Statement of environmental effects and plans da13305 by Lismore City Council

Statement of Environmental Effects Proposed Staged Multi-Dwelling Development, Subdivision, Civil Works & Tree Removal at 29 Greenwood Drive, Goonellabah ON BEHALF OF MILLER GREENWOOD FAMILY TRUST

Site: Lot 67 DP 1060356 Our Ref: 13/037 Date: November 2013

SURVEYORS

PLANNERS

ENGINEERS

Document and Project Details Document Title:

Statement of Environmental Effects for the Proposed 2 lot Torrens Title subdivision, multi-dwellings (11 dwellings), 11 lot strata subdivision, tree removal, bulk earthworks and civil works.

Author:

Damian Chapelle

Project Manager:

Damian Chapelle

Date of Issue:

14 November 2013

Job Reference:

13/037

Project Outline:

Statement of Environmental Effects for the Proposed 2 lot Torrens Title subdivision, multi-dwellings (11 dwellings), 11 lot strata subdivision, tree removal, bulk earthworks and civil works.

Document Distribution Date

Status

Distribution – Number of Copies Client

Council

Other

31/10/13

Draft

14/11/13

Final

Documentation Verification Checked by:

P Miller – October/November 2013 J Miller – October/November 2013 D Chapelle – October/November 2013

USAGE NOTE: The plans to this document were prepared for the exclusive use of Miller Greenwood Family Trust to accompany a Development Application to Lismore City Council for approval for the development of land described herein and is not to be used for any other purpose or by any other person or corporation. Newton Denny Chapelle accepts no responsibility for any loss or damage suffered howsoever arising to any person or corporation who may use or rely on this document for a purpose other than that described above. The maps, development plans and exhibits shown in this report are suitable only for the purposes of this report. No reliance should be placed on this information for any purpose other than for the purposes of this report. All dimensions, number, size and shape of lots/buildings as shown on plans in this document are subject to detailed engineering design plans and final survey and may vary subject to conditions of consent issued by Council. The information contained in this report is based on independent research undertaken by Newton Denny Chapelle. To the best of our knowledge, it does not contain any false, misleading or incomplete information.

1.0

2.0

3.0

Executive Summary ............................................................................................................... Page 1 1.1

Site Details ........................................................................................................................... 1

1.2

Development Application ............................................................................................... 2

1.3

Purpose .................................................................................................................................. 2

1.4

Pre-lodgement Discussions .......................................................................................... 3

1.5

Report Structure ............................................................................................................... 3

1.6

Further Information .......................................................................................................... 3

Subject Land ......................................................................................................................................... 5 2.1

Location ................................................................................................................................. 5

2.2

Topography .......................................................................................................................... 6

2.3

Urban Infrastructure ....................................................................................................... 6

2.4

Vegetation ............................................................................................................................ 8

2.5

Site History ........................................................................................................................... 9

2.6

Visual and Landscape Value ...................................................................................... 10

2.7

Site Context ....................................................................................................................... 10

Proposed Development ................................................................................................................ 11 3.1

Description of Development ...................................................................................... 11

3.2

Development Proposal ................................................................................................ 11 3.2.1 Proposed Two (2) Lot Subdivision (Stage 1) ...................................... 11 3.2.2 Multi-Dwelling Units (Stages 1 & 2) & Strata Subdivision ........... 12

3.3

Key Site Data .................................................................................................................... 17

3.4

Development Design Plans ........................................................................................ 18

SURVEYORS

PLANNERS

ENGINEERS

4.0

Assessment of Relevant Planning Instruments ............................................................... 19 4.1

Introduction ....................................................................................................................... 19

4.2

Lismore Local Environmental Plan ......................................................................... 19

4.3

4.2.1

Permissibility .................................................................................................... 19

4.2.2

Zone Objectives .............................................................................................. 20

4.2.3

General Provisions ........................................................................................ 21

Lismore Development Control Plan 2012 ......................................................... 24 4.3.1 Chapter 1: Residential Development ..................................................... 24 4.3.2 Chapter 5: Subdivision & Infrastructure .............................................. 29 4.3.3 Chapter 13: CPTED ....................................................................................... 31 4.3.4 Chapter 14: Tree Preservation Order .................................................. 33 4.3.5 Chapter 15: Waste Minimisation ........................................................... 34 4.3.6 Part B – Chapter 1: Urban Area ............................................................ 34

4.4

Regional Policy for Management of Contaminated Lands .......................... 35

4.5

State Plans & Policies .................................................................................................. 37 4.5.1

Comprehensive Koala Plan of Management for South-East Lismore ...................................................................................... 37

4.5.2 NSW Rural Fires Act 1997 ...................................................................... 38 4.6 5.0

Section 79C(1) Matters for Consideration – General .................................. 40

Conclusion .......................................................................................................................................... 45

