You are on page 1of 40

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

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

1 1.1

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.

1.2

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

1.3

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

1.4

Operation of Plan This plan has been prepared in accordance with Section 72 of the 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.

1.5

Application of Plan Where a development application is lodged which relates to land to which this plan applies, Council shall take the provisions of this plan into consideration in 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.

1.6

Objectives of the Development Control Plan The objectives of this Development Control Plan are as follows: a To ensure that the cluster housing development represents a high level 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.

Development Control Plan No. 127 Cluster Housing

c d e

To ensure that the development will not adversely affect the natural environment. To recognise the importance of ecologically sustainable development. To achieve the efficient use of urban land and to maximise development potential of land and infrastructure.

2 2.1

DESIGN GUIDELINES Streetscape/Waterscape 2.1.1 Objective To ensure that cluster development, particularly when viewed from the street, any waterway or public area (reserve) adjacent to the site is compatible with the character and scale of residential development in the immediate vicinity. 2.1.2 Matters to be considered a The streetscape/waterscape is to be considered as an entity taking into account height, bulk and scale of buildings, setbacks, type and colour of building materials, roof design (eg material, reflectivity, colour, pitch), and amount and type of landscaping. 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, maintenance and utility services requirements. The streetscape can be improved through the provision of dense screen native landscaping and/or suitable decorative fencing at the frontage of the site. In this instance the term decorative fencing does not include colourbond and standard paling fencing.

2.2

External Appearance 2.2.1 Objective To ensure the external appearance of the development is compatible with the design and character of the surrounding residential development, and to achieve an attractive and quality living environment. 2.2.2 Matters to be considered a The external walls should incorporate a variety of materials such as masonry, lightweight wall cladding, glass, recycled materials, timber or treated metal. Straight rows(s) of buildings at right angles to the street produce unsatisfactory "gun barrel" development. Such rows should be

Development Control Plan No. 127 Cluster Housing

staggered and "broken" to provide a more interesting vista. Similarly long roof ridge lines should be avoided. Building forms should be modulated to minimise their perceived scale. c Not more than 50% of dwellings in any development shall be two storey, or alternatively not more than 33% of the total floor area shall be at first floor level. Dwelling entries should be easily identifiable and sheltered by verandah, roof or hood. 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. Fencing material should complement the external materials of the building and the landscaping. Carports and garages should not be prominent elements, and should be sited to complement the dwellings, and be of the same materials, colours, textures, etc. Vertical supports in metal pipes or wrought iron should be avoided. Each development should be designed taking into account the specific characteristics of the subject site and surrounding area. 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.

d e

f g

h i

2.3

Visual Privacy 2.3.1 Objective To provide arrangement of the dwellings so that reasonable internal privacy and reasonable privacy in respect of proposed and existing adjoining dwellings, and private open space is achieved. 2.3.2 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, neighbouring properties or from another dwelling within the development. 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; the use of long, narrow windows that provide daylight and sunlight without significantly reducing privacy or use windows above eye level; provide screening by way of walls, fences or planting;

Development Control Plan No. 127 Cluster Housing

by planning a wall facing another room to have no windows; by use of the slope or change in level of the site to obscure the view into the room.

Private open space shall be sited so as to maximise privacy. This may be achieved by: staggering dwellings; provide permanent screening by way of walls, fences or planting to prevent overlooking; use of existing vegetation; the location and design of windows.

Adequate provision is to be made for the privacy of the proposed cluster development and adjacent dwellings including the curtilage thereof. This may be achieved by: locating any proposed buildings, rooms, windows or balconies so that any neighbouring development private open space is not overlooked; provide permanent screening by way of walls fencing or planting.

2.4

Noise 2.4.1 Objective * To ensure that noise from outside sources, when measured within habitable rooms and in private open space, is kept to acceptable levels; 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.

2.4.2

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. Active recreation facilities, such as swimming pools, are to be located away from the bedroom areas of adjoining dwellings. Courtyards, vehicle driveways, noise walking surfaces, and other communal areas designed, located and constructed to minimise reflected noise.

b c

Development Control Plan No. 127 Cluster Housing

d e

Operating plant selected and located to minimise noise to residents and neighbours. No electrical, 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; and/or other measures such as landscaped acoustic barriers, double glazing, etc.

2.5

Solar Energy/Climate Control 2.5.1 Objective The development should be designed to: * * achieve a minimum 3.5 star rating under Councils Guidelines for Energy Efficient Housing. minimise overshadowing of other dwellings. on the lot or adjoining dwellings, particularly to avoid overshadowing any solar energy collectors; limit exposure to summer sun yet admit winter sun (wherever practicable); and ensure reasonable access to sunlight for living spaces within dwellings and open space around dwellings.

