Cluster Housing Planning Data

8/3/2019 Cluster Housing Planning Data

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DEVELOPMENT

CONTROLPLANNO. 127

CLUSTER HOUSING(Amendment No 1)

Printed by Gosford City Council, 49 Mann Street, GOSFORD NSW 2250


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DEVELOPMENT CONTROL PLAN NO. 127 - CLUSTER HOUSING(Amendment No. 1)

INDEX

1 Introduction1.1 Name of Plan ............................................................................................. 11.2 Local Environmental Plan .......................................................................... 11.3 Purpose of Plan.......................................................................................... 11.4 Operation of Plan ....................................................................................... 11.5 Application of Plan ..................................................................................... 11.6 Objectives of Development Control Plan ................................................... 1

2 Design Guidelines2.1 Streetscape/Waterscape............................................................................ 22.2 External Appearance.................................................................................. 22.3 Visual Privacy............................................................................................. 32.4 Noise.......................................................................................................... 42.5 Solar Energy/Climate Control..................................................................... 52.6 Views.......................................................................................................... 92.7 Access for People with Disability ............................................................. 10

3 Development Requirements3.1 Site Characteristics .................................................................................... 103.2 Locational Characteristics .......................................................................... 10

3.3 Density ....................................................................................................... 113.4 Height......................................................................................................... 123.5 Setbacks from Site Boundaries.................................................................. 123.6 Open Space and Landscaped Areas ......................................................... 163.7 Car Parking ................................................................................................ 173.8 Pedestrian and Vehicular Access .............................................................. 18

4 Services4.1 Stormwater Drainage ................................................................................. 194.2 Water and Sewer ....................................................................................... 204.3 Garbage Disposal ...................................................................................... 20

5 General5.1 Subdivision................................................................................................. 225.2 Development Contributions........................................................................ 225.3 Illumination and Ventilation ........................................................................ 225.4 Laundries ................................................................................................... 225.5 Common Use Toilet ................................................................................... 225.6 Letter Boxes ............................................................................................... 23

6 Energy Efficiency6.1 Objective .................................................................................................... 236.2 Performance Criteria .................................................................................. 236.3 Performance Measures.............................................................................. 25


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Development Control Plan No. 127 1

1 INTRODUCTION

1.1 Name of Plan

This plan is called Development Control Plan No. 127 - Cluster Housing (AmendmentNo. 1). This plan applies to land in the City of Gosford zoned 2(a) Residential.

1.2 Local Environmental Plan

This plan generally conforms to the provisions of the Gosford Planning SchemeOrdinance and any subsequent amending Local Environmental Plan.

1.3 Purpose of Plan

The purpose of this plan is to provide more detailed guidelines for the development ofland for the purpose of cluster housing and to ensure that it is compatible with the

adjoining detached housing.

1.4 Operation of Plan

This plan has been prepared in accordance with Section 72 of the EnvironmentalPlanning and Assessment Act, 1979, and accompanying Regulation. This plan willcome into effect upon notification pursuant to clause 21 of the EnvironmentalPlanning and Assessment Regulation, 2000, being 4 April 2001.

1.5 Application of Plan

Where a development application is lodged which relates to land to which this plan

applies, Council shall take the provisions of this plan into consideration in determiningthat application.

Compliance with the provisions of this plan does not necessarily imply that Councilwill consent to any application. Council must also take into consideration thosematters listed under Section 79C of the Environmental Planning and Assessment Act,1979.

The development standards outlined in this document are guidelines assumed tomeet the objectives of an element. Where in the opinion of Council, an applicationsatisfies the objectives set out in this plan Council may grant consent to theapplication notwithstanding that one or more of the development standards are not

complied with.

1.6 Objectives of the Development Control Plan

The objectives of this Development Control Plan are as follows:

a To ensure that the cluster housing development represents a high level ofurban design that will be compatible with the character and scale of theexisting residential development in the locality.

b To provide a high level of amenity for the occupants of the development andthe residents of adjoining land.

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c To ensure that the development will not adversely affect the naturalenvironment.

d To recognise the importance of ecologically sustainable development.

e To achieve the efficient use of urban land and to maximise developmentpotential of land and infrastructure.

2 DESIGN GUIDELINES

2.1 Streetscape/Waterscape

2.1.1 Objective

To ensure that cluster development, particularly when viewed from the street,

any waterway or public area (reserve) adjacent to the site is compatible withthe character and scale of residential development in the immediate vicinity.

2.1.2 Matters to be considered

a The streetscape/waterscape is to be considered as an entity takinginto account height, bulk and scale of buildings, setbacks, type andcolour of building materials, roof design (eg material, reflectivity,colour, pitch), and amount and type of landscaping.

b The streetscape is to reflect the function and characteristic of the typeof road to which the development has frontage and incorporate

landscaping which satisfies safety, maintenance and utility servicesrequirements.

c The streetscape can be improved through the provision of densescreen native landscaping and/or suitable decorative fencing at thefrontage of the site. In this instance the term decorative fencing doesnot include colourbond and standard paling fencing.

2.2 External Appearance

2.2.1 Objective

To ensure the external appearance of the development is compatible with thedesign and character of the surrounding residential development, and toachieve an attractive and quality living environment.


a The external walls should incorporate a variety of materials such asmasonry, lightweight wall cladding, glass, recycled materials, timber ortreated metal.

b Straight rows(s) of buildings at right angles to the street produceunsatisfactory "gun barrel" development. Such rows should be

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staggered and "broken" to provide a more interesting vista. Similarlylong roof ridge lines should be avoided. Building forms should bemodulated to minimise their perceived scale.

c Not more than 50% of dwellings in any development shall be twostorey, or alternatively not more than 33% of the total floor area shallbe at first floor level.

d Dwelling entries should be easily identifiable and sheltered byverandah, roof or hood.

e Lots having a width of less than 25 metres are generally unsatisfactoryfor this form of development and only lots having greater width shouldbe chosen.

f Fencing material should complement the external materials of the

building and the landscaping.

g Carports and garages should not be prominent elements, and shouldbe sited to complement the dwellings, and be of the same materials,colours, textures, etc. Vertical supports in metal pipes or wrought ironshould be avoided.

h Each development should be designed taking into account the specificcharacteristics of the subject site and surrounding area.

i End walls facing the street frontage are to be treated by usingarchitectural devices (including windows) to present a "front" facade

compatible with the character of the area.

