APPLICATION GUIDE issue2 Feb12 - Upper Hunter Shire · If the development proposal cannot be achieved in one stage, it may be staged. For example, a two stage 10 lot subdivision could

APPLICATION GUIDE

This guide is to assist you in the preparation, filling in the form and submission. The guide is to help ensure that all relevant information is submitted so that your application can be assessed as quickly as possible.

Upper Hunter Shire Council 135 Liverpool Street Scone NSW 2337 PO Box 208 Scone NSW 2337 Ph: 02 6540 1136 Fax: 02 6545 2671 Email: [email protected] www.upperhunter.nsw.gov.au © Upper Hunter Shire Council 2012

Application Guide_issue1_Feb12 Contents

Contents Do I need to submit a Development Application?................................. 1 Exempt development …... 1 Complying Development...... 1 State Environmental Planning Policy (Exempt and Complying Development Codes) 2008………............. 1 Development requiring consent……………………...... 1 The application process…………………………. 2 After submitting your application……………………… 2 The Development Application Form………………............................................... 3

1. Application details………………………………….. 3 2. Property and development details………………... 3 3. Structure details…………………………………….. 3 4. Application type…………………………………….. 3

Other Approvals…………………………………….. 5 Roads Act………………………………..………….. 5

5. Owner’s details……………………………………… 5 6. Political Donations declaration……………………. 5

Further Information……………………………………….. 6 Combined Application ……………………................... 6 Construction Certificate …..………………….………... 6 Principal Certifying Authority (PCA)…………………... 6 Occupation Certificate………………………………….. 6 What to consider before making an application? ……………………………………….. 7 Council requirements…………………………………… 7 Design……………………………………………………. 7 Using a design professional………………………….... 8 Development Matrix…….……………………………. 9

What supporting information is required with your application?............................................... 10 General plan requirements……………………………. 10

a. Site analysis ……………...………………………... 10 b. Site plan…………..………………………………… 10

c. Floor plans, Elevations and Section plans……….. 11 d. Statement of Environmental Effects (SEE)………. 11 e. BASIX Certificate…………………………………… 11 f. Landscape plan…………………………………….. 12 g. Subdivision plan…………………………………….. 12 h. Shadow diagram……………………………………. 12 i. Soil and Water plan…………………………………. 12 j. Specifications………………………………………… 13 k. Construction details…………………………………. 13 l. Bushfire Assessment Report……………………….. 13 m. Flora & Fauna Ass. Report………………………... 13 n. Statement of Heritage Impact…………………….. 13 o. Traffic Impact Report………………………………. 14 p. Acoustic Assessment Report……………………… 14 q. Onsite Sewage Management (OSMS)…………. 14

Lodging your application……………………….. 15 Where and how to lodge……………………………… 15 What are the costs involved when I pay?.................. 15 Further Information……………………………… 16 Council documents……………………………………. 16 Acknowledgement…………………………………….. 16 Additional documents…………………………………. 16 Enquiries……………………………………………….. 16 Notification……………………………………………… 16 Notice of Determination……………………………….. 16 How long do development approvals last?................ 16 Amending Plans……………………………………….. 16 Your development……………………………………… 16 Contributions……………………………………………. 17 Construction Certificate……………………………….. 17 Withdrawing or cancelling an application……………. 17 Other approvals………………………………………… 17 Disagree with your Notice of Determination?............. 17 Online reference resources…………………….. 18

Council contact information……………………. 19

Attachment A – Preparing your Statement of Environmental Affects (SEE)

Application Guide_issue1_Feb12 Page | 1

Do I need to submit a Development Application?

Exempt Development

If the proposed building work is minor, check to see whether it is exempt. To determine whether the proposal is exempt you need to refer to the State Environmental Planning Policy (exempt and Complying Development Codes) 2008 (Codes SEPP) or you can access the NSW Government Planning website housingcode.planning.nsw.gov.au. You can access the Codes SEPP policy from the New South Wales Government, NSW Legislation website: www.legislation.nsw.gov.au

Complying Development

If your proposal is not ‘exempt’, under the provisions of State Environmental Planning Policy (Exempt and Complying Development Codes) 2008, then the next thing to check is whether it meets the criteria for complying development. This category of development seeks to streamline the application process by providing a single approval that covers predefined development conditions as well as meeting the standards required by the Building Code of Australia. The criteria to determine whether an application is complying development is contained in the State Environmental Planning Policy (Exempt and Complying Development Codes) 2008 (Codes SEPP). Complying development applications can be issued by Council or by an accredited private certifier. A complying development certificate lapses after five years.

State Environmental Planning Policy (Exempt and Complying Development Codes) 2008 (Codes SEPP)

State Environmental Planning Policy (Exempt and Complying Development Codes) 2008 (the Codes SEPP) provides the basis for exempt and complying development, and allows for the approval of detached one and two storey dwellings on lots greater than 450 square metres, provided pre-set development standards are complied with. Furthermore, alterations and additions to an existing dwelling on a lot greater than 450 square metres can also be approved under the Codes SEPP.

The State Environment Planning Policy (SEPP) commenced on 27 February 2009 and applies to urban, rural, industrial and commercial zones state-wide.

If the Scone Local Environmental Plan 1986, the Merriwa Local Environmental Plan 1992 or the Murrurundi Local Environmental Plan 1993 nominates a development type as exempt or complying and the Codes SEPP does not deal with that development type, Council’s current provisions for that development type still apply.

Not all sites are suitable to be assessed as complying development. Some sites such as those containing Heritage Items, or land that is considered a high risk to bushfire or flooding are unable to be complying development. If the site does not meet the land based requirements the proposal cannot be determined as complying development.

Further information on the NSW Housing Code is available at housingcode.planning.nsw.gov.au.

Development requiring consent

All other development requires development consent from Council if it is not classified as State Significant Development.


The application process The application process is primarily established by legislation and whilst it can vary according to the type of development proposed and the approvals required there is a fundamental process.

After you submit your application All applications to council are acknowledged in writing, a Development Application (DA) Number is issued and your are allocated to a contact person to assist with your enquiries. Generally, development applications are determined within 4-6 weeks. Delays can be experienced where supporting documents are not fully provided. Further information may also be required as a result of a site inspection or preliminary assessment. Where it is necessary, a referral may be sent to State Government authorities for comment. In the case of integrated development, Council must obtain their approval prior to the issue of development consent.

An important part of the process for development applications is the notification to affected adjoining property owners. This is completed by a mail out and an advertisement in the local newspapers. On completion of the assessment, a determination is made. The development consent is conditional and these conditions must be met during the life of the project. Complying Development

Complying developments are required to be determined within 10 days. Once the Complying Development Certificate is issued it is the responsibility of council or the certifying authority to provide notification to adjoining property owners.

Does the proposed work or development fit within the exempt development categories and criteria?

See page 1 for further information.

Does the proposed work or development fit within any of the complying development categories and criteria? See page 1 for further explanation.

Obtain a Complying Development Certificate from Council or an Accredited Certifier. See guidelines for requirements. See headline “Complying Development”

Nominate Council or Accredited Certifier as the Principal Certifying Authority (PCA) for inspecting the works.

