PLANNING POTENTIAL. · 3.10 SUBMISSIONS IN ACCORDANCE WITH THE ACT 28 3.11 PUBLIC INTEREST 28 4.0 CONCLUSION 29 FIGURES Figure 1: Proposed Site Plan 5 ... (Granny Flat) and new detached

PLANNING POTENTIAL.

SoEE Secondary Dwelling (Granny Flat)

Lot 25 DP 826452, 295 Lords Place, Orange

Prepared for DesignsA Tm

January 2020

URBAN, RURAL & REGIONAL PLANNING CONSULTAN

Statement of Environmental Effects PLANNING POTENTIAL

TABLE OF CONTENTS

1.0 INTRODUCTION 2

1.1 DOCUMENTATION 3

1.2 DEVELOPMENT DETAILS 3 Page I 1

1.3 PROPOSAL 4

2.0 SITE 6

2.1 LOCATION 6

2.2 SITE MAP 7

2.3 SITE DESCRIPTION 7

2.4 ACCESS AND SERVICES ?

3.0 MATTERS FOR CONSIDERATION 8

3.1 PROVISIONS OF ANY ENVIRONMENTAL PLANNING INSTRUMENT 8

3.2 REGIONAL ENVIRONMENTAL PLANS 16

3.3 STATE ENVIRONMENTAL PLANNING POLICIES 16

3.4 PROVISIONS OF ANY DRAFT ENVIRONMENTAL PLANNING INSTRUMENT 17

3.5 PROVISIONS OF ANY DEVELOPMENT CONTROL PLAN 17

3.6 PROVISIONS PRESCRIBED BY THE REGULATIONS 25

3.7 THE LIKELY IMPACTS OF THE DEVELOPMENT 25

3.8 THE SUITABILITY OF THE SITE 27

3.9 DEVELOPMENT CONTRIBUTIONS 28

3.10 SUBMISSIONS IN ACCORDANCE WITH THE ACT 28

3.11 PUBLIC INTEREST 28

4.0 CONCLUSION 29

FIGURES Figure 1: Proposed Site Plan 5

Figure 2: Zoning Map R1 General Residential. 6

Figure 3: Aerial View Surrounding Locality & Site 7

Figure 4: Heritage Map 12

Figure 5: Groundwater Vulnerability Map 15

PO Box 2512 Orange NSW 2800 0408 292 495 [email protected] www.planningpotential.com.au

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1.0 INTRODUCTION

This Statement of Environmental Effects (So EE) report provides an assessment of the development proposal for a Secondary Dwelling (Granny Flat) and new detached double garage on land legally described as Lot 25 DP 826452, Lords Place, Orange.

The proposed will consist of the following elements:

• Two-bedroom dwelling (secondary dwelling) with a floor area of 83.9m2;

• Dwelling consisting of two bedrooms, two ensuites, kitchen with open plan living and dining areas, and verandah

• Detached garage with dimensions of 5.8m x 5.5m • Retention of existing principle dwelling (no construction works); • Minor demolition works relating to the existing rear garage/shed; and • Updated landscaping elements.

Construction materials will consist of selected facebrick, panel lift garage doors, aluminium framed door and windows, timber entry door and selected colorbond roof sheeting. Colour scheme will be appropriate taking into consideration heritage characteristics of the locality.

Access will be retained via the existing access point off Lords Place.

A Landscaping Plan and Planting Schedule has been provided for the proposed development in accordance with reference to Orange City Council's Parks, Gardens and Your Garden Guide 02/2007. Separate private open space areas are available for each dwelling.

The proposed development is able to connect to all relevant essential services.

The proposed development for a secondary dwelling and detached garage is permissible under the provisions of the Orange Local Environmental Plan (OLEP) 2011 subject to development consent of Council.

The following SoEE report provides an assessment of the proposed development based on the relevant matters in Section 4.15 of the Environmental Planning & Assessment Act and considers the consistency of the proposed development against relevant legislation, environmental planning instruments and the potential impacts that may be associated with the development.

The application is for DA consent only.

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PO Box 2512 Orange NSW 2800 t 0408 292 495 [email protected] www.planningpotential.com.au

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1.1 DOCUMENTATION

The Development Application (DA) consists of a completed Development Application form, the SoEE report, and the attached Plans drawn by DesignsATm, and BASIX Certificate. Page I 3

DAO1 -- Existing Site Plan at 1:200 DA 02 -- Proposed Site Plan at 1 :200 DA03 - Proposed Landscaping Plan at 1:200 DAO4 -- Proposed Floor Plan DA05 -- Proposed Elevations - North & South DA06 -- Proposed Elevations - West & East DAO7 -- Shadow Diagrams 10:00am 21° June DA08 -- Shadow Diagrams 11:00am & 12:00pm Noon 21 June DA09 - Shadow Diagrams 1:00pm & 2:00pm 21 une DA10 -- Shadow Diagrams 3:00pm 21° June

1.2 DEVELOPMENT DETAILS

Applicant: DesignsATm , Owner: Proposal: Location:

Zone:

Sheng Ming Wang & Li Ping Lui Secondary Dwelling & Detached Garage Lot 25 DP 826452, 295 Lords Place, Orange R1 General Residential

PO Box 2512 Orange NSW 2800 0408 292 495 s info @planningpotential.com.au www.planningpotential.com.au

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1.3 THE PROPOSAL

The proposed development seeks Council consent for a Secondary Dwelling, partial demolition of existing shed/garage and construction of a detached double garage on the subject land; being Lot 25 DP 826452, known as 295 Lords Place, Orange.

The proposed development will consist of the following elements:

• Two-bedroom dwelling (secondary dwelling) with a floor area of 83.9m2;

• Dwelling consisting of two bedrooms, two ensuites, kitchen with open plan living and dining areas, and verandah;

• Detached garage with dimensions of 5.8m x 5.5m; • Retention of existing principle dwelling (no construction works); • Minor demolition works relating to the existing rear garage/shed; and • Updated landscaping elements.

Construction materials for all the detached garage and secondary dwelling includes selected facebrick walls, colorbond door, aluminium framed doors and windows, timber entry door and selected colorbond roof sheeting.

Proposed colour scheme is yet to be finalised, however all materials and colours will be sympathetic with the locality to ensure integration with the urban landscape and neighbourhood character; taking into account heritage elements.

Access to the site will be retained off Lords Place.

Carparking will be provided on site with a new detached double garage. Additional parking is available on Lords Place street frontage.

The development proposes to introduce landscaping elements along the driveway area to delineate the private open areas for both the principle and secondary dwellings. Landscaping elements will include both large and small trees, hedging, grasses and groundcovers. Plant species will be chosen taking into consideration drought tolerance and adaptability.

A Landscaping Plan and Planting Schedule has been provided for the proposed development in accordance with reference to Orange City Council's Parks, Gardens and Your Garden Guide 02/2007.