2.3 Visual Privacy

2.3.1 Objective

To provide arrangement of the dwellings so that reasonable internal privacyand reasonable privacy in respect of proposed and existing adjoiningdwellings, and private open space is achieved.


a Dwellings should be sited in such a way that it is not possible to readilyview into habitable rooms from a public place, neighbouring propertiesor from another dwelling within the development. This may beachieved by:

- locating any proposed building or windows so that major livingroom windows do not directly face those of a neighbouringbuilding;

- the use of long, narrow windows that provide daylight andsunlight without significantly reducing privacy or use windowsabove eye level;

- provide screening by way of walls, fences or planting;

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- by planning a wall facing another room to have no windows;

- by use of the slope or change in level of the site to obscure theview into the room.

b Private open space shall be sited so as to maximise privacy. This maybe achieved by:

- staggering dwellings;- provide permanent screening by way of walls, fences or

planting to prevent overlooking;- use of existing vegetation;- the location and design of windows.

c Adequate provision is to be made for the privacy of the proposedcluster development and adjacent dwellings including the curtilage

thereof. This may be achieved by:- locating any proposed buildings, rooms, windows or balconiesso that any neighbouring development private open space isnot overlooked;

- provide permanent screening by way of walls fencing orplanting.

2.4 Noise

2.4.1 Objective

* To ensure that noise from outside sources, when measured withinhabitable rooms and in private open space, is kept to acceptablelevels; and

* To ensure that noise levels within dwellings and for private open spaceareas is contained as far as possible to minimise transmission toadjoining dwellings.


a Existing and potential structure-borne and airborne noise sources fromwithin and without the development are to be measured or assessed

and sound insulation barriers introduced into the design andconstruction of the building so as to reduce the noise level in noisesensitive rooms.

b Active recreation facilities, such as swimming pools, are to be locatedaway from the bedroom areas of adjoining dwellings.

c Courtyards, vehicle driveways, noise walking surfaces, and othercommunal areas designed, located and constructed to minimisereflected noise.

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d Operating plant selected and located to minimise noise to residentsand neighbours.

e No electrical, mechanical or hydraulic equipment or plant shallgenerate a noise level greater than 5 dB(A) above ambient L90 Indexsound level at the boundaries of any lot at any time of day.

f The potential noise impact on developments which front a main orarterial road should be reduced by:

- providing a greater set back of buildings from the road frontage;and/or

- other measures such as landscaped acoustic barriers, doubleglazing, etc.

2.5 Solar Energy/Climate Control

2.5.1 Objective

The development should be designed to:

* achieve a minimum 3.5 star rating under Councils Guidelines forEnergy Efficient Housing.

* minimise overshadowing of other dwellings. on the lot or adjoiningdwellings, particularly to avoid overshadowing any solar energycollectors;

* limit exposure to summer sun yet admit winter sun (whereverpracticable); and

* ensure reasonable access to sunlight for living spaces within dwellingsand open space around dwellings.


a Orientation of Buildings

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It is recommended that each dwelling should be orientated wherepossible so that habitable rooms and private outdoor spaces facenorth.

Buildings orientated within 20o of north allow maximum sun in winterand minimum sun penetration in summer. Correct orientation willmaximise sunlight, views and cool breezes.

b Orientation to Street

i The north-south street:

- living rooms with northern aspect

ii The east-west street:

* North side of street

- front yard should beminimum and backyardmaximum space.

- living areas should beintegrated with backyard.

* South side of street

- northerly aspect shouldwhere possible bemaximised.

- living areas with northerlyaspect that face streetshould have adequate visualprivacy.

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c Use of Vegetation

Landscaping can be used to control climatic conditions, increasingenergy conservation, screen areas for privacy, from noise and fromunsightly views.Plant species should be a mixture of deciduous and evergreens andbe appropriate to climatic conditions of the local area.

The planting of trees and shrubs on the northern side of a building aidssun control particularly if deciduous species are used.

Similarly, the planting of trees and shrubs on the eastern and westernsides of a building will provide shade and reduce heat gain in thesummer.Landscaping can be used to cool a building in summer by setting up

cool zones around the building.

The landscaped design for communal open spaces, special attentionshould be paid to the retention of existing trees and use of lowmaintenance shrubs and ground covers.

Generally the landscaped design should reflect the likely and intendeduse of an area. Hard and soft landscaping should be used for activeand passive outdoor areas where appropriate.

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Where it is necessary to have a fence adjoining and perpendicular tonorth facade, allow for a gap in fence by using an open lattice gate orfence to prevent shading.

d Use of Insulation

Prevent heat escaping from the building

Use insulation, adequate thermal mass, controlled placement and sizeof windows to maximise energy efficiency of dwellings.

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e Recognise Wind Patterns

Maximise cooling breezes in summer

Fences in the direction of oncoming cooling summer breezes shouldnot prevent the circulation of breezes.

Note: Dwellings should be protected from winter winds. This can beachieved by the orientation of buildings and vegetation todeflect rather than trap cold air.

2.6 Views

2.6.1 Objective

Development should be designed to maintain, within reason, the views ofexisting residents in accordance with principles of view sharing. Wherepossible, dwellings should be designed with living areas facing the view.


a Dwellings are to be limited in height, size and bulk so as, on the onehand, to provide the best view aspects for those residents in the

dwellings, yet on the other hand, to interfere as least as practicablewith view enjoyed by adjoining residents.

b The size, shape and position of windows are to be such as to providea good outlook for those residents in a dwelling.

c The provision of view analysis information to show the position andelevation of the development on its site, the location, size andelevation of adjoining buildings, and the degree of view loss resultingfrom the development. The relative levels and elevations are to beshown at Australian Height Datum.

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2.7 Access for People with Disability

It is recommended that any dwelling providing ground floor access and which is to beconstructed on one level only, provide access for people with disability.

3 DEVELOPMENT REQUIREMENTS

3.1 Site Characteristics

3.1.1 Objectives

* To provide sufficient area and dimensions to enable the construction ofdwellings, private open space vehicle access and parking.

* To ensure that elements of the site including dimensions, slope and

orientation provide maximum opportunities for future building design,privacy, solar access and useable outdoor living space.

* To ensure that the development is in character with the locality andhas regard to specific landform features.

* To ensure that the site area is sufficient to achieve satisfactory amenityfor both the internal and external occupants.

3.1.2 Standard

A site to be used for cluster development shall have:

a a minimum allotment area of 3500m2, excluding access handles orsimilar boundary profile conditions;

b a ratio of the width of the land at the building line to the depth of notless than 1:2 and not more than 2:1.

c The slope of the land shall not exceed 10%. The slope is measured asthe steepest slope perpendicular to the contours. Sudden depressionsor outcrops and boundary conditions such as access handles shouldbe ignored in the calculation.

3.2 Locational Characteristics

3.2.1 Objective

To ensure cluster development is appropriately located to meet the needs ofthe residents for services and facilities.

3.2.2 Standard

Sites considered for cluster development are to be located so as to be locatednot more than four hundred (400) metres straight line distance from:

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- a shopping centre containing a supermarket;

- a state government primary school; and

- public transport pick up/set down point (ie. railway station, bus stop).

The distance is to be measured as a horizontal line between the closest pointsof the site to the closest point of the school site, shopping centre site andtransport stop.

