Gosford City Council. Development Application Guide

Transcription

1 Gosford City Council Development Application Guide Revision: 18 November 2015

2 Contents Development Application Requirements Matrix... 3 Step 1 - Do I need a development application?... 5 Step 2 - What are Council's policies and development controls?... 6 Step 3 - What are the minimum requirements to lodge a development application?... 7 Step 4 - What are the supporting document requirements?... 7 Appendix A - Development Process Appendix B - Site Analysis Appendix C - Estimating Cost of Works, Based on Reed Construction Data s Cordell Information 29 About this Guide This Guide explains what is generally required when preparing a Development Application (DA) for lodgement with Gosford City Council. It is a step by-step guide to what you need to know, and do before lodging your application. A matrix that identifies the required plans, documentation and other supporting material that may be necessary for different types of development is included. Providing all the required information will enable Council to deal promptly with your application. Unless your application includes all the relevant information that Council requires to lodge your application, it will not be accepted. If the information is incomplete or missing, the application may be delayed, rejected or further information may be requested. Electronic Lodgement Requirements Gosford City Council will not accept development related applications if they are not accompanied with electronic copies of all supporting documents, including plans and completed application forms for all Development, Complying Development Certificate, Section 96 Amendments, Construction Certificates, Applications for Approval under Section 68 Local Government Act, Roads Act and Section 82A or 82B review applications. Until 1 January 2016, hardcopy documents will continue to be required, together with a USB [preferred] or a CD/DVD containing electronic copies, for all development related applications as Council moves towards a full electronic document assessment process. Public viewing of electronic documents lodged with Council From the 1st July 2010 the Government Information (Public Access) Act 2009, known as the GIPA Act, replaced the Freedom of Information Act The GIPA Act creates new rights to information that are designed to meet community expectations of more open and transparent government. Routine and proactive release of information will be made available on council s website free of charge. To protect each owner s privacy, residential internal floor plans and the owner s private details should not be shown on documentation as information will be released for public access. Council requests that the Part A and Part B development application forms are saved separately as electronic documents. Council will not publish the Part B [Application Detail & Owners Consent] form if it is supplied separately to the Part A form. Ref: IR Gosford City Council Page 1

3 For more information about electronic documents requirements refer to section 39 in this document or visit Councils website for more information on electronic document requirements, visit Contact Gosford City Council eplanning Portal: Track a development application, view a planning document or make a planning enquiry. Website: Address: goscity@gosford.nsw.gov.au 49 Mann Street [PO Box 21] GOSFORD NSW 2250 Contact: (02) Our Customer Service staff can answer most procedural questions. Where more detailed advice is required, you may be referred to a building surveyor or town planner. Need to Know More Most questions relating to lodging a development application can be answered by referring to this guide. Should you need to know more or want to discuss your proposal with Council before lodging it please contact Council's Customer Services Unit. A formal pre-lodgement meeting service is available upon request to Council in writing and payment of a fee. Plans and relevant documentation are required to be included with the request. Upon receipt of the request the applicant will be contacted to co-ordinate the meeting with appropriate Council Officers. Ref: IR Gosford City Council Page 2

4 A. Bed and Breakfast Accommodation B. Brothels C. New Commercial / Retail Buildings D. Community/Child Care/Education Est. E. Dual Occupancy F. Establishment of use - existing premises - no construction G. Home Industry H. New Industrial/Warehouse buildings I. Land clearing J. Land Filling/Retaining Walls K. Medical Centre L. Plant Nursery M. Medium Density Residential (RFB) N. Recreation / Tourist Uses O. Residential / Rural / Non-urban Subdivision P. Seniors Housing Q. Shop Top Housing R. Signage/Advertising Structure SEPP64 S. Wharves and Jetties AA. Ancillary Structures (Garage, Deck, Carport etc) BB. Dwelling Alteration & Additions CC. Front Fences DD. Single Dwellings/Secondary Dwelling EE. Swimming Pool (In ground/above ground) FF. Demolition Development Application Guide Development Application Requirements Matrix Complex Applications Other Applications Development Types Supporting Documents Note: Number of copies required for each document is indicated on the application form. 1. Part A - Development Application Form Part B Owners Consent Form 2. Notification Plans (A4 size) 3. Statement of Environmental Effects 4. Survey Plan 5. Site Photograph 6. Site Plan / Site Analysis 7. Character Statement 8. BASIX Certificate 9. Floor Plans 10. Elevation & Sections 11. Fire Safety Schedule Ref: IR Gosford City Council Page 3

