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STATEMENT OF
ENVIROMENTAL EFFECTS
PROPOSAL: Subdivision
ADDRESS: 13-29 Torulosa Way, Orange
November 2020
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DESCRIPTION: Subdivision
CLIENT: Tangarra Holdings Pty Ltd
Anthony Daintith Town Planning Pty Ltd
ABN 46 121 454 153
ACN 121 454 153
Contact: 145 Keppel Street, Bathurst
16 Robinson Court, Orange
M: PO Box 1975, Orange NSW 2800
T: 02 63624523/0408249700
QUALITY ASSURANCE
This document has been prepared, checked and released in accordance with the Quality
Control Standards established by Anthony Daintith Town Planning.
Version Date Description By
1.0 25/8/2020 Draft AD
2.0 26/8/2020 Approved AD
3.0 7/11/2020 Revised AD
Copyright © Anthony Daintith Town Planning, 2020
This document has been authorised by ___________________________
Anthony Daintith (Principal)
Date: 7 November 2020
DISCLAIMER
This report has been prepared based on the information supplied by the client and
investigation undertaken by Anthony Daintith Town Planning’s professional judgement only
and whilst every effort has been taken to provide accurate advice, Council and any other
regulatory authorities may not concur with the recommendations expressed within this report.
This document and the information are solely for the use of the authorised recipient and this
document may not be used, copied or reproduced in whole or part for any purpose other
than that for which it was supplied by Anthony Daintith Town Planning. Anthony Daintith Town
Planning makes no representation, undertakes no duty and accepts no responsibility to any
third party who may use or rely upon this document or the information.
CONFIDENTIALITY AGREEMENT
All information, concepts, ideas, strategies, commercial data and all other information
whatsoever contained within this document as well as any and all ideas and concepts
described during the presentation are provided in a commercial in confidence basis and
remain the intellectual property and Copyright of Anthony Daintith Town Planning.
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CO
NTE
NTS
Contents
BACKGROUND 5
INTRODUCTION 5
APPLICANT AND OWNER 5
SITE ANALYSIS 6
LOCATION AND TITLE 6
GENERAL SITE DESCRIPTION 7
SURROUNDING LAND USE 7
PROPOSED DEVELOPMENT 12
TOWN PLANNING CONSIDERATIONS 14
(a)(i) The provisions of any environmental planning instrument 15
(a)(ii) Any draft environmental planning instrument 21
(a)(iii) Any development control plan 21
(a)(iiia) Any Planning Agreements 24
(a)(iv) Any matters prescribed by the regulations: 24
(a)(iv) Any matters prescribed by the regulations: 24
(b) The likely impacts of the development: 25
(c) Suitability of the site for the development 29
(d) Any submissions 29
(e) The public interest 30
CONCLUSION 32
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BACKGROUND
This Part provides a detailed description of the site, the
background and various components to the proposed
development
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BACKGROUND
INTRODUCTION
Tangarra Holdings Pty Ltd have engaged Anthony Daintith Town Planning
(ADTP) to prepare a Statement of Environmental Effects (SOEE) to support a
Development Application to Orange City Council, for a proposed 33 lot
subdivision at 13-29 Torulosa Way, Orange.
The purpose of this document is to:
• Describe the existing environment;
• Outline the proposed development;
• Consider relevant statutory matters; and
• Make conclusions and recommendations for Councils consideration.
The development application consists of the following components:
• Completed DA form
• Statement of Environmental Effects
• Subdivision Plans
• Preliminary Contamination Investigation
• Engineering Plans
APPLICANT AND OWNER
The applicant is Tangarra Holdings Pty Ltd.
The registered owners of the subject land are Tangarra Holding Pty Ltd.
The owner has provided their written consent to the lodgement of the
Development Application.
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SITE ANALYSIS
LOCATION AND TITLE
The subject land is identified as 13-29 Torulosa Way, Orange.
Refer to Figures 2 & 3, which depict the site within the locality.
The land title description is as per Table 1 below.
Table 1: Land Title Description
Lot DP
16 258976
Figure 1: Extract of DP 258976
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GENERAL SITE DESCRIPTION
Buildings
Topography
The subject land is gently undulating and generally slopes from the west down
to the east.
Vegetation
The site is cleared of vegetation (refer to the aerial plan).
Waterways
There are no waterways traversing the site.
Buildings
The site is vacant of any buildings.
Photos 1 to 4 provide a visual representation of the site.