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The existing site is connected to all essential services being reticulated water and sewer, electricity, gas and telecommunications. Any upgrades required as a result of the proposed development will be borne by the developer/owner.


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Figure 1: Site Plan (Source: Extract by DesignsATm)

PO Box 2512 Orange N5W 2800 ~ 0408 292 495 m Info ci planningpotential.com.au www.planningpotential.com.au

Statement of Environmental Effects w PLANNING POTENTIAL

2.0 SITE 2.1 Location. Title and Zoning The subject site consists of one (1) title; Lot 25 DP 826452 with a site area of approximately 750m. The land is located on the western side of Lords Place in between March Street (to the south) and Prince Street intersections (to the north). The site is Page 1 6

approximately 680m from the Orange Town Centre. The land is zoned R1 General Residential under the provisions of the Orange Local Environmental Plan (OLEP) 2011 as shown in Figure 3 and is located within the Central Orange Heritage Conservation Area.

Figure 2: Site zoning map R 1 General Residential (Source: OLEP 2011)

PO Box 2512 Orange NSW 2800 t 0408 292 495 8info @planningpotential.com.au www.planningpotential.com.au

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2.2 Site Map

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Figure 3: Aerial view of the subject land and surrounding locality (Source: Six Maps)

2.3 Site

The subject land, being Lot 25 DP 826452 has a site area of approximately 750m2. The

site is located on the western side of Lords Place in between Prince Street (to the north) and March Street (to the south). The subject land consists of a principle dwelling and outbuildings. The surrounding locality is typified by single storey residential dwellings and units of varying ages. The site forms a part of Central Orange Heritage Conservation Area. Due to the sites proximity to the town centre, pedestrian access and public transportation routes are easily accessible.

2.4 Access and Services

The subject site is located on the western side of Lords Place in between its intersection with March Street (to the south) and Prince Street (to the north). The existing allotment is addressed to Lords Place. New development to the rear of the allotment will utilise the existing access point off Lords Place.

The subject site is connected to all essential services being reticulated sewer and water, electricity, gas and telecommunications (including NBN).

PO BOX 2512 Orange NSW 2800 ' 0408 292 495 [email protected] www.planningpotential.com.au

Statement of Environmental Effects PLANNING POTENTIAL.

3.0 MATTERS FOR CONSIDERATION

Section 4.15 of the Environmental Planning and Assessment Act 1979 requires Council to consider relevant matters, of which those pertaining to the application are listed below.

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3.1 PROVISIONS OF ANY ENVIRONMENTAL PLANNING INSTRUMENT s4.15(1 )(a)(i)

Clause 1.2 Aims of the Plan

The broad aims of the LEP are as follows:

(a) to encourage development that complements and enhances the unique character of Orange as a major regional centre boasting a diverse economy and offering an attractive regional lifestyle,

(b) to provide for a range of development opportunities that contribute to the social, economic and environmental resources of Orange in a way that allows the needs of present and future generations to be met by implementing the principles of ecologically sustainable development,

(c) to conserve and enhance the water resources on which Orange depends, particularly water supply catchments,

(d) to manage rural land as an environmental resource that provides economic and social benefits for Orange,

(e) to provide a range of housing choices in planned urban and rural locations to meet population growth,

(f) to recognise and manage valued environmental heritage, landscape and scenic features of Orange.

The proposal is not contrary to aims of the LEP.

Clause 1.9A Suspension of covenants, agreements and instruments

This clause provided that covenants, agreements or other similar instruments that restrict the carrying out of development upon the subject land do not apply unless such are:

• Covenants imposed or required by council, • Prescribed instruments under s 138A of Crown Lands Act 1989 • Any conservation agreement under National Parks and Wildlife Act 197 4 • Any trust agreement under the Nature Conservation Trust Act 2003 • Any property vegetation plan under the Native Vegetation Act 2003



• Any biobanking agreement under Part 7 A of the Threatened Species Conservation Act 1995

• Any planning agreement made under Division 6 of Part 4 of the Environmental Planning and Assessment Act 1979

A search of records identifies that the subject land is not affected by any covenants, Page I 9

agreements or easements.

Mapping

The subject site is identified on the LEP maps in the following manner:

These matters are addressed in the report following.

Orange Local Environmental Plan (OLEP) 2011 The subject land is zoned R1 General Residential under the provisions of the OLEP 2011. Secondary dwelling and detached garage are permissible within the zone, subject to Council's development consent.

The standard instrument defines secondary dwelling as a self-contained dwelling that-

(a) is established in conjunction with another dwelling (the principal dwelling), and (b) is on the same lot of land as the principal dwelling, and


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(c) is located within, or is attached to, or is separate from, the principal dwelling.

The proposal for a secondary dwelling meets the standard instrument definition in addition to the requirements of Clause 5.4:-

• The dwelling will be located to the rear of the allotment in conjunction with the principal dwelling. The dwelling is detached from the principle dwelling and is situated on the same title.

The proposal is considered to be consistent with the above definitions.

Objectives of the R1 General Residential Zone

The proposal is not contrary to the aims of the LEP or the objectives of the R1 zone. The development relates to and is consistent with the zone objectives which seek to:

• Provide for the housing needs of the community • Provide for a variety of housing types and densities • Enable other land uses that provide facilities or services to meet the day to day

needs of residents • Ensure development is ordered in such a way as to maximise public transport

patronage and encourage walking and cycling in close proximity to settlement • Ensure that development along the Southern Link Road has an alternative access.

The proposed development contributes to the city's additional housing stock as well as providing for a variety of housing types and densities. Secondary dwellings are generally small in area and are recognised as affordable types of residential accommodation. The site fronts Lords Place, which is a recognisable thoroughfare for pedestrians, vehicle movements and public transport routes.

The proposal is generally consistent with the objectives of the zone.

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Part 2 - Permitted or prohibited development

The proposed development for a secondary dwelling (and detached garage) is permitted in the R1 General Residential zone as per the provisions of the land use table. The permitted development is subject to development consent.

2.7 Demolition

Consent for demolition is sought under these provisions. Demolition works will be minor and relate to the existing external structure at the rear of the site where the new secondary dwelling is to be located.

Demolition works will be undertaken in accordance with the Australian standards and workplace and safety requirements.

PO Box 2512 Orange NSW 2800 ( 0408 292 495 [email protected] www.planningpotential.com.au


Part 4-- Principle development standards

Orange LEP has principle development standards for dual occupancy, multi dwelling residential housing and residential flat build development proposals.

This proposal for a secondary dwelling does not require compliance with the principle development standards.

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Part 5-- Miscellaneous provisions

5.4. Controls relating to miscellaneous permissible uses

Secondary dwellings If development for the purposes of a secondary dwelling is permitted under this Plan, the total floor area of the dwelling (excluding any area used for parking) must not exceed whichever of the following is the greater- (a) 60 square metres, (b) 50% of the total floor area of the principal dwelling.