* * 2.5.2

Matters to be considered a Orientation of Buildings

Development Control Plan No. 127 Cluster Housing

It is recommended that each dwelling should be orientated where possible so that habitable rooms and private outdoor spaces face north. Buildings orientated within 20o of north allow maximum sun in winter and minimum sun penetration in summer. Correct orientation will maximise sunlight, views and cool breezes. b Orientation to Street i The north-south street: living rooms with northern aspect

ii

The east-west street: * North side of street front yard should be minimum and backyard maximum space. living areas should be integrated with backyard.

South side of street northerly aspect should where possible be maximised. living areas with northerly aspect that face street should have adequate visual privacy.

Development Control Plan No. 127 Cluster Housing

Use of Vegetation Landscaping can be used to control climatic conditions, increasing energy conservation, screen areas for privacy, from noise and from unsightly views. Plant species should be a mixture of deciduous and evergreens and be appropriate to climatic conditions of the local area.

The planting of trees and shrubs on the northern side of a building aids sun control particularly if deciduous species are used. Similarly, 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. Landscaping can be used to cool a building in summer by setting up cool zones around the building.

The landscaped design for communal open spaces, special attention should be paid to the retention of existing trees and use of low maintenance shrubs and ground covers. 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.
Development Control Plan No. 127 Cluster Housing

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.

Use of Insulation Prevent heat escaping from the building

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

Development Control Plan No. 127 Cluster Housing

Recognise Wind Patterns Maximise cooling breezes in summer Fences in the direction of oncoming cooling summer breezes should not prevent the circulation of breezes.

Note: Dwellings should be protected from winter winds. This can be achieved by the orientation of buildings and vegetation to deflect rather than trap cold air. 2.6 Views 2.6.1 Objective Development should be designed to maintain, within reason, the views of existing residents in accordance with principles of view sharing. Where possible, dwellings should be designed with living areas facing the view. 2.6.2 Matters to be considered a Dwellings are to be limited in height, size and bulk so as, on the one hand, to provide the best view aspects for those residents in the dwellings, yet on the other hand, to interfere as least as practicable with view enjoyed by adjoining residents. The size, shape and position of windows are to be such as to provide a good outlook for those residents in a dwelling. The provision of view analysis information to show the position and elevation of the development on its site, the location, size and elevation of adjoining buildings, and the degree of view loss resulting from the development. The relative levels and elevations are to be shown at Australian Height Datum.

b c

Development Control Plan No. 127 Cluster Housing

2.7

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.

3 3.1

DEVELOPMENT REQUIREMENTS Site Characteristics 3.1.1 Objectives * * To provide sufficient area and dimensions to enable the construction of dwellings, private open space vehicle access and parking. To ensure that elements of the site including dimensions, slope and orientation provide maximum opportunities for future building design, privacy, solar access and useable outdoor living space. To ensure that the development is in character with the locality and has regard to specific landform features. To ensure that the site area is sufficient to achieve satisfactory amenity for both the internal and external occupants.

* * 3.1.2

Standard A site to be used for cluster development shall have: a b c a minimum allotment area of 3500m2, excluding access handles or similar boundary profile conditions; 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. The slope of the land shall not exceed 10%. The slope is measured as the steepest slope perpendicular to the contours. Sudden depressions or outcrops and boundary conditions such as access handles should be ignored in the calculation.

3.2

Locational Characteristics 3.2.1 Objective To ensure cluster development is appropriately located to meet the needs of the residents for services and facilities. 3.2.2 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. 127 Cluster Housing

10

a shopping centre containing a supermarket; a state government primary school; and public transport pick up/set down point (ie. railway station, bus stop).

The distance is to be measured as a horizontal line between the closest points of the site to the closest point of the school site, shopping centre site and transport stop. 3.3 Density 3.3.1 Objectives * * * * To assist urban consolidation through the provision of cluster housing developments. To promote a range of dwelling types suitable for a variety of households. To provide a satisfactory level of internal and external amenity to dwellings and their occupants. To ensure that development under these provisions results in cluster development which is compatible with single dwelling house and dual occupancy development and which: 3.3.2 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. Each dwelling greater than 70m2 but not greater than 110m2 in floor area will require a site area of 350m2. 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. (refer section 3.6.2). achieves a desired local character; provides a satisfactory balance of buildings, open space, community facilities; and is related to the local level of services and facilities. complies with the minimum open space requirements of this plan.

