City of Charles Sturt 54. TO: Development Assessment Panel FROM: Manager Planning and Development DATE: 17 December 2014 DAP Report 17/12/14 HINDMARSH WARD ITEM 3.81 71 GIBSON STREET BOWDEN SA 5007 Applicant Hummingbird Homes (SA) Pty Ltd Development Application No 252/1592/14 Proposal Demolition of existing structures and construction of two, two-storey residential flat buildings comprising 11 dwellings Owner of land Mr L Amori and Ms C Amori Zone Residential Zone (Inner Suburban Policy Area 15) Form of assessment Merit Public notification category Consent Cat 1 No Notice Agency consultations Nil Author John Tarasiuk - Development Officer - Planning Attachments Development Plan provisions table Application documents C. d. 3d Perspectives Review of Soil & Groundwater report Development Plan 15 May 2014 Recommendation Approval with Conditions City of Charles Sturt 55 DAP Report 17/12/14 Report Background The application was lodged with dwellings 8 to 11 as single storey with single freestanding carports and entry facing Gibson Street. A negotiation letter was sent to the applicant requesting changes to the plans, with the primary concern relating to the visual dominance of the garages from Gibson Street. The applicant submitted amended plans adding an upper level to dwellings 8 to 11 facing Gibson Street linking the carport to the dwelling. The amended plans included an increased side setback to dwelling 1 and an increase to the rear setbacks of dwellings 8 to 11. Proposal The application seeks approval to construct two, two-storey residential flat buildings comprising 11 dwellings with seven (7) dwellings facing Eighth Street and four (4) dwellings facing Gibson Street. The dwellings are of a modern design featuring a mix of external cladding materials to the façades including rendered Hebel cladding and natural anodised aluminium windows, sliding doors and glass balustrades to the balconies on the upper level and face brick, with a single width entry door and panel lift garage doors to the lower levels. The dwellings comprise a mixture of two and three bedroom designs. Site/Locality The subject site is located on the corner of Eighth Street and Gibson Street and has an area of 1655m 2 . The site comprises several buildings currently used as a motor repair station. The locality comprises a mix of land uses, including industrial land uses located to the north and west of the site and residential dwellings to the east and south-east. A newly developed park is located on the southern side of Eight Street. The Bowden Urban Village development site is located to the south of the site adjacent the reserve. City of Charles Sturt 56, DAP Report 17/12/14 Site Photo: View of Site from Eight Street 4 11j Site Photo: View of site from Gibson Street City of Charles Sturt 57. DAP Report 17/12/14 frAll Site Photo: View of adjacent Public Reserve from Gibson Street V - QFF a - ~ ~-; i -.4A 14 77, Site Photo View of public reserve and adjacent development in Bowden from Eight Street City of Charles Sturt 58. DAP Report 17/12/14 Site and Locality Plan 4 mn - ".P.~ • Id IL N . - 0 Subject Site shown in blue and Locality in red City of Charles Sturt 59. DAP Report 17/12/14 Internal Consultation Department/Staff Response Traffic All vehicles are able to gain access to the site in accordance with Councils and Australian Standard requirements. Stormwater Stormwater Management Plan is designed in accordance with Councils requirements Environmental Consultant - Contamination (GHD) The report by Mott MacDonald has been prepared in accordance with the relevant standards and guidelines, including the ASC NEPM. Development Assessment The proposal is neither a complying nor non-complying form of development and must be considered on its merits against the relevant provisions of the Development Plan. The Development Act 1993 provides that a Planning Authority is to have regard to the relevant provisions of the Development Plan in assessing development proposals. Attachment A contains a comprehensive list of all Development Plan provisions considered relevant to the proposal. A comprehensive assessment against the relevant provisions of the Development Plan has been undertaken within Attachment A. Where compliance with a particular Development Plan provision requires further discussion, it has been outlined in further detail below. Site Area (Average m 2 Dwelling 1 (2 Bedroom) Dwelling 2 (2 Bedroom) Dwelling 3 (2 Bedroom) Dwelling 4 (2 Bedroom) DP provisions DP Provisions Met? 150.45 150.45 150.45 150.45 212 (250m 2 No reduced by ) 15%) Building Height_(m) Front Setback (m) 6.7 6.7 6.7 6.7 8.2 Yes 3.5 3.5 3.5 3.5 Average of Acceptable (See report Adjoining (5.5m) for discussion) Side Setback 1.3 - 2 (m) Walls Abutting Private Open Space_(m 2 Onsite Parking 35m 2 (22%) 25m' (21%) Walls Walls Abutting Abutting 25m 2 (21%) 2 No 25m 2 (21%) 20% Yes Yes ) 1 1 1 1 1 per dwelling + Undercover Undercover Undercover Undercover 0.25 Visitor 1 Visitor 1 Visitor 1 Visitor 1 Visitor City of Charles Sturt DAP Report 17/12/14 60. Dwelling 5 (2 Bedroom) Dwelling 6 (2 Bedroom) Dwelling 7 (2 Bedroom) Dwelling 8 (3 Bedroom) DP provisions DP Provisions Met? 150.45 150.45 150.45 150.45 No 6.7 6.7 6.7 6.7 212 (250m 2 reduced by 15%) 8.2 3.5 3.5 3.5 nil Average of Adjoining (5.5m) Walls Abutting 25m 2 (21%) WaIls Abutting 25m 2 (21%) 1 Nil Nil Acceptable (See report for discussion) Yes 49m 2 (3 1%) 49 (29%) 20% Yes 1 Undercover 1 Visitor 1 Undercover 1 Visitor 2 Undercover 1 Undercover 1 (2 bedrooms) 1.25(3 bedrooms) + 0.25 Visitors Yes - 2 bedrooms No - 3 Bedrooms Dwelling 9 (3 Bedroom) Dwelling 10 (3 Bedroom) Dwelling 11 (3 Bedroom) DP provisions 150.45 150.45 150.45 Building Height_(m) Front Setback (m) 6.7 6.7 6.7 212 (250m 2 reduced by 15%) 8.2 nil nil nil Average of Adjoining (2.7m) Side Setback (m) Walls Abutting Walls Abutting 900mm Nil (Dwellings 9 & 10) 2m (dwelling 11) Private Open Space_(m 2 Parking Spaces 51 (30%) 55 (3 2%) 93 (44%) 20% 1 Undercover 1 Undercover 1 Undercover 1.25(3 bedrooms) + 0.25 Visitors Site Area (Average m 2 ) Building Height_(m) Front Setback (m) Side Setback (m) Private Open Space_(m 2 Parking Spaces Yes ) Site Area (Average m 2 ) DP Provisions Met? No Yes Acceptable (See report for discussion) Yes (dwellings 8 & 10— No (Dwelling 11) Yes ) No City of Charles Sturt 61. DAP Report 17/12/14 Qualitative Standards Bulk & Scale Small scale development of up to two storeys Yes Visual impact! Appearance Development of a medium scale with the mass and bulk of the buildings orientated towards the street. Yes Desired Character The site is located within the Inner Suburban Policy Area 15. The Desired Character of the Policy Area envisages a diversity of dwelling types including row dwellings with development of a smaller scale on narrow frontages with small front setbacks on Gibson and Eighth Street. It is recognised that the subject site is located on the edge of the Policy Area near the Urban Core Zone which has high density development. The proposed density is therefore considered to be a good transition between the two Policy Areas. The proposed two storey residential flat buildings present as small scale row dwellings when viewed from the street. It is considered that the proposed development is consistent with the development envisaged in the desired character of the Zone. Land Use The Residential Zone lists dwelling as an envisaged land use, with the desired character statement supporting the replacement of existing commercial sites with housing on decontaminated sites. The proposal seeks to replace an existing commercial site, with a residential development. It is considered that the proposed residential development is an acceptable land use. Inner Suburban Policy Area 15 Principle of Development Control 3 requires a residential flat building to be provided with an average site area of 250m 2 . However Principle of Development Control 1 allows for a lesser site area were the site is greater than 1200m 2 with a reduction of 15%, where the site is adjacent a public reserve of greater than 2500m 2 Given that the site has an area of 1655m 2 and is adjacent a large public reserve, a lesser area can be considered with a reduction to the minimum site area of 15% requiring site areas of 212m 2 average per dwelling. . The development proposes for dwellings with individual sites between 124m' to 210m 2 with an average of 150.45m 2 per allotment. Despite the shortfall in site areas, the proposed development is considered to provide for a well-designed and sited development which will enhance the existing site and the immediate locality. The proposal achieves the relevant, built form, setbacks and private open space for the development. As such the shortfall in site area is not considered to be detrimental to the achievements of the desired character. As stated above, the site is near the edge of the Policy Area and will provide a good transition to the higher density Urban Core Zone located on the opposite side of the reserve, fronting Seventh Street. City of Charles Sturt 62. DAP Report 17/12/14 Given that the two storey dwellings present as a small scale development as envisaged in the Desired Character Statement, the proposed site areas are considered acceptable. Visual Appearance/Built Form/Landscaping The two storey dwellings are of a modern design with facades featuring a mix of recycled clay bricks on the lower level and rendered masonry to the upper levels. The design is considered to reflect the mixed nature of the Inner Suburban Policy Area providing appropriate mass and proportion and materials which reflect the character with the locality. The façade features a reasonable level of fenestration and articulation and is considered to enhance the existing site and the character of the locality. The design of the dwellings is therefore considered appropriate. Design and Appearance Principle of Development Control 22 and 23 require the setback from the primary road frontage for new buildings to be compatible with the adjoining buildings and setbacks within the immediate locality. The adjoining dwelling to the east of Eighth Street is setback approximately 5.5m from the front boundary, with the next dwelling over setback approximately lm from the Street boundary. The existing building on the subject site is setback 3m from the boundary. Whilst not directly in line with the neighbouring building, the proposed building setback of 3.5m is considered compatible, with the typical minimal setbacks of commercial buildings located along Gibson Street and is similar in scale to the existing building and with the exception of the neighbouring