blue mountains local planning panel item no: 2.2 ......blue mountains local planning panel - item...

BLUE MOUNTAINS LOCAL PLANNING PANEL

ITEM NO: 2.2 – 12 NOVEMBER 2018

1 of 20

ITEM No. 2.2

REPORT: DEVELOPMENT APPLICATION No. X/663/2018 for the demolition of an existing garage, and construction of a secondary dwelling, garage and carport at 34 Powell Street, Blaxland

Reason for report There is a conflict of interest. The land owner and applicant is a member of council staff who is principally involved in the exercise of council’s functions under the Environmental Planning and Assessment Act 1979.

RECOMMENDATION That the Development Application X/663/2018 for the demolition of an existing garage, and construction of a secondary dwelling, garage and carport on 34 Powell Street, Blaxland be determined in accordance with s4.16 of the Environmental Planning and Assessment Act, by the granting of consent subject to the conditions stated in Part 3 of this report.

Reason/s in support of the recommended decision

1. The development is consistent with the objectives of the R2 Low Density Residential zone.

2. The development complies with all planning and development controls and standards with the exception of a variation to the maximum width across an allotment provision of the Development Control Plan, which is considered justified and consistent with environmental planning outcomes envisaged for the site.

Disclosure Disclosure of any political donation and/or gift - No

Declaration of interest Yes – Council staff

Report author/s Acting Manager, Building and Compliance - Paul Weston,

Report authoriser Director, Development & Customer Services – William Langevad

PART 1 Development proposal

PART 2 Council assessment

PART 3 Proposed conditions of consent

BLUE MOUNTAINS LOCAL PLANNING PANEL - ITEM NO. 2.2 – 12 NOVEMBER 2018

2 of 20

PART 1: Development proposal

Applicant Mr S P Hahn

Land owner Mr S P Hahn and Mrs V C Hahn

Location 34 Powell Street, BLAXLAND NSW 2774

Lot & DP Lot 9 DP 206637

Date lodged 13 July 2018

Value of works $95,000

Proposal in detail The development proposal seeks approval for the demolition of an existing garage at the rear of the property, and the construction of a secondary dwelling and garage at the rear and a carport at the front

Departure or variation to a development standard

The applicant is not seeking to vary a development standard.

Supporting documentation

The plans and documents lodged are considered sufficient to enable assessment of the application. The application is supported by:

o Plans

o Landscape plan

o Statement of environmental effects

o Bushfire risk assessment report

Documentation online Plans to scale and key documents lodged with the application can be viewed online. Go to www.bmcc.nsw.gov.au/development – Track and View applications. Search and select X/663/2018.

Reduced site and elevation plans are below.

https://www2.bmcc.nsw.gov.au/DATracking/Pages/XC.Track/SearchApplication.aspx?os=y&

http://www.bmcc.nsw.gov.au/development


3 of 20

Site plan


4 of 20

Elevation plan


5 of 20

PART 2: Council assessment 2.1 Overview and summary of issues

Location 34 Powell Street, BLAXLAND NSW 2774

Lot & DP Lot 9 DP 206637

Zoning R2 Low Density Residential

Characterisation of use Secondary dwelling and a dwelling house

Permissibility The proposed development is permissible within the zone.

Type of development Local

Applicable environmental planning instrument/s

o State Environmental Planning Policy (Affordable Rental Housing)

o State Environmental Planning Policy (Building Sustainability Index: BASIX)

o Sydney Regional Environmental Planning Policy 20: Hawkesbury-Nepean River

o Local Environmental Plan 2015

o Development Control Plan 2015

Applicable additional local provisions

o Impact on environmentally sensitive land

o Protected area – slope constraint

o Stormwater management

o Consideration of character and landscape

o Essential services

Bushfire prone land The property is mapped as bushfire prone.

Aboriginal significance No Aboriginal objects are recorded or Aboriginal places declared in or near the subject property.

Potentially contaminated land

The land is not listed on the Council’s potentially contaminated land register and none of the activities that may cause contamination, listed in Table 1 of Planning NSW’s Managing Land Contamination Planning Guidelines, are being or are known to have been carried out on the site.

Site description The site has an area of approximately 1077m2 and slopes from the rear boundary to Powell Street with an average fall of 14%. The site is developed with a single storey clad dwelling with metal roof. A metal double garage is located at the rear of the site and a concrete driveway extends from the street to the garage.