SURROUNDING LAND USE
The surrounding land use is characterised by dwellings to the north, west and
south. There is open space to the east.
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Figure 2: Locality Map
Figure 3: Aerial View of the Site
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Photo 1: Southern and eastern portion of the land
Photo 2: Torulosa Way frontage
Photo 3: Looking north from Torulosa Way
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Photo 4: Looking west from the eastern boundary
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Photo 5: Western portion of the site
Photo 6: Looking east from western boundary
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PROPOSED DEVELOPMENT The development application seeks consent for a 33 lot Torrens Title subdivision
of the subject land. The proposal also includes the construction of a new ring
road to service the new lots (6 lots to have direct frontage to Torulosa Way). The
proposed lots are all greater than 500m2.
Each lot will be fully serviced (reticulated water & sewer, gas, electricity and
telecommunications).
It is proposed that the subdivision will be created in one stge.
Refer to the subdivision plan for greater details.
Figure 4: Proposed Subdivision Plan
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TOWN PLANNING
CONSIDERATIONS
This section provides an evaluation of the relevant matters
for consideration under Section 4.15 of the EP&A Act 1979
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TOWN PLANNING CONSIDERATIONS
Pursuant to Section 4.15 (formerly Section 79C) of the Environmental Planning
and Assessment Act 1979, the following matters must be taken into
consideration when assessing a development application:
4.15 Evaluation
(cf previous s 79C)
Matters for consideration—general
In determining a development application, a consent authority is to take into consideration
such of the following matters as are of relevance to the development the subject of the
development application:
(a) the provisions of:
(i) any environmental planning instrument, and
(ii) any proposed instrument that is or has been the subject of public consultation
under this Act and that has been notified to the consent authority (unless the
Secretary has notified the consent authority that the making of the proposed
instrument has been deferred indefinitely or has not been approved), and
(iii) any development control plan, and
(iiia) any planning agreement that has been entered into under section 7.4, or any
draft planning agreement that a developer has offered to enter into under
section 7.4, and
(iv) the regulations (to the extent that they prescribe matters for the purposes of this
paragraph), and
(v) any coastal zone management plan (within the meaning of the Coastal
Protection Act 1979),
that apply to the land to which the development application relates,
(b) the likely impacts of that development, including environmental impacts on both the
natural and built environments, and social and economic impacts in the locality,
(c) the suitability of the site for the development,
(d) any submissions made in accordance with this Act or the regulations,
(e) the public interest.
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(a)(i) The provisions of any environmental planning
instrument
LOCAL ENVIRONMENTAL PLANS
ORANGE LOCAL ENVIRONMENTAL PLAN 2011
1.2 Aims of Plan
(1) This Plan aims to make local environmental planning provisions for land in Orange in
accordance with the relevant standard environmental planning instrument under
section 33A of the Act.
(2) The particular aims of this Plan are as follows:
(a) to encourage development that complements and enhances the unique
character of Orange as a major regional centre boasting a diverse economy
and offering an attractive regional lifestyle,
(b) to provide for a range of development opportunities that contribute to the
social, economic and environmental resources of Orange in a way that allows
the needs of present and future generations to be met by implementing the
principles of ecologically sustainable development,
(c) to conserve and enhance the water resources on which Orange depends,
particularly water supply catchments,
(d) to manage rural land as an environmental resource that provides economic
and social benefits for Orange,
(e) to provide a range of housing choices in planned urban and rural locations to
meet population growth,
(f) to recognise and manage valued environmental heritage, landscape and
scenic features of Orange.
Comments
The proposed subdivision is considered consistent with the overall aims with
Orange LEP 2011, in particular with regard to promotion of Orange as a major
regional centre offering an attractive regional lifestyle. It is considered that the
proposed subdivision will contribute to the socio-economic and environmental
resources with respect to the residential locality in providing opportunities for
sustainable development.
It is considered that the proposed subdivision will protect and enhance water
supply catchment, typically of a modern urban catchment area. The
proposed subdivision is considered to reflect the future intent of the subject
land with the residential zoning.
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With regard to housing choices, the proposed subdivision is considered
consistent with the DCP providing future housing choices for residential
allotment choices that are comparable to the surrounding land use patterns.
The proposed subdivision is also considered consistent with the landscape and
characteristic features of the area protecting environmental heritage,
landscape and scenic views from the subject property.