ATTACHMENTS Attachment 1 –

Engineering Services Report Newton Denny Chapelle

Attachment 2 –

Ecological Assessment Blackwood Ecological Services

Attachment 3 –

Bushfire Hazard Assessment Bushfire Certifiers

Attachment 4 –

Lismore City Council Pre-lodgement Minutes

Attachment 5 –

Preliminary Contaminated Lands Assessment Greg Alderson & Associates

Attachment 6 –

BASIX Certification

SURVEYORS

PLANNERS

ENGINEERS

TABLES Table 3.1 –

Parking Summary

Table 3.2 –

Land Use Budget

Table 4.1 –

Chapter 1 Assessment

Table 4.2 –

Chapter 5 Assessment

Table 4.3 –

Chapter 5: Strata Title Assessment

Table 4.4 –

Chapter 13 Assessment

Table 4.5 –

Part B – Chapter 1 Assessment

PLATES Plate 1 –

Aerial View of the subject land

Plate 2 –

Water & Sewer Infrastructure

Plate 3 –

Lismore City Council land zoning map

Plate 4 –

Lismore City Council Bushfire Hazard Mapping.

Plan 1 –

Location Plan

Plan 2 –

Site Analysis Plan

Plan 3 –

Stage 1 – Proposed Subdivision + Road

Plan 4 –

Stage 2 – Proposed Strata of Lot 1

Plan 5 –

Stage 3 – Proposed Strata of Lot 2

PLANS

SURVEYORS

PLANNERS

ENGINEERS

Executive Summary

Section

1.1 Site Details Property Address:

29 Greenwood Drive, Goonellabah

Property Description:

Lot 67 DP 1060356 Parish of Lismore County of Rous

Registered Owner:

Miller Greenwood Family Trust

Proponent:

Miller Greenwood Family Trust

Applicant:

Newton Denny Chapelle for and on behalf of the proponent

Total Site Area:

5,618m2

Land Zoning:

R1 â&#x20AC;&#x201C; General Residential

Approved Use:

Urban Subdivision

Local Authority:

Lismore City Council

Integrated Development Referrals: S.100B Authorisation (Rural Fires Act)

Multi-Dwelling Housing & Subdivision

Page 1

1.2 Development Application Consent is sought for the staged development of a residential subdivision and multi-dwelling housing. The development will be staged comprising two (2) lot Torrens Title subdivision, eleven (11) multi-dwellings and strata subdivision to create eleven (11) lots. Civil works, tree removal, landscape works and dedication of land for road reserve also form part of this application.

1.3 Purpose This Statement of Environmental Effects is intended to accompany the Development Application prepared by Newton Denny Chapelle for and on behalf of Miller Greenwood Family Trust, proponents of the proposed development. The subject land is located wholly within the local authority area of Lismore City Council and is described as Lot 67 DP 1060356, Parish of Lismore, being land situated at 29 Greenwood Drive, Goonellabah. The purpose of this report is to describe the site, its existing and proposed uses and to address all the issues relevant to the applicationâ&#x20AC;&#x2122;s assessment and approval. A comprehensive consulting team has been assembled by the proponent with respect to the preparation and lodgement of a Development Application. Accordingly, this report should be read in conjunction with the accompanying Development Application form and technical reports from the following project team members: Discipline

Consultant

Project co-ordination

Newton Denny Chapelle

Architecture

Creative Innovation Architects

Engineering (stormwater, car parking, bulk earthworks, infrastructure)

Newton Denny Chapelle

Ecological Impact Assessment

Blackwood Ecological Services

Bushfire Threat Assessment Report

Bushfire Certifiers

Multi-Dwelling Housing & Subdivision

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1.4 Pre-lodgement Discussions During preparation of this Development Application, pre-lodgement discussions were undertaken between representatives of the project team and the proponent (Miller Greenwood Family Trust) with Lismore City Council. The matters raised during the meeting are contained within Attachment 4 of this report and include. 

Built form;



Design and compatibility with prescribed plans/policies;



Road network and design;



Tree removal (CKPoM);



Stormwater management.

These matters are addressed in detail within the body of this report.

1.5 Report Structure Section 2 of this report describes the physical characteristics of the subject land and its planning context. The development proposal is described at Section 3. Section 4 examines the development proposal against the statutory and policy planning provisions relating to the land, with particular regard to the proposal described in Section 3 of this report. The final section of the report undertakes a general review of the proposal and summation of the appropriateness of the project having regard to the applicable planning provisions.

1.6 Further Information Should Council require any additional information, or wish to clarify any technical matter raised by this proposal or submissions made to same, Council is requested

consult

with

Damian

dchapelle@newtondennychapelle.com.au)

Chapelle prior

(Ph:

6622

determination

1011

the

Development Application. Multi-Dwelling Housing & Subdivision

Page 3

This page is intentionally left blank

Multi-Dwelling Housing & Subdivision

Page 4

Subject Land

Section

2.1 Location The subject land is located at 29 Greenwood Drive, Goonellabah. The land is located at the western termination of Greenwood Drive. Residential dwellings adjoin the site to the south and east with the northern property containing the Camelot Estate public reserve which has previously been planted with Koala food tree species in accordance with the replacement planting provisions contained within the former Lismore City Council DCP 22 – Northern Ridges for the previous stages of the estate. The western boundary is formed by Lot 4 DP 406893 incorporating an existing dwelling house and small-scale horticultural plantation. The plantation is not under commercial production and has in part been recently cleared to provide an appropriate boundary access. The land is zoned R1 – General Residential and therefore is likely to be developed for urban purposes. The subject land is identified within Plan 1 – Location Plan as contained within this report whilst Plate 1 illustrates the subject land in an aerial photo view.