6 of 20

Development history / background

The existing dwelling was constructed in the 1960s. Extensions to the rear of the dwelling and a front deck were approved in 2015. A double garage and double carport were also approved under the same application in 2015. The garage and carport were setback 1.1m from the eastern rear boundary and 1169mm to the garage from the southern side boundary. The carport was proposed to be setback 900mm from the northern side boundary, however the carport has never been constructed.

City wide infrastructure contribution

The Citywide infrastructure contribution applies. The applicant has provided a quote from a licensed builder that values the proposed development at $95,000. The rate of the levy with a value of $0 to $100,000 in 0%. A levy is therefore not applicable for this development. .

Referral authorities Comments were sought and obtained from:

o Sydney Water

These comments have been included in the report.


7 of 20

Notification period The application was notified to adjoining owners for the period 31 July 2018 to 14 August 2018.

Number of submissions One submission was received.

Summary of issues raised

Issues raised:

o Scale and bulk of development

o Impacts on amenity

o Increased vehicle movements in driveway

o Proposed side setback of double garage

Summary of assessment issues

Key issues determined in the assessment are:

o Suitability of the site for the development

o Justification for variation to the percentage width of the development across the site

o Character and compatibility with surrounding development

o Access and parking

Assessment issues are detailed below.

2.2 Evaluation The application has been assessed in accordance with s4.15 of the Environmental Planning and Assessment Act 1979 (EP&A Act). Only those provisions relevant to the proposed development have been addressed.

State Environmental Planning Policy (SEPP) – s4.15(1)(a)(i)

The following table provides for an assessment against the provisions of applicable State Environmental Planning Policies.

SEPP (Affordable Rental Housing) 2009

Clause Provision/Standard Discussion Compliance Y/N

3 Aims of Policy The development complies with the aims of the policy, in particular:

“(b) to facilitate the effective delivery of new affordable rental housing by providing incentives by way of expanded zoning permissibility, floor space ratio bonuses and non-discretionary development standards,”

Y

19 Definition The proposal includes the erection of a self-contained secondary dwelling that will be

Y


8 of 20

SEPP (Affordable Rental Housing) 2009

Clause Provision/Standard Discussion Compliance Y/N

established in conjunction with an existing principal dwelling on the same lot of land.

20 Permissibility The land is zoned R2 Low Density Residential and development for the purposes of a dwelling house is permissible on the land.

Y

22 Development will result in a principal dwelling and a secondary dwelling on the land.

Total floor area of secondary dwelling is no more than 60m2

A single existing principal dwelling is located on the land. The secondary dwelling is proposed at the rear of the site.

The total floor area of the proposed secondary dwelling is 60m2.

Y

Y

SEPP (Building Sustainability Index: BASIX)

A BASIX Certificate has been submitted with the application – Certificate Number 941287S dated 30 June 2018.

Condition of consent A condition has been included for compliance with the commitments indicated in the certificate.

Sydney Regional Environmental Plan No 20 – Hawkesbury-Nepean River Compliance Y/N

The site is located in the Glenbrook/Erskine Creek sub-catchment. Clause 11(3) of the SREP outlines the development controls and matters for consideration by the consent authority when assessing development in the Glenbrook and Erskine Creek sub-catchment.

The matters for consideration are:

“11(3) The need to prevent adverse impacts on the near pristine conditions of these sub-catchments”

The proposed development will be connected to the reticulated sewer and is located in existing cleared areas of the site. The development has been assessed against the planning considerations as set out in Clause 5 and 6 of SREP 20 and is considered that the proposed development will have no adverse impact on the condition of the Glenbrook and Erskine Creek sub-catchment.

Y

Local Environmental Plan 2015 [LEP2015] – s4.15(1)(a)(i)

The proposed development has been assessed against the provisions of LEP 2015 with significant points identified and discussed below.


9 of 20

Part 1 Preliminary

Clause Standard Discussion Compliance Y/N

1.2 Aims of Plan The development complies with the aims of the plan, in particular:

(a) to maintain the unique identity and values of the “City within a World Heritage National Park”, and

(k) to promote the provision of accessible, diverse and affordable housing options to cater for the changing housing needs of the community

Y

Part 2 Permitted or prohibited development


Land Use Table

Permissibility The proposed secondary dwelling is permissible under SEPP (Affordable Rental Housing) 2009.

The garage and front carport are permissible with development consent in the zone.

Y

2.3 Zone objectives The objectives of the zone are met, in particular • To provide for the housing needs of the

community within a low density residential environment.

