attachment a preliminary drawings - not for …

drawing number.

I/WE APPROVE THESE DRAWINGS TO BECORRECT AS PER CONTRACT

SIGNATURE DATE

SIGNATURE DATE

dimensions shall not be obtained by scalingall dimensions are in millimeters unless notedotherwise. Setout dimensions shall be verifiedon site prior to any work being carried out. Any

problems shall be directed to the builder forclarification & correction

SUITE 24 WORONGARY TOWN CENTRE PH: (07) 5559 09901 MUDGEERABA ROAD FAX: (07) 5559 0949WORONGARY QLD 4213 BSA No. 1142338 ABN: 25 890 335 667 client details:

orientation:

wind rating:

checked:drawn:designed:

drawing title:facade type:

revision number: scale:

drawn date:

sheets in set:

as shown

P:\Jobs - 2018\Drafting\18116\Plans\18116 - 600mm Land resumtion.pln

17 COLDSTREAM STREET,YAMBA 18116

DEMOLITION PLAN

2 of 14

D

RTRTCLIENT

4/06/2021

-rev date descriptionA 18.05.18 CONCEPT PLANS

- -B 21.06.18 PRELIMINARY PLANSC 15.08.18 DA ISSUE PLANSD 08.11.18 WORKING DRAWINGS ISSUE PLANS

4.0

4.57F

L

4.36FL

4.86F

L4.9

0FL

4.18

4.20

4.59

4.63 4.27

4.254.62

4.90

4.26

4.24

4.174.1

74.2

2

4.174.2

0

4.254.2

4

4.22

4.26

4.21

4.21

4.23

4.09

4.00

3.97

4.17 4.1

8

4.24

4.21

4.33 4.1

7

4.32

4.32

4.30

4.21

4.26

4.31

4.26

4.14

4.25

4.24

4.21

4.314.2

8

4.24

4.23

4.33

4.34

4.06IN

V

4.09IN

V

4.39

4.40

4.40

4.11

4.16

4.17

4.16

4.14

4.13

4.13

4.18

4.14

4.10

4.08

4.07

4.21

4.18

4.16

4.134.1

34.1

4

4.34

4.36

4.334.3

0

4.26

4.26

4.23 4.2

8(I)

4.14(I

)

4.12(I

)

4.15(I

)4.3

0(I)

4.01(I

)

4.06(I

)

4.10(I

)

4.15(I

)

4.15(I

)

4.38(I

)

4.31(I

)

4.35(I

)

4.24(I

)

4.24(B

)

4.27(B

)

4.27(B)

4.15(B

)

4.19(B

)

4.27

4.31

4.34

4.35

4.33

4.27

4.32

4.26

4.26

4.16

4.174.1

94.1

64.1

5

4.33

4.31 4.36

4.26

4.27

4.28

4.30

4.33

4.24

4.27

4.25 4.24

4.20

4.30

4.18

4.36 4.36

4.36

4.34

4.33

4.29

4.25

4.29

4.34 4.2

8

4.34

4.37

4.39

4.23

4.21

4.31

4.30

Site Bench MarkGI Nail in KerbRL 4.27m

Site Bench MarkGI Nail in Bitumen

RL 4.22m

DRILL

HOL

E IN

PAV

INGGI NAIL IN BIT

ON BDY LINE

GI NAIL IN BIT (1.02)

(1.02)

234°

30' 50

" 18.2

85

Bitum

en

Bitumen

Sign

F/C Shed

F/C Shed

Shed

Gutte

r RL 7

.02

Gutte

r RL 7

.63

Gutte

r RL 7

.65

Gutter RL 7.63

Gutter RL 7.65Fascia RL 6.43

Fascia RL 6.53

Fasc

ia RL

6.57

Fasc

ia RL

6.60

Fasc

ia RL

6.53

Fasc

ia RL

6.79

Steps

Steps

Steps

Roof Ridge RL 7.56

Roof

Ridg

eRL

8.96

Roof Level RL 11.06Roof LevelRL 8.05

F/C BuildingMetal Roof

Two Storey Cement Renderedand Concrete Block Building

Metal Awning

Timbe

r Walk

way

Metal

Plat

e

PP

Sewer ManholeTop 4.27


Tap

WM

Misc PitTop 4.09

Concrete Strip

Traffic Island

Uprig

ht Ke

rb &

Gutt

er

Timber Bollard

Timber Bollard

Wat

er M

ain d

igitis

ed fr

omCl

aren

ce V

alley

Cou

ncil r

ecor

ds

SP 55549

Lot 4DP 663911

Lot 1DP 1167161 Lot 1

DP 203185Lot 2

DP 203185

Littl

e Hig

h St

reet

Cold

stre

am S

treet4.2

1

4.28(B

)

4.28(B)

Garden

Timber Bollard

Timber Bollard

Steel Post

Steel Post

Steel Post Steel Post

4.24

4.22

4.20

Ridg

e Fac

ade

encro

ahes

(0.02

5)

Carpark

4.26(B

)

Traffic Island

Wall

clea

r (0.0

3)

Wall

clea

r (0.0

3)

Wall

clea

r (1.2

3)

EXISTING POWER POLE TO BE RELOCATED

DEMOLITION OF ALLSTRUCTURES AND

SLABS

DEMOLITION OF ALLSTRUCTURES AND

SLABSDEMOLITION OF ALLSTRUCTURES AND

SLABS

REMOVAL OFGARDEN AND

TIMBER BOLLARDSPP/LP

Lot 1DP 952124

DEMO SITEScale 1:200

PRELIMINARY DRAWINGS - NOT FOR CONSTRUCTION.

Version: 1, Version Date: 09/06/2021Document Set ID: 2236437

6b.21.042 - of 31

dmcgilvray

Typewriter

Attachment A

drawing number.


SIGNATURE DATE

SIGNATURE DATE




orientation:

wind rating:




drawn date:

sheets in set:

as shown



PROPOSED SITE PLAN

3 of 14

D

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4/06/2021



678

4.18

4.20

4.21

4.14

4.25

4.24

4.21

4.314.2

8

4.24

4.23

4.33

4.34

4.06IN

V

4.39

4.40

4.40

4.11

4.16

4.17

4.16

4.14

4.10

4.08

4.07

4.21

4.18

4.16

4.134.1

34.1

4

4.34

4.26

4.23 4.2

8(I)

4.14(I

)

4.12(I

)

4.15(I

)4.3

0(I)

4.01(I

)

4.06(I

)

4.10(I

)

4.15(I

)

4.15(I

)

4.38(I

)

4.31(I

)

4.35(I

)

4.24(I

)

4.24(B

)

4.27(B

)

4.27(B)

4.15(B

)

4.19(B

)

4.27

4.31

4.34

4.26

4.26

4.16

4.174.1

94.1

64.1

5

4.29

4.29

4.34 4.2

8


Site Bench MarkGI Nail in Bitumen

RL 4.22m

DRILL

HOL

E IN

PAV

INGGI NAIL IN BIT

ON BDY LINE

GI NAIL IN BIT (1.02)

(1.02)

234°

30' 50

" 17.6

85

Bitum

en

Bitumen

Sign

Roof Level RL 11.06Roof LevelRL 8.05

Two Storey Cement Renderedand Concrete Block Building

Metal

Plat

e



WM

Traffic Island

Uprig

ht Ke

rb &

Gutt

er

Timber Bollard

Timber Bollard

Wat

er M

ain d

igitis

ed fr

omCl

aren

ce V

alley

Cou

ncil r

ecor

ds

SP 55549

Lot 4DP 663911

Lot 1DP 1167161 Lot 1

DP 203185Lot 2

DP 203185

Littl

e Hig

h St

reet

Cold

stre

am S

treet4.2

1

4.28(B

)

4.28(B)

Garden

Timber Bollard

Timber Bollard

Ridg

e Fac

ade

encro

ahes

(0.02

5)

Carpark

4.26(B

)