The existing dwelling has a GFA of 168.8m2; and as such any development for a secondary dwelling must not exceed 84.3m2 in GFA. The proposal has a GFA of 83.9m2 for the secondary dwelling. This GFA meets the requirement of the clause.

5.10 Heritage Conservation

The subject site is located within the Central Orange Heritage Conservation Area which has been identified as having local significance.

The objectives of this clause are as follows- (a) to conserve the environmental heritage of Orange, (b) to conserve the heritage significance of heritage items and heritage conservation areas, including associated fabric, settings and views, (c) to conserve archaeological sites, (d) to conserve Aboriginal objects and Aboriginal places of heritage significance.

PO Box 2512 Orange NSW 2800 ( 0408 292 495 a info @[email protected] www.planningpotential.com.au


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Figure 4: Heritage Map {Source: Orange LEP 2011)

The Central Heritage Conservation Area of Orange seeks to identify and promote the heritage characteristics of these older parts of town. The nature of the proposed development does not interrupt this ongoing connection with the intrinsic character of the Heritage Conservation Area (HCA).

The allotment fronts Lords Place with all the new development located to the rear of the site. The Lords Place streetscape remains unnaltered. Whilst the site is located within the HCA there is a variety of styles and ages of buildings within close proximity to the site. Colour schemes are yet to be finalised however will be appropriate for the locality and be sympathetic to the heritage elements of the HCA. It is considered a colour scheme can be conditioned subject to any approval granted.

Thus, the development will have a neutral or beneficial impact on the heritage significance of the Heritage Conservation Area.

PO BOX 2512 Orange NSW 2800 ( 0408 292 495 8info @planningpotential.com.au www.planningpotential.com.au

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Part 6 - Urban Release Areas

The proposed development is not a part of an urban release area.

Part 7 - Additional Local Provision

7.1 Earthworks

The objectives of this clause are as follows:

(a) to ensure that earthworks for which development consent is required will not have a detrimental impact on environmental functions and processes, neighbouring uses, cultural or heritage items or features of the surrounding land,

(b) to allow earthworks of a minor nature without requiring separate development consent.

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Earthworks will be required for the development in order to create level building pads for the proposed secondary dwelling, detached garage, open space areas and vehicle areas. Consent is sought for earthworks associated with the proposed development.

Sediment control measures will be implemented onsite prior to any commencement of works to ensure there is no disruption to drainage either on the site or adversely affecting any adjoining properties.

The site has no known contamination issues and is not known to contain any Aboriginal, European or archaeological relics.

Furthermore, the site is not in proximity to any waterway, drinking catchment or sensitive area.

The proposal is considered to be acceptable in regard to earthworks.

7.2 Flood planning

The subject site has not been identified as being affected by local overland flow.

7.3 Stormwater management

This clause applies to all industrial, commercial and residential zones and requires that Council be satisfied the proposed development has minimal impact upon urban stormwater on the land and on adjoining downstream properties, native bushland and receiving waters.

The proposal has been designed to include permeable surfaces in addition to connection to the existing urban stormwater system. Stormwater will be directed to the stormwater system at street level; being Lords Place. It is considered the proposal will not have any significant impact of stormwater run-off on adjoining downstream



properties, native bushland and receiving waters. Furthermore, erosion and sediment control measures will be implemented as per standard practise and in accordance with the "Blue Book" (Managing Urban Stormwater -- Soils and Construction).

As such, the proposal is considered to be acceptable in regard to stormwater management.

7.4 Terrestrial biodiversity

The subject land is not identified as being affected by terrestrial biodiversity.

7.5 Riparian land and watercourses

The subject land is not identified as being affected by riparian land and/or watercourses.

7.6 Groundwater vulnerability

The subject land is identified as "Groundwater Vulnerable" on the Groundwater Vulnerability Map. The objective of the clause seeks to protect hydrological functions of groundwater systems and protect resources from both depletion and contamination.

The proposal for a secondary dwelling and detached garage is not anticipated to involve the discharge of toxic or noxious substances and is therefore unlikely to contaminate the groundwater or related ecosystems. The proposed development will be connected to reticulated sewer. The proposal does not involve extraction of groundwater and will therefore not contribute to groundwater depletion. The proposal avoids impacts on groundwater and is therefore considered to be acceptable and not contrary to the objectives of the clause.

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PO Box 2512 Orange NSW 2800 0408 292 495 [email protected] www.planningpotential.com.au

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Figure 5: Groundwater vulnerability map (Source OLEP 2011)

7.7 Drinking Water Catchment

The subject land is not identified as being located in a drinking water catchment area.

7.8 Salinity

The provisions of the salinity clause are not considered to be relevant to the proposed development.

7.9 Airspace operations

The proposed development for subdivision is not subject to the provisions of the clause.

7.1 O Development in areas subject to aircraft noise

The provisions of this clause are not considered to be applicable to the proposed development.

PO Box 2512 Orange N5W 2800 t. 0408 292 495 s:s info @planningpotential.com.au www.planningpotential.com.au


7 .11 Essential services

Development consent must not be granted to development unless the consent authority is satisfied that any of the following services that are essential for the proposed development are available or that adequate arrangements have been made to make them available when required:

• Supply of water • Supply of electricity • Disposal and management of sewerage • Storm water drainage or on-site conservation • Suitable road access

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The subject site has been used for ongoing residential use since the original/principal dwelling was constructed circa 1930's. All services are currently available in the locality for the purpose of residential use which includes reticulated sewer and water, electricity, telecommunications (including NBN), and gas. Access will be retained via the existing access point off Lords Place.

3.2 REGIONAL ENVIRONMENTAL PLANS

Central West & Orana Regional Plan 2036 applies to the proposal. The proposal supports Goal 4: Dynamic, Vibrant and Healthy Communities and Direction 25: Increase housing diversity and choice. The proposal will result in the addition of a small 2 bedroom dwelling to the rear of the existing building. This allows for opportunity to meet affordable housing options within the City. The site is in proximity to the town centre (approximately 680m away) with both good pedestrian and public transport access.

The proposal is not contrary to the goals and directions of the regional plan.

3.3 STATE ENVIRONMENTAL PLANNING POLICIES

State Environmental Planning Policy No.55 Remediation of land is applicable to the proposal and must be considered in any development proposal.

The proposed development is for continued residential use of the land. The site has not been used for any known approved activities which would render the soil contaminated to such a degree as to prevent the future development of the land for the purposes of a secondary dwelling. It is noted that surrounding land in the immediate vicinity has a residential use component.

As such, the proposal is considered to be consistent with the provisions of the SEPP.

State Environmental Planning Policy (Building Sustainability Index: BASIX) 2004 applies to the proposed development.