• To promote residential development in locations that are accessible to services and facilities.

• To ensure that development maintains and improves the character of residential areas in a manner that minimises impacts on existing amenity and environmental quality.

Y

Part 4 Principal development standards

Clause Standard Proposal / Discussion Compliance Y/N

4.3 Height of buildings - 8m The proposed maximum building height is 4.8m.

Y

4.4 Floor space ratio - 0.35:1 New secondary dwelling gross floor area (GFA) = 56.94m²

Y


10 of 20

Part 4 Principal development standards

Clause Standard Proposal / Discussion Compliance Y/N

Existing dwelling GFA = 155.33m².

Total floor space ratio (FSR) = 0.20:1

Part 5 Miscellaneous provisions


5.10.8 Aboriginal places of heritage significance

A search of the AHIMS register on the OEH website shows no identified aboriginal sites or places on or within 50m of the land.

Y

Part 6 Additional local provisions


6.1 Impact on environmentally sensitive land

Approximately 29% of the front of the property is Protected area – slope constraint area. The existing landform in this area has been modified to create gardens and vehicle access to the existing dwelling. The exposed rock outcrops at the front have been retained in the existing landscaping. There are no other significant environmental features on the subject property. The proposed development is unlikely to have a significant impact upon environmentally sensitive land.

Y

6.4 Protected area – slope constraint area

The proposed carport in front of the dwelling is located within the Protected Area. The open carport structure is not expected to have an impact upon the land. The proposed extension of the concrete driveway to the carport will require the up to 500mm of cut and fill to the ground levels in front of the carport. It is considered that the proposed development meets the objectives of the clause.

Y

6.9 Stormwater management Stormwater from the proposed development will drain to an existing Council stormwater drainage system in Powell Street.

The secondary dwelling incorporates a 5,000 litre rainwater tank for re-use on the site. The stormwater management outcome is considered to comply with clause 6.9 objectives.

Y


11 of 20

Part 6 Additional local provisions


6.14 Earthworks The extent of cut and fill to reshape the driveway extension in front of the carport is considered acceptable. The development at the rear of the site will be located over an existing slab.

Y


6.17 Consideration of character and landscape

The existing dwelling is a small single storey 1960s styled dwelling. The proposed front carport will be an open structure with a gable roof to complement the existing dwelling. The supporting posts of the carport will be in line with the steps to the existing front deck. The front setback is within 20% of the average building setbacks of the adjoining properties.

The secondary dwelling and garage are proposed to be located 1.1m from the rear boundary and will have no visual impact on the streetscape as the building will be screened from view by the existing dwelling.

The development is considered to be consistent with the established character of the surrounding area.

Y

6.21 Sustainable resource management

A BASIX Certificate has been submitted with the application – Certificate Number 941287S dated 30 June 2018.

Y

6.23 Essential Services The site is fully serviced and all essential services are available.

The application was referred to Sydney Water for their comments. As sewer is available to the property Sydney Water recommended a condition of consent that the approved plans must be submitted to the Sydney Water Tap in™ online service. The condition has been included in Part 3 of this report.

The secondary dwelling will also be connected to the stormwater drainage system and electricity in Powell Street.

Y

Development Control Plan 2015 – s4.15(1)(a)(iii)

http://www.sydneywater.com.au/tapin/index.htm


12 of 20

The proposed development has been assessed against the provisions of the Blue Mountains Development Control Plan 2015 with significant points of consideration identified and discussed in the table below.

Part B Context, site analysis and design


B2.3.1 Setbacks Part B2.3.1 requires that the maximum width across an allotment of any building that has a street frontage is not to be greater than 80% of the greatest width of the allotment at any one point. The total width of the proposed garage and secondary dwelling is 15.0 metres. The width of the allotment is 17.069 metres and 80% of the width is 13.655 metres. This represents a 9.8% variation of the DCP provision or 1.345 metres.

The existing garage at the rear of the property is proposed to be demolished. The secondary dwelling and attached garage will be located on the existing slab. Views of the development from the street will be screened by the existing house and the landform. The relevant objectives of B2.3.1 are:

O1. To ensure that the bulk and scale of development is consistent with the existing streetscape of the locality and, where appropriate, promotes a prominent landscape setting.

O3. To ensure that the design and location of buildings responds to individual site constraints and minimises site disturbance and clearing of vegetation.

It is considered that the proposed width of the building at the rear will have no adverse impacts on the streetscape or the landscape setting. The variation of the DCP is therefore supported.