3.3 Density

3.3.1 Objectives

* To assist urban consolidation through the provision of cluster housingdevelopments.

* To promote a range of dwelling types suitable for a variety ofhouseholds.

* To provide a satisfactory level of internal and external amenity todwellings and their occupants.

* To ensure that development under these provisions results in clusterdevelopment which is compatible with single dwelling house and dualoccupancy development and which:

- achieves a desired local character;

- provides a satisfactory balance of buildings, open space,community facilities; and

- is related to the local level of services and facilities.- complies with the minimum open space requirements of this

plan.

3.3.2 Standard

In assessing the minimum site area required for a cluster development thefollowing standards willapply:

- Each dwelling less than70m2 in floor area will require a site area of

325m2.

- Each dwelling greater than 70m2but not greater than 110m2 in floorarea willrequire a site area of 350m2.

- Each dwelling greater than 110m2but not greater than 240m2 in floorarea willrequire a site area of 400m2

- Each dwelling greater than 240m2 in floor area must add an openspace requirement of 160m2 to the unit floor area to calculate minimumsite area required for the development. (refer section 3.6.2).

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Where the number of dwellings is calculated as a fraction, the lowerwholenumber shall be adopted.

3.4 Height

3.4.1 Objectives

* To ensure cluster development buildings are of a low rise residentialcharacter so as to minimise the impact in areas of detached housing.

* To ensure the development is compatible with the character of theexisting area.

* To ensure the development has minimal impact on adjacent propertiesin respect to overshadowing, loss of privacy and views.

* To ensure the conservation of essential landscape or townscapefeatures.

3.4.2 Standards

The maximum height is not to exceed the following criteria:

- All portions of the buildings are to be sited within a building envelopedetermined by planes projected at 45o from a height of 3.5 metresabove natural ground level at the side and rear boundaries, to amaximum height of ten (10) metres; and

- the vertical distance measured from the highest point of the floorofthe topmost storey above ground level is not to exceed four (4)metres.

3.5 Setbacks from Site Boundaries

3.5.1 Objective

To ensure that development is designed to:

* maintain the character and amenity of the existing streetscape;

* provide adequate sight distances at intersections;

* maximise the amount of "useable" private open space for eachdwelling;

* provide an open streetscape with substantial areas for planting.

3.5.2 Standards

a Setback to Road Frontage (Building Line)

i A minimum six (6) metre building line applies to all

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developments.

ii Courtyard fences will be permitted forward of the building lineprovided the enclosing fencing is of a decorative nature andshall not be erected closer than one and a half (1.5) metresfrom the property alignment.

iii Where road widening is involved, the building line will be takenfrom the new property boundary.

b Setbacks to Adjoining Boundaries

i For single storey development a minimum setback of three (3)metres is to be provided.

ii For buildings up to and including two (2) storeys - the standardfor solar access to an adjoining property is that direct sunlightshall be maintained to the major part of their landscaped openspace and outdoor living areas and windows to living rooms forat least four (4) hours between 9.00 am and 3.00 pm on 21June (winter solstice).

iii For development more than one (1) storey, the minimum

setback shall be a distance of not less than 3/4 of the height ofthe building above ground level. For sloping sites the averageheight will be used for calculating setback requirements.

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c Setbacks for Corner Allotments

i A minimum setback of six (6) metres to one street frontage (notbeing a lane).

ii A minimum setback of three (3) metres applies to the secondstreet frontage or laneway frontage.

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d Setback to a Foreshore, Lakeshore, Foreshore or Lakeshore Reserve,or a Public Reserve

i Where a lot is subject to setback(s) from a foreshore,lakeshore, foreshore or lakeshore reserve, or other reserve

under this clause, or unzoned land, the setback distance shallbe a minimum of:- six (6) metre for a single storey building,- ten (10) metres for a building of more than one storey,

provided that where the setback would reduce the effectivewidth (ie smaller dimensions) of the lot available for building toless than 18.5 metres wide, the minimum setback distanceshall be either 1.5 metre or the distance resulting in an effectivewidth available for buildings of 18.5 metres, whichever is thegreater.

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Where the calculation applying to 1.5 metre minimum results ina building width less than 18.5 metres, then the lot isconsidered unsuitable for this form of development.

ii A greater setback distance than as specified in (i) above maybe required in locations which are subject to particularcircumstances such as those subject to storm and beacherosion hazard, prominent sites likely to have a significanteffect on the visual amenity of a locality, where there are

adjoining waterways, wetlands or other sensitive environments.

iii Buildings are generally to comply with the foreshore buildingline established by adjoining existing development, and insome instances an increase or reduction in the setbackdistance may be appropriate.

iv Boatsheds require a building line of 2m from mean high watermark.

3.6 Open Space and Landscaped Area

3.6.1 Objectives

* To provide areas for planting and enjoyment by residents.

* To provide a private outdoor living space as an extension to thedwelling for the recreation of residents.

* To provide private outdoor living space that receives a reasonablequantity of sunlight during all months of the year.

* To create an attractive living environment that allows appropriateprivacy and amenity so that it may be well used.

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* To provide service space for clothes drying, storage, etc.

3.6.2 Standards

a In assessing the open space area requirements for each dwelling unitin a cluster development the following areas per dwelling shall apply:

- Each dwelling less than 70m2 in floor area will require an openspace area of 130m2 (40% of 325m2 ) for each dwelling.

- Each dwelling greater than 70m2 but not greater than 110m2 infloor area shall require an open space area of 140m2 (40% of350m2) for each dwelling.

- Each dwelling greater than 110m2 but not greater than 240m2in floor area shall require an open space area of 160m2 (40% of

400m2

) for each dwelling

- A dwelling in excess of 240m2 in floor space will require 160m2more than the floor of the proposed unit to calculate minimumsite area. e.g. A development consisting of units of 260m2 infloor area would require a minimum site area per unit of 420m2(ie. 260+160=420m2). (Refer section 3.3.2)

b The location of open space is to take account of outlook, naturalfeatures and neighbouring properties.

c Orientation of private outdoor living space for maximum year round

use, and to provide at least 50% of such space is to receive directsunlight between 9.00 am and 3.00 pm on 21 June.

d The useable private outdoor living space for each dwelling shall have aminimum width of 6m and shall be capable of being an extension toindoor living areas and be able to function for relaxation, dining,entertainment, recreation and child play.

e Subject to the minimum open space requirements being satisfied bythe development, council may consider 35% of that requirement beingincorporated into a functional communal open space area for use bythe entire development.

3.7 Car Parking

3.7.1 Objectives

* To provide sufficient off-street parking for residents and visitors.

* To reduce resident parking requirements where public transport isavailable within a reasonable walking distance.

* To ensure that streets and access ways provide safe and convenientvehicle access to dwellings and can be efficiently managed.

