City of Ryde DA Tracking


Application Details
Application IDLDA2019/0443
DescriptionAlterations and additions to rear of existing dwelling and new secondary dwelling.
GroupDevelopment Application
CategoryResidential
Sub CategoryAlterations & Additions Single Dwelling, Secondary Dwelling
StatusCurrent
Lodgement Date13/12/2019
Stage/DecisionRefused
Estimated Cost$298,250.00


Properties
Address8 Shaftsbury Rd WEST RYDE NSW 2114
Land DescriptionLot 58 DP 11086


Additional Information
Lodged13/12/2019
Determined30/06/2020


Name Details
NameAca Design Consultants
AssociationApplicant


Events
Application LodgedLodged13/12/201913/12/2019
Allocate to Assessment OfficerCompleted17/12/201917/12/2019
Is notification required?14 days17/12/20193/01/2020
Referral sent to City Works & InfrastructureCompleted3/01/20203/01/2020
Referral sent to Development EngineerCompleted3/01/20203/01/2020
Referral sent to Landscape ArchitectCompleted3/01/20203/01/2020
Letter drafted requesting additional informationCompleted18/02/202018/02/2020
Has satisfactory information been received?No18/02/202017/06/2020
Referral sent to City Works & InfrastructureCompleted21/04/202021/04/2020
Refer to Manager AssessmentRefused30/06/202030/06/2020


Related Applications
No information is available.

Notification Period and Reasons for Decision
DescriptionAdvertising & Notification
NoteNotification only: Letter sent: 03/01/2020 - submissions close: 29/01/2020

DescriptionReasons for Decision
NoteLocal Development Application No. LDA2019/0443 at 8 Shaftsbury Rd West Ryde is refused for the following reasons: 1. Pursuant to Section 4.15(1)(a)(iv) of the Environmental Planning and Assessment Act 1979, the development does not satisfy State Environmental Planning Policy (Building Sustainability Index: BASIX) 2004. The submitted BASIX Certificates were not lodged within 3 months of the date of issue. The proposal is contrary to Clause 164A of the Environmental Planning and Assessment Regulation 2000 (Regulation). 2. Pursuant to Section 4.15(1)(a)(i) and (ii) of the Environmental Planning and Assessment Act 1979, insufficient information has been provided to demonstrate that nearby trees are able to be protected pursuant to State Environmental Planning Policy (Vegetation in Non-Rural Areas) 2017 and Draft Environment SEPP. The proposal has not been supported by sufficient information to demonstrate the impacts upon Tree 7 - Cupressaceae. An updated Arborist Report would be required to calculate the Tree Protection Zone and Structural Root Zone and to demonstrate that Tree 7 would remain viable. 3. Pursuant to Section 4.15(1)(a)(b) and (c) of the Environmental Planning and Assessment Act 1979, the development has not demonstrated an acceptable environmental impact or that the site is suitable for the proposed development in regards to flood impact: · The proposal is contrary to Clause 6.3 Flood planning of Ryde Local Environmental Plan 2014 and Part 8.2 of Ryde Development Control Plan 2014. The objective of this clause is to minimise the flood risk to life and property, allow for development that is compatible with the flood hazard and to avoid significant adverse impacts on flood behaviour and the environment. The proposal is inconsistent with the objectives of Clause 6.3(1). · The site is mapped as being impacted by Low to High Risk flooding over a significant portion of the site. · The proposal is not considered satisfactory with respect of Clause 6.3(3) for the following reasons: (i) The proposal has not demonstrated compatibility with the flood hazard. (ii) The proposal does not provided sufficient detail regarding the measures to manage the risk to life from flood. · The submitted Flood Impact Assessment does not satisfactorily address the requirements of Part 8.2 and Stormwater and Floodplain Management Technical Manual Section 2.2: (i) The proposed secondary dwelling encroaches into the 1 in 100 year ARI overland flow path. A HEC-RAS computer model file analysing pre and post development situations is required to confirm that the proposal does not have adverse impact on the adjacent properties. The overland flow characteristics including “depth x velocity” product must be determined. (ii) The stairs of the secondary dwelling exit to the most flood impacted area of the site during the 1 in 100-year storm event. (iii) The horizontal clearance from the stairs to the 100 year ARI flood to be indicated to ensure the steps are not built on the overland flow path. (iv) Flooding - Suspended Structures - As a minimum, the blockage factor for suspended structures (considering debris and piers) shall be 60%. If the applicant proposes to use the space under the slab as storage, the blockage factor will have to be increased to 100%. (v) Flooding - Undercroft Clearances: § Referring to Council DCP2014 the minimum freeboard required for the property’s finished floor level, is 500 mm above 1% AEP flood level. § For maintenance purposes, a minimum of 500mm clearance from finished ground level to the bottom of the slab shall be maintained. § Any area underneath the slab that has clearances (from 1% AEP Flood Level to the bottom of the slab) less than 300mm, shall be considered as fully blocked (100% blockage). Fully blocked and/or partially blocked (e.g. areas behind dense landscaping) areas must be incorporated into the hydraulic calculations. § The applicant is required to provide details of the proposed slab and piers, width and height of the openings under the slab and electronic copies of the models used (HECRAS, DRAINS, TUFLOW, etc.).


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