A D D E N D U M

ADDENDUM TO REPORT OF JONATHAN ARCHIBALD,

ASSESSMENT OFFICER

SUBJECT: IPP04 - 220 WEST STREET, CROWS NEST (W)

APPLICATION NO. DA281/14

AUTHOR: DAVID HOY, TEAM LEADER ASSESSMENTS

DATE: 4 NOVEMBER 2014

Attachments: 1. Applicant submission 2. PKA Acoustic Consultants, dated 22 August 2014

SUMMARY

This addendum report should be read in conjunction with the agenda item IPP04 – 220 West Street, Crows

Nest concerning the proposal for the change of use from an office premises to dog grooming business

with proposed hours of operation Monday to Friday:7:30am to 6:00pm and Saturday: 8:00am to 4:00pm.

The application is recommended for refusal in part due to the prohibited nature of the proposed use

within the B1 Neighbourhood Centre zone with a number of significant matters relating to amenity

impacts also being unable to be resolved through the development application process.

APPLICANT SUBMISSION

In response the Assessment Officer’s report, the applicant has identified a number of issues with the

assessment report which the applicant considers has not been appropriately dealt with. A copy of the

applicant’s submission is included at Attachment 1.

REQUEST FOR REVIEW OF REFUSAL RECOMMENDATION

The applicant requests that the Panel review the report in light of the above comments and the previously

submitted material.

Request for Trial Consent

In lieu of refusal, the applicant has advised that they would accept a 12 month trial to ensure that the use

meets the standards required by the community.

REVIEW OF REPORT & RECOMMENDATIONS

In light of the report recommendation for refusal and the issues outlined by the applicant in their

subsequent statement to Council the following matters are considered to relevant to the determination by

the North Sydney Independent Planning Panel.

Characterisation and permissibility of the proposed use

The characterisation of the proposed “Dog Grooming” use has been comprehensively examined in the

assessment report following an examination of the applicant’s supporting statements, including the

proposed plan of management which seeks to manage impacts of the proposed use by way of ongoing and

enforceable conditions by the operators, customers or Council.

ADDENDUM DATED 4 NOVEMBER 2014 Page 2

Re: 220 West Street, Crows Nest

The report ultimately finds that the proposed use of the premises for the purposes of operating a dog

grooming business would not fit neatly within the definition of a business premises as it is outlined in

NSLEP 2013. This is the primary reason for refusal.

The applicant has sought to rely on advice that the proposed intended use should be found to fit within the

business premises definition and compares the proposed use to a hairdresser in the supporting statements.

This view is not supported in that the very nature of the proposed use has required a detailed consideration

of potentially significant noise impacts arising from the accommodation and management of animals and

animal waste including faeces and hair within the premise. Given the proximity of the premises to adjacent

residential uses, the potential for adverse & harmful impacts is considered to be significant and potentially

of disbenefit to the neighbourhood.

Objectives for the B1 Neighbourhood Centre zone

The site is located within the B1 Neighbourhood Centre Zone, however is noted as being an isolated site

situated in an area that is predominantly characterised by low density residential uses. Similar

anomalies are found on corner allotments fronting West Street to which traditionally have

accommodated small retail and office type business with commensurate low impacts.

The introduction of the proposed dog grooming business and its associated impacts might be considered

incongruous with the existing low impact of such existing uses.

The broader appeal and even commercial success of the proposed business relies upon a catchment that

extends beyond the local neighbourhood. It is common ground the proposed grooming business would

necessarily draw from a boarder sub regional catchment to ensure the economic viability of the business.

Further, it is suggested that the limited scope of the proposed use could quickly extend beyond the limits of

servicing a maximum of 25 dogs per day with 4 animals being actively serviced on premises at any one

time.

The impacts likely to arise from the intensification of the business can be clearly seen in the current

application and could be regarded as undesirable in this sensitive location.

Public Interest

In light of the issues raised in the residents’ submissions and given the substantial impacts likely to arise

from the occupation of the premises for dog grooming purposes, the proposed change of use application is

not considered to achieve the objectives of the B1 Neighbourhood Centre zone to provide services to

residents solely at the local level in manner that would preserve the residential amenity of the

neighbourhood.

Given these matters, support of the application is not considered to be in the public interest.

Provision of information and consideration of ancillary matters

The applicant’s statement in reply to the assessment report has sought to bring focus to Council’s

consideration of the essential supporting documents submitted with the application. The majority of the

matters relate to the consideration of the supporting acoustic report, waste management report and

consideration of conservation issues.

The applicant’s view that the information is adequate and sufficient is not shared by the assessment officer.

It is generally agreed that the provision of acoustic treatment to the existing building and provision of

adequate waste facilities shown would resolve some of the concerns with regard to the impacts of the

proposed use. However, the simple provision of such information does not outweigh the issues of

proximity to other sensitive land users or cure the significant matter of permissibility or failure to achieve

the zone objectives.

ADDENDUM DATED 4 NOVEMBER 2014 Page 3

Re: 220 West Street, Crows Nest

CONCLUSION

The applicant indicates that sufficient documentation is in place to demonstrate the ability of the premises

to operate in a fashion as to have minimal impacts. Even if this is the case (and if not the matter could be

appropriately dealt with by condition) it remains an issue of whether the use in itself is appropriate and

meets the objectives of the zone.

The assessment has formed the view that the proposed dog grooming business is not consistent with the

permissible forms of land use provided for in the B1 Neighbourhood Centre and could not reasonably be

characterised as a business premises given the proposed use includes the provision of service and care to

animals for a commercial purpose. The report recommendation for refusal primarily on the basis of

permissibility is supported.

If an alternative view is preferred, that is the use is permissible and appropriate, then a twelve (12) month

trial period might be imposed. However this would need to be the subject of carefully crafted conditions to

manage the direct impacts of the use (noise, odour, waste management etc) with acknowledgement that

even with the best intent, the operator will have little real ability to control problems that might arise off

site.