Undertake works in accordance with requirements.

Obtain an Occupation Certificate prior to occupying the new building works.

Lodge a Development Application (DA) with Council. Using this booklet for guidance.

Development Consent Issued

Obtain a Construction Certificate from Council or an Accredited Certifier. Nominate Council or Accredited Certifier as the PCA.

YES

YES

NO

NO

Is the proposed work or development permissible within the land use zone.

Check Council’s Local Environmental Plans (LEP).

YES

NO Consult with Council


The Application Forms

This chapter will assist in completing each section of the form. The chapter numbers relate to the corresponding section numbers on the form. Each section of the application form must be completed in order for the application to be accepted by Council.

1. Applicant details

This section MUST be completed. Anyone can apply for approval but if the applicant is not the owner of the land, the owner’s written permission to lodge the application is required. Any notice of determination of the application will be sent to the person(s) named in this section as will any approved plans and or specifications. Correspondence relating to the application will also be sent to the applicant. It is important to notify Council of any change of address and/or telephone number if this occurs during the processing of the application.

It is the applicant’s responsibility to provide Council with any additional details that may be requested.

Applicant’s declaration

In all cases, the applicant is required to sign the application, agree to develop the land in accordance with Council approval, and the relevant legislation and planning instruments and indemnify Council against damages to public or third party property within the road reserve. In addition, the applicant is required to agree to the payment of any fees, charges or contributions, which Council assesses in relation to the proposal.

If the applicant has not signed the applicant’s declaration the application will not be accepted.

2. Property and development details

You are to provide details on the location and description of the property, its existing use and the type of work proposed. The Lot, Section and DP Number must be supplied and can be found on the Certificate of Title or on a Council rates notice.

Not all properties have Section numbers

Existing use and total estimated value

Provide a description of the existing use of the land (e.g. vacant, single dwelling etc).

The total estimated value should include all of the costs of developing the site (e.g. building construction, landscaping, car parking, drainage, fencing, labour, management etc) but should not include the cost of the land. Council uses the total estimated value to determine the development application fee.

Proposed development type

Please tick the type of development you are applying for and a description of the proposed works (e.g. single dwelling extension etc).

3. Structure details

This information is required by the Australian Bureau of Statistics contributes to key economic indicators for the country.

Please nominate the primary material type to be used.

4. Application type

Local Development

The majority of applications in the Upper Hunter Shire are local development. It only becomes a designated development if the proposed works relate to industrial, agricultural and waste management industries that have significant potential environmental impact. A development may also be considered advertised development under the provision of the EP&A Act and/or Council’s DCP Section 4 Notification Policy. For example child care centres, multi-unit housing, place of public worship.


Staged Development

If the development proposal cannot be achieved in one stage, it may be staged.

For example, a two stage 10 lot subdivision could be: Stage1: Lots 1-3, Stage2: Lots 4-10

Designated Development

‘Designated Development’ is a classification in which a development application is to be submitted to Council in conjunction with an Environmental Impact Statement.

A list of developments and criteria which are classified as ‘designated development’ can be found in Schedule 3 of the Environmental Planning and Assessment Regulation 2000. These include composting facilities, concrete works, extractive industries, livestock intensive industries, marinas, wood or timber milling processing.

Generally developments that have potential for significant impacts on the natural and built environments require an Environmental Impact Statement to be prepared.

Integrated Development

Some development proposals need other kinds of approvals (e.g. licences, permits). A proposal is known as integrated development if you need development consent and one or more approvals from another government body. For example, subdivision of land that is mapped as bushfire prone land must also have a permit issued by the NSW Rural Fire Service (called a Bushfire Safety Authority).

We recommend that you consult with the relevant approval body before you make this application.

The following questions should help you to determine whether the proposed works require a licence/permit and if so, the legislative Act under which those approvals are required.

Do you want to carry out aquaculture?

If YES you need an approval under S144 of the Fisheries Management Act 1994. Acquire from Department of Primary Industries (NSW fisheries).

Does your development involve a building, a place or land that has permanent conservation order, an interim conservation order or an interim heritage order protecting it, or which is listed on the State Heritage Register?

If YES you need an approval under S57(1) of the Heritage Act 1977. Acquire from Heritage Council.

Will it destroy, damage or otherwise harm an Aboriginal relic that is known to exist on the land you want to develop?

If YES, you need approval under S90 of the National Parks and Wildlife Act 1974. Acquire from Dept. of Environment and Climate Change (Environment Protection Authority).

Is the proposal Designated Development?

If YES, you are likely to need a licence number under S47 or S48 of the Protection of the Environment Operations Act 1997. Acquire from Department of Environment & Climate Change (Environment Protection Authority).

Will the development cause the pollution of

water?

If YES, you will require a licence under S43(d) of the Protection of the Environment Operations Act 1997. Acquire from Department of Environment & Climate Change (Environment Protection Authority).

Do you propose to extract water from a surface water source or ground water?

Do you propose to construct a weir, dam or structure for impounding water?

Do you propose works to prevent flooding, such as levees?

Do you propose a dam or structure that intersects the groundwater?

If YES, you will need an approval under S89, S90 and S91 of the Water Management Act 2000. Acquire from NSW Office of Water.

Will the development affect a public road, a

Crown road, a highway, a main road, a freeway or a tollway?

If YES, you will need consent under S138 of the Roads Act 1993. Acquire from Roads and Traffic Authority.

Is the development a subdivision or school,

child care centre, hospital, hotel, motel or other tourist accommodation; or, Housing for Older People or People with a Disability (Senior’s Living); or, a Group Home (SEPP 9); and on designated bushfire fire prone land?

If YES, you will need bushfire safety authority under S100B of the Rural Fires Act, 1997. Acquire from NSW Rural Fire Service.


Other Approvals

There are a number of other activities that can only be carried out if you have approval from Council. A full list of these activities is included in s.68 of the Local Government Act. It includes the approval to install /operate an amusement device; place a waste container in a public place; install and operate a sewage management system; install a solid fuel heater etc.

If you identify one or more of these activities you will need to tick ‘YES’ and list the appropriate approval type. Additional forms/fees may be required.

Installing a manufactured home, moveable dwelling or associated structure on land.

Carrying out water supply work.

Drawing water from a council water supply.

Drawing water from a standpipe or selling water so drawn.

Installing, altering, disconnecting or removing a meter connected to a service pipe.

Carrying out sewerage work.

Carrying out stormwater drainage work.

Connecting a private drain or sewer with a public drain or sewer under the control of a council or with a drain or sewer which connects with such a public drain or sewer.

Disposing of waste into a sewer of the Council.

Installing, constructing or altering a waste treatment device or a human waste storage facility or a drain connected to any such device or facility.

Swinging or hoisting goods across or over any part of a public road by means of a lift, hoist or tackle projecting over the footway.

Operating a public car park (including temporary car parks that require approval).

Operating a caravan park or camping ground.

Operating a manufactured home estate.

Installing a domestic oil or solid fuel heating appliance, other than a portable appliance.

Installing or operating amusement devices.

Installing or operating amusement devices prescribed by the regulations under the Local Government Act 1993 in premises.