Figure 5: Orange LEP - Zoning Map
Comment
The subject land is zoned R1 General Residential under the provisions of the
Orange Local Environment Plan 2011.
The proposed subdivision is permissible subject to the consent of Council via
the lodgement of a Development Application.
As detailed throughout this report, the proposed subdivision can generally
be shown to be consistent with the relevant objectives of the zone.
The proposed subdivision will allow for suitable residential supply of land. The
proposed subdivision is permissible subject to Council's development consent.
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2.6 Subdivision—consent requirements
(1) Land to which this Plan applies may be subdivided, but only with development
consent.
Notes.
1 If a subdivision is specified as exempt development in an applicable environmental
planning instrument, such as this Plan or State Environmental Planning Policy (Exempt
and Complying Development Codes) 2008, the Act enables it to be carried out without
development consent.
2 Part 6 of State Environmental Planning Policy (Exempt and Complying Development
Codes) 2008 provides that the strata subdivision of a building in certain circumstances
is complying development.
(2) Development consent must not be granted for the subdivision of land on which a
secondary dwelling is situated if the subdivision would result in the principal dwelling
and the secondary dwelling being situated on separate lots, unless the resulting lots
are not less than the minimum size shown on the Lot Size Map in relation to that land.
Note.
The definition of secondary dwelling in the Dictionary requires the dwelling to be on the
same lot of land as the principal dwelling.
Comments
A development application has been lodged for the proposed subdivision.
4.1 Minimum subdivision lot size
(1) The objectives of this clause are as follows:
(a) to ensure that new subdivisions reflect existing lot sizes and patterns in the
surrounding locality,
(b) to ensure that lot sizes have a practical and efficient layout to meet intended
use,
(c) to ensure that lot sizes do not undermine the land’s capability to support rural
development,
(d) to prevent the fragmentation of rural lands,
(e) to provide for a range of lot sizes reflecting the ability of services available to
the area,
(f) to encourage subdivision designs that promote a high level of pedestrian and
cyclist connectivity and accommodate public transport vehicles.
(2) This clause applies to a subdivision of any land shown on the Lot Size Map that requires
development consent and that is carried out after the commencement of this Plan.
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(3) The size of any lot resulting from a subdivision of land to which this clause applies is not
to be less than the minimum size shown on the Lot Size Map in relation to that land.
(4) This clause does not apply in relation to the subdivision of individual lots in a strata plan
or community title scheme.
Figure 6: Orange LEP - MLS Map
Comments
There is no minimum lot size for the subject land.
There is a total of 33 allotments with none less than 500m2. Most of the lots are
larger than 550m2.
7.6 Groundwater vulnerability
(1) The objectives of this clause are to maintain the hydrological functions of key
groundwater systems and to protect vulnerable groundwater resources from depletion
and contamination as a result of inappropriate development.
(2) This clause applies to land identified as “Groundwater Vulnerability” on the
Groundwater Vulnerability Map.
(3) Before determining a development application for development on land to which this
clause applies, the consent authority must consider:
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(a) whether or not the development (including any on-site storage or disposal of
solid or liquid waste and chemicals) is likely to cause any groundwater
contamination or have any adverse effect on groundwater dependent
ecosystems, and
(b) the cumulative impact (including the impact on nearby groundwater
extraction for potable water supply or stock water supply) of the development
and any other existing development on groundwater.
(4) Development consent must not be granted to development on land to which this
clause applies unless the consent authority is satisfied that:
(a) the development is designed, sited and will be managed to avoid any
significant adverse environmental impact, or
(b) if that impact cannot be reasonably avoided—the development is designed,
sited and will be managed to minimise that impact,
(c) if that impact cannot be minimised—the development will be managed to
mitigate that impact.
Comment
The Natural Resource – Biodiversity Map/Natural Resource – Water Map,
identifies the land as having “groundwater vulnerability” (see Figure 7). There
will be disturbance to the ground as a result of construction of the subdivision.
However, it is considered the development will not negatively impact upon
groundwater as these works will be relatively superficial and in accordance
with Councils future direction for the area.
Figure 7: LEP - Natural Resource – Biodiversity Map/Natural Resource – Water Map
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7.11 Essential services
Development consent must not be granted to development unless the consent authority is
satisfied that any of the following services that are essential for the proposed development are
available or that adequate arrangements have been made to make them available when
required:
(a) the supply of water,
(b) the supply of electricity,
(c) the disposal and management of sewage,
(d) storm water drainage or on-site conservation,
(e) suitable road access.