RECOMMENDATION:

THAT the Panel note the applicant’s submission and determine the development application in accordance

with the assessment officer’s report.

SIGNED ________________________

David Hoy,

TEAM LEADER, ASSESSMENTS

Endorsed by ________________________

Stephen Beattie,

MANAGER DEVELOPMENT SERVICES

WASTE MANAGEMENT PLAN

FOR SECRET DOG BUSINESS

October 2OL4

1. Grooming containersAll shampoo containers to be placed in the garbage receptacle located in

the rear grooming area. Flea and tick rinse containers MUST be bagged ina plastÍc bag prior to being placed in the garbage receptacle.

2. Animal WasteAll animal waste, íncluding fur will be double bagged in plastic bags príorto being placed in the garbage receptacle in the grooming area.

3. TowelsAll used towels will be placed in the hamper provided in the groomingarea. Unused towels will be placed in the allocated shelf area.

4. Garbage DisposalThe main waste bin is not to be placed out for weekly collection until afterthe last client has left the premises to ensure no noise disturbance tonearby neighbours. It is to be brought in promptly as the first task in themorning after the weekly collection. The waste bin must not be left on thestreet.Plastic bags are to be removed from all the garbage receptacles and anew plastic bag inserted nightly. All waste is to be placed in the maingarbage receptacle located in the rear grooming area.

5. Garbage Bin MaintenanceThe waste receptacle will be wiped out with disinfectant on a foftnightlybasis. A spray bottle of disinfectant will be located next to the bin. Thecloth used to wipe the bin is to be disposed of immediately after use. Thiswill be undeftaken after the waste bin has been collected and emptied,and prior to the first client arriving. A new bin liner will be placed in thebin after each collection.

Heritage Report220 West Street

Crows Nest

Item

220 West St is a contributory item under North Sydney LEP 2013.

Proposal

To provide additional acoustic treatment to windows and openings, and the installation ofan internal partition wall in the front reception room.

Proposed lmpact

Windows: The acoustic treatment to the windows will be minimal. To ensure compliancewith the DBA requirements the window will be kept closed and locked at alltimes. lf thewindows require additional treatment after noise testing then it will be with the installationof an acoustic pane within the internal window frame. lt will be installed in a manner that is

easily reversible. lt will require the use of screws and a frame to hold the pane in place. Thiswill have a very minor impact on the heritage nature of the property and will not be able tobe viewed from the exterior of the property.

Skylights: The acoustic treatment to the skylights will be minimal. To ensure compliancewith the DBA requirements the skylights, if openable, will be kept closed and locked at all

times. lf the skylights require additional treatment after noise testing then it will be with theinstallation of an acoustic pane within the internal skylights frame. lt will be installed in a

manner that is easily reversible. lt will require the use of screws and a frame to hold thepane in place. This will have a very minor impact on the heritage nature of the property andwill not be able to be viewed from the exterior of the property.

Partition wall: An internal stud wall will be constructed within the front room to separatethe reception area from the grooming area. lt will assist in minimising noise breakout. Thewallwill be constructed in a mannerto minimisethe impactof the heritage nature of theproperty. The ceilingwill not be penetrated and the wallwill be removed atthe end of thetenancy. This will have a very minor impact on the heritage nature of the property and willnot be able to be viewed from the exterior of the property.

Signage: This has been removed from this application

Drainage: There is no change to the existing drainage so there will be no impact on theheritage nature of the property.

Doors: The exterior doors will be kept closed and locked with the exception of the frontreception door. All doors, where required, will be treated with new silicon seals to preventnoise leakage. This will have a very minor impact on the heritage nature of the property andwill not be able to be viewed from the exterior of the property

Date: Friday, 22 August 2014Proiect Numben 214 081

Project: West Street (220) Crows Nest

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Attention: Danny Yang

Re: Dog Grooming Facilit¡l . Acoustic RepoÉ

Dear

We present the results of the acoustic survey a|220 West Street, Crows Nest, The aim of the survey was todetermine the noise level impact of Ìhe proposed dog grooming premise and compare it to the criteria required by

North Sydney Council,

The proposed premise consists of a main dog grooming area will be located on the ground floor enclosed withinthe existing building at the rear of the site, Other sections of the proposal include smaller dog waiting and

separating areas, and reception to the front of the site on the ground floor. There is elso a staffroom and storagercom on Level 1 which Pl(A has not included in this assessment,

We have been advised by Danny Yang of Dform Design that the proposed number of dogs will not exceed 25 per

day and be contained in ihe following roomsi

Rear Dog Grooming AreaFront Dog Separating AreaFront Dog Drying AreaFront Dog Waiting Area

We have also been advised that the proposed operating hours of the development are as follows:

Monday to Friday 07:30 to 1

Saturday 08:00 to 1

These proposed hours fall within the "daytime" period and therefore our site visit and assessment of the proposedpremise have been assessed to comply with daytime noise criteria as required by North Sydney Council,

We have assumed that typical low noise level dog grooming clippers and hair dryer fans will be used,

PKA conducted a site inspection and performed noise level measurements on Fr¡day gt¡ May 2014 between 09:30

and 10;30, Equipment used for the measurements included an NTi Audio Analyser XL2 Sound Level Meter

calibrated with a Bruel & Kjaer type 4230 sound level calibrator with no signifìcant shift,

Peter R Knowland and Associates Pty Ltd TiA PKA Acoustic Consulting ABN. 73 001 594 583 ACN. 001 5S4 583

P0 Box 345, Lane Cove, NSW, 1595 Tel: (612)9460 6824 Fax: (612)9460 6823 Email: admin@pka.com,au

Suite '12, 401 Pacific Highway, Artarmon, NSW, 2064

Member Firm of lhe Australian Association of Acoustical Consultants

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The site is located at 220 West Street, Crows Nest. The front door facing out to West Street will be the only

entrance/exit for patrons and staff therefore we have determined that the residential receiver located to the east at183 West Street directly opposite will be the most sensitive receiver.