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Plate 1: Aerial View of the subject land

(Source â&#x20AC;&#x201C; www.lismore.nsw.gov.au)

2.2 Topography A detail survey/site analysis of the land is provided within Plan 2 of this document. The subject land is rectangular in shape, with natural ground levels of the locality within Lot 67 DP 1060356 generally described as falling from the south to north, with a west to east cross fall in the upper sections. The high point of the development area is located at the southern boundary of the lot which reaches an elevation of RL 150m AHD. The subject lands fall typically to the north at a slope of typically 17%, with a low point of 118m AHD.

2.3 Urban Infrastructure Preliminary investigations undertaken indicate that the property is currently connected to a reticulated water and sewer system. Multi-Dwelling Housing & Subdivision

Page 6

Access to water and sewer services is available within the vicinity of Greenwood Drive to the east and west of the development footprint. Refer to Plate 2 –

Water & Sewer Infrastructure for the sewer and water services available in the area.

Plate 2: Water & Sewer Infrastructure (Source – www.lismore.nsw.gov.au)

In respect to drainage, a review of the detail survey data and site inspection has identified the following network. Northern Boundary: Camelot Estate public reserve and low point of the subject site. An existing gully accepts runoff from broader catchment. There does not appear to be any stormwater infrastructure in the area. Western Boundary: Above the cul-de-sac (southern) – Dominant fall is from Lot 4 DP 406893 in a west to east direction, and is a source of stormwater runoff. No drainage improvements are present.

Below the cul-de-sac (northern) – Shared boundary with Lot 4 DP 406893 and residential Lot 65 DP 715333. A cut off drain discharges from the farm’s shared boundary (from west to east immediately upstream of the residential Lot 65) and convey stormwater to a table drain that runs along the western boundary down slope (north). In addition, a 525RCP stormwater pipe discharges from the shared boundary with residential Lot 65 to the existing south – north table drain. Multi-Dwelling Housing & Subdivision

Page 7

Southern Boundary: Shared boundary with residential Lot 11 DP 811452 and Lot 1 DP 25939. Natural cross fall is from west to east. There is a natural gully from the retaining wall of Lot 11 which may convey stormwater periodically. A 375RCP stormwater pipe discharges from the shared boundary with Lot 1, and conveys stormwater from the Ballina Road gully pits. Eastern Frontage: Above the cul-de-sac (southern) â&#x20AC;&#x201C; Dominant fall from south to north, with significant cross fall from west to east. Existing vegetation is maintained grass and eucalypts. Smaller zigzag table drains have been constructed from the southern boundary to a larger table drain immediately upstream of the cul-de-sac, which is then conveyed by a 375RCP culvert within the road reserve kerb and channel system. The existing stormwater system within the road reserve is conveyed east.

Below the cul-de-sac (northern) â&#x20AC;&#x201C; shared boundary with Lot 62 and Lot 61, with slight fall from west to east. Existing driveway provides a raised barrier to overland flow (+150mm approximately) and directs surface water down slope. A detailed Engineering Services Report has been completed for the project by Newton Denny Chapelle as provided within Attachment 1 of this report.

2.4 Vegetation The land comprises open grassland, which appears to be slashed intermittently, with scattered mature trees. Nine mature trees are located on the site including six Forest red gums (Eucalyptus tereticornis), two Pink bloodwoods (Corymbia

intermedia) and one Bastard mahogany (E. robusta x E. tereticornis hybrid). Forest red gum is listed as a primary Koala food tree under the Lismore City Council Koala Plan of Management. Preliminary investigations undertaken indicate that the property is currently connected to a reticulated. Vegetation at the northern (downslope) end of Lot 85 is highly disturbed and comprises of Camphor laurel trees with scattered Wild tobacco and Lantana and a dense, tall groundcover dominated by Guinea grass. Beyond the boundary of the site, further downslope vegetation comprises mostly Camphor laurel with Multi-Dwelling Housing & Subdivision

Page 8

common rainforest species such as Macaranga also present. No eucalypts are located in this immediate area. Vegetation communities on the subject site were compared with descriptions of vegetation communities listed as Endangered Ecological Communities under the Threatened Species Conservation Act (1995) and Threatened Ecological Communities under the EPBC Act (1999). No EECs or TECS occur on the site. A detailed Ecological Assessment report has been completed for the project by Blackwood Ecological Services as provided within Attachment 2 of this report.

