Development Aplication Assessment

Questions: Develop skills in analysing and assessing development proposals. The assignment will also develop your skills in preparing arguments to justify your assessment of the critical issues, and to support your recommendation.The components of the assignment include: 1. Identifying the environmental, social and economic impacts associated with a development application, 2. Assessing these against the relevant planning controls and the Environmental Planning and Assessment Act 1979, and 3. Supporting your recommendation in a report suitable for a local council. Investigate the structure of reports to council by looking up meeting agendas. Usually these are found under About Council and then meetings tab on a councils website. Note that some councils have a development committee or something similar. This is the common place to find reports. Answers: Site Description and Site Locality This assessment report concerns constructional development of a building that has been designated as child day care center. The street address of the property is given as 17, Endeavour Street, Sans Souci, Kogarah, Sydney -2219. An existing building has been demolished with prior necessary permissions. The upcoming building and adjoining properties are to be named the Sans Souci Early Learning Center. The type of development as described to the Kogarah City Council is construction of a structure. The site lies in a proper residential neighbourhood with one and two storey houses all around the street. The construction site is bordered by a one and two storey brick residence of flat roofing in the North West, a brick and clad cottage with riff ridge in the North East, Endeavour Street on the South(which is in turn connected to the Rocky point Road) and an adjoining boulevard called The Boulevarde in the East. Site is accessed currently from The Boulevarde, intersection of The Boulevarde and Endeavour Street acts as two one way streets due to a median, school zone speed limit rules are applicable along both the main streets surrounding the site and there are footpaths and walkways for pedestrians along both The Boulevarde and also Endeavour Street. The locality is a civilized neighbourhood and all the typical amenities available in any normal residential with respect to power, drainage, emergency services and means avenues of transportation are all present. The construction site has a number of tress primarily towards the North West and the south borders. These trees have been planned for removal and this step is bound to have some significant environmental impact, which needs to be assessed properly regarding its effects on the local environment. A proposal have been given by the concerned project contractors and owners, though, that new trees and plants will be planted in place of the ones that are to be removed The property has a 1.2 metre fence that runs all a round it, a synthetic grass play area, has a vehicular driveway adjacent to the play area and separated from it by a shade structure. Appropriate emergency exits, child proof security structures and measures are all present. Background of the project site The site for the proposed construction project has never been considered for any prior construction developments and hence no precious applications for development have been lodged to and judged by the local council authority. No relevant or proper application of any kind have been received in a very long time period regarding any kind of development, leasing or modification of the land at the site or with respect to the erstwhile property that has been already demolished. The site was designated a residence since the first formation of the local neighbourhood in the Sans Souci area. Description of Development Application An easily understandable description of the complete developmental plan for the proposed project is given point wise: An existing structure at the project site is to be demolished. A two storey child day-care centre with a facility of basement car parking is proposed to be constructed. The proposed center will accommodate a total of forty seven child care places supervised by eight staffs. Ground level of the building will consist of directors office, kitchen, lunch room, storage areas of various purposes, and other necessary amenities. Play areas that are inside the building will have easy access to covered and uncover outdoor areas. The child care centre will be accessible from the vehicular crossings on the side of The Boulevarde Connells. The approximate cost of the proposed construction project is around One Million Forty Six Thousand Sixty Three Australian Dollars. According the legislative guidelines and procedural steps regarding lodging a development application to the Kogarah City Council, any project with total estimated costs of above seven hundred and fifty thousand dollars, a detailed cost report is required to be filled by a certified quantity surveyor in reference to the clauses and conditions laid down in the Kogarah section 94A Contribution Plans. The Development Contributions Plans of the Kogarah city council identifies any applicable levies on the construction project, authorizes any condition set or imposed on developments, assists the city council to provide the required public amenities appropriately and facilitates the execution of the Community strategic Plan. The actual development application form also lists certain additional points, obviously in accordance with the data requirements of the app lication. Extra but vital data gathered about the site is that the land and the property at the site are not a part of any kind of critical habitat or ecosystem. No species of plants and animals, indigenous populations or any ecological community will be endangered or affected during the process of development. And the development procedures comply and follow the required biodiversity compliance rules. Additional approval under Section 68 of the Local government Act 1993 is not required. Neither is any approval and agreement or permits and licenses for the action and development plan is required from many State Agencies, as the construction project is not an integrated developmental undertaking. No political donations or similar gifts have been done by the owner and /or the