Development Application - Environment

Planning and Development Act 2007

Development ApplicationApplication Number: 201731481

Before Starting

PLEASE NOTE: This wizard will time out if left inactive for a period of more than two hours, afterwhich time you will lose your application and be required to complete a new wizard. It isrecommended you save this session if it is to be left inactive for an extended period of time.

Please ensure that your screen is set to the highest resolution (e.g. 1280 by 1024 pixels) to ensureall content in the wizard is visible.

Type of Application

The type of application you are applying for is a New Application

Are you applying for a:

Pre-Application Meeting

To ensure Directorate officers can provide you with appropriate advice in relation to yourdevelopment proposal you will need to provide this completed wizard with any supporting plans ordocumentation at least 5 working days prior to your scheduled meeting date.

Failure to provide this information within the specified time may result in the meeting beingcancelled or rescheduled. Please note meetings will be limited to 30 minutes.

Please ensure all parts of this wizard are complete.

Lease/Site Details

Site Number: 1

If your rural property is identified by a Block/Section/Suburb, please select the "Urban" radiobutton.

Urban

Street Address

TAYLOR

Suburb

TAYLOR

Section

40

Block Number

1

Unit Number

Site Number: 2

If your rural property is identified by a Block/Section/Suburb, please select the "Urban" radio

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Development Application Created on 04/05/2017 13:02:44

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button.

Urban

Street Address

TAYLOR

Suburb

TAYLOR

Section

40

Block Number

2

Unit Number

Applicant Details

What type of applicant are you:

Business

Email

[email protected]

Phone Number

0264047143

Fax Number Mobile Number

Suburb

Cooma (Bunyan)

State/Territory

NSW

Postcode

2630

Country

Australia

Postal Address 3

Postal Address 1

333 Murrells Road

Postal Address 2

Salutation

None

First Name

Ted

Surname

Streatfeild

Company Name

Resolution Planning

Position held / Title

Director

ACN or ABN

15512672663

Lessee (Property Owners) Details

Lessee Number: 1

Is the Lessee a:

Organisation or Government entity

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Email

[email protected]

Phone Number

62072890

Fax Number Mobile Number

Suburb

Canberra

State/Territory

ACT

Postcode

2601

Country

Australia

Postal Address 3

Postal Address 1

LDA

Postal Address 2

GPO Box 158

Salutation

Ms

First Name

Stacey

Surname

Quayle

Company Name

Land Development Agency

Position held / Title

Manager

Australian Business Number (ABN)

20419925579

Zone

Please specify which zone applies to this application (please select one zone only). Please clickhere to access ACTMAPi and locate the zone.

CFZ Community facility zone

If more than one zone is applicable to your application, please specify them below:

Development/Precinct Code

Please specify which development/precinct code applies to this application.

Community Facility Zone Development Code

Pre-Application Requirements

Have you spoken to a technical officer in relation to this proposal?

No

General advice can be provided by a technical officer at the Dickson Customer Service Centre at16 Challis Street in Dickson between the hours of 8.30am – 4.30pm Monday to Friday.

Technical officers can often provide advice on planning and development related matters and

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remove the requirement for a pre-application meeting.

Have any previous meetings been held regarding this proposal?

No

Is the block unleased/subject to a direct sale application?

Yes

Is there any proposed works on the verge?

Driveways

Waste Collection

Traffic Management

Trees on Verge

Other Offsite Works

Is the site in a heritage area?

No

Will any protected trees be affected by the proposal?

Yes

Is the project a subdivision?

Yes

Are you planning to unit title the development?

No

Will the proposed changes affect your lease?

No

Is there any easement within the block that will be affected by the proposed works?

No

Are there any environmental considerations (Noise, Pollution etc)?

Yes

Does the proposal trigger an EIS under Schedule 4 of the Planning and Development Act?

No

Added gross floor area?

1088.5

Number of storeys?

1

Estimated cost of development?

2,000,000.00

What are the key matters you would like discussed for this meeting?

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1.Report from LDA on Current status of Taylor 1a subdivision

2.Report that the southern boundary is being altered to remove reserve indent as this is no longer required for a

pedestrian overpass.

