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The proposed development would be consistent with ‘APlan for Growing Sydney’ and ‘Draft North District Plan’by providing an additional  dwelling contributing to Council’s housingtarget. The basement carpark would comprise three car spaces,manoeuvring area, bin storage area, services room and pool equipment room. All solid and liquidwastes collected from the device must be disposed of in accordance with theProtection of the Environment Operations Act 1997. All approved building work mustbe carried out in accordance with the relevant requirements of the BuildingCode of Australia.
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In addition, it notes that the provision of the undergroundparking enables a turning area for cars as no common turning area was providedthrough the initial subdivision of the property. However, the proposed dwellinghouse may not be approved as complying development, as the subject site islocated within the Beecroft/Cheltenham Heritage Conservation Area and islocated adjacent to a heritage listed house at No. 8 Kirkham Street. The proposal would also not comply with the requirementsof the NSW Housing Code in terms of floor area and number of storeys. Part 2 of SREP 20 contains general planning considerationsand strategies requiring Council to consider the impacts of development onenvironmentally sensitive areas, water quality, cultural heritage, flora andfauna and riverine scenic quality.
The proposal would facilitate the implementation ofNorthConnex and other infrastructure projects and be of positive economicimpact. The proposed two silos wouldbe attached to the existing concrete batching plant silos. An existing noisebarrier wall is in place which mitigates noise generated by the plant. The noise generated by the operation of the silos would be the same as theexisting silos. To ensure the frequency oftruck movements remains consistent with the existing operation, a condition isrecommended for the number of agitator trucks operating from the plant to remainat a maximum of 13 trucks.
The proposed capacity is considered adequate forwater supply in the subject location with an average annual rainfall of 1100mmper annum. An additional static supply is recommended by the NSW Rural FireService of 10,000 litres for lots 2 to 4 and 22,000 litres for lot 1, for firefightingpurposes. The proposed two jetties andpontoons are permissible with development consent pursuant to Clause 20 of HSLEP.The proposed jetties are located within the W1 Natural Waterways zone under HornsbyLocal Environmental Plan 2013 and would be permissible with developmentconsent. The proposed development would be consistent with ‘APlan for Growing Sydney’ and ‘Draft North District Plan’by providing allotments capable of supporting future dwelling houses. The proposed lots are subject to a proposed Asset ProtectionZone for bushfire protection.

The preparation of this report takes into consideration thefeedback provided by those members of the community who spoke to Council at itsmeeting of 10 August 2016. Playground elements that incorporate timber products and sensorygardens can provide a calm or safe zone for children who may be overwhelmed ina crowded playground. An inclusive playground provides varied play activities,thereby providing choice. All categories of play experience is provided,namely physical, intellectual, social, imaginative and constructive playactivities, available at differing levels of difficulty and complexity. Play activities are offered in one space, not necessarily on one piece ofequipment. Play activities are offered equally, at much the same scale, so thatone type of play does not dominate over the others.
Inclusive play not only means the child can feel includedamongst other children, it also provides an opportunity for parents to feelpart of the community and interact with other  parents. In addition to the above tables,development must comply with the design criteria listed in Part 3.2 and 3.4 ofthe MDDG which provide more detailed design and siting requirements. Alternatively, Council could seek acquisition by agreementwith the owner of No. 34 Hinemoa Avenue or by compulsory acquisition under the LandAcquisition (Just Terms Compensation) Act 1991 where acquisition wouldfacilitate a public road with full width road construction.

Within this context, the introduction of code assessable terracesand manor homes within the R3 zone is unlikely to increase take-up when moreprofitable development options exist. Furthermore, accredited certifiers generally havebackgrounds in building surveying and would likely have limited experience inthe assessment of the proposed dwelling types. Medium density developmenttypically involves a merit assessment of compliance with local controls,amenity, privacy, design quality, servicing and traffic impact that involve theinput of a broad range of professionals. A complying pathway would onlyrequire a single accredited certifier to assess these complex issues. The site of the proposed lots for future dwelling houses isa very steep sandstone slope with an average fall of approximately 60% to 80%.The sandstone topography includes rock outcrops and benches.
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The proposed development was placed on public exhibition andwas notified to adjoining and nearby landowners between 21 June and 5 July 2016in accordance with the Notification and Exhibition requirements of theHDCP. The map belowillustrates the location of those nearby landowners who made a submission thatare in close proximity to the development site. The proposal would have a minor positive impact on the localeconomy in conjunction with other new residential development in the localityby generating an increase in demand for local services. A condition is recommended for the proposed 11 adaptableunits Nos. 2, 5, 7, 8, 13, 15, 16, 21, 23, 24 and 29 to be detailed for theConstruction Certificate. The majority of private open space areas are recessedbalconies which enhances unit privacy. A condition is recommended for fullyglazed balustrades to be in translucent glass.
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The proposal includes a Crime Risk Assessment of the development against crime prevention controls. The Crime Risk Assessment has regard to Crime Prevention Through Environmental Design Principles (CPTED). Appropriate conditions of consent are recommended to ensure there is a positive relationship between public and private spaces achieved through clearly defined secure access points and well-lit and visible areas which are easily maintained. The proposal includes a landscape concept plan which provides landscaping along the street frontages, side and rear boundaries. Street trees are recommended along the Citrus Avenue frontage which would soften the appearance of the development when viewed from the Citrus Avenue. In addressing this concern, astormwater concept plan was requested by Council and submitted on 11 November2016.
The proposal generallycomplies with the requirements of the HDCP for industrial developmentincluding scale, setbacks, landscaping, open space, sunlight and vehicle accessand parking. The proposed developmentwould exceed the HLEP development standard for a maximum building heightof 14.5m. The applicant’s justification for non-compliance with thestandard is well founded in respect to Clause 4.6 of HLEP. The development constraints are adequately addressed by theproposal subject to recommended conditions.
On 18 February 2016, Councilengaged Manly Hydraulics Laboratory (MHL) to undertake an assessment of thenavigable water access for the site. On 3 February 2016, the applicantagreed to fund the engagement of Council’s consultant for the independentassessment of water access at ISLW. On 29 July 2014, followingreview of a draft amended subdivision proposal, the NSW Rural Fire Servicerequested the applicant address safe water access for firefighting vessels. On 11 October 2013, HornsbyLocal Environmental Plan 2013 came into force rezoning the EnvironmentProtection E zoned land E4 Environmental Living and the waterway W1 Natural Waterwayand E2 Environmental Conservation.