applicant in the last two years. The applicant also has not applied for a construction certificate and also does not wish to appoint the Kogarah City Council as the principal certifying authority. A list of all t he attached documents have also being mentioned. From the given project plans, certain characteristics of the project can be noted. The structure has two streets in the southern and eastern directions and has two houses to the northern and western directions. Synthetic grass playgrounds are to be constructed which will act as outdoor pay areas for children. All around the property, a 1.2 to 1.8 meter high child proof fence runs parallel and adjacent to the borders. A concrete driveway is the primary means of access to the facility from the side of The Boulevarde; a vehicular crossing layback is to be constructed with compliance to the council development rules. There are two emergency exits in the south western and eastern sides of the building; a child proof gate on the eastern side; shade structures cover a particular area of the playground that also houses a sand pit. Steel posts are used as support structures for the security fence. The development will require the removal of a number of trees on the southern, western and north western sides of the property. This is a serious issue that will impact the local environment and may cause dissatisfaction and problems for the neighbouring residential areas. Compliance with relevant statutory requirements According to Clause 7 of the State Environmental Planning Policy Number 55 of the Kogarah City Council, no permissions for development on contaminated or health hazardous land would be granted. But certain investigations have been done and it has been deduced that the site for proposal is not contaminated chemically or biologically in any way and had been designated a residential site suitable for living from the time when the land was first subdivided into individual residential lots. The proposal for development utilizes certain signages and advertisement boards which are consistent in complying with the SEP policy in that, the signage in front of the centre has compatibility with the amenity and visual character of the residential neighbourhood area, is of optimum quality and has good finishing and effectively describes the purpose of the facility. (Environmental Planning and Assessment Regulation 2000, 2013) An assessment of the signage, incorporated for identification and promotion of the facility, is given in check listed tabular form below. Criteria Comment 1. Characteristics of the site Is the suggestion compatible with the desired or the existing characteristic of the site or the locality at which the project is suggested to be situated? The suggested signage is suitable and consistent with the patterns and characteristics of the site where the project is to be situated and developed Is the suggestion or the proposal suitable to a particular theme for the purpose of executing outdoor advertising in the chosen locality or area? There are no particular themes that are found in the chosen area or locality for executing outdoor advertising but the signage is consistent with signage rules of day care centers. 2. Special areas Does this project proposal detract the visual qualities of any surrounding environmentally delicate area, areas of cultural heritage, natural conservation, waterways, rural or urban residential areas? No, it does not detract the visual qualities of the environment and any other mentioned is not applicable in this case. The signage instead helps in breaking the currently existing building frontage. 3. Views and the vistas a) Does this project proposal compromise or obscure any important views? No, it does not compromise or obscure any of the important views as the signage is mounted with a flush that helps in alleviating visual impacts. b) Does this project proposal decrease the quality of vistas or dominate the existing skyline? It is situated under the ridge of the buildings roof and hence does not degrade vista quality in any way 4. Setting, streetscape and landscape Do the scale, scope and form of the proposed signage find appropriateness with respect to the streetscape, landscape or setting of the neighborhood? The signage incorporated in this facility is similar to the patterns of the other signages used in nearby educational and care facilities and thus, does not impede the beauty and landscape of the locality. Does the signage to be used in the proposal enhance the visual interest or ambience of the locality? The signage breaks the monotony of the existing building facades. Does the signage reduce the clutter of nearby advertising by being designed rationally and in a simple fashion? Minimum amount of signage is required for the project and hence no unnecessary advertising has been erected. Does the proposed signage screen spread unsightliness? The signage is integrated with building design but does not create unsightliness Does the signage exceed and protrude from tree canopies or any existing roofline? The signage does not extend above the mentioned structures. Does the signage under proposal require any management of surrounding vegetation? No 5. Building and associated Site a) Does this project proposal express any imagination or innovation with respect to the design building and the site (or both of them)? This signage is designed in such a way so that it can be complementary of the building. b) Does this project proposal give respect to all the important features of the building or the site (or both of them)? It does give respect to the important features of both of them (building and site). c) Is the project proposal suitable for the proportions, scales and other properties and characteristics of the site? It is suitable with the proportions, scales and also with the characteristics of the site as well as with any of the buildings that exist near the site. 6. Devices which are associated with the project, logos, advertisements and the structures of the advertisements. a) Are there any platforms, safety devices, logos or lighting devices that are known to be an integral part of the signage which is to be displayed? The signages contain a logo which is to be displayed as the logo of the child care center. 