We have also determined thatthe resident located to the west directly behind the premise at 116 Holtermann St

may be another sensitive receiver as noise breakout from the dog grooming area via the existing double doorswhich face this resident could pose a noise issue, We have been advised that these doors will remain closed at all

times and have assumed this in our calculations.

To the north of the site is a resident at 222 West St, however this dwelling is shielded behind the site and

separated by a brickwall, and does not have any windows or external doors facing the premise.

To the south of the site is Holtermann St and beyond are commercial receivers,

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Peter R Knowland and Assor;iates Pty Lld T/A PKA Acoustic Consuiting ABN 73 001 594 583 ACN. 001 594 583

PO Box 345, Lane Cove, f.íSW. 1595 Tel: (612)94ô0 6824 Fax: (612)9460 6823 Enrail: admin@pka com au

Suite 12, 401 Pacific Highway, Artar mon, NSW, 2064lv4emþer Frrnl of the Ai¡stralian Association of Acoustical Consuitants

ProposedPremise

Resident1 16 Holtermann St

Resident183 W'est St

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Page 3 PllHlrnì2. Site Description & Recommendations

The site plan below has been provided by Dform Design and shows the proposed layout of the dog grooming

premise, PKA makes the following recommendations which have been assumed in our calculations to allow for

compliance:

(1) The external door located at the rear of the site must be closed at all times, No ingress or egress ofpatrons or staff is permitted except by a person with disability and by appointment, This is to reduæ

the noise breakout of the dog grooming area to the resident located to the west behind the site at 116

Holtermann St, This door was fitted with perimeter seals that have degraded overtime. Pl(A

recommends that new silicon seals (not brush seals) be fitted so that no air gaps are visible around

the perimeter,

(2) The internal door that leads to the stairwell must be closed at all times except when staff are

accessing the Level '1 areas. This minimises noise breakout to Holtermann St.

(3) The external door located in the middle of the site must be closed at all times except when staff are

entering/leaving the premise, Patrons must not be allowed to access the premise via this door,

(4) The door located in the front dog waiting area, leading to the reception area, must remain closed

where feasible to minimise noise breakout to the residences to the east on West St.

(5) Some external windows are fixed where others are an awning operable type, The operable windows

must remain closed at all times to minimise noise breakout to receivers, The existing windows could

be retrofitted with a double glazed system to improve their acoustic performance (such as the

company Magnesite), however this was not assumed for our calculations that allowed for compliance.

(6) The external door located at the front of the site must be the only door used for patron ingressiegress

and must be closed at all other times, This is to reduce the noise breakout from the premise to the

residents located to the east on West St. This door was fitted with perimeter seals that have degraded

overtime, PKA recommends that new silicon seals (not brush seals) be fitted so that no air gaps are

visible around the perimeter.

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Peie¡ R K;rcwland and Assoclates Pty l-tri I/A FKA Acóustic Consulting ABN 73 ilO 1 594 5G3 ACN ilOl 594 583

P0 Bcx 345, t-ane Cotte, [¡SW, 1595 Tel: lô12) 94ô0 tB24 Faxr (012) s4õ0 ô823 Entail: ar.lmiirg]pka crrrn att

Suiie 12, 40'l Pacific Ilighway, Artai'nlon, I'JS\¡J, 2C64

f,l¿mb::r Firm ol the Auet.aiian Associatior of A,cousÍical Ccnsti¡tants

(4) Internal Door

(5) Windows

(l) External Door

(2) Internal Door(6) External Door

(3) Extemal Door

North Sydney Council

Miller St North Sydney

Attention Mr Stephen Beattie.

Dear Mr Beattie,

Re: 220 West Street, Crows Nest DA 28tlt4

I refer to the report on the above property and I would like raise serious concerns at the number of

inaccuracies and omissions in the report. I will for ease of reporting follow the Officers report.

Obiections/ Letters of Support paee 2.

The writer verbally requested that the Officer consider all previous letters of support for DA t52/L4

(the same DA for the site with the doggie daycare feature removed) for this application and that the

applicant would specifically request its supporters to not send in more letter of support. This was

done to ease the burden on the Council Officer. This has not been noted in the report. The report

does note further on that the previous DA received 50 letters of support and one petition of

support with 40 signatures however it is omitted in the main discussion.

Fit out Works page 4

The fitout works are described in the report as tnstallation of ground floor partition walls for 'drying',

'waiting','seporotion' ond'resting' oreos .

This is incorrect. There is only one partition wall to be installed in the front reception room. All other

walls are as is. This is noted on the submitted plans.

Dogs on site

The report states that there will be a maximum of 25 dogs per day with a maximum capacity of ten

dogs. lt should be noted the maximum capacity was described for the crossover period only. The

ten dogs is calculated where four dogs are leaving whilst four dogs are arriving, with the possibility

that two are still inside being washed. As there is only space for four grooming staff then a normal

hour will have a maximum of four dogs being groomed.

I

The officer further suggests that the conditions that are required by the acoustic report are

unrealistic in the day to day operation.

These conditions are as follows;

t. The external door located at the rear of the site must be closed at all times. No ingress or

egress of patrons or staff is permitted except by a person with disability and by

appointment.

2. The ¡nternal door that leads to the stairwell must be closed at all times except when staff

are accessing the Level 1 areas

3. The external door located in the middle of the site must be closed at all times except when

staff are entering/leaving the premise. Patrons must not be allowed to access the premise

via this door.

4. The door located in the front dog waiting area, leading to the reception area, must remain

closed where feasible to minimise noise breakout to the residences to the east on West St.