2.5 Site History In 1992, Development Application (DA 92/223) was lodged to Lismore City Council for the creation of a fifteen (15) lot residential subdivision. The application was granted subject to conditions of consent with the plan of subdivision registered on the 31 May 1993 (DP 830848). A further subdivision proposal (DA 93/59) was lodged to Lismore City Council in 1993. The application proposed the creation of eleven (11) residential allotments to be developed over three (3) stages being Stages 2â&#x20AC;&#x201C;4 of the Greenwood Drive Estate. Development consent was granted on 5 May 1993 with the final plan of subdivision registered for Stage 2 on 16 August 1996, Stage 3 in August 2000 (DP 1031507) and Stage 4 in July 2001. In 2003, a Development Application for the subdivision of Lot 45 DP 1031507 to create three (3) lots was lodged with Lismore City Council. The Development Application (DA 2003/596) was approved by Council on 8 March 2004. Commencement of the application was endorsed by Council on 8 August 2006.

Multi-Dwelling Housing & Subdivision

Page 9

2.6 Visual and Landscape Value The visual and landscape value of the site and the surrounding locality is characterised by a mixture of residential development, natural bushland and horticultural activities. The subject property does not have a high visual exposure to public land or areas of high population. No significant view paths are available from either the north or west of the site although views of the property are achievable from the east and south, being the existing dwellings located on Ballina Road, Sheridan Drive and Greenwood Drive.

2.7 Site Context A site analysis is provided at Plan 2. The site analysis plan is a composite drawing illustrating important site planning considerations. In particular, the drawing shows:  The extent of the subject land;  Site vegetation;  Existing improvements located on the subject site;  The nature and character of road access to the land; and  The location of drainage systems. The site analysis identifies the following features of the subject land.  The results shown in specialist reports indicate that the development of the site with suitable stormwater, traffic, ecological and landscape treatment, can provide a sustainable environment;  The proposal is unlikely to cause a significant impact on threatened species/communities (as defined by the TSC Act and FM(A) Act), and there is no requirement for a Species Impact Statement to accompany the Development Application;  The property may be serviced with essential infrastructure.

Multi-Dwelling Housing & Subdivision

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Proposed Development

Section

3.1 Description of Development The Miller Greenwood Family Trust is proposing to develop the land for the purpose of a staged residential project comprising the following key components ď&#x201A;ˇ

Residential subdivision to create two (2) residential lots and associated infrastructure;

ď&#x201A;ˇ

Multi-dwelling housing comprising of eleven (11) dwellings developed over 2 stages;

ď&#x201A;ˇ

Strata subdivision of the multi-dwellings in correlation with the staged residential development.

For full details of the proposed development inclusive of ancillary civil works, tree removal and road dedication, reference should be made to the design plans prepared by CIA Architects and Newton Denny Chapelle, as included within Section 3.4 of this report.

3.2 Development Proposal 3.2.1 Proposed Two (2) Lot Subdivision (Stage 1) The application proposes to create the final residential lots of the estate incorporating the extension of Greenwood Drive and infrastructure services to service the proposed allotments. The subdivision provides for the proposed multidwellings to be constructed upon the two titles. Multi-Dwelling Housing & Subdivision

Page 11

The plan of subdivision is provided within Newton Denny Chapelle Plan 3, illustrating the lot configuration and infrastructure design. Lot 1 is located south of Greenwood Drive and is proposed to contain a site area of 2,918m2. The property contains several easements which traverse through the property for the purpose of drainage and sewer. The drainage easements are proposed to be modified through the residential development of the land to correlate with the project Stormwater Management Plan. Lot 2 is located on the northern side of Greenwood Drive and shall contain a site area of 2,251m2. The creation of the two (2) lots requires the extension of Greenwood Drive to allow vehicular access into the site from a sealed street frontage. The road network to service the proposed allotments will essentially continue the road design as previously constructed for Greenwood Drive. In this regard, the road pavement shall be sealed and contain a width of nine (9) metres between kerbs. Given the strategic road network contained within Part B Chapter 1 – Urban Land of the Lismore Development Control Plan which identifies the linkage of the western and eastern sections of Greenwood Drive, the road reserve will be extended to the western boundary of the property with a temporary standard construction of a 20m diameter cul-de-sac turnaround

3.2.2 Multi-Dwelling Units (Stages 1 & 2) & Strata Subdivision The proposal encompasses the creation of eleven (11) units to be developed upon proposed Lots 1 & 2 as outlined within Section 3.2.1 of this report. The proposal provides for the creation of four dwellings (8–11) within Stage 1 and seven dwellings (1–7) in Stage 2. The proposed dwellings are designed as two (2) storey free standing structures. All dwellings comprise a living area, kitchen, three bedrooms (main with en-suite) and two (2) bathrooms, laundry, private courtyards and single garage.

Multi-Dwelling Housing & Subdivision

Page 12

The living areas of all dwellings are located on the first floor of the dwelling together with the kitchen, lounge room, living area, balcony and main bedroom. The adopted building materials for the residential dwellings include bagged and painted brick walls, f.c blue sheeting (second storey), matrix panels, colorbond roofing and guttering, powder coated aluminium glazing windows/doors and timber architraves. Reference should be made to CIA Drawing DA04 which details the material selection for the project. With respect to building height, the built form contains a range of heights responsive to the topography of the land. In this regard, the building height ranges between 6.876m and 7.470m. Each unit is afforded a ground floor courtyard area of 19.7m2 (7.88m x 2.5m) in addition to a 19.8m2 (min 4m width) private first floor balcony area.