3.Following this LDA will uplift the drawing for Block 2 Section 40 (the school block) and part of Block 1, Section 40

(for the two ovals)

4.Concurrent to the drawing amendment and uplift (FUA) by LDA we ask if the DA for the school/oval construction can

be submitted and assessment begun by EPSDD. Does EPSDD have any concerns with this approach?

5. Noting then that these blocks have not been transferred to the Education Directorate as yet, assume that the

EPSDD are happy to continue to discuss the school DA proposal before the uplift?

6.Note that it is a proposed as a possibility, that the construction of two ovals on Block 1 are undertaken as part of the

school construction contract. As such the constructions will happen concurrently. Does EPSDD have any concern

with this approach?

7.Update on proposed NGP6 school project. Plans / Elevations discussed.

8.Note that western boundary is currently a fence line with no “official ‘ block delineation. PCW are currently seeking

EDU confirmation that this is how they wish it to remain.

9.Note that it has been proposed that a drop off zone has been suggested on the North side of Horse Park Drive. This

hasn’t been passed by TCCS as yet. Does EPSDD have any concerns?

10.Note that options for pedestrian access to the school crossing Horse Park Drive are currently with Government for

funding consideration.

11. Block subdivision to separate off school block

12.Entry Crossover levels and location - Current design levels for the entry crossover have not changed from the Sub

Division Construction Drawings issued to Joss during the tender period

13.Proposed footpath across open urban space (unleased land) to link the site with the Bus Stop.

14.Proposed Pedestrian Overpass – Any further update of its location and impact upon School Boundary.

15.Service Ties – Any update on final locations?

16.Electrical Supply – discuss the proposed substation location

Please provide the number of meeting attendees

10

Territory Plan Advice or Departures

Please detail of particular Rules or Criteria in the relevant code that you wish to seek advice on;and/ordetails of any departures from the Territory PlanNo particular departures

General requirements from the Codes relating to building appearance, setbacks, access and mobility, CPTED, noise,

services, waste management, security, public access, protected trees and any other relevant matters

Fully Describe Your Proposal

Please provide a full description of your proposal (Note: This must accurately describe allaspects of your proposal and include any lease changes being applied for.)New North Gungahlin P-6 School including - Multi purpose Hall, 4 Learning centres, 1 Early learning centre/Learning

Centre and Library and Administration building, covered way, shade structures, car parking, landscaping, driveway

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entry

Disclaimer and Advice

Once you have provided the Authority with the relevant documentation your meeting time will beconfirmed.

Record of the Meeting

During the meeting the attending officer will take notes about what has been discussed, the issuesraised and the advice given. The case officer will save a copy of these notes in the relevantAuthority file and provide you with a copy for your records.

Disclaimer

Whilst every effort will be made by the Environment and Planning Directorate to identify issueswhich are likely to arise in assessing your application, other matters may arise during the referral,public notification and assessment processes. These processes may lead to unforseen issues orrequirements being identified.

The Environment and Planning Directorate do not provide a design consultancy service.

Advice is provided in good faith on a ‘Without Prejudice’ basis and should in no way be taken to bean approval in principle.

Contact Details

Customer ServicesTelephone: 6207 1923Email: [email protected]: www.environment.act.gov.auBusiness Hours: 8.30am – 4.30pm

Before Submitting

You have almost completed the first stage of your Development Application/Pre-Applicationrequest. PLEASE ENSURE YOUR WIZARD SESSION IS SAVED BEFORE PROCEEDING.This will enable you to resume your session in the event of a system outage or other interuption.

When you click on Finish below, you will be navigated to a new page which will enable you toupload any associated plans/documents prior to submitting to EPD for review.

Development applications (DAs) can be delayed unnecessarily because EPD does not have allthe information it needs to undertake an assessment and make a decision.To avoid delays ensure all required sections of the wizard are answered correctly and all requireddocumentation is uploaded. In particular:

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1. A signed appointment letter from all lessee's must be provided if works are to performed on theverge, a signed endorsement letter must be provided by the relevant Government Custodian;2. Public register plans for residential applications are included;3. You MUST include a statement against the criteria for development applications that will beassessed in the Merit track;4. If the application is for a single unit on a unit titled block body corporate authorisation is requiredif there is works on a common propertyIf you are still not sure how to proceed or want to ensure you have everything you need for yourapplication, you can visit the EPD Customer Service Centre, 16 Challis Street, Dickson, or call uson 6207 1923 and ask to speak with a technical officer.