5. Some external windows are fixed where others are an awning operable type. The operable

windows must remain closed at all times to minimise noise breakout to receivers. The

existing windows could be retrofitted with a double glazed system to improve their

acoustic performance (such as the company Magnesite), however this was not assumed

for our calculations that allowed for compliance

6. The external door located at the front of the s¡te must be the only door used for patron

ingress/egress and must be closed at all other times.

7. The skylights located above the dog grooming area must have a minimum Rw 25 rating

A simple summation of these conditíons is that both patrons and staff (excluding disabled patrons)

must use the door on West Street for access into the building. This unrealistÍc condition, as the

Officer describes, is one that 90% of business operate under every day in North Sydney. Many

companieshaveonlyonepermittedentrancefortheiroffices. Asthisbuildinghasbeenanair

conditioned building for many years, it would be expected that its doors remain closed at all times.

The sister site of Secret Dogs Business in Willoughby only has one door in and out for all staff and

patrons and this has worked well for its duration. We are uncertain as to why the Council officer

would describe this condition as unrealistic.

3

proposdl would not be in keeping with this objective for the provÍsion of a small scole business

wÍthin the zone"

Whilst the overall Secret Dogs business in both Willoughby and North Sydney together would

constitute a medium size business, the branch in Crows Nest would easily fit into a small size

community use that serves the needs of people who work or live in the surrounding neighbourhood

As the Statement of Environmental Effects points out on page 2, "The seruice is expected to be 95%

local to the North Sydney communíty wíth 62% of clíents livìng Ín on eosy wølking dÍstonce ønd

onother 33% of existing clíents lívíng less than 7 kílometre awoy"

We have offered to provide a breakdown off the local streets that the present clientele reside in to

confirm the data however we were told it was not required. lt is therefore disappointing to have it

suggested that the business would not fit into the definition of local.

Further the Officer makes the statement "The doily operatíon of this dog grooming

business would have a significant impdct on residentidl dmenity within the locolity, on the ground

of noise generated by dogs within the premises øs well as coming dnd goíng ønd øs ø result ol the

requirement for full time mechanícal ventilation, Other impads drísing from the management of

woste and odour have not been odequately documented by the dpplicdnt.

We are confused at the Officers above statement, as the acoustic report clearly indicates that we

would meet the acoustic targets and the previous business operated with the existing air

conditioning unit running during business hours with no impact on the neighbours. The Officer has

ignored all the waste management reports submitted and the observations of best practices at other

facilities that this business intends to follow. We cannot understand how ít continues to be

suggested that we have failed to adequately address the management of odour and waste.

The suggestion that a maximum of 25 dogs visiting the business each day would be a significant

impact on the neighbourhood disregards the fact that we are only talking about a possible maximum

of one dog visiting the site every 19 mins.

St Thomas Rest Park, which is less than 80 metres from the subject property is a well-regarded off

leash dog park for the area. lt often has in excess of 50 dogs playing in its grounds each morning and

afternoon. Locals walk their dogs to and from the park daily. We would suggest that an additional

dog every 19 mins walking past would not be a significant impact.

5

DCP Clean Air page 23

The officer refers to "With regords to external air quality, the submitted waste management plan

indicotes stordge of woste both internally within the building ond external storoge for collection

within the rear parking oreas, however specific locations, volumes or monogement procedures have

not been identified. The submitted woste mdnagement plon does not indicate the number, size,

location or types of bins of be used or mandgement procedures os to the stordge or disposal of

wdste from the síte. lt is noted that multiple waste monagement plans have been submitted,

however eøch loìl to ìdentify exoct íocations, includíng înternol or external storage, locdtion,

woste volumes or appropriote mondgement procedures for biological waste disposol:

lssues were raised by the Officer that required clarification regarding bin and waste disposal and

therefore updated plans were submitted to ensure clarity.

We are not sure how much clearer we can be but please note the following from the reports

previously provided.

o Bin Size : see page L0 of the Plan of Management: EPA Guidelines will be followed for

disposal of contaminated waste. A 120 litre wheelie bin which is lockable, coloured and

marked 'contaminated waste' will be used for contaminated waste. Trade/commercial

waste will be collected via a private contractor on a weekly basis. The bin will be located in

the main grooming area to ensure easy access by staff and to ensure no noise leakage to

the rear at any t¡me.

o Pick up of Bin: lt is acknowledged that we have not supplied the precise location of the

where the bin will be collected however it will be on the street, either on the laneway, or

West St or Holtermann St. lt will depend on the appointed waste contractor. We are happy

for this to be a condition of consent if Council prefers a particular street pickup.

o Location of Main Waste Bin: We refer to point 4 of the Waste Management Plan provided

to Council on 79/tO/L4 where it states "All waste is to be placed in the main garbage

receptacle located in the rear grooming area" Whilst the report does not give which actual

wall the bin will be placed against, it is fairly clear that the bin will be located in the rear

grooming room.

Again the Officer concludes on page 24 "Despite being requested, and revísed wdste documents

provided by the opplícant, no detoils ol bin type, antìcipated waste volumes or storage locotíons

have been provided. Accordingly, given submitted ínformøtion compliønce dgdinst odour and

cleon oir the provisions of Part 2.3.7 oÍ the NSDCP2073.

7

DCP Acoustic report Page 27

The Officers report discusses acoustic recommendation:

With respect to the obove, it is considered thot recommenddtions olthe submitted acoustic report

are rigorous and str¡ngent, to the point where stríct compliance with these meøsures, íncluding the

sealing or fixture of doors, combined with onticipated capacity of 25 dogs per ddy and

necessitøtîng severdl trips to/from ond between the premises each hour would be unreøsonøble or

unrealistíc during day to day operøtion of the business. lt is considered thdt such measures could

not be reosonable enforced on an ongoing basís by the operøtors of the business, customers or by

Council due to factors outside the operotors control.