Operating an Undertaker’s business.

Operating a mortuary.

Roads Act Approvals

This approval is given under the Roads Act 1993. This approval must be obtained before any works within an existing road reserve are commenced such as a driveway crossing. The requirement for these works may come about with the development consent for subdivisions, new buildings, additions to buildings and changes in use of land and buildings.

In addition to a general approval to carry out works on a road it may be necessary either at the same time or at a later stage for separate applications to be lodged for specific activities within the road reserve.

5. Owner’s details

The owner of the land is normally the person having title to the land. Exchange of contract does not confer title to the purchaser. The names of all owners must be shown in this section.

This allows Council to confirm the ownership of the land which is needed to ensure the actual owner has agreed to the lodgement of the application.

Owner’s declaration

This section requires the signature of all of the owner(s) of the land consenting to the lodgement of the application and granting permission for Council’s officers to enter the property in the course of their normal duties.

If the owner of the property is a company, then a director or company secretary must sign the application. Where this is the case, then the Australian Business Number (ABN) is also required. If the property is within a strata then the consent of the strata management is necessary and the body corporate seal must be provided.

Applications will not be accepted unless they have all owners’ signatures.

6. Political Donations disclosure Under section 147(4) of the Environmental Planning and Assessment Act 1979, a person who makes a relevant planning application to council is required to disclose any reportable political donations or gifts made by a person with financial interest in the application.

This section must be completed and signed by all applicants and owners even if you tick ‘no’. If you tick ‘no’ you do not have to complete the separate disclosure form.


Further information

Combined applications

The EP&A Act provides for combined applications where a Development Consent and Construction Certificate may be issued together, however it is not recommended that this option be taken.

One reason for this is that to obtain a Construction Certificate, full working drawings must be submitted. If these are prepared before the planning issues are resolved (i.e. before development consent is obtained) plans may need to be redrawn to comply with the development consent before a construction certificate is issued. This would be costly for the applicant or owner.

Additionally Council encourages a two part process. This generally benefits all parties involved.

It is recommended that Construction Certificate applications be lodged only after Development Consent has been issued.

Construction Certificate

.Long Service Levy payments must be made before the issue of the construction certificate.

Every development that involves building, engineering or earth works will require a construction certificate. The plans and specifications submitted with a construction certificate application must contain enough detail to ensure that the works comply with the relevant standards and are consistent with the terms of the development consent.

Construction certificates can be issued either by Council or by an accredited certifier.

Construction Certificates are valid for the life of the development consent.

Council as Principal Certifying Authority (PCA)

The role of the PCA is to ensure that the development is carried out in accordance with the approved plans, specifications, any conditions listed in the development consent or complying development certificate and certifies that the construction has been built in accordance with the Building Code of Australia or any other relevant standards.

It is the owner’s responsibility to appoint a PCA. This can be Council or an accredited certifier.

It is in the interests of all owners to sight the inspection results, regardless of whether you use Council or an accredited certifier. If you nominate Council as your PCA, inspections can be arranged with 48 hours notice. Results are issued at the time of the inspection. On completion of the development an Occupation Certificate will be issued, if the development complies with all relevant standards and conditions of consent.

If you choose an accredited certifier as your PCA you are obliged to notify Council in writing of who this is at least two days before work starts.

Occupation Cetificate

An occupation certificate, issued under the Environmental Planning and Assessment Act 1979 allows a person to occupy and use a new building/structure or change the use of an existing building.

An occupation certificate is required for any new building/structure work, or change of use of a building, which has development consent (DA) or a complying development certificate.

An occupation certificate verifies that the principal certifying authority (Council or a Private Certifier) is satisfied that the building is suitable to occupy or use in terms of the requirements of the Building Code of Australia.


What to consider before making an application?

Council requirements

Finding out about Council’s requirements is important in preparing your application as it will save you time and expense if acknowledged prior to designing your development. You need to know about: Environmental Planning Instruments

Scone Local Environmental Plan 1986 Merriwa Local Environmental Plan 1992 Murrurundi Local Environmental Plan 1993

Development Control Plans

Upper Hunter Development Control Plan (Public Notification and Advertising) 2008

Upper Hunter Development Control Plan (Scone Business Park) 2008

Upper Hunter Development Control Plan (Outdoor Signage) 2008

Development Control Plan – Flood Prone Land

Development Control Plan – Kelly Street Development Control Plan – Cressfield

Subdivision, Parkville Development Control Plan – Clifton Hills

Estate Subdivision Development Control Plan – Satur 4

Subdivision Development Control Plan – Banksia

Estate Codes and Guidelines

Code for the Erection of Residential Flat Buildings

Cut and Fill Guidelines Sheds and Garages in Residential Areas Building Near Water and Sewer Services Amenities in conjunction with Rural Sheds

without Building Entitlements Code for the Erection of Fences, Screen

and Courtyard Walls Soil and Water Management of Urban

Lands Building Alignments Code for the Provision of Off-Street

Parking Re-Located Dwelling Proximity to Scone Memorial Aerodrome Land Fill Attached Dwellings

Note: These policies are currently in preparation for a comprehensive DCP You can access copies of Council’s requirements from Council administration offices or on our website: www.upperhunter.nsw.gov.au. You may find that your property is also affected by other special controls such as those imposed by the New South Wales State Government (e.g. State Environmental Planning Policies). Refer to the Department of Planning’s website for more information on these policies.

Design

Before you can start to prepare a design for your proposal, you need to carefully consider all the issues which will affect the design. This is the most important step in preparing a development application.

By carefully analysing all the design issues, you will come up with a better development proposal. Following are just some of the things you will need to consider.

The NSW Government has introduced uniform requirements for residential development in respect of energy efficiency and water consumption known as BASIX or Building Sustainability Index. For additional information refer to www.basix.nsw.gov.au. While compliance with BASIX will minimise a building's energy consumption, the following additional things should also be considered:

Your site

The site of your development proposal has inherent constraints and opportunities. You will need to carefully analyse these in order to obtain the most benefit out of the site. See the following page for helpful hints.

Your neighbours

Always consider the likely impact on neighbours. It is possible to avoid unnecessary conflicts and delays by consulting with neighbours before finalising your design.

In some circumstances Council may notify affected neighbours about development applications. Your neighbours are likely to be more receptive to your proposal if they hear from you first.


What do you want to achieve? Good investment? The key to a good investment is good design.

Consider each of the following points.

Best use for the site? You will need to consider the site's inherent

constraints and opportunities.

Efficient layout? The physical arrangement of the proposal can

have a very big impact on efficiency and convenience. You will need to consider the specific requirements for each activity proposed for the site.

• Environmentally responsible development? You will need to consider energy-efficient and

passive solar design principles, water conservation measures, waste treatment and re-use and soil conservation measures. Building materials can also be important - for example, plantation-grown timber.

• Compatibility with adjoining development? You will need to consider overshadowing,

noise, odour, privacy, views, architectural design, operating hours, vehicle access and many other details.

• Comfortable living or work environment? You will need to consider orientation, shading,

sunlight and daylight, ventilation, ergonomic design, occupational health and safety and landscaping.