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* To minimise adverse impact of vehicle accommodation and access onthe amenity of the development, streetscape and neighbourhood.

3.7.2 Standards

a Car parking is to be provided at the following minimum rates:

- 1.5 car spaces per dwelling; or- 1 car space per dwelling within 400m of a public transport

node; and- 0.2 car spaces per dwelling for visitor parking.

b Where the minimum car parking requirement is calculated and theresult is not a whole number, the minimum requirement to be adoptedshall be the next highest whole number.

c The minimum clear internal dimensions of a car port or garage shall be3.2m width and 6m length. Clearance above parking spaces must be2.1m.

d It is recommended that carports and garages have minimum internaldimensions under Australian Standard AS 2890.1-1993 sufficient toprovide parking facility for person with disability (ie 3.8m width). Thiswould allow either parking appropriate for persons with disability, or ifnot so used, provide covered storage space for use by residents.

e Tandem parking may be used where two spaces are provided for aspecific dwelling.

f Car parking shall not be located within the front setback area.

g The car parking layout is to be designed in accordance with Councilsrequirements for on-site parking.

h At least one visitor car parking space is to be equipped to permit carsto be washed on site. The space shall be provided with an adjacentwater tap and adequate provision made for the drainage of wastewater.

i Where a development is subject to strata title, one car space shall be

incorporated in the strata title of each dwelling, and all visitor parkingshall be common property.

j All car parking spaces shall be suitably screened from view from anypublic place either by screen or landscape works.

3.8 Pedestrian and Vehicular Access

3.8.1 Objective

To ensure adequate, safe, pleasant and convenient access for pedestriansand vehicles to serve residents, visitors and servicing of the development.

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3.8.2 Standards

a The minimum driveway width is to be 3m.

b Internal driveways to have a width to allow adequate manoeuvring intoand out of car parking spaces in accordance with the Councilsrequirements for on-site car parking.

c Driveways are not to be continuous straight lines and are to be off-setand provide vistas to landscaping, building or surrounds.

d Driveways are to be constructed with an impervious finished surfacewhich may not include asphaltic concrete, bitumen seal or "raw"concrete.

e Where possible driveways are to be separate from pedestrian

accessways.

f Only one (1) vehicular access crossing will be permitted where thefrontage of the site is less than 30 metres.

g Consideration is to be given to the location of visitor car parkingspaces so as to be shaded from the summer sun.

h Garages and carports fronting the street are to be set back behind thealignment of the front facade of the dwelling.

i The construction of kerb and guttering, longitudinal street drainage,

concrete footpath and sealing the adjacent road will be required acrossthe frontage of the site if these do not currently exist.

4 SERVICES

4.1 Stormwater drainage

4.1.1 Objectives

* To ensure that the land can be adequately drained for the health andconvenience of residents, and that the development does not

contribute to drainage or flooding problems elsewhere.

* To minimise the impact of increased stormwater run-off on thedrainage system.

* To ensure infrastructure has the capacity or can be augmented toaccommodate new residential development.

4.1.2 Standards

a All stormwater runoff from roof and paved areas shall be directed intothe inter-allotment or street stormwater drainage system.

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b Easements over downstream properties (where required) are to beobtained with evidence of agreement submitted with the developmentapplication.

c Any new development or re-development is to provide stormwaterdetention systems on-site, except where it can be shown that thedevelopment will not increase run-off.

d No site shall be excavated to a depth greater than that which willenable the lowest level of excavation to be connected by gravity flowto Council's stormwater drainage system.

4.2 Water and Sewer

4.2.1 Objectives

* To ensure residents are provided with an appropriate supply of potablewater, and access to the sewerage system for the maintenance ofpublic health and convenience.

* To ensure infrastructure has the capacity or can be augmented toaccommodate new residential development.

4.2.2 Standard

The appropriate arrangements for connection of the development to theCouncil systems for reticulated water supply and sewerage are to be madepursuant to the provisions of the Water Supply Authorities Act.

4.3 Garbage Disposal

4.3.1 Objectives

* To ensure that appropriate provision is made for the temporarystorage, and removal of solid wastes.

* Bin enclosures are to be designed and located so as to conceal theircontents from public places and adjacent properties and be readilyaccessible for collection.

4.3.2 Standard

a Bin enclosures are to be designed in conjunction with the materialsand colours of the associated residential buildings. All enclosures areto be well ventilated, have a reinforced concrete slab, a smoothimpervious interior walling and a covered wall and floor junction. Thebin location shall be screened by suitable landscaping.

b Bulk bins are required for larger developments. These shall be locatedadjacent to the driveway and within 20 metres of the servicedboundary. Vehicular access to these bulk bins shall not be steeperthan 1 in 12. A clear and level area shall be provided for the loading of

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bulk bins having a minimum clear height of 6 metres.

c The storage provision of bins shall be as follows:

No. ofUnits

Garbage bins Recycling bins (for paper andglass)

1 - 5 Provision of a space for 1 bin perunit of 1200mm high x 800mmwide x 900mm deep for a mobilebin

Provision of a space for 1 bin perunit of 1200mm high x 800mmwide x 900mm deep for a mobilebin

6 - 14 Provision of a space 1500mmhigh x 1800mm wide x 1500mmdeep sufficient for a 1.1m3 bulk

bin

Provision of a space for 1 bin perunit of 1200mm high x 800mmwide x 900mm deep for a mobile

bin

14+ Provision of a space 1500mmhigh x 1800mm wide x 1500mmdeep sufficient for a 1.1m3 bulkbin for each set of 14 units(rounded up)

Provision of a space for 1 bin perunit of 1200mm high x 800mmwide x 900mm deep for a mobilebin

d Cluster housing development may not be appropriate on privateaccess roads unless it is capable of being serviced by Councilsgarbage and recycling vehicles. The method of bin storage and

collection is to be to the satisfaction of Councils Waste Services Unit.

Council will only service development on private access roads whereall of the following conditions have been satisfied:

- Collection vehicles can enter and exit the site in a forwarddirection;

- The access road is of sufficient width to manoeuvre and toallow the garbage collection vehicle to pass any vehicle parkedto the side of the access road;

- The access road has an 18m turning circle or T head to allowgarbage collection vehicles to turn around;

- The access road is constructed to a standard approved byCouncil;

- The access road is maintained to a standard approved byCouncil, and this is incorporated in a Deed of Agreementprepared by Councils solicitor at the applicants cost; and

- The owners and/or beneficiaries of the access road are to

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provide Council with an indemnity, prepared by Councilssolicitor and registered on the title, against any claims fordamage to the access road in servicing the development.

5 GENERAL

5.1 Subdivision

5.1.1 Objective

To provide for individual ownership of dwellings in a cluster development.

5.1.2 Standard

Subdivision of a cluster development may be by:

- strata- community title

5.2 Development Contributions

5.2.1 Water Supply and Sewerage

Headworks and augmentation contributions are levied under the provisions ofthe Water Supply Authorities Act.