GÍven these matters it is considered the proposal Ís unable to be recommended for compliance

wíth noise objectives ønd controls contoined within Part B Section 2.3.2 of the North Sydney

Development Control Plon 2073.

We are seriously confused at what are the rigorous and stringent recommendations that the Officer

keeps referring to in his report. The recommendations of keeping external doors closed, replacing

worn door seals and double glazing, are simple solutions that are easy to implement and follow.

They are neither rigorous nor stringent. Many businesses particularly bars and cafes adjoining

residential areas have far more rigorous and stringent requirements imposed on them and they

successfully comply with them. lt needs to be remembered that this is a business that will be closed

in the evening and its noise generation will be minimal against the background of busy West Street.

We strongly disagree with the Officers conclusion. We can easily meet and comply with noíse

objectives ond controls contoined within Port B Section 2.3.2 of the North Sydney Development

ControlPlan 2073.

DCP Waste Pase 29

The Officer states 'lt is olso noted thot despite the indication of 7201bin stored somewhere within

the premises, thot the locotion of waste generated by the business to be stored, or collected,

hos not been identified, including any odour impact to surrounding propitiates or disruption to

vehicular traffic on the norrow Thomas Lane or odjacent Holtermonn St. Given the obove motters,

the proposal is inconsistent with woste and garbage storage provisions contoined within Section

2.5.9 of the NSDCP2073.

9

PLAN OF MANAGEMENT

Dog Grooming Premises

220 West StCROWS NEST

October 2074

This POM has, as its focus, strategies employed to mitigateenvironmental disturbance caused by the dog groomingservices premises activity.

The environmental policy forming the basis of this POM takesaccount of the principles of ecologically sustainabledevelopment; corporate and individual responsibility andcompliance with relevant legislation.

2.O SITE LOCATION AND DESCRIPTION

The subject property is located on the eastern side of West Street inCrows Nest on the corner of Holtermann Street.

The existing improvements occupy almost all of the total site area.

Vehicular access to the rear is available.

Pedestrian access will be available to site users, directly from WestStreet via the existing shopfront.

The property does not enjoy lift access

The property is a heritage item.

The subject property is known as 220 West Street Crows Nest.

Pedestrian access to the upper levels is via a stair leading frominside the premises.

There are four (4) parking spaces provided for the propefty;however as well there is reasonable access to street parking locatedin the near vicinity. However parking is not considered an issue as620/o of the clients live within walking distance of the premises.Most would prefer to walk their dog to the shop as part of itsexercise regimen.

There will be a maximum of four (4) dog grooming workers workingat the site at any given time on a rotational basÍs operating fromthe rooms as specified in the development application drawings.There may also be a receptionist/manager operating from thereception area. Upstairs will be an office with accounts staff asreq uired.

The maximum number of dogs in a day to attend the premiseduring a working day would be 25 dogs.

The maximum number of dogs on the premises at any one timewould be ten (10) dogs in peak times. They would be four dogsarriving for grooming and four dogs leaving, whilst two dogs couldbe inside drying. This accounts for the absolute maximum thatcould happen. The usual would be three (3) dogs during a one hourtime period.

The standard procedure would take ninety (90) minutes from whenthe dog arrives.

The dog grooming workers will be managed by the businessmanager and will follow a code of conduct as specified including:

Ensure clients entering and exiting the premises do so inan orderly manner so as not to disturb the amenity ofthe surrounding area.

Regularly patrol the street entrance area to the premises

to ensure no dog droppings have been left by dogsarriving or leaving.

5.O BUSINESS OPERATION

The business will operate six (6) days per week. The business willcater to a predominantly local clientele.

Ancillary services will include the provision of small items to bepurchased from the front area. Clients will be able to purchaseleashes, dog grooming products, dog coats, tick and flea treatmentand dog treats. There will be written material provided on doghealth information and behavioural information. In addition to this

Tuesday 7.30am 6.00pm

Wednesday 7.30a m 6.00pm

Thursday 7.30am 6.00pm

Friday 7.30a m 6.00pm

Saturday 8.00a m 4.00

Sunday closed closed

9.O ROLES OF EMPLOYEES

9.1 Management and Reception

The manager will be responsible for the day to day running ofthe facility. The manager will be responsible for ensuringadherence to all policies regarding health, hygiene, safety andnoise.

Responsibilities will also incorporate management of cleaningservices, telephone use including booking arrangements,access for clients, monitoring of all areas where clients haveaccess, input of computer data, collection and depositing ofpayment monies, ensuring supplies of products and cleantowels, overseeing waste management procedures,supervision, training and monitoring of dog groomingworkers, overseeing of emergency procedures including OH&Swhere necessary.

minimise noise and remove possible distractions that aggravatetheir behaviour.

Access to the premises will be controlled and monitored to ensureminimal disturbance to neighbours.

Adequate lighting for security purposes will be provided at theentrance and in all hallways and reception areas.

In circumstances where antisocial behaviour occurs by a dog,clients will be advised to come and collect their dog. They will beadvised to leave the premises quietly and consider others. Signs tothis effect will be provided on the exit door to the premises.

I2.O HEALTH OF WORKERS & CLIENTS

The business will be operated as a safe, clean and quietenvironment.

Products will be checked by the business manager and doggrooming workers on a regular basis to ensure they have notpassed their expiration date. Out-of-date equipment will bedisposed of as trade/commercial waste which is removed via aprivate collector.

A noticeboard in the reception area will display information for dogowners and staff.

13.O EDUCATION

Educational material will be available at reception, in work roomsand as well in the waiting area.

The manager will be responsible for ensuring that dog groomingprocedures are kept up to date and follow industry standards. Newstaff will be inducted into the operating procedures relating to thepremises.

All staff must undergo education and training in regards to noiseand management of dogs.

