DEVELOPMENT CONTROL PLAN NO.

127

CLUSTER HOUSING
(Amendment No 1)

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

DEVELOPMENT CONTROL PLAN NO. 127 - CLUSTER HOUSING (Amendment No. 1) INDEX
1 Introduction 1.1 Name of Plan ............................................................................................. 1.2 Local Environmental Plan .......................................................................... 1.3 Purpose of Plan.......................................................................................... 1.4 Operation of Plan ....................................................................................... 1.5 Application of Plan ..................................................................................... 1.6 Objectives of Development Control Plan ................................................... 1 1 1 1 1 1

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Design Guidelines 2.1 Streetscape/Waterscape............................................................................ 2 2.2 External Appearance.................................................................................. 2 2.3 Visual Privacy............................................................................................. 3 2.4 Noise .......................................................................................................... 4 2.5 Solar Energy/Climate Control..................................................................... 5 2.6 Views.......................................................................................................... 9 2.7 Access for People with Disability ............................................................. 10 Development Requirements 3.1 Site Characteristics .................................................................................... 10 3.2 Locational Characteristics .......................................................................... 10 3.3 Density ....................................................................................................... 11 3.4 Height......................................................................................................... 12 3.5 Setbacks from Site Boundaries.................................................................. 12 3.6 Open Space and Landscaped Areas ......................................................... 16 3.7 Car Parking ................................................................................................ 17 3.8 Pedestrian and Vehicular Access .............................................................. 18 Services 4.1 Stormwater Drainage ................................................................................. 19 4.2 Water and Sewer ....................................................................................... 20 4.3 Garbage Disposal ...................................................................................... 20 General 5.1 Subdivision................................................................................................. 22 5.2 Development Contributions........................................................................ 22 5.3 Illumination and Ventilation ........................................................................ 22 5.4 Laundries ................................................................................................... 22 5.5 Common Use Toilet ................................................................................... 22 5.6 Letter Boxes ............................................................................................... 23 Energy Efficiency 6.1 Objective .................................................................................................... 23 6.2 Performance Criteria .................................................................................. 23 6.3 Performance Measures.............................................................................. 25

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

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

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Purpose of Plan The purpose of this plan is to provide more detailed guidelines for the development of land for the purpose of cluster housing and to ensure that it is compatible with the adjoining detached housing.

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

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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 determining that application. Compliance with the provisions of this plan does not necessarily imply that Council will consent to any application. Council must also take into consideration those matters listed under Section 79C of the Environmental Planning and Assessment Act, 1979. The development standards outlined in this document are guidelines assumed to meet the objectives of an element. Where in the opinion of Council, an application satisfies the objectives set out in this plan Council may grant consent to the application notwithstanding that one or more of the development standards are not complied with.

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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 of urban design that will be compatible with the character and scale of the existing residential development in the locality. To provide a high level of amenity for the occupants of the development and the residents of adjoining land.

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Development Control Plan No. 127 Cluster Housing

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1 DESIGN GUIDELINES Streetscape/Waterscape 2. To achieve the efficient use of urban land and to maximise development potential of land and infrastructure. Such rows should be b Development Control Plan No.1 Objective To ensure the external appearance of the development is compatible with the design and character of the surrounding residential development. particularly when viewed from the street. setbacks.1. colour. and to achieve an attractive and quality living environment.2 External Appearance 2.1. any waterway or public area (reserve) adjacent to the site is compatible with the character and scale of residential development in the immediate vicinity. 2.2 Matters to be considered a The streetscape/waterscape is to be considered as an entity taking into account height. glass. The streetscape can be improved through the provision of dense screen native landscaping and/or suitable decorative fencing at the frontage of the site. timber or treated metal. roof design (eg material. 2.1 Objective To ensure that cluster development. maintenance and utility services requirements. lightweight wall cladding.c d e To ensure that the development will not adversely affect the natural environment. In this instance the term “decorative fencing” does not include colourbond and standard paling fencing. The streetscape is to reflect the function and characteristic of the type of road to which the development has frontage and incorporate landscaping which satisfies safety. 2 2.2.2 Matters to be considered a The external walls should incorporate a variety of materials such as masonry.2. pitch). and amount and type of landscaping. To recognise the importance of ecologically sustainable development. Straight rows(s) of buildings at right angles to the street produce unsatisfactory "gun barrel" development. type and colour of building materials. 127 Cluster Housing 2 . reflectivity. b c 2. recycled materials. bulk and scale of buildings.

Development Control Plan No. neighbouring properties or from another dwelling within the development. the use of long. This may be achieved by: locating any proposed building or windows so that major living room windows do not directly face those of a neighbouring building.3. etc. d e f g h i 2. fences or planting. c Not more than 50% of dwellings in any development shall be two storey. Lots having a width of less than 25 metres are generally unsatisfactory for this form of development and only lots having greater width should be chosen.3. and should be sited to complement the dwellings. provide screening by way of walls. Dwelling entries should be easily identifiable and sheltered by verandah. colours. Each development should be designed taking into account the specific characteristics of the subject site and surrounding area.staggered and "broken" to provide a more interesting vista. Similarly long roof ridge lines should be avoided. Carports and garages should not be prominent elements. roof or hood. and private open space is achieved. and be of the same materials. textures. Fencing material should complement the external materials of the building and the landscaping.3 Visual Privacy 2. narrow windows that provide daylight and sunlight without significantly reducing privacy or use windows above eye level. 2. Building forms should be modulated to minimise their perceived scale.1 Objective To provide arrangement of the dwellings so that reasonable internal privacy and reasonable privacy in respect of proposed and existing adjoining dwellings.2 Matters to be considered a Dwellings should be sited in such a way that it is not possible to readily view into habitable rooms from a public place. End walls facing the street frontage are to be treated by using architectural devices (including windows) to present a "front" facade compatible with the character of the area. or alternatively not more than 33% of the total floor area shall be at first floor level. Vertical supports in metal pipes or wrought iron should be avoided. 127 Cluster Housing 3 .