Development Control Plan No. 127 Cluster Housing

11

Where the number of dwellings is calculated as a fraction, the lower whole number shall be adopted. 3.4 Height 3.4.1 Objectives * * * * 3.4.2 To ensure cluster development buildings are of a low rise residential character so as to minimise the impact in areas of detached housing. To ensure the development is compatible with the character of the existing area. To ensure the development has minimal impact on adjacent properties in respect to overshadowing, loss of privacy and views. To ensure the conservation of essential landscape or townscape features.

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 3.5 metres above natural ground level at the side and rear boundaries, to a maximum height of ten (10) metres; 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.

3.5

Setbacks from Site Boundaries 3.5.1 Objective To ensure that development is designed to: * * * * 3.5.2 maintain the character and amenity of the existing streetscape; provide adequate sight distances at intersections; maximise the amount of "useable" private open space for each dwelling; provide an open streetscape with substantial areas for planting.

Standards a Setback to Road Frontage (Building Line) i A minimum six (6) metre building line applies to all

Development Control Plan No. 127 Cluster Housing

12

developments.

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 (1.5) metres from the property alignment. Where road widening is involved, 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. For buildings up to and including two (2) storeys - 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 9.00 am and 3.00 pm on 21 June (winter solstice). For development more than one (1) storey, 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.

iii

Development Control Plan No. 127 Cluster Housing

13

Setbacks for Corner Allotments i ii A minimum setback of six (6) metres to one street frontage (not being a lane). A minimum setback of three (3) metres applies to the second street frontage or laneway frontage.

Development Control Plan No. 127 Cluster Housing

14

Setback to a Foreshore, Lakeshore, Foreshore or Lakeshore Reserve, or a Public Reserve i Where a lot is subject to setback(s) from a foreshore, lakeshore, foreshore or lakeshore reserve, or other reserve under this clause, or unzoned land, the setback distance shall be a minimum of: six (6) metre for a single storey building, ten (10) metres for a building of more than one storey, provided that where the setback would reduce the effective width (ie smaller dimensions) of the lot available for building to less than 18.5 metres wide, the minimum setback distance shall be either 1.5 metre or the distance resulting in an effective width available for buildings of 18.5 metres, whichever is the greater.

Development Control Plan No. 127 Cluster Housing

15

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

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, prominent sites likely to have a significant effect on the visual amenity of a locality, where there are adjoining waterways, wetlands or other sensitive environments. Buildings are generally to comply with the foreshore building line established by adjoining existing development, and in some instances an increase or reduction in the setback distance may be appropriate. Boatsheds require a building line of 2m from mean high water mark.

iii

iv 3.6

Open Space and Landscaped Area 3.6.1 Objectives * * * * To provide areas for planting and enjoyment by residents. To provide a private outdoor living space as an extension to the dwelling for the recreation of residents. To provide private outdoor living space that receives a reasonable quantity of sunlight during all months of the year. To create an attractive living environment that allows appropriate privacy and amenity so that it may be well used.

Development Control Plan No. 127 Cluster Housing

16

* 3.6.2

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

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. 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. 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. e.g. A development consisting of units of 260m2 in floor area would require a minimum site area per unit of 420m2 (ie. 260+160=420m2). (Refer section 3.3.2)

b c

The location of open space is to take account of outlook, natural features and neighbouring properties. Orientation of private outdoor living space for maximum year round use, and to provide at least 50% of such space is to receive direct sunlight between 9.00 am and 3.00 pm on 21 June. 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, dining, entertainment, recreation and child play. Subject to the minimum open space requirements being satisfied by the development, council may consider 35% of that requirement being incorporated into a functional communal open space area for use by the entire development.

3.7

Car Parking 3.7.1 Objectives * * * To provide sufficient off-street parking for residents and visitors. To reduce resident parking requirements where public transport is available within a reasonable walking distance. To ensure that streets and access ways provide safe and convenient vehicle access to dwellings and can be efficiently managed.

Development Control Plan No. 127 Cluster Housing

17

* 3.7.2

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

Standards a Car parking is to be provided at the following minimum rates: b 1.5 car spaces per dwelling; or 1 car space per dwelling within 400m of a public transport node; and 0.2 car spaces per dwelling for visitor parking.