5.2.2 Section 94 Contributions

Contributions are levied in accordance with any Section 94 Contribution Planadopted by Council and which is relevant to the site.

5.3 Illumination and Ventilation

Where the development has three or more dwellings, provision shall be made for theillumination of the common areas at the frontage of the site throughout the hours ofdarkness.

All car parking floors are to be adequately lit and ventilated at, all times.

5.4 Laundries

Each dwelling shall be provided with adequate laundry facilities for the exclusive useof the occupants of that dwelling.

5.5 Common Use Toilet

Where a development contains more than four (4) dwellings, a toilet shall be providedwhich is directly accessible from the common area of the site for the use of all whovisit or reside on the site.

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5.6 Letter Boxes

At least one (1) common letter box shall be provided at the frontage of the site.

At least one (1) letter box shall be provided for each dwelling located on site.

The letter boxes are to be firmly set in brickwork or similar approved material andeach to have minimum dimensions meeting the requirements of Australia Post.

6 ENERGY EFFICIENCY

6.1 Objective

To facilitate the energy efficient design and layout of cluster housing development.

6.2 Performance Criteria

1 Developments are designed to minimise fossil fuel energy use and tomaximise use of natural ventilation, daylight and solar energy.

This may be achieved, for example, by erecting more compact building formsand attached dwellings at increased site densities, and with appropriateorientation, layout, the installation of thermal insulation to walling and roofingand shading.

2 Cluster housing developments may have layouts which minimise winter heatloss and make use of solar energy where practical. For example, this can be

achieved by:

- multi storey construction;

- walls and floors shared between dwellings;

- major living areas and, where practical other main habitable rooms,located on the north side of the dwelling. Laundries, bathrooms, toiletsand other rooms requiring minimum climate control located away fromthe north side;

- dwelling walls set back sufficiently from the northern site boundaries

and structures to enable winter solar access to main north facingwindows;

- floor to ceiling heights of less than three (3) metres;

- internal stairwells to two storey dwellings which can be closed off frommain lower floor areas; and

- an area of roof suitable for mounting solar collectors so that theygenerally face north (within 20 degrees west and 30 degrees east ofnorth) and can be pitched between 15 degrees to 40 degrees to thehorizon.

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3 Buildings may incorporate window shading devices in the design appropriateto the windows orientation to protect from exposure to hot summer sun.Horizontal or vertical screening can be provided by recessed windows oroverhanging balconies, eaves, verandahs, pergolas, shutters and blinds.

4 Windows are located to facilitate thermal control. For example, this can beachieved by:

- where winter solar access is available, having north facing windows inmain habitable rooms of sufficient area (that is, 10 to 25 per cent oftotal dwelling floor area) to substantially provide for the thermal energyrequirements of the dwelling in winter;

- limiting windows facing south;

- limiting unprotected east and particularly west facing windows where

strong summer sun can enter;

- providing opportunities for good cross ventilation to help cool dwellingsin summer (for example, windows on different walls with an airflowpath of eight metres or less; openable vents or highlight windows).Fixed open venting should be avoided because of winter heat loss;

- orientating any clerestory windows to the northern and protectingagainst heat loss by double glazing or curtaining; and

- using skylights only in service areas of dwellings where heat loading orloss is confined. If skylights are used elsewhere they should be

openable, double-glazed and have shading devices.

5 Site layout and landscaping may promote environmental management interms of air quality, control of solar access and efficient water management.For example, this can be achieved by:

- retaining established trees where practical for air filtration and summercooling planting or retaining deciduous trees to control north sun entryto windows;

- minimising sealed surfaces, especially those exposed to directsummer sun; and

- directing stormwater runoff onto garden areas to reduce need forwatering and requirements to additional drainage infrastructure.

6 Where available, a reticulated gas service may be connected, and wherepractical, space or facilities for outdoor clothes drying are provided.

7 Where practical, developments do not significantly reduce winter solar accessto large north-facing windows of main living room of adjacent dwellings.

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6.3 Performance Measures

6.3.1 Five Star Design

It is recommended that an energy rating be used by applicants to demonstratethe energy efficient design principles adopted in the design of cluster housingdevelopments.

The Five Star Design Rating is an award which indicates a standard ofexcellence in housing design for energy efficient design.

A Five Star home saves 80 to 90 per cent of the combined heating andcooling costs which a typical home could incur to achieve the same level ofthermal comfort. This adds up to big savings, year after year.

The Five Star Design Rating is awarded by the National GMI Council based

on recommendations of its examining body in each state, including the Officeof Energy New South Wales.

House designs can be appraised at design stage and be given an ApprovedDesign Rating. This means that housing can be designed to meet the FiveStar Standard of performance. Homes do not automatically receive the FiveStar Design Rating when they are built to an approved design.

Before final ratings are issued, inspections are carried out by the examiningbody to ensure that homes meet Five Star Standards.

The housing rating can be a major feature in the selling of housing. Studies

have shown that houses with a similar energy rating endorsement in the USAhave nine per cent higher resale values than other houses of equal size.

A technical design advisory service is available from the Energy InformationCentre:

18 Hickson Road, The Rocks, SydneyPostal: PO Box 6 Millers Point 2000Phone: (02) 9247 1144Fax: (02) 9247 1438

6.3.2 Installation of Energy Efficient Appliances

It is recommended that projects demonstrate their energy efficiency with theinstallation of many of the energy efficient appliances available including:

- high star energy rating appliances, including energy efficient hot watersystem, using either a solar or heat pump, front loading washingmachines, and high rating refrigerators;

- energy efficient compact fluorescent lamps;

- timer switches for exhaust fans, lights etc; and

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- dual flush toilets, low flow shower heads and aerated taps.

6.3.3 Collection of Rainwater

The collection of rainwater can be a significant benefit in reducing potablewater requirements.

Cluster housing, should consider the benefits of providing a commonunderground tank, for instance, and using solar pumps to storage tanks ineach dwelling for use for toilets, garden watering and car washing. This typeof approach can be used to reduce stormwater detention requirements.

(Min No 232/99 7 December 2000)(Min No 60/2001 13 March 2001)

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DCP 127 (Cluster Development) addendum

LODGEMENT REQUIREMENTS

The speed in which Council can deal with a Development Application depends on, in manyinstances, the detail of information provided with a Development Application. To assistapplicants and Council in the assessment of applications these lodgement requirementshave been developed and list the information usually necessary for this type of developmentproposal.

Please note: All development that involves building works, will require a ConstructionCertificate, as well as a Development Approval, to be issued prior to the commencement ofany works. If you require Council to issue this Construction Certificate, please indicate thison the application form and refer to the section in this document headed Construction forthe lodgement requirements.