7. Illumination a) Can illumination of the signage have a negative impact on the safety of the vehicles, aircrafts and also on the pedestrians? No b) Can illumination result into a curfew? No c) Can the illumination provide an unacceptable glaring? No d) Is the illumination capable of detracting from the amenity of a residence? No e) Is the intensity of the illumination adjustable (if required)? No 8. Safety a) Would these particular project proposals obscure sightlines from the public places or locations? No b) Would this project proposal reduce the safety for the children? No c) Would this proposal reduce the safety for the bicyclists or the pedestrians? No d) Would this proposal reduce the safety for the public roads that are located near the site? No Next, the subject of project compliance with the Kogarah Local Environmental Plan 2012(KLEP 2012) is dealt with. Standard Requirement Proposal Compliance Zoning E4 Environmental Living Chile day-care centres are permitted to open in this particular type of designated zone with proper approval of the local authorities regarding the said development. Yes Clauses of the KLEP 2012 Proposal Clause 5.9Preservation of trees and vegetation The development application comes with a landscape plan where it has been mentioned that certain trees will be cut but new ones will be planted in accordance of the new landscape of the facility; hence objectives of this particular clause are fulfilled. Clause 6.1Acid Sulphate soils The designated area is not on any acid sulphate map and excavations of basement parking will not impact the local watertable in any way Clause 6.2 Earthworks Construction management plan needs to be submitted regarding the subject of site digging, land filling, excavations and other earthworks. Public Consultation or Referrals Certain consultations need to be done with the neighbouring residences as certain objections and complaints have been submitted by the occupants of adjacent houses. Seven submissions have been received from residential lots 22 to 34 Endeavour Street regarding the loss of on street car parking facilities and an estimated increase in the volume of traffic at the involved intersections. Data given in the Traffic and Parking Assessment Report which has been done by the McLaren traffic engineering company shows that a total of twelve car parking spaces are required for the facility. At peak staff levels, a maximum of six cars will be parked near the facility. Endeavour Street is wide enough and provides sufficient parking spaces for both facility staff and the nearby residents. Moreover, traffic will not be affected even during peak hours of vehicular movement and will not have any significant impact on the current traffic congestion levels and performance of the existing network of roads and intersections. Two submissions have been received from 19 Endeavour Street and 19A the boulevard regarding the excessive amount of noise and commotion that will emanate from the child care facility. Objection to intrusion of privacy due to overlooking of their gardens and houses as the building is two storeyed. The rear section of the proposed building has a low flat roofing system that helps in minimising the complete bulk and built form of the building. Enough setbacks have been incorporated in the design plans to ensure that the buildings outline does not invade the privacies of the neighbouring homes and thus the amenities of the surrounding properties are not hampered in any way. Acoustic reports submitted by SLR Consulting show that the facility has all the necessary noise mitigating measures installed and integrated in its design to make sure that excessive noise is not generated in any way and has thus negated any detrimental impact on the adjoining properties. (Phillipa, Penelope and Delwyn, 2004) Environmental Planning Assessment In order to properly assess the environmental impacts of the proposed project, certain relevant matters pertaining to the characteristics of the construction and the subsequent structure have to be evaluated by a consent authority. Section 79C (1) (a) environmental Planning Instruments: The Kogarah City Council has found no evidence of any kind of contamination of the project site and has also stated that the site was designated as safe residential area since the early subdivision of the neighbourhood. No objection to development is thus valid in this case. The signage used by the owners for identification and promotion of the facility has been found to be in compliance with the guidelines laid down by the appropriate legislation and the Council. Gauging from the facts mentioned in the related checklist given in the previous pages, the property signage was found to be in compatibility with the desired and necessitated amenities pertaining to the visual character of the area, delivers adequate communication in every suited locations and the signage structure itself id of really good quality and high grade finish. The site and the project also agree with objectives of the Kogarah Local Environmental Plan 2012. The proposed dwelling will have a normal residential appearance and thus will maintain consistency with the vista and visuals of the area and the neighbourhood. No degradation of the local amenities will occur during and after the construction of the structure. Certain other related clauses and provisions are also met by the development. An arborists report and a landscape plan have been included along with the development plans where details regarding the removal and subsequent plantation of vegetation have been clearly given. The site soil does not consist of any kind of acid sulphate and thus the construction processes will not pollute or contaminate the local water table. Along with this any kind of excavation or digging in and around the site will not have any kind of negative environmental impact on the locality and its flora fauna. (City of Sydney Child Care Centres Development Control Plan, 2005) Section 79C (1) (a) (ii) whether any of the proposed instrument used have ever been the subject of any type of public consultation under this Act and if yes, whether it has been notified to the consent authority Drafting and assessing instruments used in this consultation have never been subjected to any kind of public consultation which requires special consideration. Section 