Where the minimum car parking requirement is calculated and the result is not a whole number, the minimum requirement to be adopted shall be the next highest whole number. The minimum clear internal dimensions of a car port or garage shall be 3.2m width and 6m length. Clearance above parking spaces must be 2.1m. It is recommended that carports and garages have minimum internal dimensions under Australian Standard AS 2890.1-1993 sufficient to provide parking facility for person with disability (ie 3.8m width). This would allow either parking appropriate for persons with disability, or if not so used, provide covered storage space for use by residents. Tandem parking may be used where two spaces are provided for a specific dwelling. Car parking shall not be located within the front setback area. The car parking layout is to be designed in accordance with Councils requirements for on-site parking. At least one visitor car parking space is to be equipped to permit cars to be washed on site. The space shall be provided with an adjacent water tap and adequate provision made for the drainage of waste water. Where a development is subject to strata title, one car space shall be incorporated in the strata title of each dwelling, and all visitor parking shall be common property. All car parking spaces shall be suitably screened from view from any public place either by screen or landscape works.

e f g h

j 3.8

Pedestrian and Vehicular Access 3.8.1 Objective To ensure adequate, safe, pleasant and convenient access for pedestrians and vehicles to serve residents, visitors and servicing of the development.

Development Control Plan No. 127 Cluster Housing

18

3.8.2

Standards a b The minimum driveway width is to be 3m. Internal driveways to have a width to allow adequate manoeuvring into and out of car parking spaces in accordance with the Councils requirements for on-site car parking. Driveways are not to be continuous straight lines and are to be off-set and provide vistas to landscaping, building or surrounds. Driveways are to be constructed with an impervious finished surface which may not include asphaltic concrete, bitumen seal or "raw" concrete. Where possible driveways are to be separate from pedestrian accessways. Only one (1) vehicular access crossing will be permitted where the frontage of the site is less than 30 metres. Consideration is to be given to the location of visitor car parking spaces so as to be shaded from the summer sun. Garages and carports fronting the street are to be set back behind the alignment of the front facade of the dwelling. The construction of kerb and guttering, longitudinal street drainage, concrete footpath and sealing the adjacent road will be required across the frontage of the site if these do not currently exist.

c d

e f g h i

4 4.1

SERVICES Stormwater drainage 4.1.1 Objectives * To ensure that the land can be adequately drained for the health and convenience of residents, and that the development does not contribute to drainage or flooding problems elsewhere. To minimise the impact of increased stormwater run-off on the drainage system. To ensure infrastructure has the capacity or can be augmented to accommodate new residential development.

* * 4.1.2

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

Development Control Plan No. 127 Cluster Housing

19

Easements over downstream properties (where required) are to be obtained with evidence of agreement submitted with the development application. Any new development or re-development is to provide stormwater detention systems on-site, except where it can be shown that the development will not increase run-off. 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.

4.2

Water and Sewer 4.2.1 Objectives * To ensure residents are provided with an appropriate supply of potable water, and access to the sewerage system for the maintenance of public health and convenience. To ensure infrastructure has the capacity or can be augmented to accommodate new residential development.

* 4.2.2

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.

4.3

Garbage Disposal 4.3.1 Objectives * * To ensure that appropriate provision is made for the temporary storage, and removal of solid wastes. 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.

4.3.2

Standard a Bin enclosures are to be designed in conjunction with the materials and colours of the associated residential buildings. All enclosures are to be well ventilated, have a reinforced concrete slab, a smooth impervious interior walling and a covered wall and floor junction. The bin location shall be screened by suitable landscaping. Bulk bins are required for larger developments. These shall be located adjacent to the driveway and within 20 metres of the serviced boundary. Vehicular access to these bulk bins shall not be steeper than 1 in 12. A clear and level area shall be provided for the loading of

Development Control Plan No. 127 Cluster Housing

20

bulk bins having a minimum clear height of 6 metres. c The storage provision of bins shall be as follows:

No. 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 1.1m3 bulk bin Provision of a space 1500mm high x 1800mm wide x 1500mm deep sufficient for a 1.1m3 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+

Cluster housing development may not be appropriate on private access roads unless it is capable of being serviced by Councils garbage and recycling vehicles. The method of bin storage and collection is to be to the satisfaction of Councils Waste Services Unit. Council will only service development on private access roads where all of the following conditions have been satisfied: Collection vehicles can enter and exit the site in a forward direction; 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; The access road has an 18m turning circle or T head to allow garbage collection vehicles to turn around; The access road is constructed to a standard approved by Council; The access road is maintained to a standard approved by Council, and this is incorporated in a Deed of Agreement prepared by Councils solicitor at the applicants cost; and The owners and/or beneficiaries of the access road are to

Development Control Plan No. 127 Cluster Housing

21

provide Council with an indemnity, prepared by Councils solicitor and registered on the title, against any claims for damage to the access road in servicing the development. 5 5.1 GENERAL Subdivision 5.1.1 Objective To provide for individual ownership of dwellings in a cluster development. 5.1.2 Standard Subdivision of a cluster development may be by: 5.2 strata community title

Development Contributions 5.2.1 Water Supply and Sewerage Headworks and augmentation contributions are levied under the provisions of the Water Supply Authorities Act. 5.2.2 Section 94 Contributions Contributions are levied in accordance with any Section 94 Contribution Plan adopted by Council and which is relevant to the site.

