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DAP AGENDA 19.4.11 DISTRICT COUNCIL OF ROBE

3.14.1

DISTRICT COUNCIL OF ROBE

NOTICE OF MEETING Notice is hereby given that the following meeting will be held in the

Council Chambers, Smillie Street, Robe on Tuesday, 19 April 2011 at 4.00pm Development Assessment Panel

F.N. (Frank) Brennan ACTING CHIEF EXECUTIVE OFFICER

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DISTRICT COUNCIL OF ROBE

DEVELOPMENT ASSESSMENT PANEL Tuesday, 19th

April, 2011 at 4.00pm

AGENDA

TABLE OF CONTENTS

1. WELCOME 2. PRESENT 3. APOLOGIES 4. CONFIRMATION OF MINUTES

4.1 DAP Meeting held 15th

Recommendation: _____________ moved that the minutes of the DAP meeting held on ____________ be taken as read and confirmed as a true and accurate record of the proceedings of that meeting.

March 2011

Seconded ______________

5. CONFLICT OF INTEREST 6. LIST OF APPROVALS (1.3.11 to 31.3.11)

DA No. Applicant Owner Location Description 822/013/11 W Tucker 5 Denton Drive Demolish existing shed

& erect new storage shed

822/015/11 Murray Machining & Sheds

Yerda Pastoral Co Pty Ltd

Lot 2 Hundred Smith Shearing shed

822/017/11 C Sharpe GH Cameron 58 Esplanade Demolish existing dwelling and build new 2 storey

822/018/11 JN Nicholson 4 Colins Court Verandah 822/019/11 B Murphy Section 479, Hundred

Waterhouse Shed

822/020/11 Blackbird Industries

MA Wells 13 Colins Court Dwelling

822/021/11 D & K Burzacott 43 Thompson Road Shed 822/022/11 Blue Lake Homes MR Fereday 41 Powell Avenue Dwelling 822/023/11 B Semple BJ Merriman 60 Powell Avenue Extension to deck 822/024/11 FJ Wasson 2 Lapwing Avenue Garage

Recommendation: That the list of Development Approvals be received.

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6.1 DEVELOPMENT APPLICATIONS 6.1.1 Application No. 822/002/11 Applicant D Mathews Owner: as above Subject Land 29 Harold Street, Robe Ward Town Proposal Proposed shed 7. CORRESPONDENCE

7.1 LGA of SA, Education & Training Service – Council Development Assessment Panel Member Fundamentals.

Training is available to DAP members to assist in the role and responsibilities of being a DAP member. The course will be held in Adelaide on 20th

May 2011.

8. OTHER BUSINESS 9. CLOSURE

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Item 4.1 Minutes of DAP Meeting held 15 March 2011

District Council of Robe

Council Development Assessment Panel Minutes of the District Council of Robe Council Development Assessment Panel (DAP) Meeting held on the 15 March 2011 commencing at 4.05pm at District Council of Robe, Council Chambers, Royal Circus, Robe. Present Chairperson; David Chapman, David Stanhope, Niels Hansen,

Robert Miles, Cr Peter Riseley, Cr Jenny Mathews and Cr John Enright.

In Attendance Minute Taker, Michelle Gibbs Confirmation of Minutes Mr R Miles moved that the minutes of the DAP meeting held on

the 15 February 2011 be taken as read and confirmed as a true and accurate record of the proceedings of that meeting. (D50/2011) Seconded Mr N Hansen Carried

List of Approvals List of approvals from 1 February to 28 February 2011 be received

and noted. Received Late Correspondence Item Letter received from Mrs G Laurie, owner of 19 Wrattonbully Road,

Robe objecting to the proposed building and works on land adjoining to the east of her property.

Letter was distributed to Panel members for reading and consideration to accept as a late correspondence item. Mr N Hansen moved Panel resolved not to accept correspondence from Mrs G Laurie as the development application in question is a Merit Category 1 development in that adjoining property owners and/or the public were not statutorily required to be advised. (D51/2011) Seconded Mr R Miles Carried

Development Applications

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6.1.1 Development Application No. 822/035/10 Applicant: FJ & JF Edwards Owner: as above Subject Land: 4 Wrattonbully Road, Robe Proposal: Two storey dwelling

Zone: Historic Conservation Zone, Residential Policy Area

Mrs J Edwards addressed the Panel in support of her

application. Mrs G Laurie addressed the Panel re her concerns over the development. Mrs Edwards and Mrs Laurie left the meeting. Mr N Hansen moved that Development Plan Consent for a two-storey dwelling at 4 (Lot 4) Wrattonbully Road, Robe development application numbered 822/035/10 be approved subject to the following conditions:- 1. The Development shall be undertaken in accordance

with the plans prepared by Artec Building Designers (cited as job number 769209 pages 1 to 7) and with final amendments dated for pages 1 and 7 15.12 2010 and for pages 2 to 6 23.2.2011;

2. All site works shall be carried out to the satisfaction

of Council at all times during the construction and demolition process;

3. A landscape plan prepared by an appropriately

qualified person shall be prepared for the site (including the embankment on the eastern boundary), with species selected to soften, shade and screen the development; for the approval of Council prior to the issue of Development Approval.