building is setback at a similar distance to the buildings fronting Eight Street and is therefore considered to be adequate. Residential Zone Principle of Development Control 14 requires dwellings to be designed in accordance with the building envelope requirements. The proposed development is considered to be consistent with the building envelope requirements with the exception of the corner of dwelling 1, which encroaches within the side setback requirement. The dwelling is setback between 1.3m to 2m as the site is at an angle to the dwelling. The wall is located west of the neighbouring dwelling and will have minimal impacts on overshadowing. The encroachment of the dwelling within the building envelope is considered to be minor and should not have an unreasonable impact of the neighbouring dwelling. Residential Development Principle of Development Control 14 requires residential dwellings located adjacent a public reserve be provided with private open space comprising 20% of the site area. All dwellings achieve the minimum area of private open space, with dwelling 1 to 7 providing open space in the form of a rear yard and front balconies facing the reserve, and dwellings 8 to 11 providing open space to the rear of the dwellings and behind the front garages. Residential Development Principle of Development Control 13 Requires dwellings be provided with a 16m 2 private open space with a minimum dimension of 3m directly accessible from a living area. Each ground level dwelling is provided with the minimum area of private open space. As can be seen in the quantitative tables, sufficient private open space has been provided for all dwellings. City of Charles Sturt 63. DAP Report 17/12/14 Overshadowing Design and Appearance Principle of Development Control 9 and 10 require buildings to be designed to enable direct winter sunlight into adjacent dwellings and private open space. A minimum of 3 hours of direct sunlight is required to be provided to north facing habitable room windows and 2 hours of sunlight to the ground level private open space of adjoining dwellings. The only adjoining residential dwellings are located east of the site. Whilst dwelling 1 is not compliant with the minimum side setback requirement, given the orientation for the site to the west of the neighbouring dwelling, the proposed development will allow for adequate sunlight and daylight into the adjoining dwelling which is compliant with the Provisions of the Development Plan. Overlooking Dwellings 1 to 8 have been designed with the rear and side upper level windows at 2.1m above the floor level to minimise overlooking to the adjoining properties. Dwellings 9 to 11 have been designed with obscured glass to the rear upper level windows to minimise overlooking to the adjoining dwellings. The windows and balconies facing the street will remain unobscured to allow for passive surveillance of the street and public park. It is considered that the proposed development has been designed with adequate overlooking preventative measures to minimise the impacts to the existing adjoining dwellings. Environmentally Sensitive Design The proposed dwellings all have the potential for some cross ventilation and the roof has potential to accommodate solar collectors and all external windows are provided with sun shades. The dwellings are required to comply with the six star energy requirements of the Building Code of Australia. The applicant has indicated that this will be adequately achieved. The setbacks of the buildings provide for sufficient separation distance to the adjoining dwellings, as a result the building will not obstruct solar access to adjoining buildings. It is considered that the provisions for environmental design have been adequately met. Stormwater Management A stormwater management concept plan has been prepared by MLEI Consulting Engineers. The stormwater management plan proposes to use onsite detention to restrict the 100 year site outflows to the required level in accordance with Councils requirements. Councils engineer has no objection to dealing with the Stormwater management with a Reserved Matter. City of Charles Sturt 64. DAP Report 17/12/14 Traffic Management and Parking Table ChSt/2 requires 2 bedroom dwellings within 200m of a bus stop or within 1km of a District Centre Zone to be provided with 1 parking space with 0.25 visitor spaces and 3 bedroom dwellings to be provided with 1.25 spaces and 0.25 visitor spaces. Dwellings 1 to 7 are provided with 2 on-site parking spaces and are therefore compliant with the quantitative standards. Dwellings 8 to 11 are provided with 1 undercover parking space which has a total shortfall of 2 spaces. The proposed development is defined as a residential flat building due to a recent ERD Court decision which has determined that row dwellings require individual titles to have been issued to meet the definition of a "row dwelling". For all intents and purposes the proposed development has been designed as row dwellings. Table ChSt/2 exempts row dwelling from requiring dedicated visitor parking spaces which would require 1 less on-site parking spaces therefore leaving a total shortfall of 1 space. Furthermore, given that the dwellings do not share a driveway or common land there is no space for shared visitor parking. Whilst dwellings 8 