5.3

Illumination and Ventilation Where the development has three or more dwellings, provision shall be made for the illumination of the common areas at the frontage of the site throughout the hours of darkness. All car parking floors are to be adequately lit and ventilated at, all times.

5.4

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

5.5

Common Use Toilet Where a development contains more than four (4) dwellings, 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.

Development Control Plan No. 127 Cluster Housing

22

5.6

Letter Boxes At least one (1) common letter box shall be provided at the frontage of the site. At least one (1) letter box shall be provided for each dwelling located on site. The letter boxes are to be firmly set in brickwork or similar approved material and each to have minimum dimensions meeting the requirements of Australia Post.

6 6.1

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

6.2

Performance Criteria 1 Developments are designed to minimise fossil fuel energy use and to maximise use of natural ventilation, daylight and solar energy. This may be achieved, for example, by erecting more compact building forms and attached dwellings at increased site densities, and with appropriate orientation, layout, the installation of thermal insulation to walling and roofing and shading. 2 Cluster housing developments may have layouts which minimise winter heat loss and make use of solar energy where practical. For example, this can be achieved by: multi storey construction; walls and floors shared between dwellings; major living areas and, where practical other main habitable rooms, located on the north side of the dwelling. Laundries, bathrooms, toilets and other rooms requiring minimum climate control located away from the north side; dwelling walls set back sufficiently from the northern site boundaries and structures to enable winter solar access to main north facing windows; floor to ceiling heights of less than three (3) metres; internal stairwells to two storey dwellings which can be closed off from main lower floor areas; 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.

Development Control Plan No. 127 Cluster Housing

23

Buildings may incorporate window shading devices in the design appropriate to the windows orientation to protect from exposure to hot summer sun. Horizontal or vertical screening can be provided by recessed windows or overhanging balconies, eaves, verandahs, pergolas, shutters and blinds. Windows are located to facilitate thermal control. For example, this can be achieved by: where winter solar access is available, having north facing windows in main habitable rooms of sufficient area (that is, 10 to 25 per cent of total dwelling floor area) to substantially provide for the thermal energy requirements of the dwelling in winter; limiting windows facing south; limiting unprotected east and particularly west facing windows where strong summer sun can enter; providing opportunities for good cross ventilation to help cool dwellings in summer (for example, windows on different walls with an airflow path of eight metres or less; openable vents or highlight windows). Fixed open venting should be avoided because of winter heat loss; orientating any clerestory windows to the northern and protecting against heat loss by double glazing or curtaining; 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, double-glazed and have shading devices.

Site layout and landscaping may promote environmental management in terms of air quality, control of solar access and efficient water management. For example, this can be achieved by: retaining established trees where practical for air filtration and summer cooling planting or retaining deciduous trees to control north sun entry to windows; minimising sealed surfaces, especially those exposed to direct summer sun; and directing stormwater runoff onto garden areas to reduce need for watering and requirements to additional drainage infrastructure.

6 7

Where available, a reticulated gas service may be connected, and where practical, space or facilities for outdoor clothes drying are provided. Where practical, developments do not significantly reduce winter solar access to large north-facing windows of main living room of adjacent dwellings.

Development Control Plan No. 127 Cluster Housing

24

6.3

Performance Measures 6.3.1 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 an award which indicates a standard of excellence in housing design for energy efficient design. 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. This adds up to big savings, year after year. The Five Star Design Rating is awarded by the National GMI Council based on recommendations of its examining body in each state, including the Office of Energy New South Wales. House designs can be appraised at design stage and be given an Approved Design Rating. This means that housing can be designed to meet the Five Star Standard of performance. Homes do not automatically receive the Five Star Design Rating when they are built to an approved design. Before final ratings are issued, inspections are carried out by the examining body to ensure that homes meet Five Star Standards. The housing rating can be a major feature in the selling of housing. Studies have shown that houses with a similar energy rating endorsement in the USA have nine per cent higher resale values than other houses of equal size. A technical design advisory service is available from the Energy Information Centre: 18 Hickson Road, The Rocks, Sydney Postal: PO Box 6 Millers Point 2000 Phone: (02) 9247 1144 Fax: (02) 9247 1438 6.3.2 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 energy efficient hot water system, using either a solar or heat pump, front loading washing machines, and high rating refrigerators; energy efficient compact fluorescent lamps; timer switches for exhaust fans, lights etc; and

Development Control Plan No. 127 Cluster Housing

25

6.3.3

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

Collection of Rainwater The collection of rainwater can be a significant benefit in reducing potable water requirements. Cluster housing, should consider the benefits of providing a common underground tank, for instance, and using solar pumps to storage tanks in each dwelling for use for toilets, garden watering and car washing. This type of approach can be used to reduce stormwater detention requirements.