Traffic Island

Wall

clea

r (0.0

3)

Wall

clea

r (0.0

3)

Wall

clea

r (1.2

3)

2345

MEDICAL CENTRE129.92 m2

UNITPORCH7.07 m2

UNIT FOYER19.41 m2

01

13 14 15 16 17 189 10

D.P

PIT PIT

16,7

8889

7

26,504 22,292

600

6,10

0

CHEMIST217.83 m2

2.50

m2

3.40

m2

proposed 4 x unitsto upper floor proposed medical centre

proposed chemist

EXISTING POWER POLE TO BE REMOVED ANDPOWER TO BE CONNECTED DIRECT TO BUILDING

JOIN NEATLY TOEXISTING CONCRETE

PROVIDE NEWSTORMWATERFIELD GULLY PIT

BARRIERKERB

letterbox

Laneway

SHAR

ED A

REA

BINENCLOSURE

4.17

4.21

4.14

4.25

4.24

4.21

4.314.2

8

4.24

4.23

4.33

4.34

4.06IN

V

4.39

4.40

4.40

4.11

4.16

4.17

4.16

4.10

4.08

4.07

4.21

4.18

4.16

4.134.1

34.1

4

4.26

4.23 4.2

8(I)

4.14(I

)

4.12(I

)

4.15(I

)4.3

0(I)

4.01(I

)

4.06(I

)

4.10(I

)

4.15(I

)

4.15(I

)

4.38(I

)

4.31(I

)

4.35(I

)

4.24(I

)

4.24(B

)

4.27(B

)

4.27(B)

4.15(B

)

4.19(B

)

4.31

4.26

4.26

4.16

4.17

4.28

144°33'20" 48.787


DRILL

HOL

E IN

PAV

ING

DRILL HOLE IN PAVING

GI NAIL IN BIT

ON BDY LINE

GI NAIL IN BITON BDY LINE

(1.02)

(1.02)

54°3

4'40"

17.68

1

324°33'20" 48.796

BitumenSewer ManholeTop 4.27


WM

Traffic Island

Uprig

ht Ke

rb &

Gutt

er

Wat

er M

ain d

igitis

ed fr

omCl

aren

ce V

alley

Cou

ncil r

ecor

ds

SP 55549

Lot 4DP 663911

Lot 1DP 1167161 Lot 1

DP 203185Lot 2

DP 203185

Cold

stre

am S

treet

4.28(B

)

4.28(B)

Ridg

e Fac

ade

encro

ahes

(0.02

5)

Carpark

4.26(B

)

Traffic Island

Wall

clea

r (0.0

3)

Wall

clea

r (0.0

3)

Wall

clea

r (1.2

3)

PATH TO BINS

wat

er ta

nkLot 1

DP 952124

N

Proposed Site PlanScale 1:200

Use written dimensions only. Do not scale drawings fromplans

Building zone is to be cleared of any vegetation and trees tosuit - check on site.

All survey data taken from DWG/PDF copy by others.Cyber Drafting & Design take no responsibility of theproposed slab & pad levels due to the possibility of in-accuracy of the disclosure plan.

Verify all bearing and dimensions on site prior toconstruction.All missing pegs to be re-instated prior to any construction.Notify head contractor immediately of any discrepancies insetout dimensions. Do not start construction until allboundaries are confirmed.

Ensure all drawings and accompanying details and/orspecifications have been stamped as 'Approved' by therelevant local authorities prior to use.

All site drainage to be graded to rubble pits or approvedsite drainage pits at a min grade of 1:100 (1%) andconnected to legal point of discharge in compliance withAS/NZ 3500 &/or NCC BCA vol. 2. parts 3.1.2 & 3.5.2

notes:

SITE: LotNUMBER: 17STREET: COLDSTREAM STREET,SUBURB: YAMBADP: 0952124

AREA: 919.74m²SITE COVER: 69.97% (643.55m²)

PROPERTYDESCRIPTION


6b.21.042 - of 31

drawing number.


SIGNATURE DATE

SIGNATURE DATE




orientation:

wind rating:




drawn date:

sheets in set:

as shown



PROPOSED GROUNDFLOOR PLAN

6 of 14

D

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4/06/2021



W04

W05

D01

D01

W06W07W09 W08

W03

W02

W01

D02D02D02D02

D02

D02 D02

D02

D02

D01

D03

1

2

3

4

5

6

7

8

9

10

11

12

13

14

15

16

17

18

porch3.29 x 2.15

foyer3.10 x 5.45

chemist3.10 x 7.70

kitchen4.38 x 2.00

disabled bath3.19 x 2.00

wc1.00 x 2.00

bath1.95 x 3.09

reception5.35 x 2.60

waiting3.50 x 2.60

kitchen2.10 x 4.34 surgery

4.00 x 3.00

doctor 13.00 x 3.00

doctor 23.00 x 3.00

doctor 33.00 x 3.00

reception/waiting6.36 x 6.94

chemist sales floor15.52 x 9.28

lift2.00 x 2.00

D.P

3,290 19,002

190 3,100 190 2,980 90 15,552 190

190 2,100 90 4,000 90 3,000 90 3,000 90 3,000 90 6,362 190

190 3,190 90 1,000 190 1,950 90 8,850 190 6,362 190

190 4,380 90 1,330 9053090

22,292

16,7

88

190

6,94

019

09,

278

190

190

3,09

01,

250

190

11,8

7819

0

190

3,00

090

1,25

019

03,

090

9091

090

7,69

819

0

190

4,34

090

2,00

019

02,

000

190

5,45

019

02,

148

4,49

8

14,6

402,

148

372 2,891 16,489 2,540

2,480 4,680

500

600

3,38

860

06,

410

600

3,69

060

0

1,20

019

0

600

AA

A1A1

select planter boxselect planter boxfloor above400x900mmrenderedblock column

200x600mmrenderedblock column

select lift to manufacturerspecifications

floor over

party wall - refer notes

letterbox

stor

e

bench seat

UP

FFL: 4.400

FFL: 4.325

AREA - New

FIRST FLOOR

GROUND FLOOR

ID

Unit 3 LivingUnit 4 LivingUnit 1 LivingUnit 2 LivingUnit 4 AlfrescoUnit 3 AlfrescoUnit 1 AlfrescoUnit 2 AlfrescoFoyer

ChemistDoctors SurgeryGround FoyerPorchPorch

Area

117.75117.75114.64114.6420.9720.2619.4018.7511.66

217.83129.9219.417.074.86

934.91 m²

N

0 5 10

Proposed Ground Floor PlanScale 1:100

legend:b bathvb vanity basindw dish washer spaceohc overhead cupboardscpt carpetfr refridgeratorhws hot water serviceconc plain concreteshr showertub laundry tubwm washing machinewc water closetsss stainless steel sinkhp hot plateubo under bench ovendp rainwater downpipeef vented exhaust fan installed as per BCA 3.8.5 & to comply with AS 1668.2SD ceiling mounted, photoelectric & interconnected smoke detectors hard-wired with battery back-up as per AS 3786-2014 & the latest NCC BCA Vol. 2 3.7.2

NOTE:INSTALL ELECTRICAL CONDUIT UNDERSLAB FOR POWER TO KITCHEN BAR

METER BOX & HWS POSITIONS TO BEDETERMINED BY SUPERVISOR.

PARTY WALL TO BE 60/60/60 FIRERATED WALL IN ACCORDANCE TO NCCBCA VOL. 2.

ALL ACCESS TO BE IN ACCORDANCEWITH AS1428.1-2009 DESIGN FORACCESS AND MOBILITY


6b.21.042 - of 31

6b.21.042 - of 31

drawing number.