PO BOX 2512 Orange NSW 2800 ( 0408 292 495 s info @planningpotential.com.au www.planningpotential.com.au

Statement of Environmental Effects "" PLANNING POTENTIAL.

A BASIX Certificate is submitted in support of the proposal to meet the requirements of the SEPP. The proposed development will satisfy the provisions of BASIX in respect of water, thermal comfort, and energy.

State Environmental Planning Policy (Affordable Rental Housing) 2009 applies Page I 17

The proposed development is for a secondary dwelling, the subject allotment exceeds 450sqm, and so consent cannot be refused on the basis that the Lot size is too small (cl. 22).

The secondary dwelling does not need to be serviced by a dedicated car parking space (cl. 22), and as such there is no mechanism available to require these provisions to be made available for the secondary dwelling.

Furthermore, a dedicated, separate private open space area does not need to be provided for the secondary dwelling, as implied by Schedule 1 of the SEPP (for complying development provisions).

Council's previous view and assessment of similar proposals has implied that it follows that a merits-assessment pursuant to a Development Application should not be more onerous than this "complying" provision. The same principle has been applied for this application.

3.4 PROVISIONS OF ANY DRAFT ENVIRONMENTAL PLANNING INSTRUMENT THAT HAS BEEN PLACED ON EXHIBITION s4.15(1 )(a)(ii)

There are no draft environmental planning instruments that relate to the subject land or the proposed development.

3.5 PROVISIONS OF ANY DEVELOPMENT CONTROL PLAN s4.15(1)(a)(iii)

Development Control Plan (DCP) 2004 is applicable to the proposed development. The following parts of the comprehensive DCP are considered to be applicable to the proposed development:

Chapter 3-- General Considerations

3.1 Cumulative Impacts

The proposed development is for use of the site for residential purposes within a designated residential area and is consistent with the zone objectives. The proposal is not out of character for the area and will not have adverse environmental impacts on the site or surrounding locality.


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3.3 Energy Efficiency

A BASIX Certificate for energy efficiency has been included for the proposed development and meets the requirements for energy efficiency.

3.4 Waste Generation Page I 18

Construction and Demolition Waste Minor demolition works will take place as a part of this application requires the removal of the garage/shed walls, doors and roof sheeting. This will be the site for the new secondary dwelling. Demolition materials will either be recycled where possible or disposed of at an approved waste facility. Construction waste will be collected and stored onsite and removed to an approved waste facility.

Chapter 4- Special Environmental Considerations

4.1 Sewerage Disposal

The subject land is urban land connected to reticulated sewer. The proposed development will be required to be connected to the urban sewer system via additional points to Council's satisfaction prior to the occupation of the dwelling.

Chapter 5- General Considerations for zones and development

5.3 Advertised Development

The proposed development for a secondary dwelling is identified as advertised development and as such will be published by the Council as required by the Environmental Planning and Assessment Regulation 2000. In addition, Council may provide written notice of the proposal to adjoining landowners. Advertising will be for a 14 day period.

Chapter 7 -- Development in Residential Areas

7.7 Design Elements for Residential Development Streetscape

Elements of design for the proposed residential development are discussed in more detail below addressing various aspects of the DCP provisions. The proposed development is consistent with the objectives of the DCP provision. In particular:

• The development fits into its setting; • The development will be aesthetically pleasing and will enhance the existing

streetscape; • There will be no adverse impact upon nearby heritage items or their

significance; and • The development will not create opportunities for crime or safety of residents

and pedestrians.

PO BOX 2512 Orange NSW 2800 t 0408 292 495 6info @planningpotential.com.au [email protected]


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7.7.1 Planning Outcomes - Neighbourhood Character

The locality is characterised by residential development consisting of a mix of single storey detached homes of varying ages from the 1930's to 1980's, some multi dwelling housing (units) in Lords Place, March Street and Parker Place, with some former dwellings being utilised for health related businesses.

There is limited vegetation on the site, and the Landscaping Plan proposed as part of the development will enhance key elements of the character of the locality. The Lords Place street frontage, being the primary frontage, will be unaltered by the development. The remainder of the site includes landscaping elements to provide visual amenity and privacy to both occupants and neighbouring properties.

It is considered that the proposed development is compatible with the overall general neighbourhood character of the locality within the Central Orange Heritage Conservation Area.

7.7.2 Planning Qutcomes- Building Appearance

Building appearances at the primary frontage (Lords Place) will be unchanged, with no changes to the principal dwelling proposed with all development to be single storey in nature and located to the rear of the allotment behind the existing dwelling.

The proposal does not detract from the streetscape.

The allotment has one street frontage only; being Lords Place.

The proposed external finishes for the development, are modern in both materials and appearance however are considered to be acceptable for the neighbourhood. Proposed materials include facebrick, aluminium windows and doors, with colorbond fencing and roof sheeting.

Colour scheme will be appropriate for the locality and be sympathetic to the heritage elements of the HCA. It is considered a colour scheme can be conditioned subject to any approval granted.

A Landscaping Plan and Planting Schedule has been provided for the proposed development in accordance with reference to Orange City Council's Parks, Gardens and Your Garden Guide 02/2007. It allows for the inclusion of additional landscaping elements to enhance the development as well as providing visual privacy and amenity to the site occupants and neighbours.

The development has a site coverage of 37.9%, which is well within Councils acceptable range. The R1 zone allows for single residential dwellings, dual occupancies and multi dwelling housing which is consistently applied across the immediate locality.

It is considered the proposal meets and/ or exceeds Councils planning provisions and provides for reasonable amenity.

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7.7.3 Planning Outcomes - Heritage

The proposed site and locality are located within the Central Orange Heritage Conservation Area. The site is not identified as an item of environmental heritage. As the proposal is for infill development to the rear of the site, the proposal does not change the existing heritage characteristics of the streetscape or surrounding locality. The design elements of the development are considered satisfactory or can be made satisfactory through imposition of some clear conditions (if required). Thus, the development will have a neutral or beneficial impact on the heritage significance of the Heritage Conservation Area.

7.7.4 Planning Outcomes -- Setbacks

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Building setbacks from the public street will remain unchanged as the infill development will be to the rear of the allotment utilising the existing access point off Lords Place.

The new detached garage will be located behind the primary dwelling.

It is considered that the proposal meets the DCP requirements for setbacks.

7.7.5 Planning Outcomes -- Fences & Walls

Perimeter fencing is existing. There are no changes to existing fencing on the site.

No front walls or fences are proposed for the development.

7.7.6 Planning Outcomes -- Visual Bulk

The proposed development will be detached and single storey which is consistent with the residential development within the locality.

No building envelopes are registered on the title; however, the proposed design does comply with the requirements for visual bulk with the residential buildings generally contained within the envelopes generated by planes projected at 45° over the site at 2.5m above the existing ground level (vertical building envelopes). There are no recognisable encroachments on the vertical building envelope for the secondary dwelling.

