council.
12 Asbestos encountered on site shall be handled and disposed of in
accordance with work cover requirements and the relevant Australian
Standard.
13 Any contaminated material shall be disposed at an appropriate
licensed premise. 14 A final validation report shall be submitted
to Council if significant contamination is
found. WATER 15 The existing dam water shall be assessed by a
suitably qualified person prior to its
release and reported to Council.
ARCHAEOLOGY 16 Should any potential archaeological deposit likely
to contain Aboriginal artefacts be
identified during the construction stage, all construction works
shall cease and application shall be made by a suitably qualified
archaeologist to the National Parks
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and Wildlife Service (NPWS) for an Excavation Permit for Aboriginal
relics. If a permit is required, a copy is to be forwarded to
Council.
The applicant shall comply with the conditions and requirement of
any excavation permit required, and is built into the development
program.
LAND TITLE
17 A restriction as to user will be registered against the title of
the property in accordance with section 88E of the Conveyancing Act
1919, limiting the use of any accommodation within the facility to
the following kinds of people:
(a) seniors or people who have a disability,
(b) people who live within the same household with seniors or
people who have a disability,
(c) staff employed to assist in the administration of and provision
of services to housing provided under SEPP (Housing for Seniors or
People with a Disability) 2004.
STORMWATER DRAINAGE 18 Prior to issue of the Construction
Certificate, a detailed stormwater drainage
plan, providing:
i) On-Site Detention (OSD) of stormwater, and
ii) an emergency overland flow path for major storm events, that is
directed to the public drainage system, and
iii) entrapment of gross pollutants, nutrients and hydrocarbons
generated from the contributing ground-surface catchment
areas,
shall be designed in accordance with Council’s Manual of
Engineering Standards, and be submitted to the Accredited
Certifier.
The design shall be based on the concept plans No 07/57, exhibits 3
&4 Revision C, submitted with the application.
ROADS 19 Prior to issue of the Occupation Certificate, the
following works shall be
completed:
i) The proposed roads shall be constructed with an asphaltic or
cement concrete wearing surface in accordance with an engineer’s
design or Council’s Manual of Engineering Standards.
ii) A “turning head” and footway, within the property, at the
termination of the existing road in Turin Terrace, together with
all necessary stormwater drainage shall be constructed in
accordance with Council’s Manual of Engineering Standards, and the
works shall be dedicated to Council, at no cost to Council, as
“public road”.
Page 20
iii) Kerb-side parking restriction, linemarking & signposting
in Denton Park Dr to facilitate safe operation of the intersection
of Denton Park Dr with the access road, shall be installed in
accordance with Council’s requirements.
CIVIL WORKS - Roads 20 Prior to commencement of works for the
extension Turin Terrace and within
Denton Park Drive;
• an engineering design, in accordance with Council's Manual Of
Engineering Standards, shall be prepared for approval by
Council
• consent under the Roads Act shall be issued
• all relevant Council fees shall be paid
21 Prior to issue of the Occupation Certificate, a compliance
notice shall be
obtained from Council certifying that construction of roadworks
have been carried out in accordance with this consent and Council's
Manual of Engineering Standards.
EROSION CONTROLS 22 The property shall be protected against soil
erosion, such that sediment is not
carried from the construction site by the action of stormwater,
wind or “vehicle tracking”.
BUILDING CONSTRUCTION 23 All building work shall be carried out in
accordance with the provisions of the
Building Code of Australia.
24 All demolition works are to be carried out in accordance with
Australian Standard AS 2601-2001.
25 Upon completion of the building BUT prior to its occupation, a
Final Fire Safety Certificate with respect to each critical and
essential fire safety measure installed in the building shall be
submitted to Council. Such certificates shall be prepared in
accordance with Division 4 of Part 9 of the Environmental Planning
and Assessment Regulation, 2000.
26 At least once in each twelve month period, fire safety
statements in respect of each required essential fire safety
measure installed within the building shall be submitted to
Council. Such certificates are to state that:
a) The service has been inspected and tested by a person (chosen by
the owner of the building) who is competent to carry out such
inspection and test; and
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b) That the service was or was not (as at the date on which it was
inspected and tested) found to be capable of operating to a
standard not less than that specified in the fire safety schedule
for the building).
Such statements shall be prepared in accordance with Division 5 of
Part 9 of the Environmental Planning and Assessment Regulation,
2000.
27 The applicant shall submit to Council, “Notice of Commencement”
at least two days prior to the commencement of construction
works.