Part B2.3.1 also requires buildings to have a front building setback that is within 20% of the average setback of building on immediately adjoining properties. The adjoining property, No. 32 Powell Street, has a front building setback of 26.1 metres and No. 36 Powell Street has a front setback of 13.5 metres. . DCP 2015 therefore permits the front boundary setback to be between 15.8 metres and 23.8 metres. The proposed carport in front of the existing dwelling is setback 18.4 metres from the front boundary which is within 20% of the average setback of building on immediately

N

Y


13 of 20

Part B Context, site analysis and design


adjoining properties. The proposed development complies with the provisions of Part B2.3.1.

The setbacks from the side and rear boundaries comply with the minimum setback of 1 metre.

Y

B2.4 Site Coverage – maximum 40% of the total allotment area

Pervious Areas – minimum 40% of the total allotment area

The proposed building site coverage is 220m2 or 20.4% of the allotment area

The area of the site proposed to be retained as pervious areas is approximately 465m2 or 43.2% of the allotment area.

Y

Y

B3.2 Character and design Part B3.2.2 requires cut and fill to be minimised as far as possible and is generally limited to a maximum of one (1) metre in height and depth. The extension of the driveway to the carport will require the existing levels to be adjusted by approximately 500mm cut and fill to the raised area in front of the house. The driveway will be concrete and all fill will be retained by the existing retaining wall.

Y

Part C Environmental management


C3 Landscaping All existing landscape features on the site are to be retained. No tree removal will occur as a result of the proposed development.

Y

C4 Bushfire The subject property is bushfire prone. Recent developments have been approved on the properties opposite 34 Powell Street that has removed or managed vegetation which is mapped on the current bushfire prone land map. An assessment under Planning for Bush Fire Protection (PBP) has determined that given the distance to the current unmanaged forest vegetation to the west, the proposed carport will need to meet BAL 12.5 construction in accordance with Australian Standard (AS) 3959-2009. The secondary dwelling and garage at the rear of the property are located over 100 metres from the unmanaged vegetation and are therefore assessed as a low category by PBP with no construction

Y


14 of 20

Part C Environmental management


requirements. Conditions will be included in the development consent to address bushfire protection in relation to the carport.

Part D Heritage management


D1 Heritage A search of the AHIMS register on the OEH website shows no aboriginal sites or places on or within 50 m of the land.

Y

Part F Specific development types


Low Density Residential

F1.1.2 Visual privacy A privacy screen has been proposed on the southern side of the secondary dwelling deck to protect the visual privacy of residents of buildings on the adjoining allotments.

Y

F1.1.6 Driveways and parking Vehicular access to the secondary dwelling and attached garage will be obtained using the existing driveway. The driveway will be extended to the proposed carport in front of the house. It is considered that practicable vehicular access is available to the property.

Y

F1.1.8 Secondary dwellings The design of the secondary dwelling complements the scale and appearance of the primary dwelling on the allotment. The location behind the existing dwelling will ensure the development has no adverse impacts on the streetscape.

Y

Planning Agreement – s4.15(1)(a)(iiia)

There are no planning agreements that apply to the proposed development or the subject site.

Regulations – s4.15(1)(a)(iv)

The Environmental Planning and Assessment Regulation, provides controls and regulations that relate to the management of the proposed development. These requirements are inherent in the assessment processes undertaken for the proposal.


15 of 20

Likely impacts – s4.15(1)(b)

Likely impacts on the natural and built environment

Discussion

Vegetation removal and management

No vegetation is proposed to be removed as a result of the proposed development. All development will take place within existing disturbed areas.

Bushfire protection The subject property is bushfire prone. An assessment under Planning for Bush Fire Protection has determined that the carport will need to meet BAL 12.5 construction standards. The property will need to be maintained as an asset protection zone. Conditions will be included in the development consent to address bushfire protection.

Character and amenity It is considered that the proposed development is unlikely to have any adverse impact upon the character and amenity of the area.

Likely social and economic impacts

The proposed development is in an established residential area. It is considered that the development does not have adverse social or economic impacts.

Suitability of the site for the development – s4.15(1)(c)

Site suitability The proposed development will occur within the existing disturbed areas and the footprint of an existing building. It is considered that the site is suitable for the development.

Submissions – s4.15(1)(d)

Notification and / or exhibition

Consultation was undertaken in accordance with the requirements of Part H (Public Participation) of Blue Mountains Development Control Plan 2015 and the requirements under the Environmental Planning and Assessment Regulations.