to 11 have not been provided with the required visitor parking spaces, the site is also located within 250m of a bus stop and 480m to the Bowden Train Station which provides convenient access to frequent public transport, with ample on-street parking available abutting the public reserve. Given that the shortfall of on-site parking is minor and adequate on street parking is available in the immediate locality the proposed on-site parking is considered adequate in meeting the parking demands of the proposed dwellings. Crime Prevention Crime Prevention Principle of Development Control 1 and 2 require development to be designed to overlook public spaces. Dwellings 1 to 7 are designed with the balconies on the upper level facing the street and dwelling 8 to 11 are designed with upper level windows facing the road. The balconies and windows will allow for passive surveillance over the public street and the public reserve. It is considered that the dwellings have been designed to overlook public spaces to help minimise crime prevention. Site Contamination The site currently comprises a vehicle servicing workshop which is in operation. An Environmental Site History, Soil and Groundwater Assessment has been prepared by Mott MacDonald to determine whether the site is suitable for residential use in accordance with the National Environmental Protection Measures (NEPM) standards. The report has been reviewed by Adrian Hall of GHD as an independent environmental consultant for Council, to determine whether the testing and conclusions in the report are consistent with the NEPM standards. City of Charles Sturt 65. DAP Report 17/12/14 Adrian Hall has confirmed that the soil and groundwater samples taken are all within the NEPM standards for this type of residential use and that there is no significant risk to human health relating to the potential residential land use. (Refer to Attachment D for full report). It is therefore considered that the land is suitable for residential use. Conclusion The application has been assessed against the Charles Sturt Development Plan dated 15 May 2014. Despite the shortfall in site areas, the proposed development is consistent with the desired character statement which envisages a diversity of dwelling types including residential flat buildings with development of a smaller scale on narrow frontages with small front setbacks on Gibson and Eighth Street. Whilst the two storey development presents as a medium density development, the site located adjacent the Bowden Urban Village Development, is considered to compliment the prevailing character of higher density development within the locality. The proposal achieves the relevant, built form, setbacks, provision for on-site carparking and private open space in a well-designed and sited development which will enhance the existing site and the immediate locality. The proposed built form is of a contemporary design which integrates well into the locality. The proposed setbacks are consistent with the varied setbacks in the locality and therefore considered acceptable. Given the site is located within close proximity to public transport it is considered that the proposal has provided sufficient on-site parking. The proposal is not considered to be seriously at variance with the Development Plan and hence warrants planning consent. Recommendation A. Reason for Decision The Panel has read and considered the report prepared by the Development Officer Planning dated 17 December 2014 and agrees with the assessment outlined in that report. That pursuant to Section 35 (2) of the Development Act, 1993, the proposal is not seriously at variance with the relevant provisions of the Charles Sturt (City) Development Plan consolidated 15 May 2014. City of Charles Sturt 66. DAP Report 17/12/14 Reserved Matters The following detailed information shall be submitted for further assessment and approval by the Manager Planning and Development as delegate of the DAP as reserved matters under Section 33(3) of the Development Act 1993: (a) A stormwater and site management plan and computations are to be submitted in compliance with the City of Charles Sturt's requirements (see Development Information Requirement Guides No 56, Stormwater Drainage Plan and No 52 Site Plan, copies of which is available from Council's web site www.charlessturt.sa.gov.au or can be obtained from Council's office). Note that the Guide No 56, Stormwater Drainage Plan includes requirements for on-site stormwater detention based on the post development peak rate of run-off from the 'design' storm not exceeding that from the pre-development site from a 5 year ARI storm. The 'design' storm requirement is a 100 year ARI design storm. Reserved Conditions Pursuant to Section 33(1) of the Development Act 1993 the Council reserves its decision on the form and substance of any further conditions of development plan consent that it considers appropriate to impose in respect of the reserve matters and delegates this to the Manager Planning and Development. That pursuant to Section 33 of the Development Act, 1993, Development Application Number 252/0401/14 be GRANTED Development Plan Consent subject to the following conditions: Develop in accordance with the approved plans That the proposal shall be developed in accordance with the details and approved plans stamped by Council except where varied by the conditions herein and shall be completed prior to occupation of the proposed development. Reason: To ensure the development proceeds in an orderly manner. 