• Positive public image? Aesthetic and creative design, attractive

landscaping, heritage conservation, compatible scale and character and interesting streetscape will secure strong support from the community.

• Flexibility? Times change. Can the proposal be easily

modified to suit changing circumstances in the future?

Capitalising on your site

If you want to take full advantage of your site, you will need to consider:

• slope • aspect • solar orientation, energy efficiency • overshadowing • prevailing winds and breezes • existing trees and vegetation • soil conditions and stability • flooding • drainage • bushfire • soil contamination • allotment shape • views and scenic impact • access (car, truck, foot, cycle, bus, rail)

• traffic conditions • noise sources • heritage significance • scale and character • relationship to adjoining development • utility and waste services • room for expansion

Using a design professional

Preparing a successful design can be complicated especially for large projects. There are many factors to consider, and coming up with a simple and effective design solution is not always easy. Experience shows that extra expense incurred in producing a good design is cost-effective in the long run. That is why you may wish to consider assistance from one of the following professions:

• an architect; • a town planner; • an engineer; • an environmental scientist; or • a landscape architect.

Before engaging a professional, it's important to check their design experience. Ask about examples of similar development projects they have been involved in. Visit these projects and judge for yourself how successful they are. Ask if anything has been learnt from these projects. Make sure that the professional clearly understands your requirements. Your plans and drawings will show us what you are proposing to do. We need them to fully understand your proposal. The type of plans required will vary depending on the type of development. To find out which plans are required for your proposal, simply refer to the Development Matrix.


Find the appropriate development type in the left column, and read off the document types on the top row that correspond. You only need to prepare those plans indicated by the Matrix.

Development Matrix

Key

Required information

NOT required if only applying for DA

Please check with Council staff

C Complying development information required

Do

cum

enta

tio

n r

equ

ired

Site

ana

lysi

s

Site

pla

n

Flo

or P

lans

, Ele

vatio

ns &

Sec

tion

Sta

tem

ent o

f Env

iron

men

tal E

ffect

s (S

EE

)

BA

SIX

Cer

tific

ate

Land

scap

e pl

an

Sub

divi

sion

pla

n

Sha

dow

dia

gra

m

Soi

l & w

ater

pla

n

Spe

cific

atio

ns

Con

stru

ctio

n de

tails

Bus

hfire

Ass

essm

ent

Rep

ort

Flo

ra &

Fa

una

Ass

essm

ent R

epor

t

Sta

tem

ent o

f He

rita

ge Im

pact

Tra

ffic

Impa

ct R

epo

rt

Aco

ustic

Ass

essm

ent R

epo

rt

Ons

ite S

ewag

e M

anag

emen

t Sys

t. F

orm

Development type a b

c d

e f g

h

i j k l m

n

o

p

q

Dwelling: new, major addition C

C

C

C

C

C

Dwelling: alterations and additions C

C

C

C

C

C

Multi unit residential duplexes, villas, terraces, etc.

C

C

C

C

C

C

Garage, carport or outbuilding/shed C

C

C

C

C

Home employment

Childcare, school, hospital, church

Business/Industrial: new, major addition

Business/Industrial: change of use .

Business/Industrial: interior fitout

Recreation, entertainment, tourist

Earthworks, filling

Demolition of a structure

Advertising sign

Land subdivision

Strata subdivision

Boundary adjustment

Swimming Pool C

C

C

C

C

Notes:

Large development proposals must be discussed with Council Development staff to enable the applicant to be advised of the appropriate DA requirements.

No work can commence until such time a Construction Certificate has been issued.

A building shall not be occupied until such time a Interim/Final Occupation Certificate has been issued.

Structural engineer plans

Also required for alterations and additions to dwelling houses if value of work is over $50,000; and for swimming pools (40,000 Litres or greater).

Onsite Sewage Management System (OSMS) if in non-sewered area.

Other reports may be required (eg. site contamination report, etc).


What supporting information is required with your application?

The supporting information required with your application will be determined by the Development Matrix (page 11). The required information is to allow for a detailed and full assessment of your proposal.

General plan requirements

Plans include the site plan, floor plan, elevations and sections. Plans must be drawn to scale in ink and preferably on A3 or A4 size paper. Free hand or illegible drawings will not be accepted.

Details to include on all plans and documents:

Ensure the below information is provided on all plans and documents:

Applicant’s name, block/house/shop/unit number, street/road name, town or locality.

Lot Number, Section Number, DP/SP Number.

Measurements in metric.

The position of true north.

Building or parts of building to be demolished to be indicated in outline.

Designer’s/Architect’s name.

Scale, date and plan number.

BASIX commitments if required. Coloured plans are required to identify proposed and existing structures

For alterations and additions plans, they are to be suitably coloured identifying all new work. This is required for site plans, floor plan and elevations.

a. Site analysis

For major developments, including a two storey dwelling, a site analysis plan, which includes the following details, must be included in your application;

Drawings to a suitable scale (eg 1:100 OR 1:200).

The location

The north point.

The boundaries and dimensions of the site.

The contours of the site and the contours of adjacent allotments.

Site Area (m2 or Hectares).

The location of existing vegetation

Location and uses of existing buildings on the land and adjoining land including window locations and what room they service.

b. Site plan

A site plan is a birds-eye view of the existing and proposed development on the site and it’s position in relation to boundaries.

A site plan should include:


Location of the new and existing buildings in relation to site boundaries.

Location of any existing and proposed fences and landscaping features such as swimming pool, retaining walls, paved areas and driveways.

Contour lines of site and spot levels at all the corners of the building.

Location of vehicle access and car parking (indicating gradients).

Location of stormwater drainage pipes including downpipes and gutter, connection and discharge points.

The location of any above or below ground services, including sewer, power, water and telephone.

Location of rainwater tanks (volume and distance to boundaries to be noted).

Location of outdoor clothes drying area (not required for commercial and industrial developments).

Location of proposed cut and fill.

Requirements for alterations and additions

For alterations and additions a coloured plan depicting all new work is required.

Measurements to include


Length, width and site area of land, both existing and proposed.

Width of road reserve.

Distance from the external walls and the outermost parts of the proposed building to all boundaries.

Driveway location (if rural) showing distance to side boundary.

c. Floor Plans, Elevations and Sections

A floor plan is a birds-eye view of the existing and/or proposed layout of rooms within the development.

Floor plans should include:


Outline of existing building/development on site (shown dotted or coloured).

Room names and dimensions.

Window and door locations and sizes.

Floor levels and steps in floor levels (RLs).

Wall structure type and thickness.

Total floor area for each level if applicable.

BASIX commitments if applicable.

Requirements for alterations and additions

For alterations and additions floor plans are to be suitably coloured identifying all new work.

Elevation plans should include:


Window/opening sizes and location.

Location/position of all buildings/structures.

Exterior cladding type and roofing material/colour.

Chimneys, flue exhaust vents, duct inlet or outlet, solar heating appliances.

Reduced Levels to Australian Height Datum (AHD) (where available) for roof ridge, floor and ceiling.

NOTE: where AHD is not available, assumed datum to be provided.

Indicate natural ground level and proposed finished floor level.