provide permanent screening by way of walls fencing or planting. rooms. and To ensure that noise levels within dwellings and for private open space areas is contained as far as possible to minimise transmission to adjoining dwellings. use of existing vegetation. * 2. Active recreation facilities. vehicle driveways.2 Matters to be considered a Existing and potential structure-borne and airborne noise sources from within and without the development are to be measured or assessed and sound insulation barriers introduced into the design and construction of the building so as to reduce the noise level in noise sensitive rooms. the location and design of windows. This may be achieved by: locating any proposed buildings. are to be located away from the bedroom areas of adjoining dwellings. fences or planting to prevent overlooking. Courtyards. b c Development Control Plan No.1 Objective * To ensure that noise from outside sources. and other communal areas designed. This may be achieved by: staggering dwellings.4. noise walking surfaces.4 Noise 2. 2. 127 Cluster Housing 4 .4. located and constructed to minimise reflected noise. such as swimming pools. by use of the slope or change in level of the site to obscure the view into the room. is kept to acceptable levels. c Adequate provision is to be made for the privacy of the proposed cluster development and adjacent dwellings including the curtilage thereof.b by planning a wall facing another room to have no windows. when measured within habitable rooms and in private open space. windows or balconies so that any neighbouring development private open space is not overlooked. provide permanent screening by way of walls. Private open space shall be sited so as to maximise privacy.

and ensure reasonable access to sunlight for living spaces within dwellings and open space around dwellings. limit exposure to summer sun yet admit winter sun (wherever practicable). double glazing. * * 2. on the lot or adjoining dwellings.d e Operating plant selected and located to minimise noise to residents and neighbours.2 Matters to be considered a Orientation of Buildings Development Control Plan No. minimise overshadowing of other dwellings. f 2.5. etc. 127 Cluster Housing 5 .5. and/or other measures such as landscaped acoustic barriers. particularly to avoid overshadowing any solar energy collectors.5 star rating under Council’s Guidelines for Energy Efficient Housing. No electrical.5 Solar Energy/Climate Control 2. mechanical or hydraulic equipment or plant shall generate a noise level greater than 5 dB(A) above ambient L90 Index sound level at the boundaries of any lot at any time of day. The potential noise impact on developments which front a main or arterial road should be reduced by: providing a greater set back of buildings from the road frontage.1 Objective The development should be designed to: * * achieve a minimum 3.

- Development Control Plan No. Correct orientation will maximise sunlight. 127 Cluster Housing 6 . * South side of street northerly aspect should where possible be maximised.It is recommended that each dwelling should be orientated where possible so that habitable rooms and private outdoor spaces face north. living areas should be integrated with backyard. 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 be minimum and backyard maximum space. living areas with northerly aspect that face street should have adequate visual privacy. Buildings orientated within 20o of north allow maximum sun in winter and minimum sun penetration in summer.

screen areas for privacy. special attention should be paid to the retention of existing trees and use of low maintenance shrubs and ground covers. the planting of trees and shrubs on the eastern and western sides of a building will provide shade and reduce heat gain in the summer. 127 Cluster Housing 7 . Generally the landscaped design should reflect the likely and intended use of an area. Hard and soft landscaping should be used for active and passive outdoor areas where appropriate.c Use of Vegetation Landscaping can be used to control climatic conditions. Landscaping can be used to cool a building in summer by setting up cool zones around the building. increasing energy conservation. Plant species should be a mixture of deciduous and evergreens and be appropriate to climatic conditions of the local area. Development Control Plan No. The landscaped design for communal open spaces. from noise and from unsightly views. The planting of trees and shrubs on the northern side of a building aids sun control particularly if deciduous species are used. Similarly.

adequate thermal mass. d Use of Insulation Prevent heat escaping from the building Use insulation. Development Control Plan No.Where it is necessary to have a fence adjoining and perpendicular to north facade. allow for a gap in fence by using an open lattice gate or fence to prevent shading. controlled placement and size of windows to maximise energy efficiency of dwellings. 127 Cluster Housing 8 .

This can be achieved by the orientation of buildings and vegetation to deflect rather than trap cold air. The size.1 Objective Development should be designed to maintain. The relative levels and elevations are to be shown at Australian Height Datum. to interfere as least as practicable with view enjoyed by adjoining residents. size and elevation of adjoining buildings. size and bulk so as. dwellings should be designed with living areas facing the view. b c Development Control Plan No. to provide the best view aspects for those residents in the dwellings.6. on the one hand.2 Matters to be considered a Dwellings are to be limited in height. Note: Dwellings should be protected from winter winds.e Recognise Wind Patterns Maximise cooling breezes in summer Fences in the direction of oncoming cooling summer breezes should not prevent the circulation of breezes. 127 Cluster Housing 9 . yet on the other hand. 2. and the degree of view loss resulting from the development.6 Views 2. within reason. 2. the location. shape and position of windows are to be such as to provide a good outlook for those residents in a dwelling. Where possible.6. the views of existing residents in accordance with principles of view sharing. The provision of view analysis information to show the position and elevation of the development on its site.

* * 3.1 Objectives * * To provide sufficient area and dimensions to enable the construction of dwellings.2 Standard A site to be used for cluster development shall have: a b c a minimum allotment area of 3500m2.2. slope and orientation provide maximum opportunities for future building design. Sudden depressions or outcrops and boundary conditions such as “access handles” should be ignored in the calculation. private open space vehicle access and parking. The slope is measured as the steepest slope perpendicular to the contours. 127 Cluster Housing 10 . To ensure that the site area is sufficient to achieve satisfactory amenity for both the internal and external occupants. excluding “access handles” or similar boundary profile conditions. 3 3. 3.2 Locational Characteristics 3.2 Standard Sites considered for cluster development are to be located so as to be located not more than four hundred (400) metres straight line distance from: Development Control Plan No.1 DEVELOPMENT REQUIREMENTS Site Characteristics 3.2. solar access and useable outdoor living space. The slope of the land shall not exceed 10%.2.1.1 Objective To ensure cluster development is appropriately located to meet the needs of the residents for services and facilities.1. To ensure that the development is in character with the locality and has regard to specific landform features. privacy. To ensure that elements of the site including dimensions. a ratio of the width of the land at the building line to the depth of not less than 1:2 and not more than 2:1. 3.7 Access for People with Disability It is recommended that any dwelling providing ground floor access and which is to be constructed on one level only. provide access for people with disability.

open space. (refer section 3.- a shopping centre containing a supermarket. and is related to the local level of services and facilities.3.6.1 Objectives * * * * To assist urban consolidation through the provision of cluster housing developments. and public transport pick up/set down point (ie. Each dwelling greater than 110m2 but not greater than 240m2 in floor area will require a site area of 400m2 Each dwelling greater than 240m2 in floor area must add an open space requirement of 160m2 to the unit floor area to calculate minimum site area required for the development. To promote a range of dwelling types suitable for a variety of households. 127 Cluster Housing 11 .2 Standard In assessing the minimum site area required for a cluster development the following standards will apply: Each dwelling less than 70m2 in floor area will require a site area of 325m2. shopping centre site and transport stop. provides a satisfactory balance of buildings. bus stop). Development Control Plan No. The distance is to be measured as a horizontal line between the closest points of the site to the closest point of the school site. To ensure that development under these provisions results in cluster development which is compatible with single dwelling house and dual occupancy development and which: 3. complies with the minimum open space requirements of this plan. community facilities.3 Density 3.3. railway station. Each dwelling greater than 70m2 but not greater than 110m2 in floor area will require a site area of 350m2. To provide a satisfactory level of internal and external amenity to dwellings and their occupants. 3. achieves a desired local character. a state government primary school.2).