Access & Car Parking Access within the site is proposed to be provided by a sealed driveway access to Greenwood Drive for both the northern precinct (Units 8â&#x20AC;&#x201C;11) and southern precinct (Units 1â&#x20AC;&#x201C;8). Driveway alignments are designed to retain significant vegetation as identified within ecological reports and to minimise earthworks within the structural root zone of the trees. Preliminary civil designs for the driveway are provided within the Engineering Services Report contained within Attachment 1 of this document. The sites natural slopes have some 30m of fall and shall require the driveways to be designed to the maximum compliant gradients of 25%. Driveway widths shall be at 6m to allow two-way access at the connection to Greenwood Drive and transition down to a minimum of 3m within the site. Each unit is provided with an enclosed single garage. The proposed garages are setback a minimum of 5 metres from the internal driveway to afford a second car space for each dwelling.

Multi-Dwelling Housing & Subdivision

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A review of the proposed parking supply is provided within Table 3.1 below. Table 3.1 – Parking Summary Garage Spaces

Uncovered Spaces

Totals

Visitor Spaces (Lot 2)

Visitor Spaces (Lot 1)

Description 11 Units

Totals

The development of Lots 1 & 2 for multi-dwelling housing provides satisfactory on-site parking to meet the prescribed spaces required by the Lismore Development Control Plan Part A – Chapter 7: Off Street Carparking.

Bulk Earthworks & Retaining Walls A preliminary earthworks design assessment has been undertaken of the earthworks profiles established for the nominated building floor levels. Based upon solid volume measures, the project encompasses 710m3 of cut and 660m3 of fill for the bulk earthworks. This excludes detailed excavation for footings/ service trenches which would be in the order of 20m3 per unit, hence a further 220m3 of cut. It is assessed that only 270m3 of spoil will be required to be removed off site, which if spread over a 4 week period equates to less than 70m3 per week or approximately 20 truck trips a week. The sloping nature of the site requires the use of retaining walls to create level pads for dwellings and private open space areas. Typically the walls will be stepped in nature down across the site slope and be between 0.6m to 1.2m in height. Along the western boundary of Lot 1, wall heights will vary above the 1.2m height to a nominal 2m in the very extreme locations. There are 4 dwelling units which are required to exceed the 1.2m height (Units 3–7 inclusive) due to the localised increase in gradients in this location.

As the intent of the design of the

development also seeks to minimise alteration of ground levels to protect the trees near Unit 4 and Unit 5, opportunity to average out the gradient via bulk earthworks is not feasible in this location, hence the increase in retaining wall heights to 2m is necessary. With the walls located a minimum of 1m from the Multi-Dwelling Housing & Subdivision

Page 14

western boundary, where the wall heights exceed 1m, structural design is required for additional surcharge type loads to which such walls may experience.

Tree Removal Nominated vegetation is proposed for removal to facilitate the development. Five existing eucalypts (including four primary Koala trees) are to be removed to allow for construction of the proposed development as illustrated within Figure 3 within the Blackwood Ecological Services report (Attachment 2). Lismore City Council (Minutes of Pre-Lodgement Meeting, 5/3/2013) have indicated that the proposed development should be assessed as a Small-impact

development and as such the South-east Lismore CKPoM requires tree replacement rather than habitat compensation works. With the proposed removal of four primary food trees, the required replacement ratios require 40 compensatory Koala food trees. Four eucalypt trees are to be retained upon Lots 1 & 2. Initial site investigations examined the Tree Protection Zone (TPZ) of these trees according to the Australian Standard for Protection of Trees on Development Sites 4970-2009. It was identified that there would be site works or other ground disturbance in excess of the 10% minimum of the TPZ for each tree (see Figure 4 of BES Report within Attachment 2). Arborist Peter Gray of Northern Tree Care was engaged to complete a detailed investigation of each of these trees. This Tree Removal Assessment Report is included in full as Appendix E of the BES Report. The Tree Removal Assessment Report concluded that Trees 1, 3, 7 & 9 identified for retention can be suitably protected during construction and retained following construction. Several recommendations are made by the Arborist to protect trees during construction and ensure the long term health of the retained trees is not compromised. Key recommendations include: 

Restrictions on activities within the TPZ of retained trees.



Erection of temporary fencing around the TPZ of retained trees.



Trunk protection when works are taking place within TPZs.

Multi-Dwelling Housing & Subdivision

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

Design and construction of the driveway to minimise excavation and compaction of soils.



Use of water blaster and vacuum to excavate the water line within the TPZ of Tree 1.

Landscaping Works The proposed landscaping plans (DA09-DA12) seek to create a formal character that complements the local context. The proposed palette utilises a variety of species inclusive of native vegetation that is suited to the local climatic conditions. Planting design will adhere to CPTED principles to provide a safe environment for users, which limit the creation of concealment areas and thereby permit surveillance through the multi-dwelling sites on Lots 1 & 2.