28 Hours of Work:
Unless otherwise approved by Council in writing; all building work
associated with this approval shall be carried out between 7.00am
and 6.00pm Monday to Fridays and 7.00am to 5.00pm on Saturdays with
no work permitted on Sundays or Public Holidays that may cause
offensive noise.
29 Upon completion of the building BUT prior to its occupation, a
Final Fire Safety Certificate with respect to each critical and
essential fire safety measure installed in the building is to be
provided. Such certificate(s) are to be in accordance with Division
4 of Part 9 of the Environmental Planning and Assessment
Regulation, 2000.
30 (1) Building work that involves residential building work
(within the meaning of the Home Building Act, 1989) must not be
carried out unless the principal certifying authority for the
development to which the work relates:
(a) in the case of work to be done by a licensee under that
Act:
(i) has been informed in writing of the licensee's name and
contractor licence number, and
(ii) is satisfied that the licence has complied with the
requirements of Part 6 of that Act, or
(b) in the case or work to be done by any other person;
(i) has been informed in writing of the person's name and
owner-builder permit, or
(ii) has been given a declaration, signed by the owner of the land,
that states that the reasonable market cost of the labour and
materials involved in the work is less than the amount prescribed
for the purposes of the definition of owner-builder work in Section
29 of that Act, and is given appropriate information and
declarations under paragraphs (a) and (b) whenever arrangements for
the doing of the work are changed in such a manner as to render out
of date any information or declaration previously given under
either of those paragraphs.
(2) A certificate purporting to be issued by an approved insurer
under Part 6 of the Home Building Act, 1989 that states that a
person is the holder of an insurance policy issued for the purposes
of that Part is, for the purposes of this clause, sufficient
evidence that the person has complied with the requirements of that
part.
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SERVICES & EQUIPMENT 31 A copy of the fire safety schedule and
fire safety certificate shall be prominently
displayed in the building in accordance with Division 4 of Part 9
of the Environmental Planning and Assessment Regulation 2000.
32 A copy of the fire safety schedule and fire safety certificate
shall be forwarded to the Commissioner of New South Wales Fire
Brigades, in accordance with Division 4 of Part 9 of the
Environmental Planning and Assessment Regulation, 2000.
ACCESS & EGRESS 33 Access for disabled persons must be provided
in accordance with DP1, DP2, and
DP8 of the Building Code of Australia. Compliance with Part D3 of
the Building Code of Australia satisfies this requirement. All
elements are to meet the requirements of Australian Standard
AS1428.1 "Design for Access & Mobility".
SITE CONSIDERATIONS 34 All excavated an/or filled areas are to be
retained or battered and suitably drained
so as to prevent any subsidence of the area and constructed so as
to deny any flow of water into or around the building or
neighbouring buildings or onto neighbouring land. Where a retaining
wall is planned for this purpose and such wall exceeds 1.0m in
height at any point from finished ground level, plans and
specifications of the construction SHALL BE APPROVED BY COUNCIL
BEFORE WORKS COMMENCE. Plans and specifications of retaining walls
greater than 1.0m in height MUST BE CERTIFIED BY A PRACTICING
PROFESSIONAL ENGINEER. Note: The submission of a separate
Development Application is not required for a retaining wall
associated with this approval and indicated on the approved
plans.
35 All excavations and backfilling shall be executed safely, in
accordance with appropriate professional standards and shall be
properly guarded and protected to prevent the works from being
dangerous to life or property.
36 All building refuse on this building site shall be stored in
such a manner so as not to cause a nuisance to adjoining
properties.
37 If an excavation extends below the level of the base of the
footings of a building/structure on an adjoining allotment of land,
the person causing the excavation to be made.
i) Must preserve and protect the building/structure from damage,
and
ii) If necessary, must underpin and support the building/structure
in an approved manner, and
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iii) Must, at least 7 days before excavating below the level of the
base of the footings of a building/structure on an adjoining
allotment of land, give notice of intention to do so to the owner
of the adjoining allotment of land and furnish particulars of the
excavation to the owner of the building/structure being erected or
demolished.
The owner of the adjoining allotment of land is not liable for any
part of the cost of work carried out for the purposes of this
condition, whether carried out on the allotment of land being
excavated or on the adjoining allotment of land. (Includes a public
road and any other public place).