2 To ensure cluster development buildings are of a low rise residential character so as to minimise the impact in areas of detached housing. to a maximum height of ten (10) metres. To ensure the conservation of essential landscape or townscape features.4.4 Height 3.5 Setbacks from Site Boundaries 3.5 metres above natural ground level at the side and rear boundaries. To ensure the development has minimal impact on adjacent properties in respect to overshadowing. maximise the amount of "useable" private open space for each dwelling.5. loss of privacy and views.1 Objectives * * * * 3.1 Objective To ensure that development is designed to: * * * * 3. Standards The maximum height is not to exceed the following criteria: All portions of the buildings are to be sited within a building envelope determined by planes projected at 45o from a height of 3. provide an open streetscape with substantial areas for planting. and the vertical distance measured from the highest point of the floor of the topmost storey above ground level is not to exceed four (4) metres. provide adequate sight distances at intersections.5. 127 Cluster Housing 12 . - 3. To ensure the development is compatible with the character of the existing area.4. 3.Where the number of dwellings is calculated as a fraction. Standards a Setback to Road Frontage (Building Line) i A minimum six (6) metre building line applies to all Development Control Plan No. the lower whole number shall be adopted.2 maintain the character and amenity of the existing streetscape.

127 Cluster Housing 13 .5) metres from the property alignment. the minimum setback shall be a distance of not less than 3/4 of the height of the building above ground level. For sloping sites the average height will be used for calculating setback requirements. Where road widening is involved. For buildings up to and including two (2) storeys .00 am and 3. iii Development Control Plan No.00 pm on 21 June (winter solstice). ii Courtyard fences will be permitted forward of the building line provided the enclosing fencing is of a decorative nature and shall not be erected closer than one and a half (1. For development more than one (1) storey. the building line will be taken from the new property boundary. iii b Setbacks to Adjoining Boundaries i ii For single storey development a minimum setback of three (3) metres is to be provided.developments.the standard for solar access to an adjoining property is that direct sunlight shall be maintained to the major part of their landscaped open space and outdoor living areas and windows to living rooms for at least four (4) hours between 9.

127 Cluster Housing 14 . A minimum setback of three (3) metres applies to the second street frontage or laneway frontage.c Setbacks for Corner Allotments i ii A minimum setback of six (6) metres to one street frontage (not being a lane). Development Control Plan No.

Development Control Plan No.5 metres wide. the minimum setback distance shall be either 1. whichever is the greater. or other reserve under this clause.5 metre or the distance resulting in an effective width available for buildings of 18. or a Public Reserve i Where a lot is subject to setback(s) from a foreshore. provided that where the setback would reduce the effective width (ie smaller dimensions) of the lot available for building to less than 18. the setback distance shall be a minimum of: six (6) metre for a single storey building. or unzoned land.d Setback to a Foreshore. 127 Cluster Housing 15 . lakeshore. Lakeshore. foreshore or lakeshore reserve. Foreshore or Lakeshore Reserve. ten (10) metres for a building of more than one storey.5 metres.

To provide private outdoor living space that receives a reasonable quantity of sunlight during all months of the year.1 Objectives * * * * To provide areas for planting and enjoyment by residents.5 metres. Buildings are generally to comply with the foreshore building line established by adjoining existing development.5 metre minimum results in a building width less than 18.6. ii A greater setback distance than as specified in (i) above may be required in locations which are subject to particular circumstances such as those subject to storm and beach erosion hazard. Development Control Plan No. where there are adjoining waterways. To provide a private outdoor living space as an extension to the dwelling for the recreation of residents. and in some instances an increase or reduction in the setback distance may be appropriate. iii iv 3. To create an attractive living environment that allows appropriate privacy and amenity so that it may be well used. prominent sites likely to have a significant effect on the visual amenity of a locality. 127 Cluster Housing 16 . wetlands or other sensitive environments.Where the calculation applying to 1. Boatsheds require a building line of 2m from mean high water mark. then the lot is considered unsuitable for this form of development.6 Open Space and Landscaped Area 3.

* 3. recreation and child play.00 pm on 21 June. council may consider 35% of that requirement being incorporated into a functional communal open space area for use by the entire development. etc.7. A development consisting of units of 260m2 in floor area would require a minimum site area per unit of 420m2 (ie. 260+160=420m2). To ensure that streets and access ways provide safe and convenient vehicle access to dwellings and can be efficiently managed.1 Objectives * * * To provide sufficient off-street parking for residents and visitors. natural features and neighbouring properties. d e 3. Each dwelling greater than 70m2 but not greater than 110m2 in floor area shall require an open space area of 140m2 (40% of 350m2) for each dwelling. Development Control Plan No. storage.6. To reduce resident parking requirements where public transport is available within a reasonable walking distance.2 To provide service space for clothes drying. (Refer section 3. dining.g. and to provide at least 50% of such space is to receive direct sunlight between 9.3.00 am and 3. Orientation of private outdoor living space for maximum year round use.7 Car Parking 3.2) - - b c The location of open space is to take account of outlook. Subject to the minimum open space requirements being satisfied by the development. Each dwelling greater than 110m2 but not greater than 240m2 in 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 160m2 more than the floor of the proposed unit to calculate minimum site area. The useable private outdoor living space for each dwelling shall have a minimum width of 6m and shall be capable of being an extension to indoor living areas and be able to function for relaxation. Standards a In assessing the open space area requirements for each dwelling unit in a cluster development the following areas per dwelling shall apply: Each dwelling less than 70m2 in floor area will require an open space area of 130m2 (40% of 325m2 ) for each dwelling. 127 Cluster Housing 17 . e. entertainment.