Services and Waste Management Water, sewer and electrical requirements shall be provided by connection to the existing services located within Greenfield Drive. Water services shall require the construction of a 100mm diameter water main so as to provide fire fighting hydrants. Sewer services shall be connected to the existing gravity main present within the subject site. A 4m wide servicing corridor is required along the western boundary of Lot 1 so as to minimise impact upon tree structural root zones and enable piping Council’s stormwater generated from Ballina Road through the site. The development demonstrates that it meets water quality and quantity objectives of Lismore City Council’s DCP Chapter 22 – Water Sensitive Design by use of a permanent rock filter sediment basin (Lot 2); a gross pollutant trap (Humeceptor STC 5 or equal on Lot 1); water reuse together with on-site detention via rainwater tanks. Stormwater pits within the driveways shall require the use of filter insert baskets. In recognising that the routing of the Council’s external stormwater into the Humeceptor STC 5 provides a clear and ongoing improvement to the broader pubic stormwater runoff quality, it is sought that the cost of supply and installing the Humeceptor STC 5 be considered as a material public benefit and such costs be offset against contributions levied to the development. Multi-Dwelling Housing & Subdivision

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Reference should be made to Attachment 1 of this report contains the Stormwater Management Plan for the development. Waste management is catered for through the provision of a garbage enclosure constructed for each multi-dwelling housing site. The bin enclosure provides sufficient capacity for individual 140L general waste bins and shared organic bins which achieve 80L/week/unit for general waste and 40L/unit/week for organic waste. The bins will be placed on the street frontage in a manner commensurate with the existing garbage collection.

Strata Subdivision The proposal provides for the strata subdivision of the multi-unit dwellings on Lots 1 & 2. In this respect a total of eleven strata lots as detailed within Newton Denny Chapelle Plans 4 & 5 included within Section 3.4 of this report. The subdivision layout limits the common property to the driveway areas, waste storage area, visitor car parking and service metres for the development. Accordingly, the dwelling and the section of driveway connecting to the single garage are to be held within the individual strata units.

3.3 Key Site Data Key site planning data applicable to the assessment of the Development Application is contained below in Table 3.2. Notwithstanding this, the following information is subject to final survey, detailed architectural design and Councilâ&#x20AC;&#x2122;s conditions of consent. Table 3.2 â&#x20AC;&#x201C; Land Use Budget Land Use Site Area Landscaped Open Space Building Height

Multi-Dwelling Housing & Subdivision

Lot 1 2,918m

Lot 2 2

2,251m2

1,022.33m2 (40% of site area)

997.36 (44% of site area)

7.47m

7.516m

Page 17

Storeys

Two (2)

Floor Space Ratio (GFA: Site Area)

0.29:1

Unit Density

Two (2) 0.22:1

1 unit/416.85m site area

1 unit/562.75m2 site area

18 spaces

11 spaces

Parking

3.4 Development Design Plans Design Plan

Drawing No.

Plan Date

Site Plan Overall

DA 01

25/10/13

Lower & Upper Floor Plan

DA 02

25/08/13

Roof Plan

DA 03

25/08/13

Elevations

DA 04

25/08/13

Door Schedule

DA 05

25/08/13

Window Schedule

DA 06

25/08/13

Electrical & Lighting

DA 07

25/08/13

Bin Enclose Section & Plan

DA 08

25/08/13

Landscape Plan Part 1

DA 09

25/08/13

Landscape Plan Part 2

DA 10

25/08/13

Landscape Plan Part 3

DA 11

25/08/13

Landscape Plan Part 4

DA 12

25/08/13

Cut & Fill Plan Lower Site

DA 13

25/08/13

Cut & Fill Plan Upper Site

DA 14

25/08/13

NDC – Stage 1 – Proposed Subdivision + Road

Plan 3

16/10/13

NDC – Stage 2 – Proposed Strata of Lot 1

Plan 4

16/10/13

NDC – Stage 3 – Proposed Strata of Lot 2

Plan 5

16/10/13

Multi-Dwelling Housing & Subdivision

Page 18

natural ground line

138,300

6,997

7,444

7,516

7.2m maximum ceiling height 7,356

6,878

149,100

151,000 148,300

146,400

144,500

truck turning area on road reserve

136,400

147,200

6,895

7,193

1500 high timber internal fences

140,200

142,100 139,400

137,500

135,600

147

146 .00

145

144 .00

143.0 0

0 14 1.0 0

14 0.0

138 .00 139

.0 0 13 7

148 149

6,000

5,000

149

14 8

14 7

146 .00

14 5

144 .00

143.0 0

14 2.0 0

boundary

15 0

6,000 9,180

6,800 14 1.0 0

4,000

2,000

150

136.00 14 0.0

5,800 139

138 .00

.0 0

4,800 13 7

136.00

4,000 135.0 0

13 4

.00

133.00

132

131.0 0

4,5 00

4,500

4,700

129.00

128.00

127.00

00 126.