38 If the work:
i) is likely to cause pedestrian or vehicular traffic in a public
place to be obstructed or rendered inconvenient, or
ii) involves the enclosure of a public place
a hoarding or fence must be erected between the work site and the
public place. If necessary, an awning is to be erected, sufficient
to prevent any substance from, or in connection with, the work
falling into the public place. The work site must be kept lit
between sunset and sunrise if it is likely to be hazardous to
persons in the public place. Any such hoarding, fence or awning is
to be removed when the work has been completed.
39 A sign must be erected in a prominent position on the
work:
(i) stating that unauthorised entry to the work site is prohibited,
and
(ii) showing the name of the person in charge of the work site and
a telephone number at which the person can be contacted during work
hours.
Any such sign is to be removed when the work has been
completed.
This condition does not apply to:
(i) building work carried out inside an existing building, or
(ii) building work carried out on premises that are to be occupied
continuously (both during and outside working hours) while the work
is being carried out.
40 Approved toilet facilities are to be provided, at or in the
vicinity of the work site at the rate of one toilet for every 20
persons or part of 20 persons employed at the site. The provision
of toilet facilities in accordance with this Clause must be
completed before any other work is commenced.
41 Suitable and adequate measures are to be applied to restrict
public access to the site and building works, materials and
equipment.
ANCILLARY PROVISIONS
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42 The swimming pool and required child resistant pool fencing and
gates MUST be
constructed, installed and maintained STRICTLY in accordance with
this approval and is to comply with the provisions of the Swimming
Pools Act and Regulations 1992, Australian Standard AS1926-1986 AND
Council's Code "Swimming Pools and Safety Fencing" (2000
Edition).
FOOD PREMISES 43 The premises is to be fitted out in accordance
with the requirements of Australian
Standard 4674-2004, Design Construction and Fit-Out of Food
Premises and any other relevant legislation.
48 The premises will be incorporated in Council’s Surveillance
Program and will be subject to 2 inspection(s) per annum. The
current fee for an inspection is $93.
ADVICES A You are advised that, prior to submitting an application
for an Occupation
Certificate the applicant should ensure that all relevant
conditions of development consent have been complied with.
B You are advised that in regard to potential soil erosion from the
construction site,
such pollution of the environment is an offence under the
Protection of the Environment & Operations (POEO) Act and may
incur infringement fines.
C You (or the owner) are advised to notify Council in writing, of
any existing damage to the street infrastructure (including
landscaping) along the frontage of the property, prior to
commencement of construction. The absence of such notification
signifies that no damage exists. Where necessary repairs are
carried out by Council, the owner of the property shall be held
liable for the cost of those repairs.
D You are advised that the issue of this development consent does
not amount to a release, variation or modification by Council of
any covenant or easement applicable to this property and that
Council will not be held responsible when action on this consent
results in any loss or damage by way of breach of matters relating
to title of the property.
E You are advised that compliance with the requirements of the
Disability Discrimination Act, (DDA) applies to works on this site.
It should be noted that compliance with the Building Code of
Australia does not necessarily meet the requirements of the
DDA.
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Officers Reports
DA07-3071 SEPP SENIORS LIVING PROJECT - 189 SELF CONTAINED UNITS
AND COMMUNITY CENTRE,
LOT 611 DP867202, 372 NEW ENGLAND HIGHWAY, RUTHERFORD
Locality Plan
Attachment No : 1
Number of Pages : 1
Officers Reports 27 May 2008 DA07-3071 SEPP Seniors Living Project
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New England Highway, Rutherford. (Cont)
Page 26
Officers Reports 27 May 2008 DA07-3071 SEPP Seniors Living Project
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New England Highway, Rutherford. (Cont)
Page 27
Officers Reports
DA07-3071 SEPP SENIORS LIVING PROJECT - 189 SELF CONTAINED UNITS
AND COMMUNITY CENTRE,
LOT 611 DP867202, 372 NEW ENGLAND HIGHWAY, RUTHERFORD
Development Plans
Attachment No : 2
Number of Pages : 9
Officers Reports 27 May 2008 DA07-3071 SEPP Seniors Living Project
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New England Highway, Rutherford. (Cont)