Comments
It is proposed that all the above services will be provided to each lot.
All construction will be undertaken in accordance with Councils conditions of
consent and standard construction specifications.
Refer to the submitted engineering plans for greater detail.
STATE ENVIRONMENTAL PLANNING POLICIES
STATE ENVIRONMENTAL PLANNING POLICY NO 55—REMEDIATION OF LAND
Council must consider Clause 7 of the SEPP when determining a Development
Application:
7 Contamination and remediation to be considered in determining development
application
(1) A consent authority must not consent to the carrying out of any development on land
unless:
(a) it has considered whether the land is contaminated, and
(b) if the land is contaminated, it is satisfied that the land is suitable in its
contaminated state (or will be suitable, after remediation) for the purpose for
which the development is proposed to be carried out, and
(c) if the land requires remediation to be made suitable for the purpose for which
the development is proposed to be carried out, it is satisfied that the land will
be remediated before the land is used for that purpose.
Comment
A preliminary contamination report was completed by Envirowest Consulting.
The report concluded that the investigation area is suitable for proposed
residential land use following removal of refuse.
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(a)(ii) Any draft environmental planning instrument
There are no known draft environmental planning instruments relevant to this
proposed development.
(a)(iii) Any development control plan
ORANGE CITY COUNCIL DEVELOPMENT CONTROL PLAN 2004
It is considered that there are no aspects of the proposed development that
would contravene the provisions of the Orange City Development Control Plan
2004.
Following is an assessment of the relevant provisions of the DCP:
4.1 Residential Streetscape and Character
The Neighbourhood Character Planning Outcomes include:
• Site layout and building design enables the:
o creation of attractive residential environments with clear
character and identity
o use of site features such as views, aspect, existing vegetation and
landmarks
• The streetscape is designed to encourage pedestrian access and use
To ensure that the overall neighbourhood character is not compromised, the
proposed subdivision has been designed of a residential scale in terms of
proposed scale to that of future development in the locality.
The Setbacks Planning Outcomes include:
• Street setbacks contribute to the desired neighbourhood character,
assist with integration of new development and make efficient use of the
site
• Street setbacks create an appropriate scale for the street considering
all other streetscape components
Any future dwellings can comply with Council's setback requirements with
regard to side and rear boundaries.
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The Building Appearance Planning Outcomes include:
• The building design, detailing and finishes relate to the desired
neighbourhood character, compliment the residential scale of the area
and add visual interest to the street
• The frontage of buildings and their entries address the street
• Garages and car parks are sited and designed so that they do not
dominate the street frontage
From a streetscape perspective, the proposed subdivision will comply with
Council's streetscape requirements and generally with the existing
landscaping, will blend with the existing residential environment.
Chapter 7 – Development in residential areas
Below is an assessment of the relevant “Planning Outcomes”:
PLANNING OUTCOMES FOR URBAN RESIDENTIAL SUBDIVISION
1. Subdivision layouts in areas zoned urban residential prior to this plan are
generally in accordance with the applicable plan maps in Appendix 1.
The subject land is not located within a designated future planning map
identified under Appendix 1 of Development Control Plan 2004.
2. Lots are orientated to optimise energy efficiency principles.
The overall design of the proposed subdivision will enable future dwellings to
be constructed to be energy efficient.
3. New roads are planned according to modified grid layouts with
restrained use of cul de sac roads in new developments according to
the UDAS Urban Form principles for Orange.
The new road to be constructed is a logical solution to the site constraints and
integration with Torulosa Way. The new road has been designed in
consultation with Orange City Council. Refer to the submitted engineering
plans for greater detail.
4. Local open space is provided along creek corridors to create open
space linkages for environmental conservation and social interaction.
Release areas removed from creeks provide for open space links
incorporating substantial stands of native vegetation.
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No public open spaces areas are proposed. The subdivision adjoins a large
area of public open space to the east.
5. Release areas indicate trunk cycle and pedestrian ways that link the
area to major open space networks and activity centres (schools,
shopping centres and employment areas).
The proposed subdivision is well situated close to open space networks, bicycle
paths and open space networks. In this instance, the subdivision is well situated
to take advantage of existing infrastructure close by.
6. Lots below 500m2 indicate a mandatory side setback to provide for solar
access and privacy
All lots are no less than 500m2 to meet LEP and DCP requirements.