79C (1) (a) (iii) any development control plan utilized The Kogarah Developmental Plans are well matched regarding the site and the associated project. Building design plans show that there are enough setbacks that mitigate and alleviate the disturbances and negative impacts of the bulk and shadow of eth building on the adjoining properties and also conform to the overall visuals and landscape of the neighborhood. The project site is a lot that is located in a corner and the adjoining streets, that is, Endeavour Street and The Boulevarde Connell do not have heavy traffic densities. The facility has a basement drop off and pick up amenity preventing any kind of congestion on the streets. All of the above features of the building ensure that the project complies with all desirable criterions. Forty Seven places have been reserved for child care purposes and in this light, the proposal complies with the necessary requirements of the KLEP 2012 and KDCP 2013. The traffic assessment report attached with the development plan show that twelve off street spaces have been allotted for parking purpose in accordance to the Councils DCP. The traffic generated after the opening of the facility will not have any big detrimental impact on eth already existing traffic patterns or on the existing road networks. The proposed center has considered all of the relevant steps required to maintain the privacy and amenity of the adjoining residential structures by including setbacks, deep soil zones and various visual acoustic privacy provisions. The parking spaces of the proposed project are in compliance with the minimum ratio of parking of the Australian Standard 2890-Parking Facilities. The outdoor play grounds of the facility meet the minimum requirements and are also compliant with the required design requirements with the integration of shading devices, sunlight and normal ventilation, accessibility of toilets , sight lines etc. (Environmental Planning and Assessment Act 1979 No 203, 2014) Section 79C (1) (a) (iii) any planning agreement that has been entered into under section 93F, or any draft planning agreement that a developer has offered to enter into under section 93F There is no relevant draft planning agreement pertaining to the project or the site. Section 79C (1) (a) (iv) the regulations (to the extent that they prescribe matters for the purposes of this paragraph), that apply to the land to which the development application relates With certain exceptions that are related to the procedures related to Development applications, the matters described in the regulations have no connection and relevance to the project. Section 79C (1) (a) (v) any coastal zone management plan (within the meaning of the Coastal Protection Act 1979), that apply to the land to which the development application relates The proposed project is not built on land captured from the sea. 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 As evident from the traffic assessment reports done by McLaren Traffic engineering, no detrimental effects will occur on the current vehicular movement pattern of the area with the addition of traffic going in and out of the day acre facility. The facility is likely to create considerable employment opportunities in the area and thus will enhance the local economy. In addition, the child care services provide by the facility will supplement the other similar facilities in the vicinity. Section 79C (1) (c) the suitability of the site for the development With proper developmental consent, the project contractors can undertake the demolishment of existing structures and build the proposed building. The child care centre to be constructed can be properly constructed and accommodate in the site. Section 79C (1) (d) any submissions made in accordance with this Act or the regulations The development application has been notified in accordance to the policies of the Kogarah city Council. No submissions were done to the Council during the preparation of the application documents Section 79C (1) (e) the public interest All the relevant and related requirements applicable to and affecting the proposed project which have been laid down in the KLEP 2012 and KDCP 2013 have been satisfied by the given development applications and associated documents. This particular construction project will not have any major or minor detrimental and unreasonable effects on the immediate environment and residential neighbourhood, and hence does not obstruct any public interest. Conclusion and Recommendation At the end of this development application assessment report, it can be evaluated that the construction work at the proposed site for the development of the Sans Souci Early Learning center has no degrading or negative social, cultural or environmental impacts on the locality and neighbourhood. The owners of eth project have taken every precaution to ensure that the building and its signage do not stand out in an odd fashion with respect to the normal vista of the locality. Enough setbacks and open spaces have been designated to preserve the privacy and amenity of eth neighbouring houses. Project authorities will plant trees and will properly replace all the vegetation that will be removed during the construction process. Parking spaces and amenities that will be constructed will ensure that no extra traffic congestion occurs in the intersections adjacent to the building. Thus, the project plans are in compliance with all the relevant provisions laid down in the Environmental Planning and Assessment act 1979, along with any local council planning policies. The site and the design plans will be able to properly satisfy all requirements and meet the needs of a day care centre, with no detrimental impacts on eth surroundings. It is recommended to the Kogarah City Council that they favorably consider this particular development applications and associated plans and reports and allow the execution of the proposal. References City of Sydney Child Care Centres Development Control Plan. (2005). . Environmental Planning and Assessment Act 1979 No 203. (2014). . Environmental Planning and Assessment Regulation 2000. (2013). . Phillipa, W., Penelope, M. and Delwyn, J. (2004). Environmental assessment for commercial buildings: Stakeholder requirements and tool characteristics.