5 12. Schedule of External Finishes 13. Extent of Cut & Fill Plan 14. Landscape Plan 15. Operation Details 16. Disabled Access Report 17. Waste Management Plan 18. Stormwater Management Plan 19. Erosion & Sediment Control Plan 20. Water Cycle Plan 21. a) Tree Locations & Schedule b) Arboricultural Report 22. Geotechnical Report 23. Site Contamination Assessment 24. Integrated Development 25. Bushfire Report 26. Coastal Hazard/Beach Frontage 27. Traffic & Parking Report 28. Acoustic Report 29. Shadow Analysis Diagrams 30. Heritage Impact Statement 31. Subdivision Plan 32. Design Verification Statement (SEPP65) 33. SEPP 1 Objection 34. Photo Montage 35. Architectural 3D Computer Model 36. a) Water and Sewer Plan b) Non Sewered Areas 37. Crime and Safety Report 38. Lighting / Illumination Plan 39. Electronic Lodgement Requirements Legend: = Information required = Information may be required Ref: IR Gosford City Council Page 4

6 Step 1 - Do I need a development application? State Environmental Planning Policy (Exempt and Complying Development Codes) 2008 outlines various forms of development that may not require development consent, subject to specified development standards. If these standards cannot be achieved then Development Consent may be required. Refer to for access to a copy. Planning Instruments Gosford Local Environmental Plan 2014, Gosford Planning Scheme Ordinance (GPSO), Interim Development Order (IDO) 122 include definitions for various land uses, most of which require development consent. These Planning Instruments identify Development that does not require consent; Development that needs consent; and Prohibited development within the zone applicable to the land. Permitted without consent, permitted with consent or prohibited. Development that may require consent includes: Construction of new buildings or structures, such as dwellings, swimming pools, outbuildings, retaining walls over 600 millimetres high (including batters), jetties, etc; Additions or alterations to an existing building, structure or heritage item; Display of an advertising sign; Changes to the use of an existing building or land (i.e. Establishment of use); Carry out excavation, earthworks or adding fill (must be related to a permitted land use); Demolition of a building, structure or heritage item; or Developments within a heritage conservation area. Depending on the type, or proposed location of the Local Development it may also be Integrated Development i.e. it may require approval from one or more government agencies. Some examples include if it involves works: Located in or near bushland, a dune system, or a ridgeline; Located within 100 metres of bush fire prone land; Located on, abuts or adjoins Crown land; or It is the responsibility of the applicant to determine what additional approvals are required and may include an approval from the: Department of Planning and Infrastructure (DoPI); Environment Protection Authority (EPA); Department of Environment and Climate Change; Department of Primary Industries; NSW Heritage Office; Roads and Maritime Services (RMS); or Rural Fire Service (RFS). Local and State Significant developments may be designated development if the development is listed in Schedule 3 of the Environmental Planning and Assessment Regulation This list relates to large scale, potentially hazardous, noxious and offensive uses, such as waste management facilities and chemical industries. Ref: IR Gosford City Council Page 5

7 Some types of development may be classified as complying development. This combines the functions of both development consent and a construction certificate. It is a form of approval appropriate for many types of minor or routine development, which have a minor impact but have not been specifically declared as exempt development under the State Environmental Planning Policy (Exempt and Complying Development Codes) Complying Development applications can be assessed by either Council, or by an accredited certifier. How to check if the proposed development is permissible 1. Check the Zoning Use Council s Gosford Electronic Mapping System which is an interactive web mapping application that is available free of use, visit Alternatively, you can contact the Customer Service Centre on For complete information, you should apply to Council for a Section 149 Planning Certificate for the property, which shows the zone(s) applicable to the land; any Environmental Planning Instruments; Development Control Plan chapters or Council restrictions relating to development of the land. The certificate can only be purchased from Council. 2. Determine if the proposal is permissible with or without development consent - Once you have identified the zoning, you need to find out which developments are permissible and which are prohibited in that zone. Visit Gosford City Council's website and view mapping and select the zoning that applies to your site. Check if the land use you propose is listed under the headings "Development that does not require consent" or "Development that needs consent". This information can also be found in the attachments to a current Section 149 Planning Certificate for the property, or in the published versions of the Gosford Planning Scheme Ordinance (GPSO), Interim Development Order (IDO) 122 and Gosford Local Environmental Plan 2014 as applicable. Copies of Gosford Planning Instruments can be found on Council's website Step 2 - What are Council's policies and development controls? Council's Policies and Development Control Plan (DCP) 2013 can be viewed or downloaded from Council s website or purchased from Council s Customer Service Centres. In order to determine the requirements for your development, you will need to refer to some or all of the following documents: A current Section 149 Planning Certificate for the site; Gosford Planning Scheme Ordinance (GPSO); Interim Development Order (IDO) 122; Gosford Local Environmental Plan (LEP) 2014; Gosford Development Control Plan (DCP) 2013; Relevant State Environmental Planning Policies (SEPPs) or Regional Environmental Plans; Title details and particulars for your property i.e. Restrictions or covenants on the Title; or Relevant Council policy or guideline documents. Ref: IR Gosford City Council Page 6