Notification The application was notified to adjoining owners for the period 31 July 2018 to 14 August 2018. One submission was received. The following issues were raised in the submission.

Issue Comment

1. The site plan indicated a previously approved ‘existing’ carport at the rear which had not been built.

The ‘Existing Site Plan’ drawing 1 of 8 has been amended to remove the carport.

2. Concerns raised regarding the total floor area of the secondary dwelling and attached garage.

The secondary dwelling has a floor area of 60m2 which is compliant with SEPP (Affordable Rental Housing) 2009. The proposed garage has a floor area of 37.2m2. The overall development does not exceed the LEP floor


16 of 20

Submissions – s4.15(1)(d)

Notification and / or exhibition space ratio and complies with the DCP provisions in relation to site coverage and pervious areas. The scale of the development is compatible with the residential character of the area. It is therefore considered that the proposal is consistent with environmental planning outcomes envisaged for the site.

3. A secondary dwelling will increase the number of vehicles using the driveway and associated noise.

A double garage is currently located at the rear of the property. This garage is proposed to be demolished and replace with the secondary dwelling in the same location with a new double garage attached on the northern side. A carport is also proposed to be located in front of the existing dwelling.

A secondary dwelling is a permitted use in the zone and it is considered that given a carport is proposed in front of the existing house, the number of vehicle movements to the secondary dwelling at the rear would not involve a significant increase over what currently occurs. A turning area is proposed in front of the new garage to allow vehicles to enter and leave in a forward direction.

4. The garage is proposed to be setback 900mm from the northern side boundary and extend 6 metres along the boundary and will be visually imposing affecting the outlook, privacy and the enjoyment of the outdoor areas.

The applicant agreed to amend the plans to indicate a setback of 1 metre from the garage to the northern side boundary which complies with the minimum side boundary setback provision of the DCP.

The maximum height of the proposed garage is 3.32 metres and will be clad to match the existing dwelling. A wire fence with an attached screen is located on the side boundary. An existing concrete driveway runs beside the fence to parking areas at the rear of the property.

The development complies with all planning and development controls and standards with the exception of a variation to the maximum width across an allotment provision of the Development Control Plan. It is considered that the proposed width of the building at the rear will have no adverse impacts on the streetscape or the landscape setting. The private open space and the deck attached to the secondary dwelling are located on the southern side of the property and therefore it is considered that the proposal will not have a significant adverse impact on the amenity of the property adjoining the driveway.


17 of 20

Public interest – s4.15(1)(e)

Public interest No issues have arisen during the assessment that would indicate the proposed development is not in the public interest


18 of 20

PART 3 Proposed conditions of consent

Confirmation of relevant plans and documentation

1. To confirm and clarify the terms of consent, the development shall be carried out in accordance with the following plans and accompanying supportive documentation, except as otherwise provided or modified by the conditions of this consent:

Document Prepared by: Drawing No Issue Date Plans S Hahn No. 1 to 8 03/09/2018

Sydney Water building plan approval

Prior to works commencing

2. A building plan approval must be obtained from Sydney Water Tap inTM to ensure that the approved development will not impact Sydney Water infrastructure.

A copy of the building plan approval receipt from Sydney Water Tap inTM must be submitted to the Principal Certifying Authority prior to works commencing.

Please refer to the web site www.sydneywater.com.au - Plumbing, building & developing - Sydney Water Tap inTM, or telephone 13 20 92.

Insurance under the Home Building Act 1989 or owner-builder permit

3. Prior to the commencement of any building works authorised by this consent, you must provide to the Principal Certifying Authority:

a) A copy of the contract of insurance complying with the Home Building Act 1989. Information on this insurance scheme can be obtained from NSW Fair Trading. Or,

b) A copy of the owner-builder permit.

Building Code of Australia 4. All building work must be carried out in accordance with the provisions of the Building Code of Australia.

BASIX 5. Under clause 97A(2) of the Environmental Planning & Assessment Regulation 2000, it is a condition of this development consent that all the commitments listed in the BASIX Certificate for the development are fulfilled.

In this condition:

1. Relevant BASIX Certificate means:

a) A BASIX Certificate that was applicable to the development when this development consent was granted (or, if the development consent is modified under section 96 of the Act, a BASIX Certificate that is applicable to the development when this development consent is modified); or

b) If a replacement BASIX Certificate accompanies any subsequent application for a Construction Certificate, the replacement BASIX Certificate; and

2. BASIX Certificate has the meaning given to that term in the Environmental

http://www.sydneywater.com.au/


19 of 20

Planning & Assessment Regulation 2000.