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

Development Control Plan No. 127 Cluster Housing

26

DCP 127 (Cluster Development) addendum LODGEMENT REQUIREMENTS


The speed in which Council can deal with a Development Application depends on, in many instances, the detail of information provided with a Development Application. 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. Please note: All development that involves building works, will require a Construction Certificate, as well as a Development Approval, to be issued prior to the commencement of any works. If you require Council to issue this Construction Certificate, please indicate this on the application form and refer to the section in this document headed Construction for the lodgement requirements. Applicants are required to lodge five (5) full sets of plans with their application, eight (8) sets in the case of large developments, $1,000,000 or more in estimated value, or 15 sets for Major Developments. Plans cannot be accepted on graph paper, drawn in pencil or showing a previous Council approval stamp. Council would prefer plans presented on A3 paper. Council may accept electronic drawings in lieu of some of the above if they can be provided in an appropriate format. Further information can be provided upon request. All applications must also include five (5) sets of plans reduced to A4 showing the site plan and external configuration (elevations) if any, for notification purposes. If these are not provided at lodgement an additional charge may be incurred to produce them. All Applications must be made on the application form provided by Gosford City Council, 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, if applicable. If the property has recently (within 8 weeks) changed hands, a letter from your conveyancer confirming settlement may be required.

The Property must be identified by either a Lot & Deposited Plan number, rateable street address or rate assessment number.
Note: Applications cannot be accepted that do not uniquely identify the development site.

The Application Fee based upon the proposed construction cost of the development must be paid at the time of lodgement. 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. Owner Builders must provide an estimated cost similar to a builders contract rate, ie NOT materials only. If Development Control Plan No. 127 Cluster Housing

27

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. Alternatively Council may estimate the construction costs based upon NSW State average building costs. 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. During this period, the application will be allocated to an assessment team for assessment against the requirements of the EP&A Act. The assessment process should take approximately 40 days, depending upon the complexity of the development and whether any additional information is required. If additional information is necessary the assessing officer will contact the applicant, indicating precisely what information is required to complete the assessment. Any submissions received from the public during the advertising period are also taken into account at this stage. If the application is to be refused, you will be notified of Councils intention, with reasons for the refusal. You may be able to address these problems and still get the application approved. When an application is approved, the Applicant will receive the approval, with any conditions attached, in the mail to the address indicated on the application form. Please note that the following requirements represent the minimum detail required to lodge an application under this DCP. Council advises potential applicants to discuss their proposal with Council officers prior to lodging their application. These discussions may reveal the need for additional information, which may assist with the assessment of their application.

Where mention is made of a Council Policy or Development Control Plan (DCP), further information can be obtained from Councils Web site. Details of Councils Policies, DCPs and Planning Ordinances can be viewed on-line and downloaded free of charge.

www.gosford.nsw.gov.au
1. Site Plan The size of the land to be indicated, ie the length of all boundaries in metric and the area of the site shown in square metres. A North point must be indicated. Broken lines only to be used where they dont interfere with the accurate positioning of any required data, eg: location of development, sewer main or easements, etc. The location of ALL roads must be indicated. Where a public road does not adjoin the development site, the nearest public road should be indicated on the site plan. Scale: Floor plans, 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, unless these can be shown to be to a nominated recognised scale (see above)

2. Restrictions on site (including pedestrian and vehicular). It is the applicants responsibility to check the propertys 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. 127 Cluster Housing

28

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, length and type. Details of easements should indicate the purpose eg sewer, services etc. If the property is not subject to any site restrictions, a notation should be made either in a statement or on the plans. 3. Existing Buildings All existing buildings are to be shown on the plans, drawn to scale showing the uses of each area/room, except when there is to be total redevelopment of the block and the existing buildings are to be demolished.
Note: The existing buildings are required on a commercial development where credit on existing development may be part of Councils assessment.