Applicants are required to lodge five (5) full sets of plans with their application, eight (8) setsin the case of large developments, $1,000,000 or more in estimated value, or 15 setsfor Major Developments.

Plans cannot be accepted on graph paper, drawn in pencil or showing a previous Councilapproval stamp.

Council would prefer plans presented on A3 paper.

Council may accept electronic drawings in lieu of some of the above if they can be provided

in an appropriate format. Further information can be provided upon request.

All applications must also include five (5) sets of plans reduced to A4 showing the site planand external configuration (elevations) if any, for notification purposes. If these are notprovided at lodgement an additional charge may be incurred to produce them.

All Applications must be made on the application form provided by Gosford CityCouncil, fully completed with the consent of ALL the property owners

Note: All registered owners must sign applications and the stamp/seal of the company/firm is alsorequired on the application, if applicable. If the property has recently (within 8 weeks) changed hands,a letter from your conveyancer confirming settlement may be required.

The Property must be identified by either a Lot & Deposited Plan number, rateablestreet address or rate assessment number.

Note: Applications cannot be accepted that do not uniquely identify the development site.

The Application Fee based upon the proposed construction cost of the developmentmust be paid at the time of lodgement. This fee can be obtained from Council officers byringing (02)4325 8200 and quoting the estimated cost of construction.

Note: This estimated cost must be based upon realistic construction costs including all costsincurred (including labour) to bring the development to occupation stage. Owner Builders must provide an estimated cost similar to a builders contract rate, ie NOT materials only. If

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Council does not consider the estimated cost realistic it may require the applicant to provideevidence of construction cost by way of a Quantity Surveyors report or a bona fide contract with abuilder. Alternatively Council may estimate the construction costs based upon NSW Stateaverage building costs. The fee will then be based upon this figure

The Process (Not Major Developments) Once your plans are lodged with Council thefirst step will be for them to be advertised in accordance with Councils Public NotificationDCP 128. During this period, the application will be allocated to an assessment team forassessment against the requirements of the EP&A Act. The assessment process shouldtake approximately 40 days, depending upon the complexity of the development andwhether any additional information is required. If additional information is necessary theassessing officer will contact the applicant, indicating precisely what information isrequired to complete the assessment. Any submissions received from the public duringthe advertising period are also taken into account at this stage. If the application is to berefused, you will be notified of Councils intention, with reasons for the refusal. You maybe able to address these problems and still get the application approved. When anapplication is approved, the Applicant will receive the approval, with any conditionsattached, in the mail to the address indicated on the application form.

Please note that the following requirements represent the minimum detail required tolodge an application under this DCP. Council advises potential applicants to discusstheir proposal with Council officers prior to lodging their application. Thesediscussions may reveal the need for additional information, which may assist with theassessment of their application.

Where mention is made of a Council Policy or Development Control Plan (DCP),further information can be obtained from Councils Web site. Details of Councils

Policies, DCPs and Planning Ordinances can be viewed on-line and downloaded freeof charge.

www.gosford.nsw.gov.au

1. Site Plan The size of the land to be indicated, ie the length of all boundaries in metricand the area of the site shown in square metres. A North point must be indicated.Broken lines only to be used where they dont interfere with the accurate positioning ofany required data, eg: location of development, sewer main or easements, etc.The location of ALL roads must be indicated. Where a public road does not adjointhe development site, the nearest public road should be indicated on the site plan.

Scale: Floor plans, elevations and sections 1:100Recommended scale for site plans 1:200

Note: It should be noted that photocopy reductions of plans will not be accepted, unless these canbe shown to be to a nominated recognised scale (see above)

2. Restrictions on site (including pedestrian and vehicular). It is the applicantsresponsibility to check the propertys title deeds to ascertain whether it is benefited orburdened by any easements or rights of way or is affected by any waterways orwatercourses.

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Where property is affected by one of these restrictions its exact location in relation to theboundaries of the land must be shown indicating its width, length and type. Details ofeasements should indicate the purpose eg sewer, services etc. If the property is notsubject to any site restrictions, a notation should be made either in a statement or on theplans.

3. Existing Buildings All existing buildings are to be shown on the plans, drawn to scaleshowing the uses of each area/room, except when there is to be total redevelopment ofthe block and the existing buildings are to be demolished. Note: The existing buildings are required on a commercial development where credit on existingdevelopment may be part of Councils assessment.

4. Vegetation & Clearing - All areas of native vegetation shall be mapped on the site plan(including understorey) and must identify the existence of rainforests, sedgelands,wetlands and any regionally significant vegetation community/s (Lower Hunter / CentralCoast Regional Environmental Management Strategy 2000). Areas to be cleared as a

result of the development must be indicated on the site plan.

5. Stormwater Drainage Any existing and all proposed stormwater drainage to beindicated on the site plan. Detail is required to show how proposed drainage would beachieved and should include all levels, discharge rates, pipe sizes and grades..

6. Contour Levels to Australian Height Datum All level measurements are to be clearlytied to AHD.Contours should extend 5m minimum into adjoining lands to identify any natural flowpaths. In the case of land with a slope of land less than 10% spot levels are to be used.

7. New Building/Structure/Improvements The proposed development is to be shown,

together with setbacks from all affected boundaries (minimum of two) and its proximity toany easements, mains, etc.

8. Elevations & Section detail Notes regards external finishes, colours, materials ofconstruction of the external walls of building, roofing materials, type of doors and window,balcony railing, paving materials, driveway materials should be shown on the elevationsand section. All elevations need to be shown and all rooms must be nominated on thesectionFloor and ridge levels to AHD must be shown on elevations and sections.

9. Floor plans A floor plan of each level of the building, showing uses of each room/areaand window/door placement. This floor plan must be fully dimensioned and include all

wall thickness. Where an existing building is to be retained, the floor area/dimensionsare to be shown.

Floor Space Ratio Means the ratio of total floor space (as defined in CouncilsPlanning Instruments, ie: gross area). divided by the site area of the land. This must beindicated on the plans or in accompanying documentation.

Unit Area Means the gross floor area of the individual unit/dwelling within a residentialflat building. This should be indicated for each unit.

10. Parking spaces All parking areas to be nominated and use shown (resident, visitoretc)

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11. Garbage Area To indicate the area that bins are to be placed.

12. Landscape Principle Plan Show the areas of land to be landscaped, paving areas,types of fencing, moulds, ponds, playgrounds and the like. In relation to plants to beused, the information should include any theme size and spread whether dense or lightplanting.

13. Shadow Diagrams Required for development of two or more storeys.Shadow diagrams are to accompany the application to demonstrate sunlight received byadjacent properties between the 9am and 3pm on 22 March and 22 September.Note: Shadow diagrams are not required if the proposed development consists ofinternal alterations to existing buildings, minor matters or if development is in the middleof the lot.