4. Deck 2 be fitted with an opaque balustrade. 5. Approval shall be obtained from the Robe Council

pursuant to the Waste Control Regulations for the plumbing and drainage system for connection to the Community Wastewater Management System (CWMS)(previously known as STEDS) prior to issue of Development Approval. Reason: To comply with Development Act, Regulation 77

6. A rainwater tank not less than 1000 litres must be

installed and plumbed to a toilet, to a water heater or to all cold water outlets in the laundry. An overflow device must be fitted and a mosquito proof, non-

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degradable screen must be attached to protect the water quality. SA Water require all plumbing work to comply with AS/NZS 3500:2003, the National Plumbing and Drainage Code and any SA Variations published by SA Water. The technical requirements for rainwater tanks are contained in Section 14 of AS/NZS 3500:2003 Part 1 and the SA Water Variations. A licensed plumber must: • Install the piping system delivering the rainwater

to the closet, water heater or cold water laundry outlets and Complete a Certificate of Compliance certifying that the installation has been installed in accordance with AS/NZS 3500 and the SA Variations. The Certificate of Compliance must be provided to SA Water and the home owner within 7 days of completion of the work. (D52/2011)

Seconded Cr J Mathews Carried

6.1.2 Development Application No. 822/018/11 Applicant J Nicholson Subject Land: Lot 25, 4 Colins Court, Robe Proposal: Verandah addition

Zone: Residential Zone Mr N Hansen moved that Development Plan Consent for a verandah addition at Lot 25, 4 Colins Court, Robe; development number 822/018/11 be approved subject to the following condition: 1. The development shall be carried out in accordance

with plans and details approved with DA 822/018/11 except where required to be varied by any condition of consent or where approval is sought from and granted by Council, for any variation. Reason: Development Act Section 44. (D53/2011)

Seconded Cr P Riseley Carried

6.1.3 Development Application No. 822/017/11 Applicant Casey Sharpe Owner: G & D Cameron Subject Land: Lot 6, 58 Esplanade, Robe Proposal: Demolish existing dwelling and

build new two storey dwelling Zone: Residential Zone

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Mr R Miles moved that Development Plan Consent to demolish an existing dwelling and build new two storey dwelling at Lot 6, 58 Esplanade, Robe; development number 822/017/11 be approved subject to the following conditions: 1. The development shall be carried out in accordance

with plans and details approved with Development Application 822/017/11 except where required to be varied by any condition of consent or where approval is sought from and granted by Council, for any variation.

2. That the dwelling be set back a minimum of 6.0m

taken at 90° from the primary street frontage to the verandah/balcony column.

3. Approval shall be obtained from the District Council

of Robe pursuant to the Waste Control Regulations for the sanitary plumbing and drainage system prior to commencement of any plumbing on site.

4. A rainwater tank not less than 1000 litres must be

installed and plumbed to a toilet, or to a water heater or to all cold water outlets in the laundry. An overflow device must be fitted and a mosquito proof, non-degradable screen must be attached to protect the water quality. SA Water require all plumbing work to comply with AS/NZS 3500:2003, the National Plumbing and Drainage Code and any SA Variations published by SA Water. The technical requirements for rainwater tanks are contained in Section 14 of AS/NZS 3500:2003 Part 1 and the SA Water Variations. A licensed plumber must:

i. Install the piping system delivering the rainwater to the closet, water heater or cold water laundry outlets and

ii. Complete a Certificate of Compliance certifying that the installation has been installed in accordance with AS/NZS 3500 and the SA Variations. The Certificate of Compliance must be provided to SA Water and the home owner within 7 days of completion of the work.

5. The builder shall at all times provide and maintain a waste receptacle to the reasonable satisfaction of Council on the site in which and at all times all builders waste shall be contained for the duration of the construction and the contents of such receptacle shall be emptied as and when required. Upon completion all remaining waste shall be disposed of

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at a licensed waste disposal depot and the receptacle removed from the site. Reason: To prevent building rubbish being spread onto adjoining public or private land to the detriment of the amenity of the area.

6. Direct overlooking from the habitable room windows

on the first floor (dining room) onto adjoining property to the west should be minimised by: a) permanently fixed translucent glazing in any part

of the window below 1.5 metres above floor; or b) window sill heights of 1.5 metres above floor

level c) permanently fixed external screens, including

wing walls, solid or translucent panels to any part of the window below 1.5m above finished floor level; or

d) permanently fixed external perforated panels or trellises, which have a maximum of 25 percent openings to any part of the window below 1.5m above finished floor level.