SIGNATURE DATE

SIGNATURE DATE




orientation:

wind rating:




drawn date:

sheets in set:

as shown



ROOF PLAN

8 of 14

D

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4/06/2021



D.P

D.P D.P D.PD.P D.P

D.P

D.PD.P D.P

BOX GUTTER

D.P D.P

600

450

600

900

900

600

600

600

450

600

600

600rainhead + D.P. rainhead + D.P.

select colorbondcorrugated ironroof sheeting(fixed to manuf. specs.)

select colorbondfascia & gutter profile

denotes externalwall below

box gutter toNCC BCA Vol. 2

colorbond capingto parapet

select 450 widewindow hood select 450 wide

window hood

select 450 widewindow hoodselect 450 wide

window hood

party wall to continueto u/s of roof sheeting

10o 10o 10o

9o 9o 9o9o

Roof PlanScale 1:100

*NOTEROOF DESIGN AND INSTALLATION MUST COMPLY WITH AS 1562.1

DP'S MUST NOT SERVE MORE THAN 12m OF GUTTER LENGTH FOREACH DOWNPIPE.

DP'S MUST BE LOCATED AS CLOSE AS POSSIBLE TO VALLEY GUTTERS& IF THE DP IS MORE THAN 1.2m FROM A VALLEY, PROVISIONS FOROVERFLOW MUST BE MADE TO THE GUTTER.


6b.21.042 - of 31

drawing number.


SIGNATURE DATE

SIGNATURE DATE




orientation:

wind rating:




drawn date:

sheets in set:

as shown



PROPOSED ELEVATIONS

9 of 14

D

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4/06/2021



R.L. 4.400

R.L. 7.700

R.L. 10.500

R.L. 12.938

R.L. 11.300

2,70

060

02,

800

900

1,10

0

800

10° pitch colorbond roof

renderedblockwork

hardies axon 133 cladding

p.c alumin joinery

select window hood

u/s trusses

slab level

u/s trusses

slab level

boun

dary

boun

dary

R.L. 4.400

R.L. 7.700

R.L. 10.500

R.L. 12.938

2,70

060

02,

800

3,00

0

800

1,30

0

1,00

0

10° pitch colorbond roof9° pitch colorbond roof

renderedblockwork

rendered greenboardcladding hardies axon 133 cladding


rendered greenboardcladding

planter box planter box

metal gutter& fascia

p.c alumin joinery

letterbox

u/s trusses

slab level

u/s trusses

slab level

boun

dary

1 North East ElevationScale 1:100

2 South West ElevationScale 1:100


6b.21.042 - of 31

drawing number.


SIGNATURE DATE

SIGNATURE DATE




orientation:

wind rating:




drawn date:

sheets in set:

as shown



PROPOSED ELEVATIONS

10 of 14

D

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4/06/2021



R.L. 4.400

R.L. 7.700

R.L. 10.500

R.L. 12.938

3,00

030

02,

800


renderedblockworkhardies axon 133 cladding


p.c alumin joinery

u/s trusses

slab level

u/s trusses

slab level

boun

dary

R.L. 4.400

R.L. 7.700

R.L. 10.500

R.L. 12.938

3,00

030

02,

800

900

1,500


9° pitch colorbondroof

renderedblockwork



select window hood

boun

dary

boun

dary

u/s trusses

slab level

u/s trusses

slab level

3 North East ElevationScale 1:100

4 South East ElevationScale 1:100


6b.21.042 - of 31

drawing number.


SIGNATURE DATE

SIGNATURE DATE




orientation:

wind rating:




drawn date:

sheets in set:

as shown



SECTIONS

11 of 14

D

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R.L. 12.938

R.L. 4.400

R.L. 7.700

R.L. 10.500

R.L. 7.700

2,80

03,

000

2,70

0

concrete slab

10mm plasterboardto ceilings

timber roof trussesfixed to manufacturersspecifications @900mmcentres max.

10mm plasterboardto walls

concrete slab

10mm plasterboardto ceilingssuspended ceiling

awning to engineersspecifications

box gutter

termite protection to be usedto Australian Standards

10° pitch

u/s floor

slab level

u/s trusses

floor level

stairwell/lift

u/s trusses

slab level

carpark

bed 2 hall kitchen hall bed 2hallkitchenhall

stairwell/lift chemist chemist sales floor

boun

dary

1° pitch


refer to engineers detailsfor footing and slab details

R.L. 4.400

R.L. 7.700

R.L. 10.500

R.L. 11.300

R.L. 12.938

R.L. 10.698

R.L. 7.700

2,70

02,

800

600

600

metal gutter& fascia

concrete slab


timber roof trussesfixed to manufacturersspecifications @900mmcentres max.


colorbond roof fixed tomanufacturers specifications

concrete slab



suspendedceiling

party wall to continueto u/s of roof sheeting

box gutter

termite protection to be usedto Australian Standards

doctor 2

10° p i tch

u/s floor

slab level

u/s trusses

floor level

9° p i tch

hallreceptionchemist sales floor

kitchen living/mealsliving/meals kitchen1° pitch

boun

dary

boun

dary

refer to engineers detailsfor footing and slab details

Section A1-A1Scale 1:100

Section A-AScale 1:100


6b.21.042 - of 31

678 2345

1

2

3

4

5

6

7

8

9

10

11

12

13

14

15

16

17

18

01

13 14 15 16 17 189 10

PIT PIT

190

5,31

619

06,

188

5,40

099

7

400 2,290 190 190 4,490 400

500

500

2,586 2,586 2,586 1,489 2,600 2,600 2,600 2,600 2,600 2,600 600

5,40

848

75,

400

2,246 2,600 2,600 2,600 200 2,600 2,600 2,600 2,600 2,400 2,400 1,050

6,10

0

2.50

m2

3.40

m2

rasied planter boxrasied planter box

perimeter garden bed w/selected vegetation 4.82m2

PROVIDE NEWSTORMWATERFIELD GULLY PIT

BARRIERKERB

letterbox

SHAR

ED A

REA

drivewayconcrete.

binenclosure

CHEMIST

MEDICAL CENTRE

FOYE

R

PORCH

wat

er ta

nk

Landscape PlanScale 1:200

drawing number.


SIGNATURE DATE

SIGNATURE DATE




orientation:

wind rating:




drawn date:

sheets in set:

as shown



LANDSCAPE PLAN

14 of 12

D

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4/06/2021


- -B 21.06.18 PRELIMINARY PLANSC 15.08.18 DA ISSUE PLANSD 24.11.20 AMENDMENT (LANDSCAPE & DEMO PLAN)


6b.21.042 - of 31

REVISIONS

Date ByDescriptionNo

NORTH

CLIENT :

Drawn Designed Checked

Scale

Drawing No Revision

A3

PROJECT :

TITLE :

Local Authority

Date

Sheet

of

ASSOCIATED CONSULTANTS :

Approved - Director RPEQ 2009

PO BOX 1661MILTON QLD 4064

TEL::FAX::EMAIL::

(07) 3844 5744(07) 3844 [email protected]

5/16 MCDOUGALL STREETMILTON QLD 4064

WEB:: www.knagel.com.au

ABN 93 114 479 524


6b.21.042 - of 31

AutoCAD SHX Text

4.0

AutoCAD SHX Text

EXISTING CONCRETE INVERT CHANNEL TO BE REMOVED AND REPLACED AFTER LAYING STORMWATER PIPE INCLUDING ROAD REPAIR AS NECESSARY FOR ROADWAY REINSTATEMENT

AutoCAD SHX Text

LOT 1 DP 952124

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SP 55549

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LOT 4 DP 663911

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LOT 1 DP 1167161

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LOT 1 DP 203185

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LOT 2 DP 203185

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PROPOSED MULTI STOREY STRUCTURE GFL: R.L.4.400 ROOFWATER TO CONNECT TO SLIM LINE RAINWATER TANK

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SITE BOUNDARY

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4.400

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4.350

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0.5%

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4.285

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4.200

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4.310

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4.310

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4.265

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4.250

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BARRIER KERB

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PROVIDE NEW STORMWATER FIELD GULLY PIT

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COLDSTREAM STREET

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(4.180)

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(4.170)

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LINE OF BUILDING OVER

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(4.130)

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20-138-P01

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AS SHOWN

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%%ULEGEND

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EDGE OF BITUMEN

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DO NOT SCALE THIS DRAWING.