14. Extent of Cut and Fill All areas subject to cut and fill require the depths of both to be

shown as well as the measures proposed to retain both. All depths to be related to AHDlevels.

15. Erosion/Sedimentation Plan Control Details as required by the Regional Policy andCode of Practice for Erosion and Sedimentation Control applicable to the Central Coast.This is available on Councils Web site under Environment policy E5.04.

16. Nutrient Control Plan Details as required by Councils Best Practice Guide for NutrientControl.

17. Roadwidths/Laneways/Existing Kerb and Gutter Widths of all roads and lanewaysadjacent to the development site and any existing kerb and gutter to be indicated on plan.

18. Water and Sewer Mains Indicate the location of Councils Water and Sewer Mains onthe site plan. If mains do not burden the property, please indicate their location, eg: instreet or laneway or adjacent property.

19. Statement of Environmental Effects (Not Designated Development) Everyapplication is to be accompanied by a statement demonstrating that the environmentalimpact of the development has been considered and any effects addressed so as tominimise any potential harm to the environment.

20. Swimming Pools/Spas - (as defined under the Swimming Pool Act) Location, designand construction details of any swimming/spa facility included in the design. Detail must

include fencing and any other requirements indicated by the Swimming Pool Act. Thelocation of the pumps and filter must be indicated along with any measures being takento minimise noise from these from any adjoining units or neighbours.

21. Air Conditioning Location of any external equipment related to air conditioningsystems should be indicated on the site plan along with setbacks from the propertyboundaries. Where possible approximate distances from adjoining properties should alsobe indicated along with the decibel ratings of the proposed equipment.

22. Safety fencing of the development site All applications need to be accompanied by aformal assessment detailing the measures to be adopted to restrict public access to thesite during the course of construction.

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23. Waste Management Plan This should outline the following information: The type and amount of waste/recyclable material to be generated by the

development site.

How waste/recyclable materials are to be stored and treated on the development site. How residual waste/recyclable material from the site is to be disposed of. How ongoing waste management will operate from the completed development.

Further information and details can be obtained from Council s Development ControlPlan (DCP) 106 and advice can be obtained from Council Waste Management Officer.

24. Termite Protection Method A notation needs to be made to each set of plansindicating what type of termite protection is to be used. This should be (a) none (b)Physical and/or (c) Chemical.

25. Character Statements Where applicable (not all suburbs are covered), applications fornew dwellings, and alterations that change the appearance of a dwelling, need to contain

a statement detailing how the development complies with Councils Development ControlPlan (DCP) 159. This is available free of charge from Councils web site

26. Energy Smart Homes The application must be accompanied by a NatHERS reportindicating the energy efficiency rating of the buildings as required by DCP108.

27. Any other detail that may be required for assessment as indicated by Council officers ata Pre DA meeting.

INTEGRATED APPROVALS

The Environmental Planning and Assessment Act provides for the integrated assessment ofDevelopment Applications where the approval of a State Government body is also requiredbefore a development proposal can proceed. An integrated approval can be sought underthe following Acts:

Fisheries

Management Act1994 s 144 aquaculture permit

s 201 permit to carry out dredging or reclamation work

s 205permit to cut, remove, damage or destroy marine vegetation onpublic water land or an aquaculture lease, or on the foreshoreof any such land or lease

s 219

permit to: (a) set a net, netting or other material, or (b) constructor alter a dam, floodgate, causeway or weir, or (c) otherwisecreate an obstruction, across or within a bay, inlet, river orcreek, or across or around a flat

Heritage Act 1977 s 58approval in respect of the doing or carrying out of an act, matteror thing referred to in s 57 (1)

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Mine SubsidenceCompensation Act1961

s 15approval to alter or erect improvements within a minesubsidence district or to subdivide land therein

National Parks and

Wildlife Act 1974s 90

consent to knowingly destroy, deface or damage or knowinglycause or permit the destruction or defacement of or damage to,a relic or Aboriginal place

Protection of theEnvironmentOperations Act1997

ss 43 (a),47 and55

Environment protection licence to authorise carrying out ofscheduled development work at any premises.

ss 43 (b),48 and55

Environment protection licence to authorise carrying out ofscheduled activities at any premises (excluding any activitydescribed as a waste activity but including any activitydescribed as a waste facility).

ss 43 (d),55 and

122

Environment protection licences to control carrying out of non-scheduled activities for the purposes of regulating water

pollution resulting from the activity.Rivers andForeshoresImprovement Act1948

Part 3A permit underPart 3A

Rural Fires Act1997

s 100B

authorisation under section 100B in respect of bush fire safetyof subdivision of land that could lawfully be used for residentialor rural residential purposes or development of land for specialfire protection purposes

Water Act 1912 s 10licence to construct and use a work, and to take and use water,if any, conserved or obtained by the work, and to dispose of thewater for the use of occupiers of land

s 13A licence to construct a supply work and to take and use waterobtained thereby

s 18F

permit to construct and use a work, and to take and use water,if any, conserved or obtained by the work, and to dispose of thewater for the use of occupiers of land for any purpose otherthan irrigation

s 20Bauthority to take water from a river or lake for the purposes of ajoint water supply scheme

s 20CAauthority to construct a supply work and to take and use waterconserved or obtained thereby

s 20L group licence

s 116

licence to commence sinking a bore or to enlarge, deepen or

alter a borePart 8 approval to construct a controlled work

(1A) Development is integrated development in respect of a licence that may begranted under the Protection of the Environment Operations Act 1997to control thecarrying out of non-scheduled activities for the purpose of regulating water pollutiononly if:

(a) the development application stipulates that an application for such alicence has been or will be made in respect of the development, or

(b) the Environment Protection Authority notifies the consent authority inwriting before the development application is granted or refused that an

Cluster Housing
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application for such a licence has been or may be made in respect of thedevelopment.

(2) Development is not integrated development in respect of the consent requiredundersection 90 of the National Parksand Wildlife Act 1974unless:

(a) a relic referred to in that section is known, immediately before thedevelopment application is made, to exist on the land to which thedevelopment application applies, or

(b) the land to which the development application applies is an Aboriginalplace within the meaning of that Act immediately before the developmentapplication is made.

(3) Development is not integrated development in respect of the consent requiredundersection 138 of the Roads Act1993if, in order for the development to becarried out, it requires the development consent of a council and the approval of

the same council.

(4) Development is not integrated development in respect of the approval requiredundersection 57 of the Heritage Act1977if the approval that is required is theapproval of a council.

Note: It is the responsibility of the applicant to make adequate enquires related to permitsthat may be required for the particular development proposed. If the Applicant choses tomake application for an Integrated Development they must provide adequate information anddetail with their application as well as paying the additional fee as indicated by the EPP&ARegulations, and Councils fees & charges. An additional set of plans will also be required foreach external approval body.