All proposed dwellings are single storey in design and appear as single storey residential dwellings.

The proposed development is consistent with the site coverage requirements for residential development not exceeding 50%. Overall site coverage for the proposed development is 37.9% which is well within the acceptable site coverage limits.

PO BOX 2512 Orange NSW 2800 ( 0408 292 495 [email protected] www.planningpotential.com.au

Statement of Environmental Effects • PLANNING POTENTIAL

7.7.7 Planning outcomes -- Walls & Boundaries

Setbacks for all buildings and boundaries have been provided on the submitted plans. The proposal can meet the requirements of the Building Code of Australia (BCA) for distances from side and rear boundaries.

7.7.8 Planning outcomes - Daylight & Sunlight Page I 21

Shadow diagrams and calculations are provided for 21°June and has been submitted with the application for the proposed secondary dwelling. These can be viewed on Plans DA07 -- DA10.

Having regard to the lot orientation and the detached single storey design of the dwellings, the proposed development will not unreasonably impact upon the solar access of the development and adjoining sites.

7.7.9 Planning Outcomes -- Views

The proposed development will not significantly impact on any views and/or vistas from neighbouring dwellings given the single storey design and the existing neighbourhood character. The proposed development does not adversely impact upon any views of Mount Canobolas or the surrounding panorama is considered to be minimal or negligible.

Views to prominent areas, landmarks, or heritage items will not be diminished as a result of the development.

7. 7 .1 0 Planning Outcomes - Visual Privacy

The proposed development is unlikely to present issues in relation to visual privacy and/or overlooking due to the single storey design and orientation of the windows to the private open space areas of new secondary dwelling. Direct views have been minimised based on floor plan design, separation distance, fencing and window style/height and being offset to adjoining properties. Additional landscaping elements along the northern boundary has also been included to provide further visual relief and privacy between the occupants and neighbouring allotment to the north.

Private open space areas are all provided to the rear of the principal dwelling with the secondary dwelling also providing separate private open space areas outside of the dedicated living areas. The provisions of the SEPP (Affordable Housing) indicate that private open space can be shared between the principal and secondary dwellings. Regardless, in this instance, a separate area has been dedicated.

It is considered that the development provides for adequate and suitable private open space areas.

PO Box 2512 Orange NSW 2800 ( 0408 292 495 s [email protected] www.planningpotential.com.au

Statement of Environmental Effects Cl E PLANNING POTENTIAL

7.7.11 Planning Outcomes -Acoustic Privacy

There will be limited openings and opportunities for transfer of noise between the secondary dwelling and surrounding properties. Further, the secondary dwelling is for a residential use and as such noise generated from these uses are likely to be within community expectations for noise levels in a General Residential Zone.

7. 7 .12 Planning Outcomes - Security

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Formal crime risk assessment is not required as the proposed development is for less than twenty (20) dwellings; however, consideration of Part B Principles for minimising risk is still required for consideration for good planning practice.

Crime Prevention through Environmental Design (CPTED) acknowledges that the built environment influences the likelihood of criminal behaviour taking place and consequently encourages the application of design features, routine activities and space management practices which alter conditions that create opportunities for criminal behaviour.

The CPTED identifies four (4) principles to be used to minimise the opportunity for crime:

• Surveillance • Access control • Territorial reinforcement • Space management

Surveillance The proposed development will provide clear sightlines between the public street and private entrances of the dwellings. This will be assisted by street lighting and outside lighting for each of the dwellings. In this instance the existing streetscape will remain unaltered with the new development to the rear of the site.

Access control The guidelines indicate that physical and symbiotic barriers can be used to attract, channel or restrict the movement of people. They minimise opportunities for crime and increase the effort required to commit crime.

Proposed landscaping and perimeter fencing will delineate the boundaries for the development and identify the separation of the principal dwelling and the secondary dwelling.

Territorial reinforcement Territorial reinforcement and space management look at the design and use of public space. This element is not considered relevant due to the proposed scale and location of the development.

Space Management Space management also ensures that space is appropriately utilized and well cared for. This entails site cleanliness and repair of property, graffiti or vandalism.

PO Box 2512 Orange NW 2800 ' 0408 292 495 8info @planningpotential.com.au www.planningpotential.com.au


The proposed development is considered to be consistent with the CPTED principles and the planning outcomes identified within the DCP for security.

7. 7 .13 Planning Outcomes -- Public Transport

The proposed development is a secondary dwelling only. Whilst access to public transport is not required to be considered under the DCP provisions, based on the sites location pedestrian and public transportation options are available.

7.7.14 Planning Outcomes -- Circulation Design

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The proposed development will utilise the existing access and driveway off Lords Place. No changes to access are proposed. The SEPP (Affordable Housing) provisions state that secondary dwellings do not need to be serviced by a dedicated car parking space (cl. 22), and as such there is no mechanism available to require these provisions to be made available for the secondary dwelling. It should be acknowledged that regardless of the provision, there is adequate on street parking available in Lords Place if required.

The development also includes the construction of a new detached garage behind the existing dwelling (principal dwelling) will can be utilised by both dwellings.

Turn path on the submitted Proposed Site Plan (DA02) shows that vehicles utilising the detached garage are able to enter and leave the site in a forward direction.

7.7.15 Planning Outcomes - Carparking

The DCP requires the following provisions for car parking as per the Car Parking Table:

Dwellin size or number of bedrooms Average car parking per dwelling

Visitor Parking

1.0 spaces per unit 1.1 spaces per unit 1.5 spaces per unit 0.2 spaces per unit

The proposed development consists of 1x 2 bedroom dwelling (secondary dwelling) which generates a parking demand of 1.1 spaces per dwelling. Based on the DCP parking provisions a total of 1.1 spaces would be required for the new dwelling.

Based on the provisions of the SEPP (Affordable Housing), the secondary dwelling does not need to be serviced by a dedicated car parking space (cl. 22), and as such there is no mechanism available to require these provisions to be made available for the secondary dwelling. Regardless, a new detached garage is proposed to be constructed to service both the principal dwelling and the new secondary dwelling. Additionally, on street parking is available on Lords Place if required.



7. 7 .16 Planning Outcomes - Private Open Space

The proposed development requires an area of private open space (POS) of at least 50% of the dwelling floor area. The following table provides an analysis of the requirements verses the m2 area to be provided for POS provisions.

Dwellina Livina Area (m) POS reauired (m) POS orovided (m2I Compliance D1 (Principle 168.6 84.3 112.00 ✓ -Yes Dwellina) 02 (Secondary 83.9 41.95 57.00 ✓ -Yes Dwelling/Granny Flat)

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The analysis shows that the proposal meets and exceeds the minimum requirement for POS.