BASIX commitments.

Proposed cladding materials specifications and colour.

Sections should include:


Outline of existing building/development on site (shown dotted).

Section names and where they are shown on plan (ie. A/A, B/B, etc).

Room names.

Room and window heights.

Details of chimneys, fire places and stoves.

Roof pitch and covering.

Site works, finished and proposed floor and ground levels in long section (indicate cut, fill and access grades).

Construction material details (dimensions to be in millimetres).

BASIX commitments.

d. Statement of Environmental Effects

All development applications require a Statement of Environmental Effects (SEE).

The SEE must demonstrate that you have considered the environmental impact of the development, explain how these impacts were identified and it should set out any steps to be taken to mitigate any likely environmental impacts.

Refer to Attachment A for further information.

e. BASIX Certificate

A BASIX Certificate is required for all residential unit development – single dwelling house, duplex, multi unit developments, changing from non-dwelling use to dwelling use also alterations and additions to residential units, pools and spas. Refer to www.basix.nsw.gov.au for further information.

BASIX is a web based planning tool designed to assess the water and energy efficiency of new residential developments.

A BASIX Certificate identifies the sustainability features required to be incorporated in the building design. These features may include sustainable design elements such as recycled water, rainwater tanks, AAA-rated showerheads and taps, native landscaping, heat pump or solar water heaters, gas space heaters, roof eaves/awnings and wall/ ceiling insulation.


Complete the online assessment at www.basix.nsw.gov.au and provide the certificate. For more information, call the BASIX Helpline 1300 650 908.

Commitments included on the BASIX Certificate are to be clearly shown on the plans and specifications.

f. Landscape plan

Information should include:

Description of ground preparation, arrangement and nomination of plantings, procedures and ongoing maintenance.

Location and type of any trees to be retained or removed.

Schedule of plantings cross-referenced to site plan indicating species, massing and mature height.

Details of restoration and treatment of earth cuts, fills, mounds, retaining walls, fencing and screen walls.

g. Subdivision plan

All requirements of the Development Control Plan must be addressed.

A plan showing the proposed subdivision with land title details.

Location, boundary dimensions and site area of all proposed allotments.

Location of water, sewage, electricity and telephone services.

Proposed points of entry and exit for each lot.

Proposed method of stormwater disposal.

Proposed new roads (if any) where site gradients are greater than 15%, provide details of gradients of any new roads.

Site analysis including plotting of environmental constraint areas, zone boundaries, usable land area (if applicable) and extent of existing vegetation.

Location of proposed development on new lot(s) (eg suitable dwelling sites).

Contour information and relative levels for both the subject site (and in urban areas, adjacent streets/footpaths).

Location and uses of existing buildings on the land.

Location and uses of buildings on sites adjoining the land (where likely to be affected by the development).

Indicate arrangements for provision or amplification of utility services required by the proposed subdivision.

Conceptual drawings indicating proposed infrastructure including roads, drainage, water, sewage and earthworks (sufficient to allow assessment of the practicality of these works).

h. Shadow diagram

This plan is required where lot size, orientation, slope of site or adjoining buildings create the potential for overshadowing. The plan will illustrate the extent of shadows cast by existing and proposed buildings, including buildings on adjoining land.

Position of existing and proposed buildings on the site

Shadows cast by existing and proposed buildings at the winter solstice (22 June) for 9am, 12noon and 3pm

i. Soil and water plan

This plan illustrates how stormwater, runoff and soils will be managed on the site.

Site characteristics

Existing surface contours (AHD values)

Proposed finished surface contours (AHD values)

Proposed building locations and finished floor levels (AHD values)

Stormwater

Infiltration measures (eg soakage trenches, swales, landscaping, permeable pavements, etc)

Discharge points to the stormwater drainage system (show levels at these locations)

Any overland flow paths or flood liable areas present on the land

Notional location and levels of proposed stormwater pipes and drainage pits

Notional location and approximate area of any proposed onsite detention (OSD) facilities

existing or proposed drainage easements across adjoining land


Erosion and sediment control

Extent of earthworks, stockpiles, access roads, impervious areas, construction entrances, drainage lines

Proposed runoff diversion measures, such as earth perimeter banks and channels, straw bale perimeter banks, diversion banks and channels, level spreaders, drop down drains and check dams

Proposed sediment trapping devices, such as sediment fences, sediment traps

Revegetation and stabilisation areas.

j. Specifications

Required for Construction Certificate or Complying Development Certificate applications.

Describe the construction and materials of which the building is to be built and the relevant standard to be complied with.

The method of drainage, sewage and water supply must also be shown where relevant.

State whether the proposed materials are new or second-hand and give particulars of any second-hand materials used.

Details of the proposed development designed in accordance with relevant Australian Standards and Building Code of Australia.

Details of the commitments listed in the BASIX certificate for the development.

k. Construction details

The extent of construction details will depend on the scale of the development. Typical requirements are;

Structural Engineers plans for footing, concrete slabs, structural steelwork, wind bracing, swimming pools or retaining walls.

Manufacturers details for wall framing, roof trusses or retaining walls.

Detailed plans by an Architect or Builder to show how it is proposed to comply with the BCA or a relevant standard.

Access report for commercial or industrial developments. This report must be prepared by a suitably qualified or experienced person to demonstrate how the issues of accessibility have been addressed in the design of the development to comply with the BCA & relevant standards.

If in doubt about the extent of detail required for your development please contact Council for advice.

l. Bushfire Assessment Report

For all applications for development on land that is identified as Bushfire Prone Land. Report forms are available from the Rural Fire Service website or the Council office for development such as single dwellings and other building.

In relation to the subdivision of land or a

special bushfire protection purpose reports will need to be in accordance with the requirements of Planning for Bushfire Protection 2006 or the Clause 44 of the Rural Fires Regulation 2008.

m. Flora and Fauna Assessment Report

A Flora and Fauna Assessment Report must be lodged with a DA if the proposed development site contains native vegetation (trees, saplings, shrubs, understorey, groundcover plants or plants in a wetland), remnant trees or environmental sensitive areas that could be habitat for fauna (such as watercourses, wetlands or swamps, and rocky outcrops, caves, cliffs)

Refer to the Development Guideline for Flora and Fauna Assessment (available at: www.upperunter.nsw.gov.au) for more detail of what is required.

n. Statement of Heritage impact

All applications for a heritage item, property within a heritage conservation area, archaeological sites and potential archaeological sites. It may also be required for applications in the vicinity of a heritage item, property within a heritage conservation area, archaeological sites and potential archaeological sites.

The statement must be prepared by a suitably qualified or experienced person in order to assess the impact of the proposed works on the heritage significance of the building and area.


o. Traffic Impact Report

The Traffic Impact Assessment is to be prepared by a suitably qualified and experienced traffic engineer and demonstrate compliance with the NSW Roads and Traffic Authority’s Guide to Traffic Generating Development, the Infrastructure SEPP and where Council considers there is a possibility of significant traffic impact.

p. Acoustic Assessment Report There are a range of circumstances where Acoustic Assessment reports may be required. These may include (but not limited to):

Applications for residential developments that is adjoining or adjacent to a classified road (eg the New England Highway) or a railway line.