125

135.0 0

.00 13 4

133.00

132

131.0 0

mail boxes

6,000

5,500 1,000

mail boxes

4,000

6,000

5,018 ck

129.00

128.00

127.00

126. 00

125

124.00

123.00

122

12 0

29 setb a 124.00

7,880

SS1

POS ground floor 115.28m2

POS ground floor 19.39m2 1

35m B AL

1,950

client name:

site address:

job name:

8,100 8,100

SITE PLAN OVERALL creative

1,950

7,880

148,300

146,400

POS ground floor 15.11m2 1

2,000

7,880

UNIT 7

UNIT 6

UNIT 5 144,500

123.00

2,000

POS upper floor 18.89m2 4.7x4.0

visitor parking

POS ground floor 40.80m2

7,880 48,468

102,435

2,000

7,880

3,000

6,000

16,000

6,001

139,400

remove tree

POS ground floor 36.40m2

POS ground floor 29.76m2

POS ground floor 38.77m2 4

7,880

boundary

137,500

remove tree

UNIT 4

UNIT 3

135,600

133,700

2,900

.0 0 130

4,000

2,700 2,700 2,700

POS upper floor 18.89m2 4.7x4.0

UNIT 2

UNIT 1

POS ground floor 29.23m2

remove tree

POS upper floor 18.89m2 4.7x4.0

7,880

2,900

POS ground floor 32.37m2

7,880

2,900

POS ground floor 32.37m2

7,880

2,288

POS ground floor 120.16m2

retain tree

gravel garbage truck truck turn-around

20,000

128,700

00 4,0

remove tree

UNIT 8

127,400

LOT 1

retain tree

boundary

118

2,900

6m setback from road reserve

121

2,000

2,900

126,100

8,100

29,828

124,800

Hydrants

POS upper floor 18.89m2 4.7x4.0

UNIT 9

UNIT 10

UNIT 11

boundary

POS upper floor 18.89m2 4.7x4.0

retain tree

visitor parking

retain tree

120 11 bounda 9 ry

LOT 2

10,000

retain tree modify pit

boundary

00 3,0

new driveway

boundary

LOT 2 2251.31 299.51 76.08 48.60 997.36 492.80 12.90

4,000

existing driveway

retain tree

.0 0 130

4,500

119

1:500

5,500

boundary

LOT 1 Site Area 2917.39 Common Driveway 477.75 Private Parking 158.14 Visitor Parking 48.60 Landscaped Area 996.28 Gross Floor Area 862.40 Garbage Shelter Area 15.95

6m setback from road reserve

12 1

SITE SECTION OVERALL

AREA CALCULATIONS

128,700

127,400

126,100

124,800

131,400

14 2.0 0

128,800

130,100

7,470

7,396

127,500

7,215

7,307

133,700

2,000 7,880 37,417

7,880

7,828

1:500 innovation

GREENWOOD TOWNHOUSES 29 GREENWOOD DRIVE, GOONELLABAH, NSW MILLER GREENWOOD FAMILY TRUST

architects drawing no.:

DA 01

scale: date: revision:

1:500 @ A3 1/11/2013 F

PO Box 283, Sawtell NSW 2452 [e] joe.cia@bigpond.com [m] 0413 990 846

600

250

900

D10

D12

660

W14

W15

712

1,200

90 1,710 90 3,000

1,000

MILLER GREENWOOD FAMILY TRUST

11,360

65 1,3

1,148

00 90 1,3

660

90 4,290

2,450

90 90

3,565

innovation

29 GREENWOOD DRIVE, GOONELLABAH, NSW

2,100

250

W16

7,560 A

1:100 UPPER FLOOR PLAN

GREENWOOD TOWNHOUSES

1,200 670

1,400

ROBE

830

2,120

BED 1

client name:

940

D11

ENSUITE

1,320

750 1,800

W17

250

LOWER FLOOR PLAN

site address:

cup'd

1,110

WC D13

1,800

1,100

1,890

8,860

3,250

2,000

W13

job name:

W12

LIVING

W18

11,680

2,100

4,590

DINING

3,090

600

W19

750

3,540

3,000 REF.

KITCHEN

750

4,290

1,520

470 650

3,150

SD1

7,880

creative

400 90

500 190 90 90 500

240 2,100 560

3,700

W09

90 1,285

W11

BALCONY

90 3,000

90 2,250 90 1,700

W04 90

970

balcony area = 18.89 m2

250

W10

90 1,310

390 90

D06

750

3,000

W03

LAUNDRY D05

3,000

MULTI PURPOSE ROOM

250

4,400

900

D04

W05

730

BATH

1,200

ST.