7. Lots below 350m2 indicate existing or planned house layouts which
identify how privacy, solar access, vehicle access and private open
space needs are to be achieved.
The proposed subdivision will not involve allotments less than 350m2.
8. Up to 25% of new subdivisions comprise small lots in dispersed locations.
Compliant.
9. Lots are fully serviced and have direct frontage/access to a public road.
All lots will be fully serviced and will have frontage to a public road. Refer to
the submitted engineering plans for great detail.
10. Design and construction complies with the Orange Development and
Subdivision Code.
The proposed subdivision and servicing construction guidelines will be
complied with Council's Orange Development and Subdivision Code. It is
noted that there has been consultation with Councils Engineering Department
over the design. Refer to the submitted engineering plans for greater detail.
11. Corner lots provide for a house to front one street.
Can be achieved.
12. Battleaxe lots provide an adequate accessway width for the number of
dwellings proposed to be served in order to allow for vehicle and
pedestrian access and location of services.
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There are two battleaxe lots proposed that will provide sufficient width (4.5m)
to allow for vehicle and pedestrian access along with the location of services.
Both battleaxe lots are greater than 650m2.
13. Lots proposed to be used specifically for dual occupancy or units in new
residential areas are identified on development application plans to
inform prospective purchasers of the mixed residential form of the area;
and measures are outlined on how prospective residents are to be
informed of these identified sites prior to purchasing land.
No dual occupancy lots have been identified.
(a)(iiia) Any Planning Agreements
There are no known planning agreements affecting the property.
(a)(iv) Any matters prescribed by the regulations:
(a)(iv) Any matters prescribed by the regulations:
Government Coastal Policy
Not applicable to Orange LGA.
Building Demolition
Not applicable.
Upgrading of Buildings
Not applicable.
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Fire Safety
Not applicable.
Temporary Structures
Not applicable to this proposal.
Deferred Commencement Consent
Not applicable to this proposal.
Modification or Surrender of Development Consent or Existing Use
Not applicable.
Ancillary Development
Not applicable to this proposal.
BASIX
Not applicable to this proposal.
(b) The likely impacts of the development:
CONTEXT AND SETTING
The surrounding land use is characterised by residential dwellings. The subject
land is the one of the last infill sites left undeveloped in the locality.
The proposal is considered compatible with the surrounding area and will
have minimal impact in regard to:
• Impacts on adjacent properties and land uses; and
• Interruptions of important views and vistas.
The proposal is within the context of the locality and Council's current
planning provisions.
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ACCESS AND TRANSPORT
Access to the proposed subdivision would be provided by a new ring road off
Torulosa Way (with only 6 lots directly accessing off Torulosa Way).
The layout design of the proposed development was determined in terms of
allotment size, access to public road and internal roads, based on the
requirements specified in the DCP. It is concluded that the proposed
development layout is in compliance with Councils requirements. There has
been consultation with Councils Technical Services and Planning Departments
regarding the design of the subdivision and the location of the road network.
It is considered that the local road network is capable of sustaining the
additional traffic generation without the need for any upgrading.
PUBLIC DOMAIN
It is considered that the development will have a negligible impact on the
public domain in terms of:
• Public recreational opportunities in the locality;
• Amount, location, design, use and management of public spaces in and
around the development; and
• Pedestrian linkages and access between the development and public
areas.
UTILITIES & SERVICES
Refer to the submitted engineering plans for greater detail.
Electricity
The provision of electricity to all allotments will be to the requirements of Essential
Energy.
Telephone
The provision of telecommunications to all allotments will be to the requirements
of Telstra.
Water
All allotments will be connected to the reticulated water supply in
accordance with Council’s connection requirements.
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Sewerage
All allotments will be connected to the reticulated sewer in accordance with
Council’s requirements.
Stormwater
Detailed stormwater engineering plans will be prepared and submitted as part
of the Construction Certificate application.
A drainage reserve is proposed at the northern eastern end of the subdivision.
Appropriate erosion and sediment control works will be installed prior to the
construction of civil works.
HERITAGE
There are no listed heritage items on the subject land.
FLORA AND FAUNA
Limited vegetation removal is considered necessary as a result of the
proposed subdivision and subsequent future dwellings.
There is no known threatened species location on the land.
ENERGY
A BASIX certificate is not required for the proposed subdivision; however, the
layout of the subdivision has considered solar access. The design of the
subdivision ensures that each allotment has the potential to maximise solar
access, thereby minimising energy needs.