Sufficient private open space will be retained on the subject site for both the primary and secondary dwelling. Whilst the SEPP indicates that private open space can be shared this proposal has included separate areas of private open space.

The proposal is considered to meet the compliance requirements for private open space.

7. 7 .17 Planning Outcomes - Open Space & Landscaping

The site consists of an existing dwelling and a detached rear garage/shed. Vegetation consists of medium sized trees within the front setback area, small shrubs and hedging with the rear yard limited to grassed areas and some scattered trees of varying sizes.

A Landscaping Plan and Planting Schedule has been provided for the proposed development in accordance with reference to Orange City Council's Parks, Gardens and Your Garden Guide 02/2007.

The landscaping schedule provides for soft landscaping, trees, grasses, groundcovers and hedging plants. All plant species will be carefully considered for drought tolerance.

Landscaping will be provided to assist in the delineation between the principal dwelling and the secondary dwelling whilst also providing visual amenity, privacy and aesthetics to both the occupants and neighbouring properties.

7. 7 .18 Planning Outcomes - Stormwater

Stormwater will be directed to the street to the city's urban stormwater system.

The site contains landscaped areas that will also assist in onsite filtration.


Statement of Environ men ta I Effects • PLANNING POTENTIAL

7.7.19 Planning Outcomes- Erosion and Sediment Control

Erosion and sediment control details will be included on the construction plans. Measures will be implemented during construction to ensure that the land is stabilised, and erosion is controlled so as not to impact upon any adjoining land or the roadway. Erosion and sediment control measures will be implemented as per standard practise and in accordance with the "Blue Book" (Managing Urban Stormwater -- Soils and Construction).

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3.6 PROVISIONS PRESCRIBED BY THE REGULATIONS s4.15(1)(a)(iv)

The proposal does not contravene the relevant provisions of the regulations.

Demolition of a building (Clause 92)

Partial demolition works for the existing garage structure is proposed as a part of the application. The slab and existing footprint of the structure will be retained for the new secondary dwelling. Demolition works will be undertaken in accordance with the Australian standards and workplace and safety requirements.

Fire Safety Considerations (Clause 93)

The proposal does not involve a change of building use for an existing building.

Buildings to be upgraded (Clause 94)

The proposal does not involve existing buildings to be upgraded.

BASIX Commitments (Clause 97 A)

A BASIX Certificate has been submitted with the proposal. The development will comply with the provisions of BASIX in relation to water, thermal comfort and energy.

3.7 THE LIKELY IMPACTS OF THE DEVELOPMENT s4.15(1)(b)

Context and Setting

The land is located within an established residential locality which includes single storey residential dwellings, dual occupancies and residential unit sites. The development does not propose to change land use or introduce new land uses to the site or locality. The site is in close proximity to the town centre with the surrounding locality being a mix of both residential and health related businesses.

Visual amenity

The site is located in a residential zone and area. The proposed development will retain the land for continued residential use. Development is of single storey

PO Box 2512 Orange NSW 2800 ( 0408 292 495 info @planningpotential.com.au www.planningpotential.com.au

-_Cl Statement of Environmental Effects ---

PLANNING POTENTIAL

construction located to the rear of the site. The Lords Place streetscape will remain unaltered and as such the heritage significance of the heritage conservation area remains intact. Reasonable landscaping elements will be incorporated to assist in visual amenity and neighbourhood character consistent with DCP provisions and the surrounding locality. The proposed development is not anticipated to have any adverse impact upon the visual privacy, sunlight hours or overshadowing of the site or surrounding locality.

Access and traffic

Access to the proposed development will be via the existing access point off Lords Place. Based on the elements of the SEPP proposed parking and manoeuvring are considered to be adequate for the development. Essentially the provisions of the SEPP (Affordable Housing) state that the secondary dwelling does not need to be serviced by a dedicated car parking space (cl. 22), and as such there is no mechanism available to require these provisions to be made available for the secondary dwelling. Regardless, a new detached garage is proposed to be constructed to service both the principal dwelling and the new secondary dwelling. Additionally, on street parking is available on Lords Place if required.

Additional future traffic will be generated as a result of the development for a secondary dwelling however, it is considered that the capacity of the road network is sufficient to accommodate additional localised vehicle movements associated with the development.

The RTA Guide to Traffic Generating Development (for residential dwellings) recommends a minimum of one parking space (preferably two) for dwelling houses; however if there is dual occupancy on a residential lot, a minimum of two parking spaces is recommended.

It is considered the proposal meets or exceeds these requirements.

Cumulative Impacts

The proposed development is for use of the site for residential purposes. The proposal is for additional residential development to the rear of the existing residential structure. Secondary dwellings are a popular form of infill development for which the land is appropriately zoned. The proposed development maintains the surrounding pattern of single storey detached dwellings that characterises the locality. The infill development is not considered to be out of character for the area and does not adversely impact upon the heritage characteristics of the streetscape nor impact amenity (overshadowing and/or privacy).

Economic Impacts

The proposed development is considered to have a positive economic impact which will contribute to additional income for Council and the community through local infrastructure services. The construction of an additional small dwelling has a positive

Page I 26

PO Box 2512 Orange NSW 2800 U 0408 292 495 8info @planningpotential.com.au www.planningpotential.com.au

Statement of Environmental Effects • pLANNING POTENTIAL

economic impact upon local suppliers, contractors and builders undertaking the project.

Environmental Impacts

The subject land is located within an established residential area. The land has been modified from its natural state and as such significant vegetation, threatened species or ecological endangered communities or their habitats are unlikely to be present. Environmental impact should have been addressed at the subdivision stage if there were any major concerns.

Page I 27

Climate Change

The NSW Sea Level Rise Policy Statement 2009 outlines the Governments objectives and commitments in regard to sea level rise adaption. A key Government commitment is the promotion and support for an adaptive risk-based approach to managing the impacts of sea level rise. The proposal for a secondary dwelling would not significantly contribute to climate change and will not change the risk profile of the site in regard to the impacts of sea level rise.

Ecologically Sustainable Development

All potential environmental interactions should have regard for the Precautionary Principle (prevent environmental degradation and protect the local environment), Intergenerational Equity (not to compromise the environment for future generations), Improved Valuation and Pricing of Environmental Resources (to utilise the land with minimal environmental impact to result in an economic benefit to the community) and conservation of biological diversity and ecological integrity. The proposal is not considered to present significant threats of serious or irreversible environmental damage, with the health, diversity and productivity of the environment maintained or enhanced for the benefit of future generations and will further support the conservation of biological diversity and ecological integrity.

3.8 THE SUITABILITY OF THE SITE s4.15(1)(c)

The subject site is located within the central residential area of Orange which allows for a range of residential uses. The proposed development for a secondary dwelling and detached garage are considered permissible uses within the R1 General Residential zone. Adequate arrangements can be made for access, drainage and essential services, visual and neighbourhood amenity. On this basis, the subject site is considered to be suitable for the proposed development.