4. Vegetation & Clearing - All areas of native vegetation shall be mapped on the site plan (including understorey) and must identify the existence of rainforests, sedgelands, wetlands and any regionally significant vegetation community/s (Lower Hunter / Central Coast Regional Environmental Management Strategy 2000). Areas to be cleared as a result of the development must be indicated on the site plan. 5. Stormwater Drainage Any existing and all proposed stormwater drainage to be indicated on the site plan. Detail is required to show how proposed drainage would be achieved and should include all levels, discharge rates, pipe sizes and grades.. 6. Contour Levels to Australian Height Datum All level measurements are to be clearly tied to AHD. Contours should extend 5m minimum into adjoining lands to identify any natural flow paths. In the case of land with a slope of land less than 10% spot levels are to be used. 7. New Building/Structure/Improvements The proposed development is to be shown, together with setbacks from all affected boundaries (minimum of two) and its proximity to any easements, mains, etc. 8. Elevations & Section detail Notes regards external finishes, colours, materials of construction of the external walls of building, roofing materials, type of doors and window, balcony railing, paving materials, driveway materials should be shown on the elevations and section. 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. 9. Floor plans A floor plan of each level of the building, showing uses of each room/area and window/door placement. This floor plan must be fully dimensioned and include all wall thickness. Where an existing building is to be retained, the floor area/dimensions are to be shown. Floor Space Ratio Means the ratio of total floor space (as defined in Councils Planning Instruments, ie: gross area). divided by the site area of the land. 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. This should be indicated for each unit. 10. Parking spaces All parking areas to be nominated and use shown (resident, visitor etc)
Development Control Plan No. 127 Cluster Housing

29

11. Garbage Area To indicate the area that bins are to be placed. 12. Landscape Principle Plan Show the areas of land to be landscaped, paving areas, types of fencing, moulds, ponds, playgrounds and the like. In relation to plants to be used, the information should include any theme size and spread whether dense or light planting. 13. Shadow Diagrams Required for development of two or more storeys. 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, minor matters or if development is in the middle of the lot. 14. Extent of Cut and Fill All areas subject to cut and fill require the depths of both to be shown as well as the measures proposed to retain both. All depths to be related to AHD levels. 15. 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. This is available on Councils Web site under Environment policy E5.04. 16. Nutrient Control Plan Details as required by Councils Best Practice Guide for Nutrient Control. 17. 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. 18. Water and Sewer Mains Indicate the location of Councils Water and Sewer Mains on the site plan. If mains do not burden the property, please indicate their location, eg: in street or laneway or adjacent property. 19. 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. 20. Swimming Pools/Spas - (as defined under the Swimming Pool Act) Location, design and construction details of any swimming/spa facility included in the design. Detail must include fencing and any other requirements indicated by the Swimming Pool Act. 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. 21. 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. Where possible approximate distances from adjoining properties should also be indicated along with the decibel ratings of the proposed equipment. 22. 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.
Development Control Plan No. 127 Cluster Housing

30

23. Waste Management Plan This should outline the following information: The type and amount of waste/recyclable material to be generated by the development site. How waste/recyclable materials are to be stored and treated on the development site. How residual waste/recyclable material from the site is to be disposed of. How ongoing waste management will operate from the completed development. Further information and details can be obtained from Council s Development Control Plan (DCP) 106 and advice can be obtained from Council Waste Management Officer. 24. Termite Protection Method A notation needs to be made to each set of plans indicating what type of termite protection is to be used. This should be (a) none (b) Physical and/or (c) Chemical. 25. Character Statements Where applicable (not all suburbs are covered), applications for new dwellings, and alterations that change the appearance of a dwelling, need to contain a statement detailing how the development complies with Councils Development Control Plan (DCP) 159. 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. 27. Any other detail that may be required for assessment as indicated by Council officers at a Pre DA meeting.

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. 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, remove, damage or destroy marine vegetation on public water land or an aquaculture lease, or on the foreshore of any such land or lease permit to: (a) set a net, netting or other material, or (b) construct or alter a dam, floodgate, causeway or weir, or (c) otherwise create an obstruction, across or within a bay, inlet, river or creek, or across or around a flat approval in respect of the doing or carrying out of an act, matter or thing referred to in s 57 (1)

s 219 Heritage Act 1977 s 58

Development Control Plan No. 127 Cluster Housing

31

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, deface or damage or knowingly cause or permit the destruction or defacement of or damage to, a relic or Aboriginal place

ss 43 (a), Environment protection licence to authorise carrying out of 47 and scheduled development work at any premises. 55 Environment protection licence to authorise carrying out of ss 43 (b), 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). ss 43 (d), Environment protection licences to control carrying out of non55 and scheduled activities for the purposes of regulating water 122 pollution resulting from the activity.

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, if any, conserved or obtained by the work, 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, and to take and use water, if any, conserved or obtained by the work, 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, 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, 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. 127 Cluster Housing

32

application for such a licence has been or may be made in respect of the development. (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, immediately before the development application is made, to exist on the land to which the development application applies, 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. (3) Development is not integrated development in respect of the consent required under section 138 of the Roads Act 1993 if, in order for the development to be carried out, it requires the development consent of a council and the approval of the same council. (4) Development is not integrated development in respect of the approval required under section 57 of the Heritage Act 1977 if the approval that is required is the approval of a council. Note: It is the responsibility of the applicant to make adequate enquires related to permits that may be required for the particular development proposed. 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, and Councils fees & charges. An additional set of plans will also be required for each external approval body.