Privacy Notice

The personal information on this form is provided to the Environment and Planning Directorate(EPD) to enable the processing of your application. The collection of personal information isauthorised by the Planning and Development Act 2007. If all or some of the personal informationis not collected EPD cannot process your application. The Planning and Development Act 2007requires the details of applications, decisions and orders to be kept on a register and madeavailable for public inspection. Information and documentation relevant to a developmentapplication may be made available via the Internet. The personal information you provide may bedisclosed to Australian Bureau of Statistics, ACT Revenue Office, the Registrar General’s Office,ACTEW Corporation, ActewAGL, Territory and Municipal Services Directorate and otherGovernment agencies with a direct interest in the development assessment process. Theinformation may also be disclosed where authorised by law or court order, or where theDirectorate reasonably believes that the use or disclosure of the information is reasonablynecessary for enforcement-related activities conducted by, or on behalf of, an enforcement body.EPD’s Information Privacy Policy contains information about how you may access or seek tocorrect your personal information held by EPD, and how you may complain about an allegedbreach of the Territory Privacy Principles. The EPD Information Privacy Policy can be found atwww.environment.act.gov.au

Does the Commonwealth Environment Protection and Biodiversity Conservation Act 1999(EPBC) affect your proposal?

The EPBC came into operation on 16 July 2000. It establishes an environmental assessment andapproval system that is separate and distinct from the ACT system. It does not affect the validity ofACT development assessment and approval processes, but may affect the assessment track. TheACT cannot provide preliminary advice on whether a proposal falls within the definition of acontrolled action, or requires referral to the Commonwealth. You should consult with theCommonwealth to determine if your proposal is a controlled action before seeking any approvalsunder the Planning and Development Act 2007. For information about the EPBC, including thereferral process and when a referral should be made, contact: the Department of Sustainability,Environment, Water, Population and Communities, GPO Box 787, CANBERRA ACT 2601Telephone: 62741111

Contact Details: Environment and Planning Directorate Customer Service Centre GPO Box158, Canberra City 2601 16 Challis Street, Dickson ACT 2602 Business Hours: 8.30am to4.30pm weekdays (excluding Public Holidays) Phone: (02) 6207 1923 Email:[email protected] Website: www.environment.act.gov.au

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Application Creation

Dear Mr/s StreatfeildYou have successfully completed the first step in the electronic development application (eDA) process.NEXT STEP: UPLOAD DOCUMENTS

DA Number: 201731481Block: 1, Section: 40Suburb: TAYLOR, District: GUNGAHLIN

Block: 2, Section: 40Suburb: TAYLOR, District: GUNGAHLINApplicant Name: Ted StreatfeildPlease note that EPD will not begin reviewing your application until all required attachments have beensubmitted.This email was automatically generated please do not respond. If you need to contact the Environment andPlanning Directorate in relation to this proposal please contact Customer Services on (02) 6207 1923 orclick on the following link [email protected] to send an email.Environment and Planning Directorate http://www.environment.act.gov.au

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From: Davis, MattSent: Wednesday, 10 May 2017 10:11 AMTo: 'Ted Streatfeild'Subject: RE: Pre app notes for 1&2-40 Taylor [SEC=UNCLASSIFIED]Attachments: Pre-app meeting notes (A13131421) (A13457867).pdf

Hi Ted

Sorry for the delay, Please see pre application meeting notes.

Regards Matt

From: Ted Streatfeild [mailto:[email protected]] Sent: Wednesday, 10 May 2017 9:25 AM To: Cashen, Clinton Subject: RE: Pre app notes for 1&2-40 Taylor

Hi Clinton

Sorry to put pressure on you however my clients are getting frustrated at the lack of pre application notes for their records.

They may start to complain more vehemently soon and will want me to chase the response up the line. Can you please send through the pre app notes in the next few days to set their minds at rest?