1-1993 sufficient to provide parking facility for person with disability (ie 3. Tandem parking may be used where two spaces are provided for a specific dwelling.1m.* 3.2 car spaces per dwelling for visitor parking. The minimum clear internal dimensions of a car port or garage shall be 3. All car parking spaces shall be suitably screened from view from any public place either by screen or landscape works. Development Control Plan No. The space shall be provided with an adjacent water tap and adequate provision made for the drainage of waste water. Standards a Car parking is to be provided at the following minimum rates: b 1. This would allow either parking appropriate for persons with disability. Car parking shall not be located within the front setback area. Where the minimum car parking requirement is calculated and the result is not a whole number. provide covered storage space for use by residents. visitors and servicing of the development. safe. c d e f g h i j 3. the minimum requirement to be adopted shall be the next highest whole number. pleasant and convenient access for pedestrians and vehicles to serve residents. streetscape and neighbourhood. one car space shall be incorporated in the strata title of each dwelling. and 0.5 car spaces per dwelling.2 To minimise adverse impact of vehicle accommodation and access on the amenity of the development. Clearance above parking spaces must be 2.2m width and 6m length. or if not so used. The car parking layout is to be designed in accordance with Council’s requirements for on-site parking.8. 127 Cluster Housing 18 .8m width).7. It is recommended that carports and garages have minimum internal dimensions under Australian Standard AS 2890. or 1 car space per dwelling within 400m of a public transport node. At least one visitor car parking space is to be equipped to permit cars to be washed on site.8 Pedestrian and Vehicular Access 3. Where a development is subject to strata title.1 Objective To ensure adequate. and all visitor parking shall be common property.

8.1 Objectives * To ensure that the land can be adequately drained for the health and convenience of residents. Development Control Plan No. The construction of kerb and guttering.2 Standards a b The minimum driveway width is to be 3m. Garages and carports fronting the street are to be set back behind the alignment of the front facade of the dwelling.1. and that the development does not contribute to drainage or flooding problems elsewhere. c d e f g h i 4 4. Consideration is to be given to the location of visitor car parking spaces so as to be shaded from the summer sun. bitumen seal or "raw" concrete. building or surrounds. To ensure infrastructure has the capacity or can be augmented to accommodate new residential development. To minimise the impact of increased stormwater run-off on the drainage system.1 SERVICES Stormwater drainage 4.2 Standards a All stormwater runoff from roof and paved areas shall be directed into the inter-allotment or street stormwater drainage system. * * 4.1. Driveways are not to be continuous straight lines and are to be off-set and provide vistas to landscaping. longitudinal street drainage. Only one (1) vehicular access crossing will be permitted where the frontage of the site is less than 30 metres. concrete footpath and sealing the adjacent road will be required across the frontage of the site if these do not currently exist. Where possible driveways are to be separate from pedestrian accessways.3. Internal driveways to have a width to allow adequate manoeuvring into and out of car parking spaces in accordance with the Council’s requirements for on-site car parking. Driveways are to be constructed with an impervious finished surface which may not include asphaltic concrete. 127 Cluster Housing 19 .

2.3. Bin enclosures are to be designed and located so as to conceal their contents from public places and adjacent properties and be readily accessible for collection.1 Objectives * * To ensure that appropriate provision is made for the temporary storage. Any new development or re-development is to provide stormwater detention systems on-site. Vehicular access to these bulk bins shall not be steeper than 1 in 12.2 Standard a Bin enclosures are to be designed in conjunction with the materials and colours of the associated residential buildings. have a reinforced concrete slab. and removal of solid wastes.2 Water and Sewer 4.3 Garbage Disposal 4. The bin location shall be screened by suitable landscaping. No site shall be excavated to a depth greater than that which will enable the lowest level of excavation to be connected by gravity flow to Council's stormwater drainage system. A clear and level area shall be provided for the loading of b Development Control Plan No. c d 4.2. All enclosures are to be well ventilated.1 Objectives * To ensure residents are provided with an appropriate supply of potable water.b Easements over downstream properties (where required) are to be obtained with evidence of agreement submitted with the development application. 4. These shall be located adjacent to the driveway and within 20 metres of the serviced boundary. * 4. 4.3. Bulk bins are required for larger developments. a smooth impervious interior walling and a covered wall and floor junction. 127 Cluster Housing 20 . To ensure infrastructure has the capacity or can be augmented to accommodate new residential development. except where it can be shown that the development will not increase run-off.2 Standard The appropriate arrangements for connection of the development to the Council systems for reticulated water supply and sewerage are to be made pursuant to the provisions of the Water Supply Authorities Act. and access to the sewerage system for the maintenance of public health and convenience.

of Units 1-5 Garbage bins Provision of a space for 1 bin per unit of 1200mm high x 800mm wide x 900mm deep for a mobile bin Provision of a space 1500mm high x 1800mm wide x 1500mm deep sufficient for a 1. The access road has an 18m turning circle or “T” head to allow garbage collection vehicles to turn around.1m3 bulk bin for each set of 14 units (rounded up) Recycling bins (for paper and glass) Provision of a space for 1 bin per unit of 1200mm high x 800mm wide x 900mm deep for a mobile bin Provision of a space for 1 bin per unit of 1200mm high x 800mm wide x 900mm deep for a mobile bin Provision of a space for 1 bin per unit of 1200mm high x 800mm wide x 900mm deep for a mobile bin 6 .14 14+ d Cluster housing development may not be appropriate on private access roads unless it is capable of being serviced by Council’s garbage and recycling vehicles. The access road is maintained to a standard approved by Council. The method of bin storage and collection is to be to the satisfaction of Council’s Waste Services Unit. The access road is constructed to a standard approved by Council. c The storage provision of bins shall be as follows: No. The access road is of sufficient width to manoeuvre and to allow the garbage collection vehicle to pass any vehicle parked to the side of the access road. and The owners and/or beneficiaries of the access road are to - - Development Control Plan No.1m3 bulk bin Provision of a space 1500mm high x 1800mm wide x 1500mm deep sufficient for a 1. Council will only service development on private access roads where all of the following conditions have been satisfied: Collection vehicles can enter and exit the site in a forward direction.bulk bins having a minimum clear height of 6 metres. 127 Cluster Housing 21 . and this is incorporated in a Deed of Agreement prepared by Council’s solicitor at the applicant’s cost.