1.5 metre high sill height That the rear upper storey windows of dwelling 8 to 11 have a minimum 1.5 metre high sill height above the finished floor level or have translucent glass/film to a minimum height of 1.5 metres. The translucent glass/film windows shall be fixed or be provided with awning sashes that do not exceed an open distance of 200mm. Reason: To minimise the impact on adjoining residents. Note: With respect to this condition other forms of screening can be used as long as it can be demonstrated to Council that such screening will prevent overlooking. However, should you wish to use an alternative screening method you are required to lodge an application to vary the above condition. City of Charles Sturt 67. DAP Report 17/12/14 Stormwater be directed away from neighbouring properties All stormwater runoff shall be directed away from neighbouring properties. Reason: To ensure stormwater is disposed of in a controlled manner. Stormwater Condition All stormwater from buildings and paved areas shall be disposed of in such a manner that it does not result in the entry of water into a building or affect the stability of a building. Reason: To ensure the development proceeds in an orderly manner. Notes The approval for this development DOES NOT imply approval to alter, shift or remove any existing public infrastructure, including street trees and/or landscaping or any other street furniture or features. Approval to alter any of these must be obtained from Council or the relevant government department or service authority. All costs associated with such alteration are the sole responsibility of the applicant. This consent does not give you authorisation to commence the abovementioned work until your plans which are currently with Council have been assessed for Building Rules consent. Once these plans have been assessed you will be issued with a final Development Approval. You are advised that construction of any footpath, kerb, gutter or crossover on Council land will require a permit from Council's Engineering and Construction Department. It is illegal to undertake work on Council land without permission. You are advised that under the Fences Act you are legally required to give notice for the removal of a fence on the common boundary. Please refer to the Fences Act for the correct procedural requirements. You are advised that the proposed activity must comply with the requirements of the Environment Protection Act and Regulations at all times. The approval for this development does NOT imply approval to alter, shift or remove any street tree, side entry pit, stobie pole, bus stop, fire hydrant or other gas, electricity, water, telecommunications or other similar infrastructure. Approval to alter any of these or similar infrastructure needs to be obtained from the relevant government department, private organisation or Council. Any costs associated with such alteration are the responsibility of the applicant. Development Approval must be received for this development within 12 months of the date of this Development Plan Consent. City of Charles Sturt 68. DAP Report 17/12/14 You will require a fresh Development Plan Consent and Development Approval before commencing or continuing the development if you are unable to satisfy these requirements. Before proceeding with this proposal, you are required to seek Building Rules Consent pursuant to the provisions of the Development Act, 1993. The applicant is reminded of its general environmental duty, as required by Section 25 of the Environment Protection Act, to take all reasonable and practical measures to ensure the activities on.the site, including during construction, do not pollute the environment in a way which causes or may cause environmental harm. This includes being mindful of and minimising off site noise, dust and vibration impacts associated with development. Construction noise can cause nuisance to nearby residents and therefore activities which include the operation of machinery need to be restricted to between 7.00am and 700pm Monday to Saturday and if necessary on Sunday between 900am and 700pm to minimise potential for noise complaints. Construction must be undertaken in accordance with Division 1 of Part 6 of the Environment Protection (noise) Policy 2007 at all times. Heavy vehicles accessing the site should avoid residential streets wherever possible To ensure your development can now proceed without unnecessary delays please ensure the matters outlined below are properly managed. The following information outlines your obligations in relation to appropriately managing noise, dust and works effecting adjoining land (both private and public). Driveway Crossovers • If you are relocating an existing driveway crossover you must remove and reinstate the old crossover to match the existing kerb profile, footpath and verge. You will require a permit to work on Council land to construct your new driveway crossover which must be constructed to Council specification. Please contact Council on 8408 1111 or refer to our website http://www.charlessturt.sa.gov.au/page.aspx?u=808&c=4118 for