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IF IN DOUBT ASK!

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CLARENCE VALLEY COUNCIL

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NOV '20

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FOR APPROVAL

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17 COLDSTREAM ST

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YAMBA

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CLARENCE VALLEY COUNCIL REFERENCE NO:

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18/03/21

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BR GROUP

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COUNCIL RFI

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10/05/21

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(4.140)

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PROPOSED TURF

From: Clarence Valley CouncilSent: Tue, 13 Apr 2021 16:55:47 +1000To: Subject: DA Submission - DA2021/0193 - 17 Coldstream Street Yamba - Trevor Ferris

Hi,

Thank you for your submission on DA2021/0193 - 17 Coldstream Street Yamba via our online Development Application Submission form. Please find below the details of your submission for future reference:

Your Reference : S-2021-00084

Timestamp : Tuesday, April 13 2021 at 4:55:47 PM

Submission Details: Item on public exhibition : DA2021/0193 - 17 Coldstream Street YambaComments:

The building location will restrict intervisibility between pedestrians on the Coldtream St footpath and vehicles travelling between Little High St and Coldstream St with a high risk to young pedestrians.

The proposed development will increase traffic in the lane between Little High St and Coldstream St and deny safe pedestrian access.

You have indicated you hav e not made a political donation or gift to a Clarence Valley Council employee or councillor in the last 2 years.

Contact details: Name: Trevor Ferris

Additional supporting documents:


Submissions DA2021/0193

Print Date: 7 July 2021, 4:14 PM

6b.21.042 - of 31

From: Clarence Valley CouncilSent: Wed, 14 Apr 2021 13:46:48 +1000To: Subject: DA Submission - DA2021/0193 - 17 Coldstream Street Yamba - Briian. A. Simpson

Hi,



Timestamp : Wednesday, April 14 2021 at 1:46:48 PM


Dear Mr Mayor and Councillor's,

Simpson Family, of .

We would like to lodge Our objection to this Development.

I) A third Chemist for Yamba, has already been trialled.

It failled, due to lack of patronage, shortly after openning.

2) Exactly how much more Housing, does Council plan on sqeezing into Yamba.

We hardly h ave the Inferstructure to support All the work currently going on.

2a;

A total lack of parking in Yamba CBD.

2b;

A total lack of parking at Yamba Fair.




6b.21.042 - of 31

2c;

A total lack of parking at Our Caravan Parks.

2d;

A total lack of parking at Our Beach's in Yamba.

3) Exactly how many Doctor Surgeries, do we need in Yamba?

4) What we do need, Councillor's, are dedicated Room's, providing space for more Speciallist Doctor's to visit Yamba.

You have indicated you have not made a political donation or gift to a Clarence Valley Council employee or councillor in the last 2 years.

Contact details: Name: Briian. A. Simpson





6b.21.042 - of 31

From: Clarence Valley CouncilSent: Fri, 16 Apr 2021 09:54:50 +1000To: Subject: DA Submission - DA2021/0193 - 17 Coldstream Street Yamba - Antony Perring

Hi,



Timestamp : Friday, April 16 2021 at 9:54:49 AM


I am a resident on

I am concerend about access, pedestrian safety and parking for construction vehicles during the devolpment construction.

As outlined in the developers submission access to site is expected to be via Little High Street.

Little High Street is a poorly maintained, narrow one way street that is already poorly policed for parking, a nd a one-way system that is confusing and accessed from Coldstream Street as a shortcut by many motorists who drive the wrong way along the one way street.

Many delivery trucks and service vehicles access the rear of shops along Coldstream Street, Yamba Street and Little High Street.

Little High Street is also a high pedestrian traffic area used as an alternative for access to The Bowlo on River Street from Yamba Street.

I also note that the developer does not include a dedicated loading bay for the development where deliveries for the retail tennant will be receiving deliveries.




6b.21.042 - of 31

I would ask that council consider these points in approving the devolpemnt and requiring the developer to address these issues.

Antony Perring

You have indicated you have not made a political d onation or gift to a Clarence Valley Council employee or councillor in the last 2 years.

Contact details: Name: Antony Perring





6b.21.042 - of 31

From: Ultrafllor North CoastSent: Mon, 26 Apr 2021 14:34:16 +1000To: Patrick Ridgway;Council EmailSubject: DA 2021_0913 17 Coldstream Street, YambaAttachments: DA 2021_0193 Submission by SP55549 final signed.pdf

Dear Patrick / Council development team

Please find attached a Submission lodged by Strata Plan 55549 Owners Corporation (19-21 Coldstream Street, Yamba) in reference to DA 2021/0193 at 17 Coldstream Street, Yamba. This is submitted by the Strata Plan Owners Corporation secretary on behalf of the owners of Lots 1 to 8 at 19-21 Coldstream Street, Yamba. The submission is signed by all Lot owners. Please note that an extension of the submission timeframe was kindly granted to the Owners Corp by Patrick. This was due to the exhibition period being over the Easter holidays.

I have also lodged this application via Council’s submission portal however as DA2021/0193 was not available for comment, I selected “Communication Policy” to lodge the Submission under.

Please contact the OC secretary, Fiona Smith by return email or on if you have any further query.

Thank you & regards

Fiona SmithSecretary

The information transmitted is for the use of the intended recipient only and may contain confidential and/or legally privileged material. Any review, re-transmission, disclosure, dissemination or other use of, or taking of any action in reliance upon, this information by persons or entities other than the intended recipient is prohibited. If you have received this email in error please delete all copies of this transmission together with any attachments and notify the sender. Opinions, conclusions and other information in this email that do not relate to the official business of SP55549 Owners Corporation shall be understood as neither given nor endorsed by it. We have taken precautions to minimise the risk of transmitting software viruses, but we advise you to carry out your own virus checks on any attachment to this message. We cannot accept liability for any loss or damage caused by software viruses.




6b.21.042 - of 31

““TThhee EExxeeccuuttiivvee CCeennttrree”” 19-21 Coldstream Street, Yamba NSW 2464

Strata Plan 55549 Owners Corporation

ABN: 71 362 137 908

Please address all correspondence to Strata Plan 55549 Owners Corporation

c\- PO Box 105 YAMBA NSW 2464

24th

April 2021

Your Ref: 2021/0193

The General Manager

Clarence Valley Council

Locked Bag 23

GRAFTON NSW 2460

Development Application 2021/0193

Medical Centre, Chemist Shop and Shop Top Housing

17 Coldstream Street, Yamba

Attention: Mr Patrick Ridgeway

Please find following a submission from the Strata Plan 55549 Owners Corporation (19-21

Coldstream St, Yamba) in relation to DA 2021/0193 at 17 Coldstream Street, Yamba.

This submission is lodged with the full support of all eight unit holders of the Owners Corporation.

All owners (or company representative) have signed this submission (page 7).

The Owners Corporation welcomes the addition of any well planned and complying development in

Yamba CBD that enhances the CBD amenity and appeal to local residents and visitors.

However the owners believe that the proposed development at 17 Coldstream Street does not meet

Clarence Valley Council’s, the Building Code of Australia or Australian Standards regulatory

requirements in numerous instances.

We request Council carefully consider the following points (provided below in bullet point with

detailed explanations on the following pages).

Please note we encountered some inconsistency within the plans (page numbering, scaling, labelling

of elevations).