Thanks and regards

Ted Streatfeild RPIA

Resolution Planning Town Planning Consultancy 02 6404 7143 www.resolutionplanning.com.au

From: Ted Streatfeild [mailto:[email protected]] Sent: Monday, 8 May 2017 3:54 PM To: '[email protected]' <[email protected]>; 'EPD, Customer Services' <[email protected]> Cc: 'Young, Kelly' <[email protected]>; [email protected]; [email protected];

Subject: FW: Pre app notes for 1&2‐40 Taylor

Clinton/Customer Services

Can you please send through the pre app notes for 1&2/40 Taylor as soon as you can. My clients are keen to complete the pre app stage which will finalise our involvement in the project for now. They can then move onto the lodgement process. If you can’t send them through immediately can you please let me know when the notes can be expected.

Thanks and regards

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From: Ted Streatfeild [mailto:[email protected]] Sent: Thursday, 4 May 2017 8:03 AM To: '[email protected]' <[email protected]>; 'EPD, Customer Services' <[email protected]> Cc: [email protected]; [email protected]; 'Young, Kelly' <[email protected]>;

Subject: RE: Pre app notes for 1&2‐40 Taylor

Clinton/EPSDD Customer Services

Can you please send through the pre application notes as requested below at your earliest convenience.

Regards



From: Ted Streatfeild [mailto:[email protected]] Sent: Friday, 21 April 2017 12:45 PM To: '[email protected]' <[email protected]>; 'EPD, Customer Services' <[email protected]> Cc: [email protected]; [email protected]; 'Young, Kelly' <[email protected]>;

Subject: Pre app notes for 1&2‐40 Taylor

Hi Clinton or Customer services

Just chasing the EPSDD pre app notes from last Tuesday’s pre app for 1&2‐40 Taylor (Gungahlin School P‐6). Can you send them through as soon as possible.

Thanks & regards



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Pre-Application Meeting Notes

Page 3 of 8 Environment Planning and Sustainable Development Directorate

one or more elements such as colour, articulation, materials, shadows or deep framing profiles C13 – interface Elements of the development that interface with a street promote an attractive streetscape. C14 – Traffic The existing road network can accommodate the amount of traffic likely to be generated by the development. * showing compliance by providing a Traffic report* R15/R16R17 – WSUD Requirements (m) Compliance with this rule is demonstrated by a water sensitive urban design outcomes plan endorsed by a suitably qualified person. R19 – Sediment and Erosion (m) Supporting document: A sediment and erosion control concept plan is prepared in accordance with Environment Protection Authority Environmental Protection Guidelines for Construction and Land Development in the ACT 2011. Note: A condition of development approval may be imposed to ensure compliance with this rule. R21 – Tree Protection (m) This rule applies to a development that has one or more of the following characteristics: a) requires groundwork within the tree protection zone of a protected tree b) is likely to cause damage to or removal of any protected trees R22 – Heritage (m) This block has been identified in the ‘Molonglo River to Barton Highway Woodland’. It is recommended to seek advice from Heritage unit prior to lodgement, if not the application will be referred to the Heritage Council for advice/ conditions. R25 – Waste Management (m) Development complies with the waste facilities and management measures endorsed by Transport Canberra and City Services Directorate. R26 – Utilities (m) It is recommended that a statement of compliance from each relevant utility provider is provided which confirms that the location and nature of earthworks, utility connections, proposed buildings, pavements and landscape features comply with utility access provisions and asset clearance zones on submission.

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queuing of buses waiting to use the single bus bays (both directions), vehicle flow impacts because of crossing arrangements on the proposed major collector road, funnelling of students to cross the major collector road at a non signalised intersection if an overhead pedestrian bridge is proposed. The applicant is encouraged to discuss the proposed raised crossing with TCCS. Subdividing the site, as proposed, reduces the access opportunities for both pedestrians and vehicles and eliminates through traffic opportunities.

• Consistent with the recommendation of the acoustic report submitted to support the Taylor Estate Development Plan (EDP), the applicant is requested to submit a noise management plan with the DA demonstrating the proposal meets the draft ACT Noise Management Guideline (1996) with specific reference to the facade noise level for a community use. The report should consider the appropriateness of the location of the classrooms, future demountable classrooms and sensory gardens shown on the plans. The noise report should consider the ultimate alignment of Horse Park Drive (if it is to be duplicated) along with expected vehicle movements and mix of traffic. Details of vehicle forecasts can be discussed with EPSDD Transport Planning.