8 Note: Most suburbs in the Gosford City area are covered by 'Urban Design Framework - Character' statements. These were developed after consultation with the local community and aim to preserve certain environmental qualities that make the Central Coast unique. It is important to read the relevant parts, as you have to show how your proposal addresses the issues set out in any Character Statement for your area. Step 3 - What are the minimum requirements to lodge a development application? The Development Application Requirements Matrix on pages 3 and 4 identifies the supporting document requirements for a range of land uses and developments. The number of copies to be submitted is detailed in the development application form. If the development you propose is not listed in the Matrix, the following supporting documents should be submitted with your application. Completed Part A - Development Application Form Completed Part B Owners Consent Form; A Statement of Environmental Effects (SEE) containing a description of what the proposed development involves, a description of the environmental impacts of the development and the steps to be taken to protect the environment or to lessen any potential harm to the environment; Plans should include site plan, floor plan, elevations and sections (preferably on A3 size paper) as appropriate and notification plans (A4 size). All plans and documents should show: Applicants name. Property address including the Lot number and DP number. All dimensions shown in metric. Standard metric scale shown as both a ratio and bar scale. Plans to show true north. Drawing or document title, drawing number and date and issue number and date. Name of architect, company or person who prepared the drawings; and The proposed development needs to show all necessary heights such as contours, ground levels, floor, eaves and ridge levels. All levels shall be to Australian Height Datum (AHD), except for minor alterations where relative levels may be acceptable. Any other supporting documents as required by Council. Notification plans. Application fees (based on the proposed construction cost of the development). Note: Any plan or documentation that is illegible or does not include all the necessary information cannot be accepted. Step 4 - What are the supporting document requirements? The supporting documents identified as being required in the Development Application Requirements Matrix are outlined in the following sections: Ref: IR Gosford City Council Page 7

9 1. DEVELOPMENT APPLICATION FORM All applications must have a completed Part A - Development Application Form and Part B - Owners Consent Form. All registered owners of the subject site must sign the consent form. If the owner is a company or association, an authorised person under common seal must sign the application. The position of the person in the company shall be stated on the form. The applicant is required to provide a genuine estimate of the cost of building or work. A list of common development types and rates are included at the end of this document as a guide. If Council does not agree with the estimate provided, the applicant will be required to provide further information in the form of a Quantity Surveyor Cost Estimate or a copy of the signed Building Contract. Please note: A Quantity Surveyor Cost Estimate will be required for all development subject to Section 94 contributions within the Gosford City Centre and Terrigal Bowl area. 2. NOTIFICATION / ADVERTISING PLANS Council is required to notify adjoining owners in accordance with Chapter 7.3 Public Notification of Development Applications. Applications requiring advertising must include: Site plan and proposed elevations. The plans must be reduced to A4 size (the site plans should not have residential floor layout or owner details). 3. STATEMENT OF ENVIRONMENTAL EFFECTS A statement of environmental effects for a development proposal should include information on the following: A description of what the proposed development involves; What you consider to be the environmental impacts of the development; How you have identified the environmental impacts of the development; The steps you will take to protect the environment or to lessen the expected harm to the environment; Any matters that must be included by any guidelines issued by the Director-General of the Department of Planning (DoP); and How you have addressed any other matters identified by the relevant planning instruments. Where relevant, your statement of environmental effects may also need to include additional information. To establish the use of a building for either shops, offices, commercial or industrial development (where you are not proposing to do any building work and the use is permissible in the zone applying to the site): Establishment of Use Note: Refer to State Environmental Planning Policy (Exempt and Complying Development Codes) 2008 for provisions relating Change of Use that may meet Exempt or Complying development criteria. Otherwise, to change the use of an existing shop, commercial premises, or industrial unit it is necessary to lodge a development application for Establishment of Use. Where the proposed use is separately defined under the Planning Instruments - Gosford Local Environmental Plan 2014, Ref: IR Gosford City Council Page 8

10 Gosford Planning Scheme Ordinance (GPSO) and Interim Development Order (IDO) 122 you will need to lodge a development application for that particular permissible use as appropriate. The Statement of Environmental Effects in support of the proposal should include: The type of permissible business being proposed; A brief description of how the business will operate; The hours of operation; The number of staff employed; The amount and type of car parking required and provided; The plant and machinery to be installed; The type, size and quantity of goods to be made, stored or transported; The loading and unloading facilities that will be available; A list of Category One Fire Safety Provisions relating to the proposed change; A list of Category One Fire Safety Provisions used in the existing building or on the land; and A list of fire safety measures currently used in the building. Note: Each fire safety list is to describe the extent, capability and the basis of design of each of the provisions/measures. If approval is being sought to establish a use for a PART of a premise, the site plan should indicate what area of the property will be affected and the location of the required car parking. Not all Establishment of Use applications require construction. Where construction work is required (such as the erection of signage, walls, doors, windows, partitions, ramps etc.), the development application should be lodged as Establishment of Use and Fit-Out. An additional fee is payable and depends upon the cost of the construction work. You need to provide a quote or a contract from a builder to support this figure. Failing this, construction costs may be estimated by Council. Signage Most businesses require some form of signage. Refer to State Environmental Planning Policy (Exempt and Complying Development Codes) 2008 includes provisions relating to Signage that may meet Exempt or Complying development criteria. A separate application can be lodged for signage, though it is preferable to incorporate it into an application for Establishment of Use / Fit-Out where appropriate. If signage is included in the application, the application becomes an Establishment of Use and Fit-out with Ancillary Signage. Section 5.5 Development within the Coastal Zone LEP 2014 If your proposal falls within the Coastal Zone identified in Section 5.5 i.e. within 1km of mean high water mark, you are required to submit information outlining how your proposal satisfies the aims and objectives of this Section. For sites containing threatened species of flora / fauna You may need to prepare a FLORA AND FAUNA report if the proposed development involves the clearing of any native vegetation. Ref: IR Gosford City Council Page 9

