Thornleigh: Residential & Commercial Shutters, Screens, Awnings & Blinds

Within this context, the introduction of code assessable terracesand manor homes within the R3 zone is unlikely to increase take-up when moreprofitable development options exist. Furthermore, accredited certifiers generally havebackgrounds in building surveying and would likely have limited experience inthe assessment of the proposed dwelling types. Medium density developmenttypically involves a merit assessment of compliance with local controls,amenity, privacy, design quality, servicing and traffic impact that involve theinput of a broad range of professionals. A complying pathway would onlyrequire a single accredited certifier to assess these complex issues. The site of the proposed lots for future dwelling houses isa very steep sandstone slope with an average fall of approximately 60% to 80%.The sandstone topography includes rock outcrops and benches.
8A Kirkham Street and therefore, aluminum shutters near thornleigh a turning area must be accommodated onsite in order for vehicles to leave the site in a forward direction. Theturning area has been provided within the basement which accounts for much ofthe 175m2 basement. If this turning area were to be provided atground level, the amount of landscaped area would need to be reduced. Further,the southern adjacent dwelling at No. 10 Kirkham Street has a floor area ofapproximately 490m2 which is substantially higher than the proposed360m2 of visible floor area for No. 8A Kirkham Street. In respect to Clause 36(b) the proposed addition of two newsilos would adjoin two existing silos at the rear of the site.

Pursuant to Clause 102 of the Policy,Council is to consider the impacts in respect to road noise and vibrationimpacts from the operation of the Pacific Highway. The proposed development would be consistent with ‘APlan for Growing Sydney’ and ‘Draft North District Plan’by providing 33 additional dwellings and would contribute to housing choice inthe locality. The exact location, design andcosting for the erection of boundary fencing are to be the subject ofnegotiation and agreement in accordance with the relevant requirements of theDividing Fences Act, 1991. Rectificationworks must be undertaken prior to the issue of an Occupation Certificate, orsooner, as directed by Council. Having regard to the circumstances of the case, approval is recommended of the application. Part 1B6.1 TreePreservation in the HDCP lists protected tree species indigenous to HornsbyShire.
The proposal generallycomplies with the requirements of the HDCP for industrial developmentincluding scale,  setbacks, landscaping, open space, sunlight and vehicle accessand parking. The proposed developmentwould exceed the HLEP development standard for a maximum building heightof 14.5m. The applicant’s justification for non-compliance with thestandard is well founded in respect to Clause 4.6 of HLEP. The development constraints are adequately addressed by theproposal subject to recommended conditions.

The indicative building sites for the proposed lots requirean Asset Protection Zone (APZ) to be implemented for the proposed subdivisionin accordance with the requirements of the NSW Rural Fire Service under Section4.1.3 and Appendix 5 of Planning for Bush Fire Protection 2006. The Rural Fire Service APZ requirement is to provide for selectiveclearing of vegetation to create a buffer for bush fire protection of futuredwellings with a Bush Fire Attack Level (BAL) of BAL29. In thisregard, an Integrated Vegetation and Fire Management Plan is recommendedto maintain biodiversity and provide a buffer for bush fire protection. AConstruction Environment Management Plan is also recommended to addressbiodiversity protection measures for construction of the jetties, pontoons andboardwalk. The project arborist must submitto the principal certifying authority on a monthly basis a certificate that theworks have been carried out in compliance with the approved plans andspecifications for tree protection. Certification should include astatement of site attendance, the condition of the retained trees, details ofany deviations from the approved tree protection measures and their impacts ontrees.
Future residents of the proposed lots wouldbe required to transfer their household waste to the disposal facility atBerowra Waters. The proposed development would not require any work withinthe open space zoned land or result in any disturbance to the open space landin any future residential development of the proposed lots. The applicant submits that compliance with the densitydevelopment standard would hinder the attainment of the objectives underSection 5(a) of the EP&A Act as the existing dwelling entitlementfor which the land is zoned would never be realised.

The majority of the unit private open space areas arelocated at the front and  rear elevations of the proposed building, minimisingimpacts on privacy. The proposed balconies at the northern and southern sideelevations are acceptable in respect to privacy separation requirements. The applicant is to provide a minimum of two canopy treesthat will reach mature heights of at least 10-12m in both the front and rearsetbacks. Species are to be selected from Council’s publication ‘IndigenousPlants of the Bushland Shire’.
Clause 17 of HSLEPprovides for the acquisition of land for community purposes and applies to theOpen Space B (Public Recreation – District) Zone area of the site, otherthan the Open Space B zoned area within the road reservation off McCallumsRoad. The proposed subdivision would not alter the status of the acquisitionprovisions applying to the land which remain current in accordance with theacquisition provisions under Clause 5.1 of Hornsby Local Environmental Plan2013. Theproposed subdivision  is subject to an objection to the HSLEP minimum 40hectare lot size development standard, pursuant to State EnvironmentalPlanning Policy No. 1 – Development Standards. The proposal is for potablerainwater tanks with a storage capacity of 22,000 litres for future dwellingson the proposed four lots.
Aright of pedestrian access and boardwalk is proposed for access for lot 1 overthe frontage of lot 2. The first jetty is shared between proposed lot 3 and lot 4and comprises a 2.5m x 1.5m jetty with 6m x 1.5m ramp and 12m x 2.5m pontoon.The jetty is over the common boundary and above the MHWM. The proposed development does not involve any works withinthe area of the site identified as coastal wetlands on the Coastal Wetlands andLittoral Rainforests Area Map. The proposed development is subject to the provisions of thedraft Policy pursuant to Section 79C(1)(a)(ii) of the Environmental Planningand Assessment Act, 1979.

Any future non-compliance would be subject to complianceinvestigations by Council. The site is surrounded by warehouse and distributionactivities, concrete pump manufacturer, mechanical repairs, self-storage unitsand pharmaceutical industry. The northern side of Sefton Road opposite the siteis a low density residential area with single and two storey dwelling houses.