• TCCS requested traffic report, turning templates in/out of site aswell as internal movements including trucks/waste. Applicant to provide stormwater and ties plan, LMPP, site management and construction plan (location of stockpile, vehicles etc)

• The meeting discussed the elements that would need to be considered if a drop off area adjoining Horse Park Drive is proposed. These included the existing speed limit of Horse Park Drive, deceleration and acceleration areas and how they would integrate with the existing lanes on the road, merging of traffic. TCCS raised significant concern with the location being considered given these items.

• The applicant was encouraged to consider moving the proposed path under the canopy of the mature tree on the block adjoining the school site given the high foot traffic expected.

• Icon Water – Icon advised site is still under FUA and location of easements unknown, however, on DA submission applicant to provide a hydraulic design and an external services plan.

• EPA – A condition will be in the notice of decision to provide a temporary sediment pond. Show sediment reducing measures on erosion and sediment control plan.

• Tree Protection – no change of levels permitted in tree protection zone

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STANDARD DA LODGEMENT REQUIREMENTS - DESIGN AND SITING There may be additional requirements for your development required by the Territory Plan. Please also note the acknowledgement at the end of this document. DA form – correctly completed with lessee details Please note: for works involving a body corporate (for example, works affecting a common boundary wall), the body corporate must have signed as a lessee. For works on unleased territory land (for example, the road reserve) the land custodian must sign the DA form as lessee.

Yes

Survey certificate Yes Statement against relevant criteria Yes Site plan Yes Floor plan Please note: for residential development two floor plans are required, one showing an internal layout and one without the internal layout. The public register and public notification do not show the internal floor plan.

Yes

Area plan Not required for single residential development.

Yes

Elevations Yes Sections Yes Driveway plan and turning circles Yes Colour sample schedule Yes Shadow diagrams Yes Demolition plan Yes Pollution control plan Yes Water sensitive urban design documentation Please note: this is required for all new single dwellings and additions and alterations that trigger Water Sensitive Urban Design requirements. Also required for new multi unit development & developments that trigger the Water Sensitive Urban Design General Code.

Yes

Unapproved existing works plan Please note: this needs to be signed by a surveyor.

Yes

Tree Management Plan Please note: this is required where any trees under the Tree Protection Act 2005 requires groundwork within the tree protection zone of a protected tree, or is likely to cause damage to or removal of, any protected trees.

Yes

Composite streetscape elevation maybe Noise Management Plan Please note: the EPA have been requesting a Noise Management Plan for new developments and must address all permissible uses regardless of use being taken up.

Yes

Bill of costs (must be provided for projects over $10 million) Yes

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Parking plan Yes Off site works plan maybe Landscape plan Yes Access and Mobility Report/Adaptability report maybe Signage plan Yes Waste management plan Yes Assessment of Environmental Effects maybe STANDARD DA LODGEMENT REQUIREMENTS – LEASE VARIATION There may be additional requirements for your development required by the Territory Plan. Please also note the acknowledgement at the end of this document. List of registered interested parties (e.g. mortgagees, sublessees etc) and their addresses or a written statement advising that there are no registered interested parties.

Yes/no/maybe

A survey-like subdivision plan showing the proposed block boundaries, dimensions, bearings, proposed block sizes (subject to survey), easements, development footprints.

Yes/no/maybe

A valuation report and certificate prepared in accordance with section 277 of the Planning and Development Act 2007.

Yes/no/maybe

IMPORTANT INFORMATION ABOUT YOUR DEVELOPMENT AND THESE NOTES • Lodgement of development applications are electronic in the ACT and must be lodged using

eDevelopment. Further information can be obtained at www.planning.act.gov.au.

• This information shall not be taken to be pre-application advice for the purposes of s138 of the Planning and Development Act 2007. Pre-application advice can be formally requested from the planning and land authority under s138.

• This document reflects preliminary information provided by the applicant and/or concept sketches submitted to the planning and land authority. The submitted information was not subjected to a formal assessment and this advice will not be binding on the determination of any future development application that may be lodged. It is also advised that relevant policies may alter between the time the information on this form is provided and the lodgement of the development application.

• Any information relating to advice by other authorities or entities reflected in these notes are for guidance only and must not be relied upon. It is the responsibility of the proponent to confirm any requirements of other authorities or entities directly with that authority or entity.