There are no known technological or natural hazards that would affect the proposed development.

PO BOX 2512 Orange NSW 2800 ( 0408 292 495 8info @planningpotential.com.au www.planningpotential.com.au


3.9 DEVELOPMENT CONTRIBUTIONS

The development will be assessed in accordance with the Orange Development Contributions Plan 2017.

The site occurs within the Contributions Plan area for 'remainder of LGA' in the Plan, i.e. not a growth area in North Orange or any other identified locality. Based on the proposal for a new 2 bedroom dwelling (secondary dwelling), contributions will apply and be imposed on any development consent granted.

Payment of contributions is generally required prior to issue of a Construction Certificate. Contributions are indexed quarterly.

Section 64 Water and Sewer Headworks Charges Due to the nature of the proposal and the creation of additional housing, it is acknowledged that the development will be subject to headworks charges for both sewer and water.

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3.10 SUBMISSIONS IN ACCORDANCE WITH THE ACT s4.15(1)(d) OF THE REGULATIONS

The proposed development is identified as advertised development and as such Council will be required to formally notify the public and surrounding property owners and occupiers for a 14 day period.

3.11 PUBLIC INTEREST s4.15(1)(e)

The proposed development is considered to be of minor interest to the wider public due to the relatively localised nature of potential impacts.



4.0 CONCLUSION

This Statement of Environmental Effects report has been prepared as a part of the development application submission to Orange City Council seeking consent for additional development of the site at Lot 25 DP 826452, 295 Lords Place, Orange.

The development proposes the construction of a Secondary Dwelling and a detached Garage. The secondary dwelling will consist of a small 2 bedroom dwelling which includes an open plan kitchen, living and dining area, bathrooms and external attached verandah.

The detached double garage has dimensions of 5.8m x 5.5m

The aim of this Statement has been to:

• describe the proposal; • demonstrate compliance/planning merit of the proposal against the relevant

statutory controls and local planning provisions; and • provide an assessment of the likely environmental effects of the proposal.

The site is suitably located to the rear of an existing residential allotment within central Orange. The locality consists of single storey residential dwellings, dual occupancies and residential units of varying sizes and ages. The site forms a part of the Central Orange Heritage Conservation Area. The integrity of the HCA will be maintained as the streetscape and principal dwelling will remain unaltered. All new development is to the rear of the site. The proposed development can provide for adequate arrangements of access, drainage and essential services. Visual and neighbourhood amenity have been addressed through design with the development not anticipated to have any adverse impact upon the visual privacy, sunlight hours or overshadowing of the site or surrounding locality.

The development complies with the relevant aims, objectives and provisions of the Orange LEP 2011 and the Orange Development Control Plan 2004 (as amended). A section 4.15 assessment of the development indicates that the development is acceptable.

Accordingly, it is requested that Council give favourable consideration to the application.

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PO Box 2512 Orange NSW 2800 ( 0408 292 495 s info @ planningpotential.com.au www.planningpotential.com.au

BASI 'Certificate Building Sustainability Index www.basix.nsw.gov.au

Single Dwelling Certificate number: 1067606S

This certificate confirms that the proposed development will meet the NSW government's requirements for sustainability, if it is built in accordance with the commitments set out below. Terms used in this certificate, or in the commitments, have the meaning given by the document entitled "BASIX Definitions" dated 06/10/2017 published by the Department. This document is available at www.basix.nsw.gov.au

Secretary Date of issue: Tuesday, 17 December 2019 To be valid, this certificate must be lodged within 3 months of the date of issue.

Project summary Project name 19070_295 Lords PL

Street address 295 Lords Place Orange 2800

Local Government Area Orange City Council

Plan type and plan number deposited 826452

Lot no. 25

Section no. -

Project type separate dwelling house

No. of bedrooms 2

Project score Water .,, 43 Target 40

Thermal Comfort .,, Pass Target Pass

Energy .,, 36 Target 35

it:[ Pl3pp9. NS Industry & oFi Environment

Certificate Prepared by Name/ Company Name: mare kiho

ABN (if applicable): 99309889330

BASIX Planning, Industry & Environment www.basix.nsw.gov.au Version 3.0/ DARWINIA 3 11 6 Certificate No. 1067606S Tuesday, 17 December 2019 page 1/9

Project address Project name 19070_295 Lords PI

Street address 295 Lords Place Orange 2800

Local Government Area Orange City Council

Plan type and plan number Deposited Plan 826452

Lot no. 25

Section no.

Site area (m2) 752

Roof area (m2) 130

Conditioned floor area (m2) 103.0

Unconditioned floor area (m2) 11.0

Total area of garden and lawn (m2) 100

Assessor details and thermal loads Assessor number n/a

Certificate number n/a

Climate zone n/a

Area adjusted cooling load (MJ/m2.year) n/a

Area adjusted heating load (MJ/m2.year) n/a

Project score Water ' 43 Target 40

Thermal Comfort If! Pass Target Pass

Energy If! 36 Target 35

BASIX Planning, Industry & Environment www.basix.nsw.gov.au Version: 3.0/ DARWIN IA 3 11 6 Certificate No. 1067606S Tuesday, 17 December 2019 page 2/9

Schedule of BASIX commitments

The commitments set out below regulate how the proposed development is to be carried out. It is a condition of any development consent granted, or complying development certificate issued, for the proposed development, that BASIX commitments be complied with.

Water Commitments Show on Show on CC/CDC Certifier DA plans plans & specs check

The applicant must install showerheads with a minimum rating of 3 star(> 7.5but <= 9 L/min) in all showers in the development. lfJ

The applicant must install a toilet flushing system with a minimum rating of 4 star in each toilet in the development. lfJ lfJ

The applicant must install taps with a minimum rating of 4 star in the kitchen in the development. lfJ

The applicant must install basin taps with a minimum rating of 4 star in each bathroom in the development. lfJ

The applicant must install a rainwater tank of at least 3000 litres on the site. This rainwater tank must meet, and be installed in accordance with, the requirements of all applicable regulatory authorities. ' lfJ The applicant must configure the rainwater tank to collect rain runoff from at least 130 square metres of the roof area of the development (excluding the area of the roof which drains to any stormwater tank or private dam). ' lfJ The applicant must connect the rainwater tank to:

all toilets in the development

the cold water tap that supplies each clothes washer in the development

at least one outdoor tap in the development (Note: NSW Health does not recommend that rainwater be used for human consumption in areas with potable water supply.)

lfJ

' lfJ lfJ

lfJ

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BASIX Planning, Industry & Environment www.basix.nsw.gov.au Version 3.0/ DARWINIA 3 11 6 Certificate No. 1067606S Tuesday. 17 December 2019 page 3/9

Thermal Comfort Commitments Showon Show on Cc/CDC Certifier DA plans plans & specs check

The dwelling must not have more than 2 storeys.