• Widening of Little High Street & Coldstream Lane as per Section R9 of CVC Business Zone

DCP – this does not appear on the plans

• Site Distances & Pedestrian Safety: Intersection Coldstream Lane & Coldstream Street – the

plans do not confirm to AS2890 or the Northern Rivers Design Manual

• Car Parking – may not comply after reduction of the lot size (due to lane widening), column

locations (in car park), blind aisle & end space distances

• Loading Bay & Turning Circles – not provided on the plans

• Waste disposal & storage areas – appear inadequate for the proposal

• Pedestrian Access to the Development – limited & potentially unsafe

• Private open space – insufficient for the residential component




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2

• Disabled accessible facilities – not nominated for the Chemist floor area

• Fire Safety requirements – inadequate for the proposal

• Dilapidation Reports – requested for adjoining property

• Stormwater & Sewer connection – construction across neighbouring property access

• Construction - Traffic management & disruption to surrounding businesses

• Demolition & Asbestos removal – the latter not addressed by the applicant

Site

Widening of Little High Street & Coldstream Lane

It is noted on the Proposed Site Plan, (drawing 3 of 14) the development utilises the full property

depth (50.29m) and width (18.285m). It is our understanding Section R9 of the Clarence Valley

Council’s Business Zone DCP (Lane Widening in Little High Street and Convent Lane) applies to this

development. Accordingly the proponent is required to widen Little High Street and Coldstream Lane

by 1.5m. This may have a substantial impact on the building, landscaping, parking, pedestrian access

and waste storage area.

Previous adjoining developments were required to upgrade Little High Street (in accordance with

R9), including bitumen seal, kerb & gutter along with compliance to Northern Rivers Local

Government Development Design and Construction Manuals. We are not able to detect any mention

of the 1.5m resumption on the submitted drawings.

Site Distances & Pedestrian Safety: Intersection Coldstream Lane & Coldstream Street

Will the Little High Street and Coldstream Lane intersection comply with applicable standards once

the development is constructed? At present Coldstream Lane is two-way, and Little High Street is

one way. The Owners Corporation requests the consultants (for 17 Coldstream St) & Council address

and display how sight distances and turning circles will comply; including compliance with the

Northern Rivers Design manual.

We request a review of the intersection of Coldstream Street & Coldstream Lane with particular

reference to restricted sight distances and the proposed building proximity. We have used figure 3.3

of Australian Standard 2890 as a guide. The proposed building does not meet the nominated sight

triangle requirements.

Page 16 of the Applicant’s Statement of Environmental Effects (SEE) mentions Access and Car

parking Design. The author states: “Pedestrian access will be provided from either of the three (3)

street frontages, however will likely be mostly provided from Coldstream Street” and “The sight

distances meet the Australian Standards for safety”.

19-21 Coldstream owners (many who own business & daily commute via these laneways) hold grave

concerns about pedestrian safety in this area. This is already a heavily congested area, particularly

during holidays. Coldstream Lane is currently used as a loading bay for Yamba Street businesses. The

current sight lines when exiting onto Coldstream St (from the lane) are very limited. The owners

request council look seriously at restricting / improving traffic movements in this area, either by

extending the one-way street or reversing the traffic direction of the existing one-way street.

No Standing areas of Little High Street are generally used by the public for parking.




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3

Car Parking

We have had difficulty comprehending the nominated car parking arrangement. The Site Plan shows

a load bearing column located between park 12 & 13. This column protrudes into the car parking

aisle space. Does the proposed aisle width comply with section 2.4 of AS 2890 and CVC’s Business

Zone DCP? Do the columns noted on drawings 3 & 6 comply with section 5.2 and figure 5.2 of AS

2890?

It is noted one set of columns is located to the rear of the first floor. The span from these columns to

the building appears to be 16m. One would consider this to be an extremely large span for structural

purposes. Is the designer intending to add additional column sets in order to reduce the first floor

building span? If that be the case, the car parking will require further refinement. Can CVC please

advise of the parking compliance in this respect.

The Landscaping Plan nominates a dimension of 600mm from car park 18 to the building. We have

looked at section 2.4.2 (c) of Australian Standard 2890 and also figure 2.3. We question compliance

of the parking arrangement in relation to AS 2890, which nominates 1m.

AS 2890 Part F 4.4 nominates the blind aisle to be no greater than 15m in length unless provision is

made for cars to turn around. In blind aisles the end spaces must be made 1 metre wider than the

adjacent spaces. The Landscaping and Site Plan both indicate Part F 4.4 has not been met

Additionally, we are not able to see any turning circles for negotiating the car parking area. Attention

is drawn to car park 9 and how it will function along with car park 13 and the adjoining protruding

column. Car park 18 may also have difficulties due to its proximity in relation to the building. Can

Council please verify the nominated car parking is adequate for the proposed mixed use of the site?

Street parking is already an issue along Coldsteam Street. It would be disappointing if the proposed

businesses at 17 Coldstream Street are unable to offer adequate parking for their clientele.

Loading Bay & Turning Circles: The proposed development nominates 217m2 of retail space plus

130m2 of Doctors’ Surgery. It would be fair to assume the retail section will receive deliveries on a

regular basis. Section F5 5 of the DCP nominates a small scale retail development to provide one

loading bay 3.5m x 7.5m. Page 16 of the Statement of Environmental Effects (SEE) mentions

“Manoeuvring, loading and unloading & access”. The SEE nominates “the proposed development has

a single on-site loading bay”. We are not able to detect the loading bay or associated vehicle turning

circle on the submitted drawings.

Waste Disposal Area: It is our understanding the proposal nominates four shop top apartments

along with a substantial retail & medical area. From review of the Site Plan three yellow waste bins

and four red waste bins are shown. Is this storage area adequate for the total intended use?

Adjoining developments all have substantial waste bins and enclosures to accommodate their

refuge. In light of implementing section R9 (lane widening) will the nominated waste area

adequately serve the overall development?

Pedestrian Access to the building: It is noted there is no direct access from the car parking area into

the building’s retail & doctor surgery areas. The SEE states “pedestrian access is provided on three

street frontages”. Does the proposal require customers / patients to walk along Coldstream Lane to

enter the building from the rear car park? There is no complying footpath nominated on the




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4

drawings to provide safe access. A dimensional review of the drawings results in a corridor within

the site of around 600mm wide to provide the though fare adjacent Coldstream Lane.

Can CVC assure this method of getting from the car parking area to the building is considered safe, in

particular for disabled access? Page 14 of the SEE nominates “The setback to the laneway 1.497m at

ground level to allow for safe access to the building”. We note the building end elevations (South

East & North East?) have a dimension of 1194 from the building to the boundary. We sought to

check this by deducting the building components from the allotment width. (Lot = 18285mm,

Building = 16788mm, rendered columns are noted as 900mm). Hence 18285-16778-900 = 607mm. If

this calculation is correct this dimension is far less than the 1497mm nominated in the SEE.

Building

Private open space: Part R4 of the Business DCP nominates “Applications for a residential development

must incorporate the required car parking and a minimum open area of 20 square metres per unit such as a

deck, balcony or roof garden.” We note some of the Alfresco areas are under the 20m2 requirement.

Disabled accessible facilities:

It is our understanding the National Construction Code (NCC) nominates disabled accessible facilities

to all commercial and industrial developments. There is no mention of disabled accessible facilities

on the “Chemist Sales Floor” on drawing 6 of 14.

Fire Safety requirements

Section D1.4 of the NCC nominates a maximum travel distance of 20m to an exit. The proposed

Ground Floor Plan nominates one exit from the Doctors Surgery and one from the Chemist, both

exiting to Coldstream Street. Dimensions on the Proposed Ground Floor Plan show the building is

22.29m in length. We do not believe compliance with Section D1.4 is achieved on either the ground

or first floor.

Further, in relation to Section C of the NCC, the proposal has a rise in storey of two levels and the

class of building is 2, 5 & 6 and 7a. Clause C1.5 of NCC is not met, hence it is our understanding the

building will be required to meet Type B construction in relation to fire rating.

Many aspects of the building in particular the second storey do not appear to reflect the fire rating

requirement. Of most concern to our owners (as the adjoining property) is the proposed car park

and our property’s exposure to this fire source feature. The Landscape Plan (14 of 12?), nominates a

wall adjoining car parks 9 to 18 and on the boundary. This wall also fronts SP 55549 (19-21

Coldstream Street). It is not apparent if this wall is to the first floor level or acts as a wheel stop. The

elevations on drawing 9 & 10 of 14 do not show the wall. Civil engineering drawing 20-138-P01 notes

the wall as a barrier kerb.