MAJOR DEVELOPMENT APPLICATIONS

Councils Economic Development Officers role is to assist and foster a dynamic economicenvironment with Gosford City that encourages the generation of local job opportunities andsustainable economic growth.

The Economic Development Officer provides a customised service for major employmentgenerating developments. Major Development is defined as:

All Commercial, Industrial and Tourism developments in excess of $2 millionand/or

Projects resulting in the direct full-time employment of twenty or more peopleafter construction.

It is recommended that Developers considering a Major Development in Gosford Cityundertake the following procedures:

Cluster Housing

Contact the Economic Development Officer to discuss your proposal. TheEconomic Development Officer will provide advice on the project, and the

roles of the Central Coast Regional Development Corporation and the
http://p/au/legis/nsw/consol_act/npawa1974247/s90.htmlhttp://p/au/legis/nsw/consol_act/npawa1974247/http://p/au/legis/nsw/consol_act/npawa1974247/http://p/au/legis/nsw/consol_act/ra199373/s138.htmlhttp://p/au/legis/nsw/consol_act/ra199373/http://p/au/legis/nsw/consol_act/ra199373/http://p/au/legis/nsw/consol_act/ha197786/s57.htmlhttp://p/au/legis/nsw/consol_act/ha197786/http://p/au/legis/nsw/consol_act/ha197786/http://p/au/legis/nsw/consol_act/ha197786/http://p/au/legis/nsw/consol_act/ha197786/http://p/au/legis/nsw/consol_act/ha197786/s57.htmlhttp://p/au/legis/nsw/consol_act/ra199373/http://p/au/legis/nsw/consol_act/ra199373/http://p/au/legis/nsw/consol_act/ra199373/s138.htmlhttp://p/au/legis/nsw/consol_act/npawa1974247/http://p/au/legis/nsw/consol_act/npawa1974247/http://p/au/legis/nsw/consol_act/npawa1974247/s90.html


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Department of State and Regional Development in assisting majordevelopments.

Arrange a pre-lodgement meeting with the Economic Development Officer.Other relevant senior Council officers will attend the meeting. The purpose ofthe meeting is to discuss the proposal and information that will be required tosupport the Application. A site inspection may also be required.

The Developer is to provide any plans and/or information to Council prior to thepre-lodgement meeting if possible.

Minutes of Meeting will be taken at the pre-lodgement meeting and a copygiven to the Developer on completion of the meeting. Further pre-lodgementmeetings can be held if required.

Contact the Economic Development Officer when you lodge your DevelopmentApplication.

Major Development Applications will be marked priority. This means that aProject Officer will be assigned to the application and facilitate all requiredmeetings. The application is also walked through the process.

The applicant can contact the Economic Development Officer if any problems withthe application are experienced.

The number of sets of plans required to be lodged for Major Development Applications willbe discussed prior to lodgement (generally 15 sets).

Further information can be obtained from Councils Economic Development Officer ontelephone 4325 8385, mobile 0417 046 282.

CONSTRUCTION

If you appoint Gosford City Council as your Principal Certifying Authority (PCA) and wish usto issue a Construction Certificate simultaneously or consequent to the DA, the followingdetails will be required.

copies of any compliance certificates relied upon Two (2) specifications and three (3) copies of detailed plans . (unless this certificate is

being applied for in conjunction with, and at the same time as, the DevelopmentApplication. In this case no additional plans for the Construction Certificate are required- providing the Development Application plans also provide the information required in

this section to the satisfaction of Council).

The plans must be drawn to a suitable scale (indicated on the plans) and consist of thefollowing: A site plan showing all existing and proposed structures on the site A floor plan showing each floor of the proposed structure indicating internal and external

wall thicknesses, location of doors, windows etc A section through the proposed structure Each elevation of the proposed structure Levels (to AHD) indicating the levels of the lowest floor and of any yard or unbuilt on area

belonging to that floor and the levels of the adjacent ground Levels (to AHD) indicating the height of the proposed structure

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Details indicating design, construction and provision for fire safety and fire resistance (ifany)

Where the proposed building work involves any alteration or addition to, or rebuilding of, anexisting building the general plan is to be coloured or otherwise marked to the satisfaction ofthe certifying authority to adequately distinguish the proposed alteration, addition orrebuilding.

The specification is: To describe the construction and materials of which the building is to be built and the

method of drainage, sewerage and water supply State whether the materials proposed to be used are new or second hand and give

particulars of any second-hand and give particulars of any second-hand materials to beused

Where the application involves an alternative solution to meet the performancerequirements of the BCA, the application must also be accompanied by:

Details of the performance requirements that the alternative solution is intended tomeet, and Details of the assessment methods used to establish compliance with those

performance requirements. Evidence of any accredited component, process or design sought to be relied upon A list of any fire safety measures that are proposed to be implemented in the building or

on the land on which the building is situated, and If the application relates to a proposal to carry out any alteration or rebuilding of, or

addition to, an existing building, a separate list of such of those measures as arecurrently implemented in the building or on the land on which the building is situated

The list must describe the extent, capability and basis of design of each of the measures

concerned.

Gosford City Council would prefer that applicants provide printed buildingspecifications from an accredited source. This ensures that all items are addressed,enabling Council to speedily process the application.

CIVIL WORKSIf you wish Council to issue an Engineering Construction Certificate for Civil works, thefollowing details will be required. A lodgement fee as advertised in Councils fees & chargeswill apply. This fee can be obtained by telephoning Councils Customer Service Unit on(02)4325 8200 during office hours.

Copies of any compliance certificates relied upon

Four (4) copies of detailed engineering plans. The detailed plans may include but are notlimited to the following: earthworks road works road pavement road furnishings stormwater drainage water supply works sewerage works landscaping works

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erosion control works

Where the proposed subdivision work involves a modification to previously approvedplans the plans must be coloured or otherwise marked to the satisfaction of the certifyingauthority to adequately distinguish the modification.

Estimated costs of work. This must be provided as in most cases Long Service Levy willapply.

LONG SERVICE LEVY

This is payable on all works with a contract value in excess of $25,000. Gosford City Councilcurrently acts as an agent for the Long Service Levy Corporation and may accept payments

on their behalf. The levy is payable at 0.2% of the estimated construction cost and must bepaid prior to the release of a Construction Certificate.

This levy is placed in a State Government fund and is collected so that eligible builders canclaim Long Service Leave payments.Further information can be obtained from the Long Service Levy Payments Corporation on13 1441 or visit their web site at www.lspc.nsw.gov.au

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planFIRST LEVY

As of 1 November 2002, NSW State Government introduced a PlanFirst levy, applicable toall Development Applications that involve building with an estimated cost exceeding $50,000.This levy is to allow PlanningNSW to provide funding assistance for strategic planning andlocal plans. The levy is 0.64%.This levy does not apply to Complying Development as defined in Councils PlanningOrdinances.

Cluster Housing Planning Data

Documents