1 GENERAL Subdivision 5.provide Council with an indemnity.5 Common Use Toilet Where a development contains more than four (4) dwellings. 5 5. provision shall be made for the illumination of the common areas at the frontage of the site throughout the hours of darkness. Development Control Plan No.1 Objective To provide for individual ownership of dwellings in a cluster development. 5. a toilet shall be provided which is directly accessible from the common area of the site for the use of all who visit or reside on the site. 5. 127 Cluster Housing 22 .3 Illumination and Ventilation Where the development has three or more dwellings. all times. 5.1. 5. 5.1.2 strata community title Development Contributions 5. All car parking floors are to be adequately lit and ventilated at.1 Water Supply and Sewerage Headworks and augmentation contributions are levied under the provisions of the Water Supply Authorities Act. against any claims for damage to the access road in servicing the development.2.2 Standard Subdivision of a cluster development may be by: 5. prepared by Council’s solicitor and registered on the title.2 Section 94 Contributions Contributions are levied in accordance with any Section 94 Contribution Plan adopted by Council and which is relevant to the site.4 Laundries Each dwelling shall be provided with adequate laundry facilities for the exclusive use of the occupants of that dwelling.2.

- - Development Control Plan No. layout. 6. and with appropriate orientation. Laundries.6 Letter Boxes At least one (1) common letter box shall be provided at the frontage of the site.1 ENERGY EFFICIENCY Objective To facilitate the energy efficient design and layout of cluster housing development. for example. This may be achieved. toilets and other rooms requiring minimum climate control located away from the north side.5. daylight and solar energy. 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 and each to have minimum dimensions meeting the requirements of Australia Post. 127 Cluster Housing 23 . and an area of roof suitable for mounting solar collectors so that they generally face north (within 20 degrees west and 30 degrees east of north) and can be pitched between 15 degrees to 40 degrees to the horizon. this can be achieved by: multi storey construction. internal stairwells to two storey dwellings which can be closed off from main lower floor areas.2 Performance Criteria 1 Developments are designed to minimise fossil fuel energy use and to maximise use of natural ventilation. by erecting more compact building forms and attached dwellings at increased site densities. For example. bathrooms. floor to ceiling heights of less than three (3) metres. where practical other main habitable rooms. 6 6. located on the north side of the dwelling. dwelling walls set back sufficiently from the northern site boundaries and structures to enable winter solar access to main north facing windows. the installation of thermal insulation to walling and roofing and shading. major living areas and. 2 Cluster housing developments may have layouts which minimise winter heat loss and make use of solar energy where practical. walls and floors shared between dwellings.

4 - - 5 Site layout and landscaping may promote environmental management in terms of air quality. having north facing windows in main habitable rooms of sufficient area (that is. a reticulated gas service may be connected. windows on different walls with an airflow path of eight metres or less. this can be achieved by: where winter solar access is available. developments do not significantly reduce winter solar access to large north-facing windows of main living room of adjacent dwellings. and where practical. For example. 127 Cluster Housing 24 . pergolas. minimising sealed surfaces. space or facilities for outdoor clothes drying are provided. orientating any clerestory windows to the northern and protecting against heat loss by double glazing or curtaining. 10 to 25 per cent of total dwelling floor area) to substantially provide for the thermal energy requirements of the dwelling in winter. eaves. 6 7 Where available. this can be achieved by: retaining established trees where practical for air filtration and summer cooling planting or retaining deciduous trees to control north sun entry to windows. and using skylights only in service areas of dwellings where heat loading or loss is confined. If skylights are used elsewhere they should be openable. Development Control Plan No. shutters and blinds. control of solar access and efficient water management. Windows are located to facilitate thermal control. limiting unprotected east and particularly west facing windows where strong summer sun can enter. Fixed open venting should be avoided because of winter heat loss. limiting windows facing south. For example. double-glazed and have shading devices. openable vents or highlight windows). Horizontal or vertical screening can be provided by recessed windows or overhanging balconies. Where practical. and directing stormwater runoff onto garden areas to reduce need for watering and requirements to additional drainage infrastructure. especially those exposed to direct summer sun. verandahs. providing opportunities for good cross ventilation to help cool dwellings in summer (for example.3 Buildings may incorporate window shading devices in the design appropriate to the window’s orientation to protect from exposure to hot summer sun.

and - Development Control Plan No. Before final ratings are issued. inspections are carried out by the examining body to ensure that homes meet Five Star Standards. A Five Star home saves 80 to 90 per cent of the combined heating and cooling costs which a typical home could incur to achieve the same level of thermal comfort. timer switches for exhaust fans. The housing rating can be a major feature in the selling of housing. The Rocks. and high rating refrigerators. This means that housing can be designed to meet the Five Star Standard of performance.3.6. year after year.2 Installation of Energy Efficient Appliances It is recommended that projects demonstrate their energy efficiency with the installation of many of the energy efficient appliances available including: high star energy rating appliances. including the Office of Energy New South Wales. The Five Star Design Rating is an award which indicates a standard of excellence in housing design for energy efficient design.3 Performance Measures 6. front loading washing machines. House designs can be appraised at design stage and be given an “Approved Design Rating”. including energy efficient hot water system. 127 Cluster Housing 25 . A technical design advisory service is available from the Energy Information Centre: 18 Hickson Road. Sydney Postal: PO Box 6 Millers Point 2000 Phone: (02) 9247 1144 Fax: (02) 9247 1438 6. Homes do not automatically receive the Five Star Design Rating when they are built to an approved design.1 Five Star Design It is recommended that an energy rating be used by applicants to demonstrate the energy efficient design principles adopted in the design of cluster housing developments. The Five Star Design Rating is awarded by the National GMI Council based on recommendations of its examining body in each state. lights etc. This adds up to big savings. energy efficient compact fluorescent lamps.3. using either a solar or heat pump. Studies have shown that houses with a similar energy rating endorsement in the USA have nine per cent higher resale values than other houses of equal size.

Collection of Rainwater The collection of rainwater can be a significant benefit in reducing potable water requirements. and using solar pumps to storage tanks in each dwelling for use for toilets.3 dual flush toilets. 127 Cluster Housing 26 . should consider the benefits of providing a common underground tank. garden watering and car washing.6. for instance. (Min No 232/99 – 7 December 2000) (Min No 60/2001 – 13 March 2001) Development Control Plan No. low flow shower heads and aerated taps.3. Cluster housing. This type of approach can be used to reduce stormwater detention requirements.

