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Citrus Avenue and theadjoining vacant high school land would provide transition to futuredevelopment of the neighbouring R3 Medium Density Residential zonedland. Subject to recommended conditions the proposal is acceptablein maintaining the local tree canopy. The proposed development is satisfactory in meeting the HDCPKey Development Principles for the Peats Ferry Road, Asquith Precinct inrespect to strategy, landscape setting and built form. The proposednon-compliance with the HDCP setback requirements would not create aprecedent for future RFB development as the proposal is site specific in relationto the adjoining high school. The proposed units are designed in compliance with thesunlight and ventilation prescriptive measures of the HDCP.
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The proposal generallycomplies with the requirements of the HDCP for industrial developmentincluding scale, setbacks, landscaping, open space, sunlight and vehicle accessand parking. The proposed developmentwould exceed the HLEP development standard for a maximum building heightof 14.5m. The applicant’s justification for non-compliance with thestandard is well founded in respect to Clause 4.6 of HLEP. The development constraints are adequately addressed by theproposal subject to recommended conditions.
Inclusive play not only means the child can feel includedamongst other children, it also provides an opportunity for parents to feelpart of the community and interact with other parents. In addition to the above tables,development must comply with the design criteria listed in Part 3.2 and 3.4 ofthe MDDG which provide more detailed design and siting requirements. Alternatively, Council could seek acquisition by agreementwith the owner of No. 34 Hinemoa Avenue or by compulsory acquisition under the LandAcquisition (Just Terms Compensation) Act 1991 where acquisition wouldfacilitate a public road with full width road construction.
As aconsequence, the proposal is subject to assessment under Part 9.3 and 9.4 inthe HDCP. The car parking and driveway would comply with the aboveprescribe measures and is consistent with the desired outcomes of Part 3.1.7Vehicle Access and Parking in the HDCP and is considered acceptable. In regard to the above, theproposed car parking complies with all of the above prescriptive measures. The desired outcome of Part 3.1.7 Vehicle Access and Parkingin the HDCP is to encourage “development that provides sufficient andconvenient parking for residents with vehicular access that is simple, safe anddirect”. In addressing the objections regarding the setting of thebuilding, it is noted that the development would not exceed the 8.5 heightlimit at any point.
The majority of the unit private open space areas arelocated at the front and rear elevations of the proposed building, minimisingimpacts on privacy. The proposed balconies at the northern and southern sideelevations are acceptable in respect to privacy separation requirements. The applicant is to provide a minimum of two canopy treesthat will reach mature heights of at least 10-12m in both the front and rearsetbacks. Species are to be selected from Council’s publication ‘IndigenousPlants of the Bushland Shire’.
Such investment must be in accordancewith relevant legislative requirements and Council Policies, and the ChiefFinancial Officer must report monthly to Council on the details of the fundsinvested. A report is required to be submitted for Council’sconsideration each month detailing Council's investments and borrowings andhighlighting the monthly and year to date performance of the investments. Initial investments and reallocation of funds are made, where appropriate,after consultation with Council's financial investment adviser and fundmanagers. Due the cumulative impacts of quarry fill related traffic,further consideration of No Right Turn bans into or out of Peats Ferry Road atDural Street or Dural Lane should be investigated when the quarry filling workis underway.
The preparation of this report takes into consideration thefeedback provided by those members of the community who spoke to Council at itsmeeting of 10 August 2016. Playground elements that incorporate timber products and sensorygardens can provide a calm or safe zone for children who may be overwhelmed ina crowded playground. An inclusive playground provides varied play activities,thereby providing choice. All categories of play experience is provided,namely physical, intellectual, social, imaginative and constructive playactivities, available at differing levels of difficulty and complexity. Play activities are offered in one space, not necessarily on one piece ofequipment. Play activities are offered equally, at much the same scale, so thatone type of play does not dominate over the others.
The proposedbuilding has a maximum height of 18.5m and does not comply with this provision.Refer to discussion in Section 2.1.4. The proposed part two and three storey building is designedwith regard to the sloping site. A driveway along the eastern boundary providesramp access to Level 1 - Units and to Level 2 – Units 2-10 forservicing by small rigid vehicle (SRV). A second central driveway providesaccess to Level 3 which contains Unit 1 for servicing by a heavy rigid vehicle(HRV).