Page 28
Officers Reports 27 May 2008 DA07-3071 SEPP Seniors Living Project
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New England Highway, Rutherford. (Cont)
Page 29
Officers Reports 27 May 2008 DA07-3071 SEPP Seniors Living Project
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New England Highway, Rutherford. (Cont)
Page 30
Officers Reports 27 May 2008 DA07-3071 SEPP Seniors Living Project
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New England Highway, Rutherford. (Cont)
Page 31
Officers Reports 27 May 2008 DA07-3071 SEPP Seniors Living Project
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New England Highway, Rutherford. (Cont)
Page 32
Officers Reports 27 May 2008 DA07-3071 SEPP Seniors Living Project
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New England Highway, Rutherford. (Cont)
Page 33
Officers Reports 27 May 2008 DA07-3071 SEPP Seniors Living Project
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New England Highway, Rutherford. (Cont)
Page 34
Officers Reports 27 May 2008 DA07-3071 SEPP Seniors Living Project
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New England Highway, Rutherford. (Cont)
Page 35
Officers Reports 27 May 2008 DA07-3071 SEPP Seniors Living Project
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New England Highway, Rutherford. (Cont)
Page 36
Officers Reports 27 May 2008 DA07-3071 SEPP Seniors Living Project
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New England Highway, Rutherford. (Cont)
Page 37
Officers Reports
DA07-3071 SEPP SENIORS LIVING PROJECT - 189 SELF CONTAINED UNITS
AND COMMUNITY CENTRE,
LOT 611 DP867202, 372 NEW ENGLAND HIGHWAY, RUTHERFORD
Staging Plans
Attachment No : 3
Number of Pages : 1
Officers Reports 27 May 2008 DA07-3071 SEPP Seniors Living Project
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New England Highway, Rutherford. (Cont)
Page 38
Officers Reports 27 May 2008 DA07-3071 SEPP Seniors Living Project
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New England Highway, Rutherford. (Cont)
Page 39
Officers Reports
DA07-3071 SEPP SENIORS LIVING PROJECT - 189 SELF CONTAINED UNITS
AND COMMUNITY CENTRE,
LOT 611 DP867202, 372 NEW ENGLAND HIGHWAY, RUTHERFORD
Distance to Services & Facilities
Attachment No : 4
Number of Pages : 2
Officers Reports 27 May 2008 DA07-3071 SEPP Seniors Living Project
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New England Highway, Rutherford. (Cont)
Page 40
Officers Reports 27 May 2008 DA07-3071 SEPP Seniors Living Project
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New England Highway, Rutherford. (Cont)
Page 41
Officers Reports 27 May 2008 DA07-3071 SEPP Seniors Living Project
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New England Highway, Rutherford. (Cont)
Page 42
Officers Reports
DA07-3071 SEPP SENIORS LIVING PROJECT - 189 SELF CONTAINED UNITS
AND COMMUNITY CENTRE,
LOT 611 DP867202, 372 NEW ENGLAND HIGHWAY, RUTHERFORD
Hunter Regional Development Committee
Attachment No : 5
Number of Pages : 2
Officers Reports 27 May 2008 DA07-3071 SEPP Seniors Living Project
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New England Highway, Rutherford. (Cont)
Page 43
Officers Reports 27 May 2008 DA07-3071 SEPP Seniors Living Project
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New England Highway, Rutherford. (Cont)
Page 44
Officers Reports 27 May 2008 DA07-3071 SEPP Seniors Living Project
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New England Highway, Rutherford. (Cont)
Page 45
Officers Reports
DA07-3071 SEPP SENIORS LIVING PROJECT - 189 SELF CONTAINED UNITS
AND COMMUNITY CENTRE,
LOT 611 DP867202, 372 NEW ENGLAND HIGHWAY, RUTHERFORD
Submission
Attachment No : 6
Number of Pages : 3
Officers Reports 27 May 2008 DA07-3071 SEPP Seniors Living Project
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New England Highway, Rutherford. (Cont)
Page 46
Officers Reports 27 May 2008 DA07-3071 SEPP Seniors Living Project
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New England Highway, Rutherford. (Cont)
Page 47
Officers Reports 27 May 2008 DA07-3071 SEPP Seniors Living Project
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New England Highway, Rutherford. (Cont)
Page 48
Officers Reports 27 May 2008 DA07-3071 SEPP Seniors Living Project
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New England Highway, Rutherford. (Cont)
Page 49
Officers Reports
DA07-3071 SEPP SENIORS LIVING PROJECT - 189 SELF CONTAINED UNITS
AND COMMUNITY CENTRE,
LOT 611 DP867202, 372 NEW ENGLAND HIGHWAY, RUTHERFORD
Confirmation of Medical
Attachment No : 7
Number of Pages : 1
Officers Reports 27 May 2008 DA07-3071 SEPP Seniors Living Project
- 189 independent living united and community centre 611 867202 372
New England Highway, Rutherford. (Cont)
Page 50