7. Direct overlooking from the external balconies on the

first floor onto private open space and or the habitable room windows should be minimised by installing following to the east part of the balustrade of the balconies: a) permanently fixed translucent glazing in any part

of the balustrades below 1.5 metres above finished floor level; or

b) permanently fixed external screens, including wing walls, solid or translucent panels to any part of the balustrades below 1.5m above finished floor level; or

c) permanently fixed external perforated panels or trellises, which have a maximum of 25 percent openings to any part of balustrades below 1.5m above finished floor level. (54/2011)

Seconded Cr J Enright Carried

Meeting closed at 4.55pm. Next meeting: 19th

April 2011 at 4.00pm.

_________________________________ Chairman ------------------------------ date

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Item 6.1.1 DA 822/002/11 – Applicant: D Mathews

24 March 2011 Ref.5453 DAP Report The Chief Executive Officer District Council of Robe PO Box 1 ROBE SA 5276 ATTENTION : Ms Michelle Gibbs Dear Michelle, RE: PROPOSED SHED, 29 HAROLD STREET, ROBE DA 822/0002/2011 The Panel recently considered and refused an application for a large outbuilding at the above address which is now the subject of an appeal to the ERD Court. The outbuilding was to be 16.5 metres wide by 13 metres deep and with an area of 214.5m2, a wall height of 3 metres and an overall height of 4 metres to the ridgeline. The building was proposed to be constructed in rear south eastern corner of the land and on both the side and rear boundaries of the property. It was additional to an existing garage located mid way down the southern boundary of the land which has a floor area of 72m2 and which has a smaller outbuilding located alongside. The subject land is a very large property with a width of about 22 metres and a depth of about 88 metres and an area in the order of 1940m2. It is one of the larger of the occupied allotments in the area. The application was in my view rightly refused by the Panel, both because of the extent of departure from the floor area limits in the Development Plan but also the significant visual impact that arose from its proposed location in the south eastern corner of the land. More particularly, the development to the south of the subject property is occupied by three residential flats which are arranged down the allotment and which have their main entrances looking out towards the subject land. To have approved the development as originally proposed would have resulted in the building, and its partner on the land having a significant adverse visual impact on the outlook from these units and from the residential development sites at the rear of the land. The applicant has now proposed a compromise in which he seeks consent for one of 3 options.

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ACCESS PLANNING These include; 1 A shed of 10m wide x 9m deep, (90m2) 2 A shed of 12m wide x 8m deep (96m2) 3 A shed of 12m wide by 9 m deep (108m2) (his preferred option) Each option was to be sited in the north eastern corner of the land, 2 metres from the eastern boundary and 3 metres from the northern boundary, (a 3 metre wide easement to Council runs along the northern boundary), and will have building wall height of 2.7 metres and an overall height of 3.7 metres. Site landscaping to both the eastern and southern boundaries is proposed but not detailed. The plans provided to the Panel shows the last of the three above options.

Subject land and locality The most relevant of the Development Plan provisions is Residential zone, principle 19 which reads

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ACCESS PLANNING 19 Garages, carports and other freestanding outbuildings should:

(a) not be of a size or in a location which results in their visual dominance of the dwelling to which they relate or the locality; (b) not unduly restrict private or shared open space; (c) not exceed, either singly or in combination, a floor area of 74 square metres per allotment; (d) not exceed a side wall height of 3.0 metres, nor exceed an overall height of 4.0 metres to the highest point of the building; (e) have external walls constructed of new pre-colour coated or pre-painted metal, or masonry, timber or compressed fibre cement or other material painted in a muted or earth colour within six months of the building being constructed; (f) be used for domestic purposes only and in conjunction with a dwelling on the same site; and (g) not be erected until or unless there exists on the same allotment a dwelling or a valid planning authorisation for the construction of a dwelling. Amongst other things, it is this principle which sets the floor area limit for outbuildings. It is noted that the proposed shed, in addition to the existing shed will have a combined floor area of 180m2, about 21/2 the area provided for in the above principle, however it is also noted that the site area is also about 21/2 the area of most of the allotments in the area around the land. For that reason I consider some latitude in the application of the floor area limit is warranted. The relocation of the garage to the north eastern corner of the allotment and away from the property boundaries goes a considerable way to reducing its visual impact on neighbouring land and together with the lowering of the building height and landscaping I note that the land to the immediate north its visual impact will be minimised to a significant extent. Moreover, there are already a number of large outbuildings located adjacent to the northern boundary of the subject land which visually separate the proposed shed from the living areas ands outlook of those neighbouring houses to the north. For all of the above reasons, I consider the relatively unique attributes of the land are such as to warrant approval of an additional outbuilding on the land as proposed. Recommendation The Panel accepts the compromise plan provided by Mr. Matthews and advise the ERD Court that it is prepared to approve the development subject to the following conditions, 1 The development being undertaken in accord with the site plan and elevations prepared

by Mr. Matthews. 2 The shed being of colourbond construction.

3 Landscaping shown on the approved plans shall be undertaken immediately on

completion of the building, and all proposed landscaping shall be maintained in good health and condition, with dead or diseased plants being replaced, at all times to the reasonable satisfaction of the Council.

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ACCESS PLANNING Yours sincerely,

David Hutchison ACCESS PLANNING

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Item 7.1 Correspondence – LGA of SA Education & Training Service