The conditioned floor area of the dwelling must not exceed 300 square metres.

The dwelling must not contain open mezzanine area exceeding 25 square metres.

The dwelling must not contain third level habitable attic room.

The applicant must construct the floor(s), walls, and ceiling/roof of the dwelling in accordance with the specifications listed in the table below.

Construction Additional insulation required (R-Value) Other specifications

floor - concrete slab on ground nil

external wall - brick veneer 2.26 (or 2.80 including construction)

ceiling and roof - flat ceiling / pitched roof ceiling: 4 (up), roof: foil/sarking unventilated; dark (solar absorptance > 0.70)

Note Insulation specified in this Certificate must be installed in accordance with Part 3.12.1.1 of the Building Code of Australia.

Note . In some climate zones, insulation should be installed with due consideration of condensation and associated interaction with adjoining building materials.

BASIX Planning, Industry & Environment www.basix.nsw.gov.au Version 3.0/ DARWIN IA 3 11 6 Certificate No. 1067606S Tuesday, 17 December 2019 page 4/9

Thermal Comfort Commitments Show on DA plans

Show on CC/CDC plans & specs

Certifier check

The applicant must install the windows, glazed doors and shading devices described in the table below, in accordance with the specifications listed in the table. Relevant overshadowing specifications must be satisfied for each window and glazed door. ~ The dwelling may have 1 skylight (<0.7 square metres) which is not listed in the table.

The following requirements must also be satisfied in relation to each window and glazed door:

For the following glass and frame types, the certifier check can be performed by visual inspection.

- Aluminium single clear

- Aluminium double (air) clear

- Timber/uPVC/fibreglass single clear

- Timber/uPVC/fibreglass double (air) clear

Window/glazed door no. Maximum height (mm)

Shading Device (Dimension within Overshadowing 10%)

Bed 1 1500 2100 aluminium, single, clear eave 450 mm, 0 mm above head of not overshadowed window or glazed door

Dining 1800 2100 aluminium, single, clear eave 2400 mm, 0 mm above head of not overshadowed window or glazed door

Living 1800 2100 aluminium, single, clear eave 2400 mm, 0 mm above head of not overshadowed window or glazed door

Living 1500 2100 i aluminium, single, clear eave 450 mm, 0 mm above head of not overshadowed window or glazed door

Living 1500 2100 aluminium, single, clear eave 450 mm, 0 mm above head of not overshadowed window or glazed door

BASIX Planning, Industry & Environment www.basix.nsw.gov.au Version 3.0/ DARWIN IA 3 11 6 Certificate No.. 1067606S Tuesday, 17 December 2019 page 5/9

Window/glazed door no. Maximum Maximum width Type Shading Device (Dimension within Overshadowing height (mm) (mm) 10%)

Bed 2 1500 2100 aluminium, single, clear eave 450 mm, 0 mm above head of not overshadowed window or glazed door

Ensuite 1000 1200 aluminium, single, clear eave 450 mm, 0 mm above head of not overshadowed window or glazed door

Bath 1000 1200 aluminium, single, clear eave 450 mm, 0 mm above head of not overshadowed window or glazed door

BASIX Planning, Industry & Environment www.basix.nsw.gov.au Version 3.0/DARWINIA_3_11_6 Certificate No. 1067606S Tuesday, 17 December 2019 page 6/9

Energy Commitments Show on Show on CC/CDC Certifier DA plans plans & specs check

Hot water The applicant must install the following hot water system in the development, or a system with a higher energy rating: gas instantaneous with a performance of 6 stars.

The living areas must not incorporate any cooling system, or any ducting which is designed to accommodate a cooling system. If!

The bedrooms must not incorporate any cooling system, or any ducting which is designed to accommodate a cooling system. If! If!

The applicant must install the following heating system, or a system with a higher energy rating, in at least 1 living area: gas fixed flued heater; Energy rating: 4.5 Star If! If! The applicant must install the following heating system, or a system with a higher energy rating, in at least 1 bedroom: gas fixed flued heater; Energy rating: 4.5 Star If! If!

The applicant must install the following exhaust systems in the development:

At least 1 Bathroom: individual fan, ducted to fa~ade or roof; Operation control: manual switch on/off

Kitchen: individual fan, ducted to far;:ade or roof; Operation control: manual switch on/off

Laundry: natural ventilation only, or no laundry; Operation control: n/a

If!

If!

M

If!

If!

If! Artificial lighting The applicant must ensure that the "primary type of artificial lighting" is fluorescent or light emitting diode (LED) lighting in each of the following rooms, and where the word "dedicated" appears, the fittings for those lights must only be capable of accepting fluorescent or light emitting diode (LED) lamps:

at least 2 of the bedrooms/ study; dedicated

at least 2 of the living / dining rooms; dedicated

the kitchen; dedicated

If!

If!

'

M'

' If! BASIX Planning, Industry & Environment www.basix.nsw.govau Version 3.0/ DARWIN IA 3 11 6 Certificate No. 1067606S Tuesday. 17 December 2019 page 7/9

Energy Commitments Show on Show on CC/CDC Certifier DA plans plans & specs check

all bathrooms/toilets; dedicated

" " . the laundry; dedicated

" " . all hallways; dedicated " " ·.

Natural lighting The applicant must install a window and/or skylight in 2 bathroom(s)/toilet(s) in the development for natural lighting.

' ' " > ' ' j

Other The applicant must install a gas cooktop & electric oven in the kitchen of the dwelling.

' The applicant must install a fixed outdoor clothes drying line as part of the development.

"

BASIX Planning, Industry & Environment wwwbasix.nsw.gov.au Version 3.0/ DARWIN IA 3_ 11 _6 Certificate No. 1067606S Tuesday. 17 December 2019 page 8/9

Legend

In these commitments, "applicant" means the person carrying out the development.

Commitments identified with a ti! in the "Show on DA plans" column must be shown on the plans accompanying the development application for the proposed development (if a development application is to be lodged for the proposed development).

Commitments identified with a ti! in the "Show on CC/CDC plans and specs" column must be shown in the plans and specifications accompanying the application for a construction certificate I complying development certificate for the proposed development.

Commitments identified with a ti! in the "Certifier check" column must be certified by a certifying authority as having been fulfilled, before a final occupation certificate(either interim or final) for the development may be issued.

BASIX Planning, Industry & Environment www.basix.nsw.gov.au Version 3.0/DARWINIA_3_11_6 Certificate No. 1067606S Tuesday, 17 December 2019 page 9/9

Documents

PLANNING POTENTIAL. · 3.10 SUBMISSIONS IN ACCORDANCE WITH THE ACT 28 3.11 PUBLIC INTEREST 28 4.0 CONCLUSION 29 FIGURES Figure 1: Proposed Site Plan 5 ... (Granny Flat) and new detached