Applicants are required to lodge five (5) full sets of plans with their application. If these are not provided at lodgement an additional charge may be incurred to produce them. 127 Cluster Housing 27 . Further information can be provided upon request. If Development Control Plan No. The Application Fee – based upon the proposed construction cost of the development must be paid at the time of lodgement. The Property – must be identified by either a Lot & Deposited Plan number.000 or more in estimated value. To assist applicants and Council in the assessment of applications these lodgement requirements have been developed and list the information usually necessary for this type of development proposal. eight (8) sets in the case of large developments. if applicable. as well as a Development Approval. Council may accept electronic drawings in lieu of some of the above if they can be provided in an appropriate format. 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 also required on the application. for notification purposes. Plans cannot be accepted on graph paper. a letter from your conveyancer confirming settlement may be required. drawn in pencil or showing a previous Council approval stamp.DCP 127 (Cluster Development) addendum LODGEMENT REQUIREMENTS The speed in which Council can deal with a Development Application depends on. Note: Applications cannot be accepted that do not uniquely identify the development site. If the property has recently (within 8 weeks) changed hands. Please note: All development that involves building works. This fee can be obtained from Council officers by ringing (02)4325 8200 and quoting the estimated cost of construction. Note: This estimated cost must be based upon realistic construction costs including all costs incurred (including labour) to bring the development to occupation stage. rateable street address or rate assessment number. please indicate this on the application form and refer to the section in this document headed Construction for the lodgement requirements. All applications must also include five (5) sets of plans reduced to A4 showing the site plan and external configuration (elevations) if any. will require a Construction Certificate. $1. to be issued prior to the commencement of any works. ie NOT materials only. All Applications – must be made on the application form provided by Gosford City Council. or 15 sets for Major Developments. in many instances. If you require Council to issue this Construction Certificate. Owner Builders must provide an estimated cost similar to a builders contract rate. Council would prefer plans presented on A3 paper. the detail of information provided with a Development Application.000.

the nearest public road should be indicated on the site plan. The fee will then be based upon this figure The Process – (Not Major Developments) Once your plans are lodged with Council the first step will be for them to be advertised in accordance with Councils Public Notification DCP 128.gov. Alternatively Council may estimate the construction costs based upon NSW State average building costs. Any submissions received from the public during the advertising period are also taken into account at this stage. with any conditions attached. Site Plan – The size of the land to be indicated.au 1. You may be able to address these problems and still get the application approved. During this period. you will be notified of Councils intention. with reasons for the refusal. depending upon the complexity of the development and whether any additional information is required. unless these can be shown to be to a nominated recognised scale (see above) 2. in the mail to the address indicated on the application form. It is the applicant’s responsibility to check the property’s title deeds to ascertain whether it is benefited or burdened by any easements or rights of way or is affected by any waterways or watercourses. Development Control Plan No. www. The location of ALL roads must be indicated.Council does not consider the estimated cost realistic it may require the applicant to provide evidence of construction cost by way of a Quantity Surveyors report or a bona fide contract with a builder. If the application is to be refused. eg: location of development.gosford. Please note that the following requirements represent the minimum detail required to lodge an application under this DCP. sewer main or easements. 127 Cluster Housing 28 . etc. A North point must be indicated. elevations and sections 1:100 Recommended scale for site plans 1:200 Note: It should be noted that photocopy reductions of plans will not be accepted. Where mention is made of a Council Policy or Development Control Plan (DCP). DCPs and Planning Ordinances can be viewed on-line and downloaded free of charge. Scale: Floor plans. the Applicant will receive the approval. When an application is approved. Council advises potential applicants to discuss their proposal with Council officers prior to lodging their application. If additional information is necessary the assessing officer will contact the applicant. Broken lines only to be used where they don’t interfere with the accurate positioning of any required data. The assessment process should take approximately 40 days. which may assist with the assessment of their application. Where a public road does not adjoin the development site. Details of Councils Policies. These discussions may reveal the need for additional information. indicating precisely what information is required to complete the assessment. ie the length of all boundaries in metric and the area of the site shown in square metres. the application will be allocated to an assessment team for assessment against the requirements of the EP&A Act. Restrictions on site – (including pedestrian and vehicular).nsw. further information can be obtained from Councils Web site.

Areas to be cleared as a result of the development must be indicated on the site plan. Stormwater Drainage – Any existing and all proposed stormwater drainage to be indicated on the site plan. This floor plan must be fully dimensioned and include all wall thickness. drawn to scale showing the uses of each area/room. the floor area/dimensions are to be shown.Where property is affected by one of these restrictions its exact location in relation to the boundaries of the land must be shown indicating its width. paving materials. colours. 8. materials of construction of the external walls of building. ie: gross area). 127 Cluster Housing 29 . discharge rates. 9. 6. pipe sizes and grades.All areas of native vegetation shall be mapped on the site plan (including understorey) and must identify the existence of rainforests. If the property is not subject to any site restrictions. Contours should extend 5m minimum into adjoining lands to identify any natural flow paths. This must be indicated on the plans or in accompanying documentation. Unit Area – Means the gross floor area of the individual unit/dwelling within a residential flat building. Floor plans – A floor plan of each level of the building. Details of easements should indicate the purpose eg sewer. Parking spaces – All parking areas to be nominated and use shown (resident. except when there is to be total redevelopment of the block and the existing buildings are to be demolished. divided by the site area of the land. Note: The existing buildings are required on a commercial development where credit on existing development may be part of Council’s assessment. Floor Space Ratio – Means the ratio of total floor space (as defined in Council’s Planning Instruments. etc. driveway materials should be shown on the elevations and section. In the case of land with a slope of land less than 10% spot levels are to be used. sedgelands. Vegetation & Clearing . All elevations need to be shown and all rooms must be nominated on the section Floor and ridge levels to AHD must be shown on elevations and sections. This should be indicated for each unit. Detail is required to show how proposed drainage would be achieved and should include all levels. 3. 4. length and type. showing uses of each room/area and window/door placement. Where an existing building is to be retained. type of doors and window. Existing Buildings – All existing buildings are to be shown on the plans. Elevations & Section detail – Notes regards external finishes. balcony railing. services etc. wetlands and any regionally significant vegetation community/s (Lower Hunter / Central Coast Regional Environmental Management Strategy 2000). 7. a notation should be made either in a statement or on the plans. visitor etc) Development Control Plan No. together with setbacks from all affected boundaries (minimum of two) and its proximity to any easements. 10.. mains. 5. roofing materials. Contour Levels to Australian Height Datum – All level measurements are to be clearly tied to AHD. New Building/Structure/Improvements – The proposed development is to be shown.