MAJOR DEVELOPMENT APPLICATIONS


Councils Economic Development Officers 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. The Economic Development Officer provides a customised service for major employment generating developments. Major Development is defined as: All Commercial, 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 is recommended that Developers considering a Major Development in Gosford City undertake the following procedures: Contact the Economic Development Officer to discuss your proposal. Economic Development Officer will provide advice on the project, and the roles of the Central Coast Regional Development Corporation and the The

Development Control Plan No. 127 Cluster Housing

33

Department of State and Regional Development in assisting major developments. Arrange a pre-lodgement meeting with the Economic Development Officer. Other relevant senior Council officers will attend the meeting. The purpose of the meeting is to discuss the proposal and information that will be required to support the Application. A site inspection may also be required. The Developer is to provide any plans and/or information to Council prior to the pre-lodgement meeting if possible. Minutes of Meeting will be taken at the pre-lodgement meeting and a copy given to the Developer on completion of the meeting. Further pre-lodgement meetings can be held if required. Contact the Economic Development Officer when you lodge your Development Application. Major Development Applications will be marked priority. This means that a Project Officer will be assigned to the application and facilitate all required meetings. The application is also walked through the process. The applicant can contact the Economic Development Officer if any problems with the application are experienced.

The number of sets of plans required to be lodged for Major Development Applications will be discussed prior to lodgement (generally 15 sets). Further information can be obtained from Councils Economic Development Officer on telephone 4325 8385, mobile 0417 046 282.

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 following details will be required. copies of any compliance certificates relied upon Two (2) specifications and three (3) copies of detailed plans. (unless this certificate is being applied for in conjunction with, and at the same time as, the Development Application. In this case no additional plans for the Construction Certificate are required - providing the Development Application plans also provide the information required in this section to the satisfaction of Council). The plans must be drawn to a suitable scale (indicated on the plans) and consist of 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, location of doors, windows etc A section through the proposed structure Each elevation of the proposed structure Levels (to AHD) indicating the levels of the lowest floor and of any yard or unbuilt on area belonging to that floor and the levels of the adjacent ground Levels (to AHD) indicating the height of the proposed structure
Development Control Plan No. 127 Cluster Housing

34

Details indicating design, construction and provision for fire safety and fire resistance (if any) Where the proposed building work involves any alteration or addition to, or rebuilding of, 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, addition or rebuilding. The specification is: To describe the construction and materials of which the building is to be built and the method of drainage, sewerage and water supply State whether the materials proposed to be used are new or second hand and give particulars of any second-hand and give particulars of any second-hand materials to be used Where the application involves an alternative solution to meet the performance requirements of the BCA, the application must also be accompanied by: Details of the performance requirements that the alternative solution is intended to meet, and Details of the assessment methods used to establish compliance with those performance requirements. Evidence of any accredited component, process or design sought to be relied upon A list of any fire safety measures that are proposed to be implemented in the building or on the land on which the building is situated, and If the application relates to a proposal to carry out any alteration or rebuilding of, or addition to, an existing building, a separate list of such of those measures as are currently implemented in the building or on the land on which the building is situated The list must describe the extent, capability and basis of design of each of the measures concerned. Gosford City Council would prefer that applicants provide printed building specifications from an accredited source. This ensures that all items are addressed, enabling Council to speedily process the application. CIVIL WORKS If you wish Council to issue an Engineering Construction Certificate for Civil works, the following details will be required. A lodgement fee as advertised in Councils fees & charges will apply. This fee can be obtained by telephoning Councils Customer Service Unit on (02)4325 8200 during office hours. Copies of any compliance certificates relied upon Four (4) copies of detailed engineering plans. The detailed plans may include but are 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. 127 Cluster Housing

35

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

LONG SERVICE LEVY


This is payable on all works with a contract value in excess of $25,000. Gosford City Council currently acts as an agent for the Long Service Levy Corporation and may accept payments on their behalf. The levy is payable at 0.2% of the estimated construction cost and must be paid prior to the release of a Construction Certificate. This levy is placed in a State Government fund and is collected so that eligible builders can claim Long Service Leave payments. Further information can be obtained from the Long Service Levy Payments Corporation on 13 1441 or visit their web site at www.lspc.nsw.gov.au

Development Control Plan No. 127 Cluster Housing

36

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

Development Control Plan No. 127 Cluster Housing

37