NATURAL HAZARDS
It is considered that the land is not affected by bushfire, flooding,
subsidence or any other known hazard.
Accordingly, the land is considered suitable for the construction of future
dwellings.
POTENTIAL CONTAMINATION
See comments under SEPP 55 – Remediation of Land.
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SAFETY, SECURITY & CRIME PREVENTION
Future development of open spaces is to be designed in conjunction with
Council and guided by the principles of Crime Prevention Through
Environmental Design (CPTED).
Street lighting will be provided throughout the subdivision in accordance with
Australian Standards.
SOCIAL & ECONOMIC IMPACTS IN THE LOCALITY
The likely social and economic impacts of the subdivision are
negligible. There will be positive benefits by:
• Economic and employment flow-ons to the real estate, surveying and
construction industry with the commencement of development
and the ongoing support of service businesses such as shops will be
required by the occupiers of the future dwellings; and
• An increased need for community services, such as schools, bus
services, bushfire services and road maintenance.
• The provision of public reserves (as shown on the subdivision plans).
CONSTRUCTION/NOISE
The proposed subdivision will be subject to a Subdivision Works Certificate prior
to any civil construction works commencing.
However, construction works are not anticipated to have an adverse impact
on the locality. Works would occur during daytime hours, thus not impacting
on the local amenity. The site would have temporary containment fencing
erected and signage to warn and exclude the public from entering the site
during the construction phase.
Erosion and sedimentation control measures would be implemented during
construction to minimise any erosion risk at the site. All measures will be
established prior to the commencement of staged engineering works and
maintained for an agreed period after completion of all subsequent stages.
Construction activities would be tailored to minimise the impact on site, with
all disturbed areas rehabilitated as soon as practical. All construction
machinery would be fitted with appropriate muffling devices to limit noise
generation during construction. The construction period would be for a limited
period, and thus any impacts would be limited to that time frame.
All construction work will be undertaken in accordance with conditions of
consent and stamped plans.
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CUMULATIVE IMPACTS
The development is proposed next to an established residential area, within a
residential zone. The land has been zoned for residential uses for a
considerable period of time, with the expectation that the land would be
developed similarly to what has been proposed.
It is considered there will be no negative cumulative impacts as a result of the
proposed subdivision.
(c) Suitability of the site for the development
Does the proposal fit in the locality?
• There are no constraints posed by surrounding subdivision to render the
proposal prohibitive;
• The proposal is complimentary to the surrounding land use pattern and
zoning;
• It is considered that the proposal will not create any unmanageable
access or transport concerns in the locality;
• No identified impact on public spaces will eventuate as a result of the
proposal proceeding;
• Extension to all services will be required to enable connection to each
allotment. It is understood that these services are readily available to the
property;
• There are no issues in relation to air quality and microclimate; and
• There are no identified surrounding hazardous land uses or activities.
Are the site attributes conducive to development?
It is considered that the site is conducive to the subdivision based on the
following:
• The site is not affected by any known natural hazards;
• There are no known heritage considerations;
• There is no known soil characteristics that would render the proposal
prohibitive; and
• There are no known flora and fauna considerations that will have an
impact on the proposal.
(d) Any submissions
The application may be referred to adjoining neighbours for comment.
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(e) The public interest
It is considered that the proposed subdivision of the site, with appropriate
conditions of consent, will not have any unacceptable negative impacts on
the amenity of the general public. The proposed subdivision is considered to
be only of minor interest to the wider public due to the relatively localised
nature of potential impacts.
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CONCLUSION
This Part provides a conclusion and recommendations for
Councils consideration
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CONCLUSION
This report includes an analysis of the existing environment, details of the
proposed subdivision and consideration of applicable statutory requirements.
Based upon the investigations of the proposal it can be concluded that:
• The impacts upon or by surrounding development will not be altered
significantly as a result of the subdivision proceeding;
• The topography of the site can accommodate the proposal;
• There will be additional traffic generated – this can be accommodated
by the existing road network without upgrade;
• Upgrading to utilities and services will be required to enable connection
to each allotment. It is understood that these services are readily
available to the property; and
• The proposal is generally consistent with the objectives and provisions of
Councils relevant planning documents.
The proposal is considered to be acceptable in terms of Section 4.15 of the
Environmental Planning and Assessment Act 1979 (as amended) and potential
impacts are expected to be minor.
Accordingly, it is recommended that the Development Application be
approved subject to appropriate standard conditions.