The listed North East elevation notes render to the ground floor blockwork. This may be difficult to

achieve for the proposed building hasn’t any boundary setback and the adjoining building is 30mm

clear of the common boundary. This would leave 30mm for a tradesman to apply the render.

Construction to Adjoining Building & Dilapidation Report:

SP55549 Owners Corporation has concerns about the proposed building and how it will adjoin our




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5

building. Previous adjoining construction at SP 90519 resulted in our roofing system being

jeopardised and water ingress. Our Owners Corporation bore the rectification cost to upgrade the

roof connection system to an acceptable level. Can CVC please guarantee construction of this

building will not be detrimental to our building’s integrity? We believe construction certificate

details should reflect this important component.

To ensure our building’s integrity is maintained it is requested a dilapidation report of 19-21

Coldstream Street be undertaken (at the expense of 17 Coldstream Street developers).

We consider this imperative. The report needs to be reviewed and approved by our Owners

Corporation prior to any works commencing on 17 Coldstream Street. If this not be the case it may

result in civil claims against the builder and certifying authority.

It is assumed disabled access to the Doctors Surgery will be required. The structural floor level is

nominated as 4.4 AHD. The adjoining paved area is noted as 4.25 AHD. This results in a difference of

150mm. Is the proponent intending to remove and relay the footpath area to achieve this?

Considering falls are to be no greater than 2.5%, the area of footpath works will be extensive. We

have not found any mention of these works within the documentation or application.

Stormwater

The SEE mentions a BASIX assessment. We are not able to find it. In addition, we are not able to find

any reference to BASIX water collection/harvesting and associated tank location.

The civil engineering drawing 20-138-P01 notes an 8000 litre detention tank and associated

stormwater infrastructure. No dimensions of the tank are provided, but from scaling the drawing the

tank is in the order of 4m x 1m. This would result in tank a depth of 2m.

A preliminary stormwater detention assessment (undertaken by our OC independently) using the

CVC stormwater detention calculator spreadsheet, derives a detention volume greater than the

8000 litre tank nominated.

The stormwater tank as drawn is located along side a major load bearing column. The tank also

adjoins Coldstream Lane. We trust CVC will ensure the associated engineering & construction

challenges and traffic management issues will be correctly & safely managed.

If CVC elects to enforce Section R9 of the Business DCP (in regard to resumption of 1.5m or the

laneways) all the infrastructure nominated on the engineering drawings will require

amending/relocating. If CVC elects not to enforce Section R9, will the previous developers on Little

High Street be entitled to compensation or land resumption?

Construction

Little High Street and Coldstream Lane form an integral part of the businesses fronting the northern

side of Coldstream Street. The Owners Corporation has grave concerns construction of this

development will cause major disruptions to our building’s tenants. We do not see any mention of

this disruption and how it will be managed.

The civil engineering drawings nominate a stormwater line, a replacement concrete dish drain and

pavement remediation works be constructed parallel to the rear boundary of SP 55549. A business

car park that provides essential staff and client parking – and a pedestrian though fare - is located in




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6

the vicinity of these proposed works. Will the builder be providing alternate parking arrangements

for those affected during the course of construction?

Additionally, a live sewer connection will be required within Little High Street. The SEE mentions

how sewer will be connected to the proposed development, but has not addressed the existing

properties and maintaining connection.

Demolition & Asbestos removal:

Page 7 of the SEE mentions demolition of the existing infrastructure. The SEE makes the statement

“The dwelling house and outbuildings on the site are of single storey and constructed from timber

and fibreboard”. No mention is made of asbestos to be removed and the subsequent process. As

adjoining property owners it is considered imperative the demolition process be conducted in an

orderly and approved manner. Will asbestos dust be released from the site; will trucks be parking in

the road reserves. We are not able to detect crucial information in relation to this aspect in the

“Waste Management Report”. Can CVC please ensure adjoining properties will not be exposed to

unlawful demolition and construction activities?

Summary

The proponent has every right to develop the allotment as they so desire. Constrains are placed by

regulatory authorities for good reasons. The development application documentation should reflect

the proponent’s wishes and address the nominated constraints.

It is requested CVC ensure these constraints/requirements are met and subsequently implemented.

Previous developments have conformed and similarly future developments should also. We believe

CVC should ensure the development industry conform to applicable rules and regulations (for the

welfare of the broader community).

As adjoining property owners we do not want to be placed into a position of confrontation with the

proponents of 17 Coldstream Street. This situation can be avoided if CVC elect to have the proposal

conform to current requirements and consider the rights of adjoining properties.

Our review of the proposed development is not exhaustive and we place our faith in CVC to

undertake a rigorous review of the submitted documentation.

Can CVC please keep our Owners Corporation informed of the proposal status?

We look forward to a positive step forward on this proposal.

Yours faithfully

Fiona Smith

Secretary

Please find signatures of all owners or their company representative on the following page:




6b.21.042 - of 31

Plan A Town Planning Pty Ltd Level 3, 16 McDougall Street, Milton Q 4064 p 07 3846 0807 abn 17 634 960 937

Town Planning & Development Consultants PO Box 1661 Milton Q 4064 e [email protected] www.planatownplanning.com.au

Our Ref: 20-279

7 June 2021

Pat Ridgway

Clarence Valley Council

Locked Bag 23

GRAFTON NSW 2460

Dear Pat,

VARIATION TO THE DCP – DA2021/0193

17 COLDSTREAM STREET, YAMBA NSW

We refer to Council’s request for additional information dated 19 April 2021 and provide our

formal justification in support of the variation to the DCP as follows.

• Why Council should support a variation to the Business Zones DCP, Part R Yamba Town

Centre Controls; Clause R9 which requires lane widening of both laneway frontages.

In response to Council’s request, we advise that the development design has been amended to

provide the full extent of land widening (1.5m) to Little High Street as required under Clause R9 of

Part R Yamba Town Centre Controls. The amended drawings demonstrate the required land

dedication being approximately 27m2 which is commensurate with land to the south-west of the

site.

Whilst the full extent of lane widening can be achieved along Little High Street, this is not feasible

along the laneway connecting to Coldstream Street without significantly compromising the

building design and ultimate functionality of the development. On this basis the development

design has been amended to provide for 0.6m of land for road resumption and a variation to the

DCP is requested.

In support of the proposed arrangements and variation to the DCP, we provide the following

justification for Council to consider.

The relevant section of DCP is as follows:

R9. Lane Widening in Little High Street and Convent Lane

1. Little High Street (including the section of laneway connecting Little High Street to Coldstream

Street) and Convent Lane will be required to be widened by 1.5 metres one each side

between River Street and Yamba Street to provide for construction of one-way streets with

shared pedestrian and parking facilities. Construction and dedication of the 1.5 metre

widening will be required as a condition of consent in conjunction with any development

approval for the land so affected.

6b.21.042 - of 31

dmcgilvray

Typewriter

Attachment C



2. Any development will attract a car parking bonus of one car space per 27 square metres of

land which has been required to be constructed as road and dedicated to Council at no cost

(see (1) above). The car parking bonus can be applied to any development occurring on the

land, but can only be applied once.

3. A car parking layout plan shall be submitted with the Development Application including

details of landscaping (including shade trees), drainage, the use of decorative paving, street

furniture, weather shelter sand security lighting. Access will need to be provided to all car

spaces, loading docks and garbage receptacles.

4. The design of buildings and the refurbishment of existing buildings shall include architectural

treatment of the building façade to the car park which should:

a. Screen garbage bins;

b. Encourage pedestrian access; and

c. Prevent external storage.

As above, the full extent of lane widening can be provided to Little High Street which will facilitate

future construction of one-way streets with shared pedestrian and parking facilities by Council.