11 For small sites and minor development involving the clearing of any native vegetation where the site is less than 1000 square metres, and the removal of vegetation does not involve the removal of Wetland vegetation; Rainforest vegetation; Coastal dunes or headland vegetation; Riparian vegetation (i.e. vegetation adjacent to any water way such as a creek or dam); or A proposal to remove more than five individual trees, You may not be required to prepare a full survey of flora and fauna. However, you will be required to address the small sites and minor sites checklist within the document titled 'Flora and Fauna Survey Guidelines, Lower Hunter & Central Coast Region (2002)' Murray, M., Bell, S., Hoye, G. (2002) Lower Hunter & Central Coast Regional Environmental Strategy, 2 Volumes. The document is available for purchase from the Hunter and Central Coast Regional Environment Management Strategy group, 59 Bonville Avenue THORNTON NSW 2322 PO Box 137 THORNTON NSW 2322 [02] General Enquiries [02] Fax. Sites not falling into the above classification of a small site or minor development must undertake a site-specific Flora and Fauna survey. All FLORA AND FAUNA surveys must be undertaken in accordance with the "Lower Hunter Central Coast Regional Fauna & Flora Survey Guidelines ". For all development that has the potential to impact upon threatened species, populations, ecological communities or their habitat a seven-part test, in accordance with section 5A of the Environmental Planning and Assessment Act 1979, must be submitted with the application. A suitably qualified person should undertake the seven-part test. The seven-part test should be based upon the findings of the Flora and Fauna Survey and consider all DIRECT and INDIRECT impacts of the proposal, such as provision of fire asset protection zones or an area for a wastewater management system to service the development. If Council determines, after reviewing the seven-part test, that the proposed development may have a significant impact upon threatened species, populations, ecological communities or their habitat pursuant to section 78A(8) of the Environmental Planning and Assessment Act 1979, a Species Impact Statement is required. If this situation arises your development application will be returned, until you submit a Species Impact Statement with your application. The following factors are to be taken into account in deciding whether there is likely to be a significant effect on threatened species, populations or ecological communities, or their habitats: (a) (b) (c) (d) in the case of a threatened species, whether the action proposed is likely to have an adverse effect on the life cycle of the species such that a viable local population of the species is likely to be placed at risk of extinction, in the case of an endangered population, whether the action proposed is likely to have an adverse effect on the life cycle of the species that constitutes the endangered population such that a viable local population of the species is likely to be placed at risk of extinction, in the case of an endangered ecological community or critically endangered ecological community, whether the action proposed: i. is likely to have an adverse effect on the extent of the ecological community such that its local occurrence is likely to be placed at risk of extinction, or ii. is likely to substantially and adversely modify the composition of the ecological community such that its local occurrence is likely to be placed at risk of extinction, in relation to the habitat of a threatened species, population or ecological community: i. the extent to which habitat is likely to be removed or modified as a result of the action proposed, and Ref: IR Gosford City Council Page 10

12 (e) (f) (g) ii. whether an area of habitat is likely to become fragmented or isolated from other areas of habitat as a result of the proposed action, and iii. the importance of the habitat to be removed, modified, fragmented or isolated to the long-term survival of the species, population or ecological community in the locality, whether the action proposed is likely to have an adverse effect on critical habitat (either directly or indirectly), whether the action proposed is consistent with the objectives or actions of a recovery plan or threat abatement plan, whether the action proposed constitutes or is part of a key threatening process or is likely to result in the operation of, or increase the impact of, a key threatening process. For sites including a proposal for a jetty requiring a separate approval from the Department of Primary Industries A sea grass assessment report (prepared by a suitably qualified professional) must accompany all jetty applications that have been nominated as integrated development (i.e. require referral to the Department of Primary Industries (DPI) for assessment under the Fisheries Management Act The following information is required by the DPI when you submit your application for a jetty: (a) (b) (c) (d) (e) (f) (g) (h) (i) A single clear map of the site showing the proposed structure, water depth contours and presence of seagrasses, mangroves and macro algae. All levels are to be shown to Australian Height Datum (AHD). Information on the species of mangroves and seagrasses present and the percentage cover of these species. Recent clear photographs (not photocopies) of the site at low tide, including photographs of the seagrasses, mangroves and macro algae. Details on the proposed design of the structure and methods of construction. Location of any existing adjacent jetties and other foreshore structures (distances are to be shown on site plan). Consideration of any aquatic threatened species that may be affected by the proposal (see the DPI website for a current list - If Caulerpa taxifolia is present, a clear map showing the percentage cover of the species and a pressed specimen must be submitted. Location of aquaculture leases, if present. Location of fish hauling/meshing grounds, if appropriate. Site Suitability This issue must be addressed in all applications, other than minor alterations and additions. It must demonstrate that the site is suitable for the proposed development. Relevant considerations may include: Site constraints such as slope, flooding, geotechnical, acid soil risk and ground water issues; Note: A geotechnical report by a qualified engineer may be necessary in some cases. Compatibility with adjoining developments; Compatibility with visual setting. (bushland, foreshores, streetscape). Refer to DCP 2013, Chapter Character; and Size and shape of allotment. Ref: IR Gosford City Council Page 11