• A decision to sell unit ‘off a plan’, or a property forming part of an unapproved development, is a marketing decision entirely for the risk of the developer or Crown lessee. This practice will by no means be given any consideration in the assessment of a future development application, and sales contracts or ‘off-the-plan’ sales does not pre-empt or influence the planning and land authority’s decision in any way.

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From: Cashen, ClintonSent: Tuesday, 16 May 2017 2:06 PMTo: 'Ted Streatfeild'Cc: Davis, Matt; Billing, Dale; ACTPLA DA LeasingSubject: Submitting a DA on an FUA block and prior to lease - 1&2-40 Taylor [SEC=UNCLASSIFIED]

Hello Ted, As discussed in the pre application meeting and this afternoon on the telephone. Submitting a DA by or on behalf of the Territory on an FUA block appears to be consistent with the legislation. As discussed, it is strongly suggested the amendment dealing with the revised block boundary be decided and the AP approved prior to submitting this. The DA should reflect the amended block boundary and refer to the most current block reference.

Timing for commencement of construction may be impacted if the lease you refer to has not been issued when the DA is decided. This will depend on the leasing arrangement you are proposing for the block. I am not aware of the leasing arrangements your client is proposing. I suggest you discuss this item separately with the DA Leasing area (copied in this email) or by calling 6207 5403.

Please let me know if you would like to discuss this further.

Sincerely, Clinton

From: Ted Streatfeild [mailto:[email protected]] Sent: Monday, 15 May 2017 11:08 AM To: Cashen, Clinton; Davis, Matt Cc: Young, Kelly; Hawkins, John; Squire, Misha; Churcher, Peter Subject: FW: Pre app notes for 1&2-40 Taylor

Clinton/Matt

We had raised the issue at the pre app of submitting the DA while the block was still future urban area (FUA) so that the uplift of the block could be concurrent with the DA process. Can you advise if this is possible. Can the DA be submitted while the block is still FUA and before the lease is issued to enable the project to get underway as soon as possible?

Regards



From: Davis, Matt [mailto:[email protected]] Sent: Wednesday, 10 May 2017 10:11 AM To: Ted Streatfeild <[email protected]> Subject: RE: Pre app notes for 1&2‐40 Taylor [SEC=UNCLASSIFIED]

Hi Ted

Sorry for the delay, Please see pre application meeting notes.

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Regards Matt

From: Ted Streatfeild [mailto:[email protected]] Sent: Monday, 8 May 2017 3:54 PM To: '[email protected]' <[email protected]>; 'EPD, Customer Services' <[email protected]> Cc: 'Young, Kelly' <[email protected]>; [email protected]; [email protected];

Subject: FW: Pre app notes for 1&2‐40 Taylor Clinton/Customer Services Can you please send through the pre app notes for 1&2/40 Taylor as soon as you can. My clients are keen to complete the pre app stage which will finalise our involvement in the project for now. They can then move onto the lodgement process. If you can’t send them through immediately can you please let me know when the notes can be expected. Thanks and regards Ted Streatfeild RPIA


From: Ted Streatfeild [mailto:[email protected]] Sent: Thursday, 4 May 2017 8:03 AM To: '[email protected]' <[email protected]>; 'EPD, Customer Services' <[email protected]> Cc: [email protected]; [email protected]; 'Young, Kelly' <[email protected]>;

Subject: RE: Pre app notes for 1&2‐40 Taylor Clinton/EPSDD Customer Services Can you please send through the pre application notes as requested below at your earliest convenience. Regards Ted Streatfeild RPIA


From: Ted Streatfeild [mailto:[email protected]] Sent: Friday, 21 April 2017 12:45 PM To: '[email protected]' <[email protected]>; 'EPD, Customer Services' <[email protected]> Cc: [email protected]; [email protected]; 'Young, Kelly' <[email protected]>;

Subject: Pre app notes for 1&2‐40 Taylor

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Hi Clinton or Customer services Just chasing the EPSDD pre app notes from last Tuesday’s pre app for 1&2‐40 Taylor (Gungahlin School P‐6). Can you send them through as soon as possible. Thanks & regards Ted Streatfeild RPIA


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Development Application - Environment

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