The variation sought involves providing 0.6m of land to facilitate lane widening to the section of

laneway connecting Little High Street to Coldstream Street. Ultimately, the variation is required

due to site constraints and to ensure a high-quality building design can be achieved onsite.

Notwithstanding, the variation to the DCP will not compromise the ability for future improvements

to the laneway connecting to Little High Street.

The variation can be justified in this instance as the development will provide a significantly

improved situation to the current laneways including formalised stormwater management and

drainage. Further, the variation to the DCP will still enable the lane widening and laneway

enhancements (i.e. pedestrian and parking facilities) to occur as envisaged by the DCP with the

dedication of 0.6m of land along the full extent of the laneway (approximately 30m2) to Council.

It is necessary to provide the full extent of land for laneway widening to Little High Street in order

to match and reflect the existing precedent in the area which has likely occurred following prior

development of land to the south-west of the site. However, there is no established precedent

along the laneway connecting to Coldstream Street as the subject site is the only land parcel on

the south-western side of the lane with street frontage to this laneway. On this basis, the

proposed extent of widening (0.6m) to this frontage will have no impact to adjoining owners and

an inconsequential effect on local residents or users of the site. This is because the variation to

the DCP will not result in any inconsistencies in land dedication along the south-western side of

the lane. Further, the extent of land dedicated from 17 Coldstream Street is sufficient to facilitate

the required upgrades, which will likely occur once redevelopment of land to the northeast occurs

and additional land is dedicated by these landowners.

Dedication of the full extent of lane widening in this location would significantly compromise the

building design and functionality of the development. This would include but is not limited to

inhibiting vehicle manoeuvring within carparking areas due to reduced aisle widths as well as

functionality of commercial and residential areas onsite with less floor area. These impacts are

compounded when considering the full extent of land dedication to Little High Street being 1.5m

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and approximately 27m2 in addition to the 30m2 of land dedicated to the laneway connecting to

Coldstream Street.

With the proposed variation to the DCP and land dedication of 0.6m (approximately 30m2), the

development can maintain adequate internal aisle widths, provide sufficient landscaping and

adequate internal floorplates. In terms of carparking, the required road resumption has resulted in

a 1-car parking space reduction which satisfies the carparking bonus pursuant to the DCP.

The proposal is considered compatible with the existing streetscape and road network and will

ultimately provide an improved situation through formalisation of the stormwater management

and drainage in addition to the provision of suitable landscaping. Further, the built form provides

articulation and use of varied building materials to create visual interest and positively contribute

to the streetscape including screening of garbage bins, encouraging pedestrian access

predominantly from Coldstream Street and limiting areas to be used for external storage. In terms

of safety, the proposed development facilitates a range of opportunities for casual surveillance

along Coldstream Street and both laneway frontages. The proposed development also integrates

with existing street furniture and road treatments located along Coldstream Street.

The objectives and purpose of the DCP remain satisfied as the proposed development inclusive

of the variation will reinforce the role of the Yamba Town Centre as the prime retail and

commercial centre of Yamba through reutilisation of a currently underutilised site. The proposal is

considered complementary to the coastal character of Yamba and provides an attractive and

high-quality built form accommodating a mixed-use development to serve the needs of local

residents. As the proposed development is co-located with residential land uses, this contributes

to the creation of a safe environment for pedestrians and local residents. Overall, the

development is considered to comply with the development policies under the DCP and

represents a beneficial development for the local area. The variation requested will assist in

ensuring the development is highly functional including provision of sufficient carparking.

In conclusion, the applicant confirms agreement to payment of variation to DCP standard >10%

variation of $1,000 in accordance with Council’s fees and charges schedule to reimburse for the

0.6m land dedication to the laneway connecting to Coldstream Street. This will be paid on receipt

of an invoice.

The above represents justification in support of the variation sought to the DCP for Council’s

consideration. Should you require any further clarification or additional information please do not

hesitate in contacting the undersigned.

Yours faithfully,

Plan A Town Planning Pty Ltd

Emily Hutchinson Senior Town Planner

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SECTION 4.15 EVALUATION FOR DA2021/0193 - Lot 1 DP 952124- 17 Coldstream Street YAMBA NSW 2464

Proposal: Development Application DA2021/0193 seeks approval for a Medical centre, chemist and shop top housing (4 x 2 bedroom units). The proposed development was notified and advertised in accordance with Council’s Community Participation Plan and a total of 4 submissions were received. The applicant has requested to vary the Development Control Plan requirements for lane widening along the Coldstream Lane frontage from 1.5m down to 0.6m. 1.5m lane widening will also be provided to the frontage on Little High Street. Matters for consideration – General

In determining a development application, a consent authority is to take into consideration such of the following matters as are of relevance to the development the subject of the development application: (a) the provisions of:

(i) any environmental planning instrument, and Clarence Valley Local Environmental Plan 2011 The subject land is zoned B2 Local Centre under the provisions of the Clarence Valley Local Environmental Plan 2011. Medical Centres, Commercial Premises and Shop top housing is permitted in the B2 zone. The proposal is consistent with the following objectives of the B2 Local Centre Zone: • To provide a range of retail, business, entertainment and community uses that serve the needs of people

who live in, work in and visit the local area. • To encourage employment opportunities in accessible locations. • To maximise public transport patronage and encourage walking and cycling. • To reinforce and support the central business districts of Maclean, Iluka and Yamba as the commercial

centres for these towns. • To minimise conflict between land uses within the zone and land uses within adjoining zones. • To enable other land uses that are compatible with and do not detract from the viability of retail, business,

entertainment and community uses within the zone. Signage for the premises will be required to be exempt under the provisions of the Schedule 2 of the LEP otherwise a separate DA will be required to be lodged. Clause 7.8: Essential Services The subject site has access to reticulated water, electricity and sewer. The site has access to Coldstream Street, a Council maintained road. State Environmental Planning Policy (Coastal Management) 2008 The subject land is located within the Coastal Zone and Coastal Environment Area under the Coastal Management SEPP. It is considered that because this application is purely for an outdoor dining area there will be no likely impacts from the development on any of the coastal areas and the development is consistent with the aims of the policy.

(ii) any draft environmental planning instrument that is or has been placed on public exhibition and details of which have been notified to the consent authority (unless

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dmcgilvray

Typewriter

Attachment D

the Director-General has notified the consent authority that the making of the draft instrument has been deferred indefinitely or has not been approved), and

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(iii) any development control plan, and Business Zones DCP Clause Control Complies C4: Disabled access and facilities

Compliance with BCA and AS1428.1

The medical center has a accessible bathroom premises and the toilet for the commercial premises is to be accessible. Disable parking is provided on-site and there is disabled parking spaces accessible in Coldstream Street.

C13: Air, water & noise pollution

Activities in business zones should not create a pollution problem by the discharge of an unacceptable level of air, water or noise emissions.

The development has the potential for noise pollution. Restrictions are proposed on the hours of operation of the premises to protect the residential amenity to the units and surrounding properties.

C14: Waste Management

Any waste that is generated must be disposed of in accordance with the Protection of the Environment & Operations Act 1997 and Regulations and the Local Government Act 1993. Waste management must be based on the principles of waste avoidance and maximising reuse and recycling of materials. Liquid trade waste application required to dispose of liquid trade waste to sewer.

Can be suitably managed during construction and for the ongoing use of the site. Garbage storage areas are in accessible locations for collection.

E2: Number of car parking spaces

The DCP parking requirements for the site requires a total of 18 car parking spaces (1 space per residential unit & 1 visitor space per 2 dwelling units = 6; medical centre: 1 space per 5 beds plus one space per 2 employees = 1 + 2 + ambulance bay = 4, pharmacy: 1 space per 30m2 = 7.26). A total of 18 parking spaces on site car parking spaces, including a disable parking space have been provided to service the development. The development is also entitled to a 1 space reduction for the 27m2 of laneway widening under the DCP though this has not been requested for a reduction to the calculation.