13 Present and Previous Uses. Present use of the site and the date that use commenced; Present use of adjoining land; Whether you are aware that the site is contaminated; and Whether the site has been tested for contamination. Development Compliance. This issue must be addressed in all developments and the following details must be included: Evidence that the building complies with standards and controls for building height planes, setbacks and building envelope controls (Refer to Gosford DCP 2013 Chapter 3.1 to 3.4). If the proposed development does not comply with all statutory planning controls (development standards) you must submit a objection under Section 4.6 of Gosford Environmental Plan Access and Traffic. This issue must be addressed for all residential, hotel, guesthouse, entertainment, commercial, retail and industrial proposals, other than minor alterations and additions. The following matters will need to be addressed. Existing and proposed access provisions; Pedestrian amenity; Vehicle access to public roads, including compliance with AS ; Resident, staff, customer, client and visitor parking arrangements; Parking calculations; Potential conflicts between vehicles, pedestrians and cyclists and proposed mitigation measures; and For major traffic generating proposals, an access and traffic impact report prepared by a transport consultant will be required. Privacy, Views and Overshadowing. This issue must be addressed in all proposals. You must consider the privacy, view and overshadowing impact on neighbouring properties by addressing the following issues. Visual Privacy Window placement relative to adjacent dwellings and common areas; and Views between living areas and the private yards of other dwellings. Acoustic Privacy Separation of roads, driveways and parking areas from bedroom and living room windows; and Noise transmission between buildings. Ref: IR Gosford City Council Page 12

14 Overshadowing Provide shadow diagrams if your proposal is over 1 storey; and Consider shadows from adjoining buildings as well as the proposed development. 4. SURVEY PLAN An essential part of your preliminary investigation is a site survey, showing the location and relative levels of the natural and built features of the site and adjoining properties. The survey plan must be prepared by a registered surveyor and is required for most developments. It provides Council with important information to enable a proper assessment of the development proposal and needs to show the following information: Location and length of all site boundaries; Location of new and existing buildings in relation to site boundaries; Driveways, paths, fences, retaining walls and other structures; Location of rock outcrops and other natural features; Location, species, canopy spread, height, and trunk diameter and spot level at base of trunk of all trees on the site. Note: A separate Arborist's report may also be required if the development affects large trees; Contours at 1metre intervals, or spot levels, relative to the Australian Height Datum; Location of all creeks, water bodies and drainage channels on the site, including mean high water mark, where applicable; and Location of easements, or rights of access / carriageway, benefiting or burdening the site. 5. SITE PHOTOGRAPH We are able to assess your application quicker when you provide us with photographs of the site and its context. The photographs should clearly show existing features of the site, neighbouring land and the streetscape. A site map should be used to indicate the locations of the photographs. 6. SITE PLAN / SITE ANALYSIS A site plan shows the proposed layout for the entire site and must include the following information: The location, boundary dimensions, site area and north point; Contours at 1metre intervals, or spot levels, relative to the Australian Height Datum; Location and use of any existing buildings or structures on the site and the immediately adjoining land; Location, uses, structures and natural features on the site and surrounding land; Location and spread of all trees and existing vegetation and natural features (such as rock outcrops) on the site; Existing gradients and levels of the site in relation to buildings, roads and natural features; Location of the proposed development on the site; Any easements, restrictions, covenants, rights-of-carriageway or rights-of access; Location and proximity to any watercourses, and areas subject to acid soil risk; Details of existing and proposed flooding / drainage requirements; Areas of proposed cut and fill; Details of proposed and existing car parking and vehicle manoeuvring areas. Ref: IR Gosford City Council Page 13