Applications for certain types of commercial or industrial activities

Applications to extend trading hours

q. Onsite Sewage Management System (OSMS) application form

Required only in non-sewered areas.

Please note that Council may require you to submit the Application to Install on OSMS before the approval of your development application.

Approval to Operate an OSMS will need to be obtained from Council prior to the issue of any Occupation Certificate.

In order to prevent delays in the issuing of any Occupation Certificate please allow for preparation and assessment time of your Application to Install an OSMS of approximately 6 weeks, and additional time for installation and the issuing of Approval to Operate.

Note: Other reports may be required (eg. site contamination report, etc).


Lodging your applicationYou can post your application and supporting documents along with the required fees to us at:

Upper Hunter Shire Council PO Box 208 Scone NSW 2337

Or lodge at one of our offices;

Scone -135 Liverpool Street

Merriwa – 34-40 Vennacher Street

Murrurundi - 47 Mayne Street

Don’t forget to:

Complete the application form

Include all the required plans and supporting documents

Obtain the landowner’s consent

Pay the application fees and long service levy.

What are the costs involved and when do I pay?

The EP&A Act requires payment of a processing fee for development applications at the time of lodgement of the application. This fee is based on the total project value of your proposal.

If you are applying for a construction certificate or S.68 approval(s) at the same time as you apply for development consent, the relevant application fees are also payable.

You may pay your fees by cash, cheque, credit card or money order. Please note that a credit card processing fee will apply.

With your development consent you will be given details of further fees payable in relation to your development. Such fees may include Construction Certificate Application fee, long service levy, inspection fees, occupation certificate fees, Section 94 & 94A Contributions or Water and Sewer contributions.

Please contact Council to obtain a quote for fees payable with the lodgement of your development application.


Further information

Council documents Copies of Council’s local environmental plan, development control plans, guides and application forms are located on Council’s website at

www.upperhunter.nsw.gov.au

Copies are also available at any of Council’s offices.

Acknowledgement We will acknowledge that we have received your application. You will receive a receipt specifying the amount of fees paid, the registered Development Application Number and a contact officer dealing with your application.

Additional documents We may need further details about your application. If we do, we will request this by telephone, fax or email, as soon as possible, after receiving your application. We will also send you a letter to confirm our telephone request.

The planning laws permit us to request further details within 14 days of lodgement.

Enquiries If you would like to find out how your application is progressing, you can telephone us for details. Contact the officer dealing with your application. We will advise you of that person’s name and direct phone number when the application is placed on public exhibition.

Please do not telephone until at least four weeks after commencement of the public exhibition period. When calling, you can assist us by quoting the Development Application Number.

Notification Proposals are advertised in the local newspaper and owners in the vicinity of the site, who may be affected, are notified. Notification fees are payable at the time of lodgement of the application.

Where special advertising procedures are specified under the EP&A Act (e.g designated development), an additional fee will be required to be paid.

Proposed applications may be viewed on Council’s website.

Notice of Determination After your application has been determined you will receive a 'Notice of Determination of Development Application'. The Notice will tell you whether we have approved or refused your development application.

If your application is approved, the Notice will give details of any conditions of consent, and the reasons for those conditions. It will also tell you when the consent becomes effective, and when it will lapse.

If your application is refused, the Notice will give the reasons for refusal. The Notice will also explain your right of appeal to the Land and Environment Court.

How long do development approvals last? Development approvals from Council are issued for five years from the date of approval if not substantially commenced.

Amending plans Plans can change during the construction process - things shown on paper are often hard to imagine in three dimensional reality. To change the plans, or a condition on the development consent you need to lodge a modification and submit details in support of the proposed changes.

Modification applications follow the same process as the original development application. Where the amendment changes any of the external structure, it will be re advertised to neighbours. Fees are payable, and depending on the changes proposed, a new Construction Certificate may also be required.

A separate application form called “Application to Modify Development Consent (S96)” is available from Council’s website and at our offices.

Your development

If your development application is approved, then you must ensure that the development is carried out in accordance with any relevant conditions.

In general, you cannot alter or vary the development (or the way in which it operates) unless the terms of the consent are modified. For further details, contact the officer dealing with your application.


Contributions Where development generates a demand for Council services or facilities, a contribution under Section 94 and Section 94A of the EP&A Act may be applied.

Council has various types of contribution plans, which outlines these charges and details the basis upon which they are calculated.

Other contributions towards water and sewer schemes may also apply.

These contributions are normally levied at development approval stage and collected prior to release of the Construction Certificate or Subdivision Certificate. Enquiries regarding contribution rates should be directed to Council’s Department of Environmental Services.

Construction Certificate Once Development Consent has been granted a Construction Certificate must be obtained before commencing any building or construction work. The certificate assures that the detailed plans and specification comply with the Building Code of Australia and that your proposal is consistent with the Development consent. The Construction Certificate Application may be submitted at the same time as your development application or at a later date.

Withdrawing or cancelling an application Only the applicant can withdraw an application prior to the determination being made. Where this is the case and depending on the level of assessment undertaken, some of the fees may be refunded. Applications can also be cancelled after the determination, for example: the development may no longer be proceeding. Some fees may also be refundable.

Requests to withdraw or cancel an application must be made in writing by the applicant. Any fees refunded will be returned to the payer of the fees.

Other approvals In many instances, development requires an approval or licence from another government agency. For example, if you ticked any of the boxes at Question 4 of the Application form you may need to obtain an additional approval. It is your responsibility to obtain any additional approval that may be required before you commence the development.

Disagree with your Notice of Determination? If you are dissatisfied with the determination of your development application, contact us immediately. We will arrange a meeting as soon as possible to clarify issues. Options available to you include:

Review of determination:

A determination cannot be reviewed:

after the time limited for the making of an appeal under section 97 (ie to the Land and Environment Court) expires, if no such appeal is made against the determination, or

after an appeal under section 97 against the determination is disposed of by the Court, if such an appeal is made against the determination.

Appeal to Land and Environment Court:

You can lodge an appeal within 6 months of the day on which you received your Notice of Determination. The Court will arrange a mediation conference if this is acceptable to both parties.


Online reference resources Throughout this document are references to various legislations, codes and authorities. The following are recommended online resources for further explanation.