15.O IMPACT ON NEIGHBOUR AMENITY

Entry to and exit from the premises will be provided from one pointat ground floor level on West Street by appointment. The businessoperation will take place on the ground floor.

Clients will not have access to the upstairs. The keys to the balconydoors and windows will be held by the manager who will beresponsible for ensuring that the balconies are not utilised by thestaff.

Access by staff will be restricted to the front door and no general inthe rear doors will be permitted except for dísabled clients.

The manager/owner will be responsible for monitoring persons

entering and leaving the premises.

No dog grooming workers will be permitted to tout for businessoutside of the building.

The business will operate with 'discretion' and also Ín a quietmanner such as to cause minimal impact to local amenity. Allwindows and sliding doors to West Street, Holtermann st and therear boundaries will have obscure glazing, double glazing and willbe fitted with locks. Keys to the locks will be held by the Manager.

Ventilation will be provided by existing air conditioning units whichare relatively new. The skylights will be fitted with additionalinternal glazing material to minimise noise extrusion.

16.0 LATE PICKUP FOR CLIENTS

Clients will be allocated a time slot for the grooming and collectionof their dogs. For a wash and dry of a shoft hair dog a time of onehour will be allocated whilst a wash and groom of a long hair dog a

time of 90 mins will be allocated.

Clients are to be provided with a set time for pick-up of their dog.

A grace period of 20 minutes after the allocated pickup time will be

allowed for clients to collect before an overtime fee will be charged.

Statement of Environmental Effects for

Secret Dogs Business

220 West St Crows Nest.

Site Analysis

220 West St Crows Nest is an existing building that is in a 81 neighbourhood centre zoning.

It is listed as a contributory item of heritage. lt presently is unoccupied.

The building appears to have been constructed in the late 1800 or early 1900. lt seems tohave been modified in the late 1970's or early 1980's. There are no plans to undertake any

alterations or additions with the exception of some internal soundproofing to windows.

These works will not be seen from the street and will be easily removable.

Access is via a front door that opens directly onto West st. The rear of the building has fourparking spaces. Although there is a door to the rear car-parking, this will remain closed

except for disabled access by appointment. lt is not expected to be used. At present there

are no disabled clientele who attend the existing premises nearby.

The shop front has been altered in the past and contributes little to the visual streetscape.

There is no passive surveillance of the street due to the high set windows. The high set

windows will assist in preventing any noise spillage to the neighbouring premises.

There are several rooms on the ground floor that have been used previously as office space.

lnternally is a stair case that provides access to the upper floor where there is additional

office space and a small kitchenette.

The floor surface will be covered by a commercial sheet vinylto assist in the cleaning and toprotect the timber flooring beneath.

The shop site is 233 sqm approximately.

The Proposal

The plan is to convert the lower level of the premíses to a dog grooming facility. lt will utilise

the existing rooms with minimal change. The front area will be used as a minor retail shop

and entry for staff and clients. Behind the front desk will be a waiting space to hold the

newly groomed dogs whilst the account is being settled or for on arrival whilst personal

details are provided. lt is not anticipated that the dogs would remain in this area for any

extended period of time.

Moving into the building is a separation area for any dogs who are distressed by thepresence of other dogs or who are excessively barking. This area will have additionalsoundproofing; however as it already has small high set windows and is of solid brickconstruction, then further noise leakage is considered unlikely. This room has internal doorsthat can be closed to prevent additional noise into the work space.

Next is the drying area where commercial hairdryers will be located for the drying of thegroomed dogs. Further in there is a wet area where the washing of the dogs will take place,directly behind the staircase to the upper floor. The rear room will contain the tables for doggrooming.

The upper level will be for the administration of the parent business and staff area. Somestorage space will be available here. No clients ortheir dogs will be permitted in the upperlevels.

Each dog is expected to take between 60 mins and 90 mins for a complete grooming.

The TOTAT number of dogs PER DAY will be 25 dogs. The dogs will be spread over aworking day with peak periods when there is greater demand. The peak demand is expectedto be in the middle of the day. The most dogs expected on site in any single time periodwould be when four dogs are arriving and four dogs are leaving, whilst two may be underthe dryers. ln non-peak times, there may only be a single dog onsite.

Traffic

There is not expected to be any traffic impact even in peak dog grooming times. A survey ofexisting clientele has indicated that nine out of ten clients walk their dog to the premises as

part of their exercise regime. The remaining clients who choose to drive can be

accommodated in the rear parking area or in the many on-street parking spaces. lt isanticipated that an extra three car movements per day will result from this proposal.

Existing staff cycle to work and it is anticipated that they will continue to do so at the newprernises.

Public Domain

The site presents as a dated shop-front with l¡ttle interaction to the pedestrian traffic onWest Street. The proposal will bring a modern clean community use that interacts with thelocal community whilst proving a much needed local service.

The service is expected to be 95% local to the North Sydney community with 62% of clientsliving in an easy walking distance and another 33% of existing clients living less thanl-kilometre away.

Store deliveries will be via the front in West street

Solar Access

There is no change to the existing solar access. There will be no additional overshadowing.

Privacy

The proposed use will not impact negatively on any of the adjoining neighbours. The street

will benefit from an increase community presence on the street frontage.

Hours

The proposed hours are 7:30 am to 6pm Monday to Friday and on Saturday it will be 8am

until 4pm. There will be no Sunday trading.

Waste.

All works will comply with the current BCA.

All materials willbe stored on the site and allwaste materialwill be disposed of via qualified

contractors.

Conclusion

The proposed use of the existing building will be of benefit to the North Sydney community.

The proposal addresses a local need and will assist in the care and socialisation of resident's

dogs within walking distance of their homes.

PLAN OF MANAGEMENT

Dog Grooming Premises

22O West StCROWS NEST

October 20t4

1.O INTRODUCTION

1.1 Background

This document constitutes a plan that describes the way inwhich environmental issues and operations will be managedfor Secret Dog Business at the subject address.