Part R: Yamba Town Controls

See DCP The controls relate to height, shop top housing, setbacks, awnings & building material and colours. No changes to the existing building heights, setbacks, awnings or building materials /

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colours are proposed. Comments regarding lane widening are provided below,

Part R9 of Council’s Business Zones Development Control Plan (the DCP) has specific controls for Yamba including lane widening for the Little High Street: 1. Little High Street (including the section of laneway connecting Little High Street to

Coldstream Street) and Convent Lane will be required to be widened by 1.5 metres on each side between River Street and Yamba Street to provide for construction of one-way streets with shared pedestrian and parking facilities. Construction and dedication of the 1.5 metre widening will be required as a condition of consent in conjunction with any development approval for the land so affected.

2. Any development will attract a car parking bonus of one car space per 27 square metres of land which has been required to be constructed as road and dedicated to Council at no cost (see (1) above). The car parking bonus can be applied to any development occurring on the land, but can only be applied once.

3. A car parking layout plan shall be submitted with the Development Application including details of landscaping (including shade trees), drainage, the use of decorative paving, street furniture, weather shelter sand security lighting. Access will need to be provided to all car spaces, loading docks and garbage receptacles.

The applicant has provided the full lane widening required for Little High Street, however is proposing partial lane widening of 0.6m instead of the required 1.5m to Coldstream Lane. Justification for the DCP variation has been submitted by the applicant including:

The full lane widening to Little High Street and partial widening of Coldstream Lane facilitates future construction of one-way streets with shared pedestrian and parking facilities,

The variation is required to ensure high-quality building design and not compromise future improvements to the laneway,

Dedication is required on the opposite side of Coldstream Lane when redevelopment of those lots occurs,

Further widening will inhibit vehicle manoeuvring within the parking area, The development will be dedicating 27m2 and 30m2 of the site area to laneway widening, There will be sufficient room to formalise stormwater management and drainage, and The objectives and purpose of the DCP are satisfied.

Council’s Development Engineer has provided the following comments: As required under part R of the business zones DCP, widening of the Little High Street and Coldstream Lane by 1.5 meters is to be dedicated as part of the development of the site. The applicant has proposed a reduced dedication and widening of Coldstream Lane of 600mm and has provided the required 1.5 meters dedication along the Little High Street frontage. The concept plan has been referred to Civil Services for comment where advice was received. In concept, the proposed reduced widening was accepted, and a footpath was not required. The application plans indicate pavement and seal widening in both Coldstream Lane and Little High Street, with provision of street drainage which links with the existing system in Little High Street. It is noted that none of the proposed works require alteration of existing traffic regulations or signage and will therefore not require referral to the local traffic committee.

The residential units, pharmacy and medical centre are fully accessible in that a parking space for persons with a disability is provided for the residents with a lift to the first floor units and parking spaces for persons

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with a disability are available in Coldstream Street. A footpath along Coldstream Lane is not being required though would more likely be established once the full widening of the laneway has occurred. The proposal was referred to the Access Committee though no comments were provided at the time of writing this report, though there are no anticipated access issues as the development has adequately considered this. There are 2 options in considering the variation to the lane widening. Option 1 Requiring a widening of the pavement in both laneways will improve the current vehicle usage and improve pedestrian safety. Providing lane widening on both sides would allow for greater width for vehicular and pedestrian access and potentially allow for some addition parallel parking in the laneway once the laneway has been widened on both sides which is a long term outcome that will eventuate only once the adjoining properties are redeveloped. However, requiring the full 1.5m widening for the Coldstream Lane frontage would result in reduced commercial land area, less area available for shop top housing and potential compromise the building design and on-site vehicle manoeuvring. Option 2 Allowing for a reduced width of the laneway will partially compromise the longer term outcome for lane widening though allows for short term improvements that provide a suitable level of service to the laneway. A one-way laneway requires a minimum of 3.5m – 4.0 m width, currently Coldstream Lane has a width of 5.5m that will be widened to 6.1m with the additional 600mm. Further widening is also required on the opposite side of the laneway for which has occurred for one of the lots which dedicated 1.5m of frontage (Lot 1 DP1167161) . Eventually a width of around 7.6m will be provided to allow for shared pedestrian and parking in the laneway. Option 1 is the preferred option. The justification to the DCP requirement to allow a reduce lane widening is supported by Council staff on its merits as the parking requirements of the development have been met on-site (without a reduction of one parking space which could be claimed), the width and pavement will be adequately widened, stormwater runoff will be adequately managed and a further reduction in the width of the lot would otherwise compromise the building design and on-site vehicle manoeuvring; furthermore the development will provide full widening on the Little High Street frontage and the reduced width provides a compromise to the full loss of commercial zoned land in the circumstances.

(iiia) 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, and

n/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,

The proposed development is not inconsistent with the matters prescribed within the Regulation.

(b) the likely impacts of that development, including environmental impacts on both the natural and built environments, and social and economic impacts in the locality.

The proposed development will have limited environmental impacts on the natural and built environment as the proposal is consistent with the available land uses under the LEP in the B2 zone. The proposed development will generate significant economic activity within the locality and create employment opportunities. There will also be economic benefits if local labour, materials and produce are used within the proposed development. The social impacts to adjoining properties has been considered and an overall reduction in the hours of operation, any potential impacts to the residential units and neighbouring properties will be minimised.

(c) the suitability of the site for the development,

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The site is suitable for the proposed development subject to the imposition of suitable conditions to ensure the protection of the environment and the amenity of the neighbourhood above unacceptable levels.

(d) any submissions made in accordance with this Act or the regulations, There were 4 submissions received during the notification period. The submissions against the proposal raised issues which are discussed below: Submission Comment Limited pedestrian usage of the lane way that links Coldstream Street and Little High Street, traffic congestion and delivery trucks in the laneways in this location, lack of lane widening (original plans)

The proposed full lane widening of Little High Street and partial widening of Coldstream Lane along with the widening of the sealed pavement will improve the current situation. Submissions received were to the original plans prior to Council staff requiring the applicant to widen the laneway or justify the variation. The types of usage of the land will required limited access for service vehicles. There is sufficient on-site area for delivery vehicles that can use the area outside of peak demand. Once the full lane widening is completed in the future the parking and access issues, site distances and pedestrian safety will be greatly improved. Burdening one developer to resolve the extent of parking issues that result from numerous properties would be unfair and unreasonable. The developer will be required to demonstrate that all Australian Standards are met by the development, including waste disposal and storage areas.

Need for a third chemist in Yamba, Need for more housing in Yamba, Lack of Parking in the CBD.

The proposed uses of the land are permitted uses in the commercial zone. What is proposed is a higher use of the land in accordance with the intended use of the land. The development meets Council’s parking requirements and is not burdening the CBD with an additional parking demand.

Private open space for residential units Each of the proposed dwellings will have a separate private balcony of between 18m2 and 21m2 with min dimensions of 5m x 3.6m each of which has direct access to the internal living areas. The balconies of the units are greater than the required 15m2 and provide sufficient alfresco area for apartment living. The provision of a communal area in this location for the 2BR units would result in a less efficient use of the residential and commercial land. There are sufficient communal services available close by in the CBD area, parks, cafes, clubs, movie theatres etc.

Fire Safety requirements, construction impacts, stormwater, demolition asbestos removal

A dilapidation report will be a requirement of conditions of consent. Temporary impacts from construction will be expected in the short term for the development and will be managed by a Traffic Management Plan; arrangements during construction on the road reserves will be required to properly service the development. Asbestos management will be required in accordance with the relevant Australian Standards. Stormwater management improvements have been assessed as being able to meet Council’s requirements and standards with further details to be provided prior to construction.

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(e) the public interest.

The public interest has been considered as part of this application and through the implementation of the proposed conditions of consent, any potential land use conflicts between the premises and surrounding residences will be reduced. Officer: Pat Ridgway, Senior Development Planner Date: 7 July 2021

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