Survey report 6. To ensure that the building does not encroach on the minimum required setbacks and is located within the boundaries of the property, a survey report by a registered Land Surveyor must be provided to the Principal Certifying Authority prior to the work proceeding beyond the peg out of the garage and secondary dwelling.

Signage 7. To ensure that the site is easily identifiable for deliveries and provides information on the person responsible for the site, a sign displaying the following information is to be erected in a prominent position on the site prior to building, subdivision or demolition works commencing:

• The name, address and telephone number of the principal certifying authority for the work.

• The name of the principal contractor for any building work and a telephone number on which that person may be contracted outside working hours, and

• The statement that “Unauthorised entry to the site is prohibited”.

Site management 8. To safeguard the local amenity, reduce noise nuisance and to prevent environmental pollution during the construction period:

• Site and building works (including the delivery of materials to and from the property) shall be carried out Monday to Friday between 7am-6pm and on Saturdays between 8am-3pm, excluding public holidays. Alteration to these hours may be possible for safety reasons but only on the agreement of Council.

• Stockpiles of topsoil, sand, aggregate, spoil or other material shall be stored clear of any drainage path or easement, natural watercourse, footpath, kerb or road surface and shall have measures in place to prevent the movement of such material off site.

• Building operations such as washing tools, concreting and bricklaying shall be undertaken on the building block, with pollutants contained on site.

• Builders waste generated under this consent (including felled trees, tree stumps and other vegetation) must not be burnt or buried on site.

• All waste must be contained and removed to an approved Waste Disposal Depot or in the case of vegetation, with the exception of environmental and declared noxious weeds, mulched for re-use on site.

Workers amenities 9. Before work starts, toilet facilities must be provided for construction personnel on the site. Amenities are to be installed and operated in an environmentally responsible and sanitary manner.

Erosion & sediment controls 10. To preserve the unique environment of the Blue Mountains and to contain soil and sediment on the property, controls in accordance with the Development Control Plan are to be implemented prior to clearing of the site vegetation and the


20 of 20

commencement of site works. This will include:

• The installation of a sediment fence with returned ends across the low side of the site so that all water flows through. These shall be maintained at no less than 70% capacity at all times. Drains, gutters, roadways etc., shall be kept clean and free of sediment.

Soil erosion fences shall remain and must be maintained until all disturbed areas are restored by turf, paving or revegetation.

Stormwater drainage 11. To control rainwater runoff, roof water shall be connected to stormwater drainage lines discharging to rainwater tank/s with a total capacity of 5,000 litres.

The overflow from the tank is to be conveyed to the street gutter.

It is recommended that the drainage system be installed at the same time as the footings/slab. It must be operational as soon as the roof is clad.

Materials & colours 12. To have regard of the amenity of the area, the materials and colours to be used are to match the existing building. Any variation to the above materials/colours will require the prior agreement of Council.

Design and construction BAL 12.5

13. The construction of the carport shall comply with Sections 3 and 5 (BAL 12.5) AS3959 Construction of buildings in bushfire-prone areas and section A3.7 Addendum Appendix 3 of Planning For Bush Fire Protection 2006 or NASH Standard (1.7.14 updated) National Standard Steel Framed Construction in Bushfire Areas – 2014 as appropriate.

Asset Protection Zone 14. The property shall be maintained as an ‘Asset Protection Area’ as outlined within Section 4.1.3 and Appendix 5 in Planning for Bush Fire Protection (PBP) 2006 as well as the RFS Standards for Asset Protection Zones (see www.rfs.nsw.gov.au).

Advisory note a. In accordance with NSW Addressing User Manual, property databases will be updated to include sub addresses:

o The main dwelling located to the front of the lot to be identified as 1/34 Powell Street, Blaxland; NSW 2774

o The secondary dwelling located to the rear of the lot to be identified as 2/34 Powell Street, Blaxland, NSW 2774

The Primary address will remain as 34 Powell Street, BLAXLAND NSW 2774.

Address databases will be updated on receipt of the ‘Notice of Commencement’.

Advisory note b. Developments adapted for separate occupation and use will be independently rated.

blue mountains local planning panel item no: 2.2 ......blue mountains local planning panel - item...

Documents