The aim of this document is to outline what constitutes 'betterpractice' in the dog grooming industry. Better Practice in thiscontext, means achieving occupational health and safetyobjectives and minimising the potential for noise and theimpact of premises upon neighbourhood amenity and as wellthe local environment..

The plan integrates environmental management into the dailyoperations, long term planning and other quality managementsystems for the premises.

Providing safety and amenity to the community, patrons,employees and owners, requires informed and thoroughplanning and organisation, with the active involvement of allstakeholders.

The plan describes strategies and approaches for theprevention and minimisation of environmental impacts causedby the dog grooming premises use.

t.2 Plan of Management

The document is known as a Plan of Management (POM) andrelates to the minimisation of environmental harm/impacts inthe immediate environment surrounding the premises as wellas in terms of the internal operation of the facility and itsinfrastructu re.

The POM outlines environmental goals and strategies and listsactions that will support them. The POM provides aframework to meet legislative, policy and communityrequirements and expectations,

This POM has, as its focus, strategies employed to mitígateenvironmental disturbance caused by the dog groomingservices premises activity.

The environmental policy forming the basis of this POM takesaccount of the principles 'of ecologically sustainabledevelopment; corporate and individual responsibility andcompliance with relevant legislation.

2.O SITE LOCATION AND DESCRIPTION

The subject property is located on the eastern side of West Street in

Crows Nest on the corner of Holtermann Street.

The existing improvements occupy almost all of the total site area.

Vehicular access to the rear is available.

Pedestrian access will be available to site users, directly from WestStreet via the existing shopfront.

The property does not enjoy lift access.

The propefty is a heritage item.

The subject propefty is known as 220 West Street Crows Nest.

Pedestrian access to the upper levels is via a stair leading frominside the premises.

There are four (4) parking spaces provided for the property;however as well there is reasonable access to street parking locatedin the near vicinity. However parking is not considered an issue as

620/o of the clients live within walking distance of the premises.Most would prefer to walk their dog to the shop as part of itsexercise regimen.

3.O PROPOSEDMANAGEMENT

3.1 Trading Name

The Trading name of the business will be

"Secret Dog Business".

3.2 Business Owner

The owner of the proposed business is:

Name: Barking Mad Pty Ltd

ACN: 168 365 713

Address: Unit 315-7 Marlborough Road, Willoughby

Contact= 0459223525

3.3 Property Owner

The owners of the propefty are:

Name: Siobhan MacWhite

Address= clo Delmege Asset management

Suite 2a, level 2, 2C Bungan Street, Mona Vale

Contact: Robbie Delmege O4O2 992 272

4.O DEVELOPMENT PROPOSAL

The development proposal involves the fit-out and use of part of thepremises as dog grooming services premises (see plans atAnnexure 1) on the ground floor and head office for the parentbusiness on the upper level.

The dog grooming services premises provides for three (3)workrooms, all at ground floor level.

There will be a maximum of four (4) dog grooming workers workingat the site at any given time on a rotational basis operating fromthe rooms as specified in the development application drawings.There may also be a receptionist/manager operating from thereception area. Upstairs will be an office with accounts staff asrequired.

The maximum number of dogs in a day to attend the premiseduring a working day would be 25 dogs.

The maximum number of dogs on the premises at any one timewould be ten (10) dogs in peak times. They would be four dogsarriving for grooming and four dogs leaving, whilst two dogs couldbe inside drying. This accounts for the absolute maximum thatcould happen. The usual would be three (3) dogs during a one hourtime period.

The standard procedure would take ninety (90) minutes from whenthe dog arrives.

The dog grooming workers will be managed by the businessmanager and will follow a code of conduct as specified including:

Ensure clients entering and exiting the premises do so inan orderly manner so as not to disturb the amenity ofthe surrounding area.

Regularly patrol the street entrance area to the premises

to ensure no dog droppings have been left by dogsarriving or leaving.

5.O BUSINESS OPERATION

The business will operate six (6) days per week. The business willcater to a predominantly local clientele.

Ancillary services will include the provision of small items to bepurchased from the front area. Clients will be able to purchaseleashes, dog grooming products, dog coats, tick and flea treatmentand dog treats. There will be written material provided on doghealth information and behavioural information. In addition to this

the dog grooming workers will be educated in dog groomingpractices and behavioural techniques.

The manager proposes to run the business and will be involved inthe day to day management of both the employees and clients. Themanager will act as the liaison person in dealing with introductionsto the dog grooming workers.

The ground floor rear access will only be used by disabled persons.

6.0 STAFF FACILITIES

The staff of the premises will be provided with a safe workingenvironment and private facilities and amenities have been setaside for their exclusive use upstairs away from areas where clientsand dogs are permitted to enter.

The staff area will provide for kitchen and eating/lounge facilities.

7.O ACCESS FOR PEOPLE WITH A DISABILITY

The establishment seeks to provide access to all members of thecommunity. Given the nature of the building layout however, it isnot physically possible to provide access for clients with significantmobility constraint via the front door. Access will be provided viathe rear entrance with prior notification from the client.

8.O HOURS OF OPERATION

The proposed hours are as follows:

Monday 7.30a m 6.00pm

Tuesday 7.30am 6.00pm

Wednesday 7.30am 6.00pm

Thursday 7.30a m 6.00pm

Friday 7.30am 6.00pm

Saturday 8.00a m 4.00

Sunday closed closed

9.O ROLES OF EMPLOYEES

9.1 Management and Reception

The manager will be responsible for the day to day running ofthe facility. The manager will be responsible for ensuringadherence to all policies regarding health, hygiene, safety andnoise.