15 Note: Dimension, levels and grades to demonstrate compliance with Australian Standard Off Street Parking; Bushfire Asset Protection zones; Proposed landscaping and treatment of the land including plant species and height at maturity; Location of all roads must be shown. Where a public road does not adjoin the development site, the nearest public road should be shown on the site plan; and A site analysis to ensure your development will have a minimal impact on the environment and the neighbourhood. The site analysis should be carried out before the design process begins and will help you make the best use of your site. It should include: Details of all open space and other recreation areas, including private open space on the site and adjoining properties; Potential constraints such as over-shadowing, overlooking, views, building bulk and landscaping; Views to, from and through the site; Sunshine, prevailing winds and other climatic conditions; and A description of the streetscape and its predominant elements supported by photographs. Note: A sample site analysis showing how you might locate a house to make the most of the site is attached at the end of this guide. 7. CHARACTER STATEMENT 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 2013 Chapter 2.1. This is available from Councils website Note: Not all suburbs are covered. 8. BASIX CERTIFICATE / ENERGY EFFICIENCY REPORT All development applications lodged for new 'BASIX affected buildings' i.e. single dwellings and dual occupancy buildings, must be accompanied by a relevant BASIX certificate issued within the previous three months. Any amendments made to the development application prior to determination will require a new BASIX certificate, if BASIX commitments are altered. The Building Sustainability Index is a web based planning tool put in place by the State Government to assess and improve the energy and water efficiency of residential developments. You must provide a BASIX certificate for all new multi-unit residential buildings and for alterations and additions to 'BASIX affected buildings'. A BASIX assessment can only be generated online at For developments not covered by BASIX, energy and water efficiency are still important and you must describe how the proposal promotes energy efficiency in terms of: Orientation; Sun and shade control; Insulation; Natural ventilation; Ref: IR Gosford City Council Page 14

16 Heating and cooling; Water recycling and minimisation; and Water heating. 9. FLOOR PLANS Floor plans show the layout of each floor of the building, including any basement car parking. Information must include: Location of the proposed building, including extensions or additions to existing buildings in relation to the site boundaries and adjoining developments. Note: For additions and alterations, new work must be uniquely coloured to differentiate the new work on the plans from the existing building; Floor plan of the proposed buildings showing building layout and it use, room sizes, windows and door locations; Wall thicknesses and structure type; All floor levels and steps in floor levels (Reduced Levels to the Australian Height Datum - RLs); Total floor area; and Floor Space Ratio (FSR) i.e. Ratio of Gross Floor Area to Site Area. 10. ELEVATIONS AND SECTIONS Elevations are drawings showing the appearance of all the external walls of the building. Sections show cuts through the building to show the internal construction and levels. The following must be provided for all applications, except minor internal alterations. Information should include: All building elevations, external door and window positions and roof profiles; External materials, finishes and heights of existing and proposed finished ground, floors, walls, windows, eaves and ridges; A minimum of two sections indicating levels of ground, all floors (including basements), ceilings, eaves and ridges to Australian Height Datum (AHD). Additional sections may be required for more complex buildings; Levels of existing and proposed ground in relation to buildings and roads to AHD; and Proposed parking arrangements including entry and exit points for vehicles and provision for the movement of vehicles within the site including necessary levels to AHD and dimensions. All parking and vehicle access must comply with AS FIRE SAFETY SCHEDULE A fire safety schedule is required for all establishment-of-use applications where no construction work is proposed, for new commercial, industrial, community, business or retail developments and for SEPP Senior Living developments. The schedule must be prepared by a suitably qualified professional and include: A list of the Category 1 fire safety provisions that currently apply to all existing buildings on the site; and A list of the Category 1 fire safety provisions that are to apply to the development. Ref: IR Gosford City Council Page 15

17 12. SCHEDULE OF EXTERNAL FINISHES A schedule of external finishes is required for all new developments, alterations and additions. 13. EXTENT OF CUT AND FILL All areas subject to cut and fill require the depth of both to be shown. This information is available on the Councils website under Gosford Development Control Plan No LANDSCAPE PLAN The landscape plan should show existing and proposed landscaping and significant earthworks for the proposal. The landscape plan must include: Existing levels, finished levels and contours to the Australian Height Datum, embankments and grades indicating the extent of cut and fill; Existing trees and other vegetation to be retained or removed, including information on species, height, canopy spread, diameter of trunk and spot height at base of trunk. All trees are to be numbered and where relevant the numbers are to coincide with an Arborist's report. Note: An Arborist's report may be required; Proposed new planting indicating species (both botanic and common names), location, mature height, proposed pot size and number of plant in a schedule; Proposed surface treatment (turf, concrete, pavers etc); and Erosion and sedimentation controls that will be undertaken during construction. 15. OPERATIONAL DETAILS This will be necessary for all commercial, retail, industrial, entertainment and accommodation developments. You will need to describe how the establishment will operate and include: The type of business; Number of staff; Expected number of customers; Hours and days of operation; Any plant, machinery or production processes; Parking facilities on-site or in vicinity; The type and quantity of goods handled, including loading docks and number and size of trucks; and An Environmental Management Plan must be prepared for industrial developments, to assess environmental pollution risk (air, water and land emissions) for the proposed activities in accordance with the Protection of Environment Operations Act DISABLED ACCESS REPORT Describes how the development will comply with provisions of the Disability Discrimination Act. Access reports are required for all SEPP Senior Living developments, commercial, retail, business developments, residential flat buildings and hospitals. 17. WASTE MANAGEMENT PLAN (DCP 2013 CHAPTER 7.2) A signed and dated Waste Management Plan shall be provided for all residential, industrial, commercial and accommodation proposals Ref: IR Gosford City Council Page 16