relevant specifications. Council Verges • Please take every precaution necessary to avoid damage to the landscaping and infrastructure present on Council verges, as you will be required to make good damage to Council property. Common boundary • When removing fences that are on the common boundary with your neighbour you must give your neighbour 28 days notice in writing that you intend to remove the dividing fence. Where the neighbour has a pool, particular care must be taken to ensure the pool is not left exposed, if temporary fencing is installed the temporary fence must comply with AS 1926.1 - Swimming pool safety. We recommend that you City of Charles Sturt 69. DAP Report 17/12/14 consider the Fences and the Law booklet available on line and follow the processes outlined in the booklet. • Where it is intended to erect external walls on the boundary the face of the external wall must be on the boundary. Further, barge boards, capping tiles or other fixtures on the boundary wall must not encroach upon the land of the adjoining owner. Existing fence lines may not be the true legal boundary. To avoid violation of neighbour's rights, the onus of proof of the boundary line rests with the owner of the land where the work is undertaken. This will necessitate a survey being carried out by a licensed surveyor to identify the true location of the boundary and proposed footing on the ground. You will need the neighbour's written approval to enter their land to carry out any construction. Neighbours • Construction within an established neighbourhood can be a stressful time for existing residents. You are urged to take all necessary precautions to ensure adjoining properties are not damaged or residents unreasonably impacted. In the interests of good neighbourliness you may wish to consider providing your contact details to all adjoining property owners inviting them to contact you should there be any concerns during the construction process. Dust • Airborne dust and sand emissions potentially generated on site must be managed and this can be achieved by wetting down the soil and site during the demolition and construction process. If you have any concerns or questions in relation to dust you can contact the EPA on 8204 2004. Asbestos • If there is asbestos material in or on the building or fencing to be demolished there are specific requirements for the method of removal and disposal of asbestos. The removal of asbestos over 10 square metres in area must be carried out by a licensed asbestos removal contractor in accordance with Safe Work SA requirements. For further information in relation to this please contact Safe Work SA on 1300 365 255. Use of Public Space • Should any part of the development process require use of public land (ie, the footpath, nature strip, road or other reserve), additional permits will be required. • Examples of such activities include storage of materials, delivery of materials from public land, placing of temporary fences on public land, blocking of the road, footpath or nature strip for any period of time. • Where works from public space impact vehicular or pedestrian traffic, you will be requested to lodge a Traffic Management Plan that adheres to the requirements of the relevant Australian Standards. • Additional fees and charges may apply, please contact the Council's Compliance Team on 8408 1380 to discuss your projects needs. City of Charles Sturt 70. DAP Report 17/12/14 Environment Protection Note The Environment Protection (Water Quality) Policy 2003 requires any person who is undertaking an activity, or is an occupier of land to take all reasonable and practicable measures to avoid the discharge or deposit of waste from that activity or land into any waters or onto land in a place from which it is likely to enter any waters (including the stormwater system). The policy also creates offences that can result in on-the-spot fines or legal proceedings. The following information is provided to assist you to comply with this legislation: Building and construction should follow sediment control principles outlined in the Stormwater Pollution Prevention - Code of Practice for the Building and Construction Industry (EPA 1999). Specifically, the applicant should ensure: • During construction no sediment should leave the building and construction site. Appropriate exclusion devices must be installed at entry points to stormwater systems and waterways. • A stabilised entry/exit point should be constructed to minimise the tracking of sand, soil and clay off site. However, should tracking occur, regular clean-ups are advised. Litter from construction sites is an environmental concern. All efforts should be made to keep all litter on site. The applicant should ensure that bins with securely fitted lids, capable of receiving all waste from building and construction activities, are placed on site. All building and construction wastewaters are listed pollutants under the Environment Protection (Water Quality) Policy 2003 and as such must be contained on site. It is important that you familiarise yourself with the terms of the Policy and ensure that all contractors engaged by you are aware of the obligations arising under it. For further information please contact the Environment Protection Authority on telephone (08) 8204 2004.
© Copyright 2018