Australian Standards www.standards.org.au

BASIX www.basix.nsw.gov.au

Building Code of Australia (BCA) www.planning.nsw.gov.au

Development Control Plan (DCP) www.upperhunter.nsw.gov.au

Environment Planning and Assessment Act (EP&A Act) www.legislation.nsw.gov.au/viewtop/inforce/act+203+1979+FIRST+0+N

Fisheries Management Act www.legislation.nsw.gov.au/maintop/view/inforce/act+38+1994+cd+0+N

Heritage Act 1977 www.legislation.nsw.gov.au/maintop/view/inforce/act+136+1977+cd+0+N

Home Building Act - Insurance www.legislation.nsw.gov.au/maintop/view/inforce/act+147+1989+cd+0+N

Hunter River Catchment Authority (HRCA) www.hcr.cma.nsw.gov.au

Joint Regional Planning Panel jrpp.planning.nsw.gov.au

Local Environment Plan (LEP) www.upperhunter.nsw.gov.au

Local Government Act www.legislation.nsw.gov.au/maintop/view/inforce/act+30+1993+cd+0+N

Local Government (General) Regulation 2005, Schedule 2 www.legislation.nsw.gov.au/maintop/view/inforce/subordleg+487+2005+cd+0+N

National Code for the Construction and Fitout of Food Premises - Australia Institute of Environment Health Food Safety Standard 3.2.3 (Food Premises and Equipment)

www.foodstandards.gov.au/foodstandards/foodstandardscode.cfm

National Parks and Wildlife Act www.legislation.nsw.gov.au/maintop/view/inforce/act+80+1974+cd+0+N

NSW Health - Skin Penetration, Code of best practice. www.health.nsw.gov.au/pubs/2001/cobp_skin_pen.html

NSW Housing Code housingcode.planning.nsw.gov.au

Owner Builder Permit www.license.nsw.gov.au/Licence_Launchpad_OBP.htm

Owner Builder Permit - Department of Fair Trading www.fairtrading.nsw.gov.au/Tenants_and_home_owners/Home_building_and_renovating/Becoming_an_owner_builder.html

Protection of the Environment Operations Act 1997 www.legislation.nsw.gov.au/maintop/view/inforce/act+156+1997+cd+0+N

Public Health (Skin Penetration) Regulation 2000. www.health.nsw.gov.au/resources/publichealth/environment/general/skin_pen_regulation.asp

Roads Act 1993 www.legislation.nsw.gov.au/maintop/view/inforce/act+33+1993+cd+0+N

State Environment Planning Policy (SEPP) www.planning.nsw.gov.au

Water Management Act 2000 www.legislation.nsw.gov.au/maintop/view/inforce/act+92+2000+cd+0+N


Upper Hunter Shire Council

Administration Offices:

Scone: 135 Liverpool Street

(02) 6540 1100 8.30am to 4.30pm Mon-Fri

Merriwa: Vennacher Street (02) 6521 7000

9.00am to 5.00pm Mon-Fri

Murrurundi: 47 Mayne Street (02) 6540 1350

9.00am to 4.00pm Mon-Fri

Information and advice: Phone: (02) 6540 1136

Main switchboard: Phone: (02) 6540 1100

Mail: PO Box 208 Scone NSW 2337

Fax: (02) 6545 2671

E-mail: [email protected]

Web: www.upperhunter.nsw.gov.au

Attachment A Page | 1

Attachment A

Preparing your Statement of Environmental Effects (SEE)

So that we can assess the impact of your proposal, we need information in addition to that shown on your plans and drawings. A Statement of Environmental Effects is a succinct document outlining the likely impacts of the proposal, and proposed measures to mitigate these impacts. All development applications require a Statement of Environmental Effects (SEE). The information required on a Statement of Environmental Effects varies according to the type of development. Certain issues are important for some proposals, but not others. The SEE should tell the ‘story’ about the proposed development. The SEE is used by Council planning staff to assess the application against Council’s planning policies. The SEE must demonstrate how the development satisfies the relevant policies in the DCP and justify any non-compliance. The SEE must demonstrate that you have considered the environmental impact of the development, explain how these impacts were identified and it should set out any steps to be taken to mitigate any likely environmental impacts.

What to include in your SEE To help you prepare your Statement of Environmental Effects, we have provided a checklist of matters that you need to consider for each issue relevant to your proposal. The Statement of Environmental Effects should tell the story about your proposed development. You will need to provide us with three copies of your Statement of Environmental Effects. A Statement of Environmental Effects must accompany any development application. A pro-forma Minor Development Statement of Environmental Effects (SEE) form can be used for minor developments (eg. shed, garage, awning, etc.) and can be found on the Council’s website at: www.upperhunter.nsw.gov.au and any other development must follow this guide. To find out which issues are relevant to your proposal, simply refer to the SEE Issues Matrix on page 23.


Find the appropriate development type in the left column, and read off the issues to be considered on the top row that correspond. You only need to prepare those plans indicated by the Matrix.

SEE Issues Matrix

Key

Required information

Please check with Council staff

Issu

es t

o b

e co

nsi

der

ed

Site

sui

tabi

lity

Pre

sent

and

pre

viou

s us

es

Ope

ratio

n an

d m

anag

emen

t

Soc

ial I

mpa

ct S

tate

men

t

Acc

ess

and

traf

fic

Priv

acy,

vie

ws

and

over

shad

owin

g

Air

and

nois

e

Flo

ra a

nd fa

una

Soi

l and

wat

er

Her

itage

Ene

rgy

Was

te

Exi

stin

g st

ruct

ures

(de

mol

ition

, re

nova

tion)

Development type a b c d e f g h i j k l m

Dwelling: new, major addition

Dwelling: alterations and additions

Garage, carport or outbuilding/shed

Home employment

Childcare, school, hospital, church

Business/Industrial: new, major addition

Business/Industrial: change of use

Business/Industrial: interior fitout

Recreation, entertainment, tourist

Earthworks, filling

Demolition of a structure

Advertising sign

Land subdivision

Strata subdivision

Boundary adjustment

Swimming Pool

Notes:

Refer to the Environmental Planning and Assessment Act 1979 and Environmental Planning and Assessment Regulations 2000 for more on how to prepare a Statement of Environmental Effects.


a. Site suitability

Show that the site is suitable for the proposed development. You should consider each of the following:

site constraints such as flooding, slope, geotechnical, bushfire and subsidence issues

proximity to transport services, shops, community and recreation facilities

compatibility with adjoining development

compatibility with visual setting (foreshore, streetscape, ridgeline, etc)

local planning objectives (check with our Environmental Services Department)

size and shape of allotments

age and condition of buildings

b. Present and previous uses

Provide the following details:

present use of the site

date that present use commenced

previous uses of the site (if known)

present use of adjoining land

whether the present or any known previous use of the site is a potentially contaminating activity

a statement as to whether or not you are aware that the site is contaminated land

whether there has been any testing or assessment of the site for land contamination

c. Operation and management details

Describe how the development will operate:

type of business

number of staff

maximum number of customers or clients expected at any one time

hours and days of operation

plant and machinery

production processes, flow diagram

type and quantity of raw materials, finished products, waste products

arrangements for transport, loading and unloading of goods (give details of frequency of truck movements and size of vehicles)

identify any proposed hazardous materials or processes (eg LPG, anhydrous ammonia, chlorine, sulphur dioxide, liquefied gas, other poisonous gases, ammonium nitrate, dry pool chlorine, clinical waste).

d. Social Impact Statement identify the impacts, especially the adjoining area

comment for each relevant impact

explain and summaries views about the likely positive and negative impacts

show how significant negative impacts can be minimised

remember, it is better to address negatives and demonstrate that they have been appropriately dealt with.


e. Access and traffic Show that there is adequate provision for access:

pedestrian amenity (paving, weather protection, security lighting, seating)

proposed bicycle facilities (eg racks, storage lockers)

existing bus, rail and ferry services

vehicle access to a public road (show grade)

resident, staff, customer and visitor parking arrangements

parking calculations

will there be any conflicts between vehicles, pedestrians and cyclists? - outline proposed traffic management measures

for major travel-generating proposals, attach an access and traffic impact assessment report by a transport consultant.

f. Privacy, views and overshadowing

Show how the proposed development will affect privacy, views and overshadowing:

Visual privacy

window placement relative to adjacent dwellings and common areas

views between living rooms and the private yards of other dwellings

use of screen planting, hedges, walls or fences to improve privacy

headlight glare, floodlights and other light spillage

Acoustic privacy

placement of active use outdoor areas relative to bedrooms

separation of roads, parking areas and driveways from bedroom and living room windows

noise transmission between dwellings

measures to mitigate external noise sources (eg traffic noise, placement of air conditioners and pool filters)

Council may require diagrams showing likely impact on privacy. For larger developments models may also be required.