18 Accurate, site specific details in relation to Demolition / Site Preparation, Construction, Use of Premises and On-Going Management as applicable to be provided within the required Waste Management Plan. See Chapter 7.2 Appendix A: Waste Management Plan. Additional details may be requested subject to the complexity, scale and nature of a proposal. A copy of Appendix A: Waste Management Plan Template is available for download from Council s website. The Waste Management Plan should show how the development handles and minimizes waste through submission of the following information: The type and amount of waste/recyclable material to be generated by the development site; Any requirements of the Environment Protection Authority; Enclosure details need to be provided demonstrating how the waste / recyclable material is to be stored and treated on site; How waste/recyclable material is to be disposed of; How ongoing waste management will operate from the completed development; Proposed storage, recycling and collection services; Arrangements for any hazardous waste; Domestic waste collection, recycling and composting; Truck access details related to servicing waste / recyclables. Further information and details can be obtained from Council s Waste Management Assessment Officer. 18. STORMWATER MANAGEMENT PLAN Required for all new proposals and for alterations in excess of 50m 2 additional area. The plan must include: All existing and proposed stormwater drainage; How the proposed drainage will be achieved; and All methods of stormwater detention or retention, levels, discharge rates, pipe sizes and grades. Refer to Gosford Development Control Plan 2013 Chapter Water Cycle Management for Council's requirements. 19. EROSION AND SEDIMENT CONTROL PLAN Development Control Plan 2013 Chapter 6.3 applies to any activity that involves or could involve: disturbance of or placing fill on the soil surface, and/or changes to the contours of the land, change in the rate and/or volume of runoff flowing over land, or directly or indirectly entering "waters". The adoption and application of conditions for erosion and sediment control give a uniform basis for development in the region. 20. WATER CYCLE PLAN The Water Cycle Plan refers to the installation of controls such as infiltration trenches, wet detention basins, constructed wetlands or other such 'designed' nutrient control devices. A suitably qualified person must prepare the plan. In many situations a combined Nutrient Control and Erosion and Sediment Control Plan would be appropriate. Ref: IR Gosford City Council Page 17

19 Refer to Gosford Development Control Plan 2013 Chapter 6.7- Water Cycle Management for Council's requirements. 21(a). TREE LOCATIONS & SCHEDULE Gosford Development Control Plan 2013 Chapter 6.6 applies. required when: - Tree locations & schedule is A Development Application involves works which may affect trees on the property, and/or trees within 5 meters of the proposal on an adjoining property. A Tree Locations & Schedule locates, identifies and provides basic data on existing trees on and adjacent to a site. It must include all trees that maybe affected by proposed buildings, access, services and bushfire asset protection zones. Tree Locations & Schedule is to indicate the proposed action of the identified trees (remove or retain). Crown spread of trees is to be drawn on plan and shown as a dashed line for trees to be removed, or an unbroken line for trees to be retained. All trees are to be plotted (by land survey) and numbered on a Development Applications; Site analysis plan, Survey plan and Landscape plan. The tree schedule (sample below) can be on the plan or attached to the applications documentation. The number of each tree on plan is to correspond with the numbered tree schedule and the tag of each tree on site. Sample tree schedule corresponding to tree survey plan No Botanical Name Common Name Height(m) DBH(mm) Action 1 Eucalyptus punctata Grey Gum remove 2 Corymbia maculata Spotted Gum retain 3 Eucalyptus robusta Swamp Mahogany retain 21(b). ARBORICULTURAL REPORT An Arboricultural Report is required when: - more than ten (10) trees (over 3 meters in height) are nominated for removal; works are to occur within 5 meters of trees to be retained, that have a DBH (Diameter at Breast Height) greater than 500mm; as requested by Council's Tree Assessment Officer. An Arboricultural Report provides technical comment on specific tree-related issues, particularly regarding the health, condition and significance of trees and includes recommended strategies for retaining and protecting trees close to proposed developments. An Arboricultural Report must be prepared by a qualified arborist who has the experience and expertise in preparing such a report. Arboricultural Reports should consider the guidance provided within Australian Standard - Protection of trees on development sites AS GEOTECHNICAL REPORT A Geotechnical Report may be required for development on a site located within a landslip area, situated close to a water body (subject to Acid Sulphate soil) or not connected to Council's sewer system. Geotechnical Report requirements are detailed in Gosford Development Control Plan 2013 Chapter Geotechnical Requirements. If you require further information contact Customer Ref: IR Gosford City Council Page 18