127 Cluster Housing 30 . the information should include any “theme” size and spread whether dense or light planting. Statement of Environmental Effects – (Not Designated Development) Every application is to be accompanied by a statement demonstrating that the environmental impact of the development has been considered and any effects addressed so as to minimise any potential harm to the environment. In relation to plants to be used. Garbage Area – To indicate the area that bins are to be placed.04. moulds. This is available on Councils Web site under Environment policy E5. Development Control Plan No. Roadwidths/Laneways/Existing Kerb and Gutter – Widths of all roads and laneways adjacent to the development site and any existing kerb and gutter to be indicated on plan. Nutrient Control Plan – Details as required by Council’s Best Practice Guide for Nutrient Control. 18. Safety fencing of the development site – All applications need to be accompanied by a formal assessment detailing the measures to be adopted to restrict public access to the site during the course of construction. ponds. playgrounds and the like. Swimming Pools/Spas . 20. 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. 21.11. types of fencing. If mains do not burden the property. 12.(as defined under the Swimming Pool Act) Location. Erosion/Sedimentation Plan Control – Details as required by the Regional Policy and Code of Practice for Erosion and Sedimentation Control applicable to the Central Coast. 13. paving areas. 22. eg: in street or laneway or adjacent property. please indicate their location. minor matters or if development is in the middle of the lot. Shadow Diagrams – Required for development of two or more storeys. 14. 17. Landscape Principle Plan – Show the areas of land to be landscaped. Detail must include fencing and any other requirements indicated by the Swimming Pool Act. 19. design and construction details of any swimming/spa facility included in the design. Where possible approximate distances from adjoining properties should also be indicated along with the decibel ratings of the proposed equipment. All depths to be related to AHD levels. Shadow diagrams are to accompany the application to demonstrate sunlight received by adjacent properties between the 9am and 3pm on 22 March and 22 September. Note: Shadow diagrams are not required if the proposed development consists of internal alterations to existing buildings. 16. 15. Air Conditioning – Location of any external equipment related to air conditioning systems should be indicated on the site plan along with setbacks from the property boundaries. Water and Sewer Mains – Indicate the location of Council’s Water and Sewer Mains on the site plan. The location of the pumps and filter must be indicated along with any measures being taken to minimise noise from these from any adjoining units or neighbours.

need to contain a statement detailing how the development complies with Councils Development Control Plan (DCP) 159. 27. causeway or weir. river or creek. damage or destroy marine vegetation on public water land or an aquaculture lease. or across or around a flat approval in respect of the doing or carrying out of an act. Further information and details can be obtained from Council ‘s Development Control Plan (DCP) 106 and advice can be obtained from Council Waste Management Officer. Character Statements – Where applicable (not all suburbs are covered). applications for new dwellings. floodgate. or (b) construct or alter a dam. INTEGRATED APPROVALS The Environmental Planning and Assessment Act provides for the integrated assessment of Development Applications where the approval of a State Government body is also required before a development proposal can proceed. 25. inlet. Waste Management Plan – This should outline the following information: • The type and amount of waste/recyclable material to be generated by the development site. across or within a bay. This is available free of charge from Councils web site 26. Energy Smart Homes – The application must be accompanied by a NatHERS report indicating the energy efficiency rating of the buildings as required by DCP108. matter or thing referred to in s 57 (1) s 219 Heritage Act 1977 s 58 Development Control Plan No. • How residual waste/recyclable material from the site is to be disposed of. or on the foreshore of any such land or lease permit to: (a) set a net. 24. or (c) otherwise create an obstruction. Any other detail that may be required for assessment as indicated by Council officers at a Pre DA meeting. and alterations that change the appearance of a dwelling. • How ongoing waste management will operate from the completed development. An integrated approval can be sought under the following Acts: Fisheries Management Act 1994 s 144 s 201 s 205 aquaculture permit permit to carry out dredging or reclamation work permit to cut.23. 127 Cluster Housing 31 . Termite Protection Method – A notation needs to be made to each set of plans indicating what type of termite protection is to be used. netting or other material. This should be (a) none (b) Physical and/or (c) Chemical. • How waste/recyclable materials are to be stored and treated on the development site. remove.

deepen or alter a bore approval to construct a controlled work s 100B s 10 s 13A s 18F s 20B s 20CA s 20L s 116 Part 8 (1A) Development is integrated development in respect of a licence that may be granted under the Protection of the Environment Operations Act 1997 to control the carrying out of non-scheduled activities for the purpose of regulating water pollution only if: (a) the development application stipulates that an application for such a licence has been or will be made in respect of the development. and to dispose of the water for the use of occupiers of land for any purpose other than irrigation authority to take water from a river or lake for the purposes of a joint water supply scheme authority to construct a supply work and to take and use water conserved or obtained thereby group licence licence to commence sinking a bore or to enlarge. 55 Environment protection licence to authorise carrying out of ss 43 (b). 127 Cluster Housing 32 . Environment protection licences to control carrying out of non55 and scheduled activities for the purposes of regulating water 122 pollution resulting from the activity. Environment protection licence to authorise carrying out of 47 and scheduled development work at any premises. Rivers and Foreshores Improvement Act 1948 Rural Fires Act 1997 Water Act 1912 Part 3A permit under Part 3A authorisation under section 100B in respect of bush fire safety of subdivision of land that could lawfully be used for residential or rural residential purposes or development of land for special fire protection purposes licence to construct and use a work. and to take and use water. conserved or obtained by the work. if any. conserved or obtained by the work. and to take and use water. ss 43 (d). if any. deface or damage or knowingly cause or permit the destruction or defacement of or damage to. or (b) the Environment Protection Authority notifies the consent authority in writing before the development application is granted or refused that an Development Control Plan No. a relic or Aboriginal place ss 43 (a).Mine Subsidence Compensation Act 1961 National Parks and Wildlife Act 1974 Protection of the Environment Operations Act 1997 s 15 s 90 approval to alter or erect improvements within a mine subsidence district or to subdivide land therein consent to knowingly destroy. scheduled activities at any premises (excluding any activity 48 and described as a “waste activity” but including any activity 55 described as a “waste facility”). and to dispose of the water for the use of occupiers of land licence to construct a supply work and to take and use water obtained thereby permit to construct and use a work.