Responsibilities will also incorporate management of cleaningservices, telephone use including booking arrangements,access for clients, monitoring of all areas where clients haveaccess, input of computer data, collection and depositing ofpayment monies, ensuring supplies of products and cleantowels, overseeing waste management procedures,supervision, training and monitoring of dog groomingworkers, overseeing of emergency procedures including OH&Swhere necessary.

9.2 Dog grooming Workers

All staff working on the premises will report directly to themanager.

Service providers will conduct themselves so as to ensurecompliance with requirements of NSW Health and WorkCoverNSW.

All staff are required to maintain a high standard of personalhygiene at all times.

Demonstrated knowledge and an understanding of doggrooming health is required including related physical andemotional health and well-being of dogs.

Dog grooming workers must also have knowledge regardingdog behaviours.

A designated staff member will be responsible for provision ofclean and tidy dog grooming rooms and removal of usedtowels and dog grooming products, after the provision of thedog grooming services. The dog grooming services wouldpredominantly comprise washing, combing, clipping anddrying. The cleaning of ears and cutting of toe nails will alsobe undertaken.

1O.O RESTRICTION ON DOG BREEDS

Dogs to be serviced will be restricted to small and medium breedsgenerally. No dangerous dogs or restricted breeds will be permitted.Breeds such as Rottweilers, German Shepherds and other largebreeds will not be catered for at this time.

11.O NOrSE

It is the duty of the manager to manage and monitor the arrivaland departure of clients and to transfer dogs to where the servicesare performed. Noisy dogs will be placed in the separation area to

minimise noise and remove possible distractions that aggravatetheir behaviour.

Access to the premises will be controlled and monitored to ensureminimal disturbance to neighbours.

Adequate lighting for security purposes will be provided at theentrance and in all hallways and reception areas.

In circumstances where antisocial behaviour occurs by a dog,clients will be advised to come and collect their dog. They will beadvised to leave the premises quietly and consider others. Signs tothis effect will be provided on the exit door to the premises.

I2.O HEALTH OF WORKERS & CLIENTS

The business will be operated as a safe, clean and quietenvironment.

Products will be checked by the business manager and doggrooming workers on a regular basis to ensure they have notpassed their expiration date. Out-of-date equipment will bedisposed of as trade/commercial waste which is removed via aprivate collector.

A noticeboard in the reception area will display information for dogowners and staff.

13.O EDUCATION

Educational material will be available at reception, in work roomsand as well in the waiting area.

The manager will be responsible for ensuring that dog groomingprocedures are kept up to date and follow industry standards. Newstaff will be inducted into the operating procedures relating to thepremises.

All staff must undergo education and training in regards to noiseand management of dogs.

t4.o CLEANTNç AND WASTE COLLECTTON

Linen and towels are to be replaced after each use by a designatedstaff member.

At the end of each work period, the designated staff member wiltclear all wastes, vacuum the floor area and wipe used flat surfaceswith disinfectants and detergents. The designated staff member willbe responsible for provision of clean and tidy dog grooming servicerooms and removal of used linen and towels, after the provision ofthe dog grooming services.

Dog grooming clippers are required to be cleaned after use.

The Manager will ensure areas are cleaned, and that work roomsare checked following client use; general areas are clean andpresentable, with attention to the kitchen and toilets beingundertaken as a daily task (or more often as needed). Generalmaintenance of the property will be attended to when required. Acontract cleaner will ensure cleaning on a regular basis.

cleaning is to be undertaken throughout the day to ensure a highstandard of cleanliness. Additional closets are provided for cleaning,implements and products. Adequate storage for clean and usedlinen is provided in receptacles.

Dogs will be washed in a purpose built dog bathing tub designed forgrooming. A back flow prevention valve to the water inlet will beinstalled by a licensed plumber as required by Sydney Water.

EPA Guidelines will be followed for disposal of contaminated waste.A t20 litre wheelie bin which is lockable, coloured and marked'contaminated waste' will be used for contaminated waste.Trade/commercial waste will be collected via a private contractor ona weekly basis. The bin will be located in the main grooming area toensure easy access by staff and to ensure no noise leakage to therear at any time.

All waste is to be double bagged to prevent any odours. Any animalwaste is to be triple bagged to ensure hygiene is maintained. Allstaff shall be familiar with the premíses waste management plan.

15.O IMPACT ON NEIGHBOUR AMENITY

Entry to and exit from the premises will be provided from one pointat ground floor level on West Street by appointment. The businessoperation will take place on the ground floor.

Clients will not have access to the upstairs. The keys to the balconydoors and windows will be held by the manager who will be

responsible for ensuring that the balconies are not utilised by thestaff.

Access by staff will be restricted to the front door and no general inthe rear doors will be permitted except for disabled clients.

The manager/owner will be responsible for monitoring persons

entering and leaving the premises.

No dog grooming workers will be permitted to tout for businessoutside of the building.

The business will operate with 'discretion' and also in a quietmanner such as to cause minimal impact to local amenity. All

windows and sliding doors to West Street, Holtermann st and therear boundaries will have obscure glazing, double glazing and willbe fitted with locks. Keys to the locks will be held by the Manager.

Ventilation will be provided by existing air conditioning units whichare relatively new. The skylights will be fitted with additionalinternal glazing material to minimise noise extrusion.

16.0 LATE PICKUP FOR CLIENTS

Clients will be allocated a time slot for the grooming and collectionof their dogs. For a wash and dry of a short hair dog a time of onehour will be allocated whilst a wash and groom of a long hair dog atime of 90 mins will be allocated.

Clients are to be provided with a set time for pick-up of their dog.

A grace period of 20 minutes after the allocated píckup time will be

allowed for clients to collect before an overtime fee will be charged.

After the 20 minute grace period has finished a late fee will apply.The late fee will be 91.00 per minute.

Groomed dogs will be walked from the grooming area directly toowners as they are completed.

Dogs whose owners are derayed will be placed in the separationarea to await their owners.

There is no provision for overnight care for dogs or extended pickup times.