20 Service on or visit the Customer Service Centre at Gosford City Council at 49 Mann Street, Gosford, Monday to Friday, 8.30am to 5.00pm. Landslip Sites identified as being in a medium, high or immediate high hazard landslip area will require a Geotechnical Report submitted to establish the stability of the site's landform. Acid sulphate soil Sites located close to a water body may be subject to Acid Sulphate Soil and may require the submission of an Acid Sulphate Soil Report. Acid sulphate soil is the common name given to naturally occurring sediments and soils containing iron sulfides (principally iron sulfide or iron disulfide or their precursors). Every estuary along the NSW coastline has potential acid sulphate soils. The exposure of the sulfide in these soils to oxygen by drainage or excavation leads to the generation of sulphuric acid. This may affect water quality and have significant impacts on riverine and estuarine biota (NSW EPA, 2003). Site not connected to sewer Sites where sewer is not available will require an On Site Wastewater Management Report to be submitted demonstrating the ability to manage on-site disposal of wastewater. (For further details refer to Section 36B of this guide) 23. SITE CONTAMINATION ASSESSMENT You will need to identify present and previous uses of the site and adjoining sites, if known. Whether you are aware of any contamination and whether there has been any testing or assessment of the site for contamination. Possible contaminating activities could include: Dry cleaning shops, chemical or petroleum industries, engine and vehicle repairs, scrap yards, asbestos production, land fill, agriculture and horticulture. 24. INTEGRATED DEVELOPMENT Integrated developments require a specified permit or approval from a State agency as well as development consent from Council. It is the responsibility of the applicant to determine which approvals are needed before lodging a DA. If you require assistance in identifying which approvals (if any) will be required please contact Gosford City Council s Customer Service Unit. Additional information may be required for the assessment of the proposal by a relevant State agency. A Fee is payable to each relevant State agency to assess the proposal, in addition a separate referral fee is payable to Gosford City Council for the processing of referrals. Contact Gosford City Council Customer Service Unit for appropriate referral fees. Relevant State agency approvals covered by this classification are listed in Section 91 of the Environmental Planning and Assessment Act. Fisheries Management Act 1994; Heritage Act 1977; Mine Subsidence Compensation Act 1961; National Parks and Wildlife Act 1974; Protection of the Environment Operations Act 1997; Roads Act 1993; Rural Fires Act 1997; Water Management Act 2000 Ref: IR Gosford City Council Page 19

21 25. BUSHFIRE REPORT If your property has been mapped as being bushfire prone, a bushfire risk assessment will be required with any development application. This report should be prepared in accordance with the document Planning for Bushfire Protection 2006 as amended (prepared by NSW Rural Fire Service). A bushfire risk assessment should be in writing and include the following: (a) (b) (c) (d) (e) (f) (g) (h) A description (including the address) of the property on which the development the subject of the application is to be carried out; A classification of the vegetation on and surrounding the property (out to a distance of 140 metres from the boundaries of the property) in accordance with the system for classification of vegetation contained in Planning for Bushfire Protection; An assessment of the slope of the land on and surrounding the property (out to a distance of 100 metres from the boundaries of the property); Identification of any significant environmental features on the property; The details of any threatened species, population or ecological community identified under the Threatened Species Conservation Act 1995 that is known to the applicant to exist on the property; The details and location of any Aboriginal relic (being a relic within the meaning of the National Parks and Wildlife Act 1974) or Aboriginal place (within the meaning of that Act) that is known to the applicant to be situated on the property; A bush fire assessment for the proposed development (including the methodology used in the assessment) that addresses the following matters: (i) The extent to which the development is to provide for setbacks, including asset protection zones; (ii) The siting and adequacy of water supplies for fire fighting; (iii) The capacity of public roads in the vicinity to handle increased volumes of traffic in the event of a bush fire emergency; (iv) Whether or not public roads in the vicinity that link with the fire trail network have two-way access; (v) The adequacy of arrangements for access to and egress from the development site for the purposes of an emergency response; (vi) The adequacy of bush fire maintenance plans and fire emergency procedures for the development site; (vii) The construction standards to be used for building elements in the development; and (viii) The adequacy of sprinkler systems and other fire protection measures to be incorporated into the development; An assessment of the extent to which the proposed development conforms with or deviates from the specifications set out in Chapter 4 (Bushfire provisions development stage) of Planning for Bushfire Protection. To help in the preparation of the bushfire risk assessments required by the NSW Rural Fire Service Development Application Packs for single dwellings and simple subdivisions (such as two and three lot subdivisions) have been released and are available from the NSW Rural Fire Service and Council. This document guides the applicant through the assessment process and indicates what information is to be provided. The advice of a suitably qualified consultant and / or the NSW Rural Fire Service should be sought when preparing Bushfire Risk Assessments. Ref: IR Gosford City Council Page 20