Views

impact of the proposed development on views from adjoining or nearby properties

design options for protecting views

views from the proposed development

Council may require diagrams showing likely impact on views. For larger development models may also be required.

Overshadowing

Where lot size, orientation, slope of site or adjoining buildings create the potential for overshadowing, include a shadow analysis prepared by a consulting architect. Consider shadows from adjoining buildings as well as the proposed development.

g. Air and noise Show that the proposal will not cause, or be affected by, air or noise emissions.

Air

existing sources of odour, smoke or fumes (onsite and nearby): e.g. industries, food premises, agriculture, waste storage or treatment facilities, oil or wood burning stoves or heaters

proposed mitigation measures: placement and height of chimneys and flues; air pollution control equipment, odour controls, buffer areas, location of waste storage areas


Noise

existing noise sources (onsite and nearby) - main roads, railway lines, ships, industries, transport terminals, loading bays, heavy vehicles, restaurants, clubs, hotels, ventilation and air conditioning units, pumps, compressors

construction noise: hours of operation, type of equipment, predicted noise levels, consultation with nearby residents

operational noise: plant and equipment, relationship to sensitive receptors, predicted noise levels, hours of operation

proposed noise reduction measures -noise barriers, building layout and setback, room layout and window placement, building materials, insulation, double glazing

where noise is a major design issue, attach a report by an acoustic consultant. Include predicted noise levels and proposed noise reduction measures.

h. Flora and Fauna

Attach the Site Assessment Checklist for Flora and Fauna

Has a Flora and Fauna Assessment been submitted? (If so provide summary of the recommendations)

Has a Species Impact Statement been submitted? (If so provide summary of the recommendations)

i. Soil and water Show how the proposal will deal with all aspects of soil and water management:

reticulated supply: if amplification of water and sewerage services is required, provide details of any preliminary consultation with the Council’s Water and Waste Division

water efficiency: does the proposal incorporate appliances that are at least AA-rated? (eg water efficient shower roses, toilets and aerators on bathroom hand basins and kitchen sinks.

water sensitive design: proposed infiltration and water harvesting measures (eg swales, ponds, porous pavements, infiltration trenches, mulching and groundcovers, low water-demand native plants, rainwater tanks)

drainage: proposed management controls for flows entering, within and leaving the site; proposed onsite detention calculations prepared by a consulting engineer; justification that the proposed design measures will not adversely affect flooding of other land

easements: provide copies of letters of intention to grant interallotment drainage easements across downstream properties

flooding: design measures that will make the proposed development compatible with the flood environment. (Note: in some circumstances you can obtain written flood information for the site by lodging a Flood Information Application with the Council).

water quality control: liquid waste treatment, reuse and disposal; bunding of fuel, oil and chemicals; emergency spill contingency procedures, stormwater diversion and treatment, potential for impact on downstream waterways

erosion and sediment control: soil and erosion hazard characteristics, proposed construction sequence, critical areas requiring special management, dust control measures, proposed maintenance strategy, rehabilitation and revegetation measures (relate to Landscape Concept Plan).


j. Heritage The type of information required depends on whether your proposal relates to a listed heritage item, or to a heritage conservation area. Developments and areas of particular heritage significance are listed in a schedule to the Scone Local Environment Plan 1986, Merriwa Local Environment Plan 1992 and Murrurundi Local Environment Plan 1993, which requires that such be considered and that new development have regard to heritage considerations. Our Environmental Services Department can provide you with detailed advice on which requirements apply to your proposal. Demolition or alteration of a heritage item Provide a Statement of Heritage Impact prepared by a professional heritage consultant. Demolition within heritage conservation area Provide a Heritage Assessment prepared by a professional heritage consultant, and a structural report prepared by professional engineer. Alteration within heritage conservation area A Statement of Heritage Impact prepared by a professional heritage consultant may be required (check with our Environmental Services Department). Incorporate the assessment into the Statement of Environmental Effects (or provide a separate report), and cover the following topics:

historical development of the site

description of the item and its setting (e.g. garden, fences, ancillary buildings, etc)

contribution to streetscape: height, scale, mass, setback, fenestration, architectural style and period

heritage significance (use State Heritage Inventory Criteria)

effect of proposal on the heritage significance of the building, its setting and streetscape

design options and rationale for the preferred option

proposed conservation policies and principles. Note: Information on the preparation of a Statement of Heritage Impacts is available at: http://www.heritage.nsw.gov.au/docs/hm_statementsofhi.pdf

k. Energy Show how the proposal promotes energy efficiency:

orientation: is one of the building’s axes between 30 east and 20 west of true north? Will windows and solar collectors have good solar access? Are heavily used rooms on northern side?

sun control: proposed awnings, pergolas, blinds, and trees to maximise summer shade and minimise winter shade

insulation: proposed roof, ceiling, wall and floor insulation; double glazing, door and window seals

natural ventilation: will window placement maximise cross-ventilation?

heating, cooling and lighting: does the proposal incorporate energy-efficient heating, cooling and lighting systems?

clothes drying: is there an outdoor drying space with solar access?

water heating: does the proposal incorporate a hot water system with a greenhouse score of 3.5 or greater? (Contact your energy supplier or the Sustainable Energy Development Authority).


l. Waste Show how the proposal promotes waste minimisation: ‘avoid, re-use, recycle’.

does the proposal incorporate at-source waste separation facilities? (aluminium, steel, glass, plastics, paper, organic waste, etc)

proposed recycling collection from commercial, industrial, accommodation, restaurant and entertainment premises

domestic food and organic waste collection and composting

litter control program for take-way food premises, sporting venues, etc

how will building waste be re-used, recycled or disposed?

arrangements for hazardous building wastes such as asbestos and contaminated soil.

m. Existing structures Provide a report detailing the materials used in the construction of the existing building/s. The details are to include a Hazardous Substance Audit Report. Where friable asbestos or other non-bonded hazardous materials are present on the site or in the buildings the audit report is to include recommendations as to whether the site and/or the building/s are safe to enter. Should any proposed works require the disturbance of any hazardous material a Hazardous Management Plan is to be included with the details.

Documents

APPLICATION GUIDE issue2 Feb12 - Upper Hunter Shire · If the development proposal cannot be achieved in one stage, it may be staged. For example, a two stage 10 lot subdivision could