or (b) the land to which the development application applies is an Aboriginal place within the meaning of that Act immediately before the development application is made. An additional set of plans will also be required for each external approval body. It is recommended that Developers considering a Major Development in Gosford City undertake the following procedures: • Contact the Economic Development Officer to discuss your proposal. Note: It is the responsibility of the applicant to make adequate enquires related to permits that may be required for the particular development proposed.application for such a licence has been or may be made in respect of the development. 127 Cluster Housing 33 . Major Development is defined as: • • All Commercial. and Councils fees & charges. (3) Development is not integrated development in respect of the consent required under section 138 of the Roads Act 1993 if. and the roles of the Central Coast Regional Development Corporation and the The Development Control Plan No. Economic Development Officer will provide advice on the project. immediately before the development application is made. in order for the development to be carried out. Industrial and Tourism developments in excess of $2 million and/or Projects resulting in the direct full-time employment of twenty or more people after construction. it requires the development consent of a council and the approval of the same council. to exist on the land to which the development application applies. (4) Development is not integrated development in respect of the approval required under section 57 of the Heritage Act 1977 if the approval that is required is the approval of a council. (2) Development is not integrated development in respect of the consent required under section 90 of the National Parks and Wildlife Act 1974 unless: (a) a relic referred to in that section is known. The Economic Development Officer provides a customised service for major employment generating developments. If the Applicant choses to make application for an Integrated Development they must provide adequate information and detail with their application as well as paying the additional fee as indicated by the EPP&A Regulations. MAJOR DEVELOPMENT APPLICATIONS Council’s Economic Development Officer’s role is to assist and foster a dynamic economic environment with Gosford City that encourages the generation of local job opportunities and sustainable economic growth.

In this case no additional plans for the Construction Certificate are required . the Development Application. The purpose of the meeting is to discuss the proposal and information that will be required to support the Application. 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 Development Control Plan No. The plans must be drawn to a suitable scale (indicated on the plans) and consist of the following: 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. Further pre-lodgement meetings can be held if required.providing the Development Application plans also provide the information required in this section to the satisfaction of Council). Major Development Applications will be marked “priority”. The applicant can contact the Economic Development Officer if any problems with the application are experienced. and at the same time as. copies of any compliance certificates relied upon Two (2) specifications and three (3) copies of detailed plans. The number of sets of plans required to be lodged for Major Development Applications will be discussed prior to lodgement (generally 15 sets). Minutes of Meeting will be taken at the pre-lodgement meeting and a copy given to the Developer on completion of the meeting. 127 Cluster Housing 34 . The Developer is to provide any plans and/or information to Council prior to the pre-lodgement meeting if possible. Contact the Economic Development Officer when you lodge your Development Application. Arrange a pre-lodgement meeting with the Economic Development Officer. the following details will be required. A site inspection may also be required. location of doors. CONSTRUCTION If you appoint Gosford City Council as your Principal Certifying Authority (PCA) and wish us to issue a Construction Certificate simultaneously or consequent to the DA. The application is also “walked” through the process. (unless this certificate is being applied for in conjunction with. Other relevant senior Council officers will attend the meeting.• • • • • • Department of State and Regional Development in assisting major developments. mobile 0417 046 282. This means that a Project Officer will be assigned to the application and facilitate all required meetings. Further information can be obtained from Council’s Economic Development Officer on telephone 4325 8385.

the following details will be required. This fee can be obtained by telephoning Councils Customer Service Unit on (02)4325 8200 during office hours. construction and provision for fire safety and fire resistance (if any) Where the proposed building work involves any alteration or addition to. and Details of the assessment methods used to establish compliance with those performance requirements. addition or rebuilding. a separate list of such of those measures as are currently implemented in the building or on the land on which the building is situated The list must describe the extent. Copies of any compliance certificates relied upon Four (4) copies of detailed engineering plans. Evidence of any accredited component. 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 be used Where the application involves an alternative solution to meet the performance requirements of the BCA. or rebuilding of. enabling Council to speedily process the application. The detailed plans may include but are not limited to the following: earthworks road works road pavement road furnishings stormwater drainage water supply works sewerage works landscaping works Development Control Plan No. capability and basis of design of each of the measures concerned.Details indicating design. the application must also be accompanied by: Details of the performance requirements that the alternative solution is intended to meet. A lodgement fee as advertised in Councils fees & charges will apply. and If the application relates to a proposal to carry out any alteration or rebuilding of. or addition to. The specification is: To describe the construction and materials of which the building is to be built and the method of drainage. This ensures that all items are addressed. CIVIL WORKS If you wish Council to issue an Engineering Construction Certificate for Civil works. an existing building. an existing building the general plan is to be coloured or otherwise marked to the satisfaction of the certifying authority to adequately distinguish the proposed alteration. Gosford City Council would prefer that applicants provide printed building specifications from an accredited source. 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. 127 Cluster Housing 35 .

nsw. Further information can be obtained from the Long Service Levy Payments Corporation on 13 1441 or visit their web site at www.000. 127 Cluster Housing 36 .au Development Control Plan No. The levy is payable at 0.gov. This levy is placed in a State Government fund and is collected so that eligible builders can claim Long Service Leave payments. This must be provided as in most cases Long Service Levy will apply. Gosford City Council currently acts as an agent for the Long Service Levy Corporation and may accept payments on their behalf.lspc.2% of the estimated construction cost and must be paid prior to the release of a Construction Certificate. LONG SERVICE LEVY This is payable on all works with a contract value in excess of $25. Estimated costs of work.erosion control works Where the proposed subdivision work involves a modification to previously approved plans the plans must be coloured or otherwise marked to the satisfaction of the certifying authority to adequately distinguish the modification.

This levy does not apply to Complying Development as defined in Councils Planning Ordinances. 127 Cluster Housing 37 .64%. Development Control Plan No. This levy is to allow PlanningNSW to provide funding assistance for strategic planning and local plans. applicable to all Development Applications that involve building with an estimated cost exceeding $50. NSW State Government introduced a PlanFirst levy. The levy is 0.planFIRST LEVY As of 1 November 2002.000.

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