Blinds, Awnings, Shutters & Curtains

These tide levels are no longer applicable.The Indian Spring Low Water (ISLW) tides are adopted instead as advised by theHornsby Shire Council. The proposed subdivisionwithin a bushfire prone area is ‘integrated development’ subject toapproval of the NSW Rural Fire Service for the issue of a ‘BushfireSafety Authority’ under Section 100B of the Rural Fires Act 1997. The proposed jetties andpontoons are ‘integrated development’ subject to approval of NSWFisheries under Part 7 and Part 7A of the Fisheries Management Act 1994 foractivities that may impact on aquatic habitat. To ensure minimal environmental impact to the tidal channela covenant on title is recommended for the private operation of the jetties andpontoons to be limited to vessels with a draft of less than  300mm. Clause 14 of HSLEPprovides for a minimum lot size of 40 hectares for land within theEnvironmental Protection B (River Catchment) Zone and the EnvironmentalProtection E (River Settlement) Zone.
The assessment addresses the acoustic environment of theproposed development in accordance with Council’s Code of Practice forSound Insulation of Residential Buildings and the NSW EPA Industrial NoisePolicy. The proposal responds to the social context in terms of providing a range of dwelling sizes with good access to social facilities and services as the site is located in close proximity to Asquith Railway Station and shops. The proposal incorporates good design in terms of achieving natural ventilation, solar access and acoustic privacy. All units incorporate adequate indoor and outdoor spaces with balconies accessible from living areas and privacy has been achieved through appropriate design and orientation of balconies and living areas. The proposal incorporates high quality facades including a defined base, security screen installer near thornleigh middle and top of the building and achieves an appropriate built form for the site and its purpose. Flat roof forms have been adopted with an increased top storey setback on the external facades to minimise bulk and height of the building as required by the HDCP.

R4 zoned land is excluded as larger scale residentialflat buildings are encouraged in this zone. Council intervention to resolve a matter over which Councilhas no legal obligation would result in the use of public funds to provideprivate benefit. Accordingly, it is recommended that Council endorseOption 1, consistent with the previous resolution, to negotiate a right ofcarriageway with the owner of property No. 34 Hinemoa Avenue, Normanhurst uponthe lodgement of a future subdivision application. Given that the currentowner is preparing to sell the property, this opportunity may  occur in the nearfuture. The dwelling house at property No. 17B Redgrave Road wasconstructed over 30 years ago and   vehicular access has always beenobtained from Redgrave Road.
The communal open spaces include seating arrangements and lawn areas providing opportunities for social interaction amongst residents. The proposed units are generally designed with appropriate room dimensions and layout to maximise amenity for future residents. The proposal includes good sustainable design including the use of natural cross ventilation and sunlight for amenity of residents. The applicant submitted an Acoustic Assessment prepared byAcoustic Logic which addresses noise level criteria as required by the Policy.The report recommends specified glazing for noise attenuation. The proposed development is 60m south of the Pacific Highwaywith potential road noise impacts.

Lapped andcapped timber fencing must be erected along all property boundaries behind thefront building alignment to a height of 1.8 metres. Prior to the issue of anOccupation Certificate a certificate from a Civil Engineer is to be obtainedstating that the WSUD facilities have been constructed and will meet the waterquality targets as specified in the Hornsby Shire Councils DCP. The street cleaning services mustundertake a street ‘scrub and dry’ method of service and not a drysweeping service that may cause sediment tracking to spread or cause a dustnuisance.
Complying development is a fast-tracked, streamlined form ofcombined planning and construction approval for specified types of developmentidentified and enabled through the Codes SEPP. Complying development canonly be undertaken if a set of prescribed numerical controls and developmentstandards are fully satisfied. Approvals can be issued by councils orprivate certifiers (certifying authority). A condition is recommended for the management of theAPZ required for future dwellings on the site to maintain the Rough-barkedApple – Forest Oak vegetation community within the APZ area. The access to the proposedlots along Calabash Bay for firefighting operations and evacuation could berestricted to ISLW tides in accordance with the independent assessment providedby MHL. Subject to recommended conditions the proposal is acceptablein respect to the HDCP desired outcomes for stormwater management toprotect waterways and maintain environmental flows.

The proposal incorporates a range of unit sizes to cater for different demographics, living needs and household budgets. The proposal complies with the housing choice requirements of the HDCP by providing a component of adaptable housing and a mix of 1, 2 and 3 bedroom dwellings. A Council stormwater drainage line is located along the rear boundaryof the site.
Implicit to the public interest is the achievement of future built outcomesadequately responding to and respecting the future desired outcomes expressedin environmental planning instruments and development control plans. The sites for the indicative building envelopes on theproposed lots would provide for future dwelling houses with regard to thedesired outcomes and prescriptive measures of the HDCP for riversettlement land, in respect to dwelling design, setbacks and openspace. The proposed lots are ofsufficient size to accommodate a future dwelling house within the proposedindicative envelopes and comply with the maximum floor space ratio. Any futuredwelling houses would be subject to the Hornsby Development Control Plan2013 prescriptive measures for river settlement land.
The proposed basement car park is to be constructed over twolevels and includes 38 resident and 5 visitor car parking spaces. The regular shaped site has an area of 1,729m2and is located on the eastern side of Citrus Avenue. The development generally meets the desired outcomes ofCouncil’s planning controls except for the floor area and number ofstoreys and is satisfactory having regard to the matters for considerationunder Section 79C of the Environmental Planning and Assessment Act, 1979. The application is considered to have satisfactorilyaddressed Council’s and relevant agencies’ criteria and wouldprovide a development outcome that, on balance, would result in a positiveimpact for the community.

The proposed steel  cylindrical silos would be 11.726m highand 3.4m wide and have a 130 tonne capacity. The proposed installation involves the construction ofconcrete footings and silo mounting frame. Heads of Agreement - This attachment should be dealt with in confidential session, under Section 10A (2) (c) of the Local Government Act, 1993. This report contains information that would, if disclosed, confer a commercial advantage on a person with whom the council is conducting (or proposes to conduct) business.