350

D03

D07 W06

2,100

D02

3,180

W02

1,455

BED 3

W07

4,020

250

RD1

D08 1,140

6,000

SINGLE GARAGE

D09

RD2

1,500

240

440 250

710 2,100

D01

ENTRY

3,180

BED 2

510

1,500

W08

1,455 90 11,680

GD1

2,450

W01

500

230

470

4,310

470

230

650

210

3,600

2,000

3,000

upper floor area = 76.15 m2

90 1,200

230 160 750

3,000

3,180

3,000

garage floor area = 20.79 250

4,700

lower floor area = 68.89 m2

550

910

2,400

390

970

530

2,100

3,340 115

710

1,200 115

3,340

architects drawing no.:

DA 02

scale: date: revision:

1:100 @ A3 1/11/2013 F

PO Box 283, Sawtell NSW 2452 [e] joe.cia@bigpond.com [m] 0413 990 846

1:100

colorbond custom orb roofing on battens - "dune" 75mm anticon blanket under roof sheeting

raked plasterboard ceiling, square set LVL rafters to manuf. spec, taper ends for eaves cantilever

colorbond capping on boxed parapet 50

350

R3.0 insulation in ceiling 4,880 colorbond capping on boxed parapet

500

scyon floor sheeting with waterproofing, screed to fall and tiles

600

walls below

90mm stud frame with R2.0 insulation and reflective foil sarking

yellow tongue floor sheets

3,520

d.p.

2,400

2,750

600

500

400

300

300 2,400

raked plasterboard ceiling, square set

60 2,100

visual termite protection all around

W22

600

900

230

2,400

270

250

LVL joists to manuf. spec.

colorbond gutters, connect to tank via first flush diverter, SS leaf guards

W21

SECTION A

1:100

colorbond capping on boxed parapet

R3.0 insulation in ceiling

900 300

3,370

75mm anticon blanket under roof sheeting

2,400

3,176

raked plasterboard ceiling, square set

W20

90mm stud frame with R2.0 insulation and reflective foil sarking d.p.

colorbond capping over brick work 300

300

2,400

colorbond capping to match roofing

concrete slab to engineer's details

line under stairs for storage space footings to engineer's details

texture coat on exposed slab edge footings and piers to engineer's details

ROOF PLAN

job name: site address: client name:

timber framed stairs

brick veneer walls to lower level

300

fc lining under eaves, set & paint

1:100 SECTION B

creative

kitchen to joiner's details

LVL joists to manuf. spec.

600 900

colorbond gutter, connect to tank via first flush diverter, SS leaf guards

fc lining under eaves, set & paint

colorbond custom orb roofing on battens - "dune"

190

1,200

LVL rafters to manuf. spec, cantilever for foor over deck

600

6째

LVL rafters to manuf. spec, taper ends for eaves cantilever

innovation

GREENWOOD TOWNHOUSES 29 GREENWOOD DRIVE, GOONELLABAH, NSW MILLER GREENWOOD FAMILY TRUST

1:100

architects drawing no.:

DA 03

scale: date: revision:

1:100 @ A3 1/11/2013 F

PO Box 283, Sawtell NSW 2452 [e] joe.cia@bigpond.com [m] 0413 990 846

f.c. blue sheet, set joints and texture coat to match render

f.c. blue sheet with cover strips, paint finish

f.c. blue sheet, set joints and texture coat to match render

colorbond capping on roof edge

colorbond gutter, connect to tank via first flush diverter, SS leaf guards

f.c. fascia, paint finish f.c. blue sheet with cover strips, paint finish

f.c. blue sheet with cover strips, paint finish W11

W10

powdercoated alu. windows

powdercoated alu. sliding door

SD1

90 x 90 hardwood posts, clear finish

matrix panels with expressed joints, paint finish

W13

no architraves on lower level windows

W01 brick columns, texture coat render

GD1

W12

f.c. blue sheet with cover strips, paint finish

semi frameless glass balustrades

colorbond garage door

W14

colorbond downpipes

D01

W03

W02 brick columns, texture coat render

bagged and painted brick

powdercoated alu. glass door bagged and painted brick

EAST ELEVATION

1:100

f.c. blue sheet, set joints and texture coat to match render

SOUTH ELEVATION

1:100

waterproof roof over pop out sections

f.c. eaves lining under tapered rafter ends

colorbond capping on roof edge timber cover strips, paint

W22

W21

W19

W18

f.c. eaves lining, paint finish

W20

f.c. eaves lining under tapered rafter ends

colorbond gutter, connect to tank via first flush diverter, SS leaf guards

timber cover strips, paint

90 x 90 hardwood posts, clear finish W09

f.c. blue sheet with cover strips, paint finish

W17

W16

f.c. blue sheet with cover strips, paint finish

timber architraves, paint

W15

colorbond downpipes angled pop out walls

f.c. blue sheet with cover strips, paint finish

semi frameless glass balustrades

powdercoated alu. windows brick columns, texture coat render

W08

W07

W06

W05

NORTH ELEVATION job name: site address: client name:

bagged and painted brick D06

W04

bagged and painted brick

brick columns, texture coat render

creative

powdercoated alu. glass door

no architraves on lower level windows

1:100 WEST ELEVATION innovation

GREENWOOD TOWNHOUSES 29 GREENWOOD DRIVE, GOONELLABAH, NSW MILLER GREENWOOD FAMILY TRUST

architects drawing no.:

DA 04

scale: date: revision:

1:100 @ A3 1/11/2013 F

PO Box 283, Sawtell NSW 2452 [e] joe.cia@bigpond.com [m] 0413 990 846

1:100

Door List Door Number Height Width

D01 2,040 920

D02 2,040 820

D03 2,040 820

D04 2,100 1,200

D05 2,100 820

D06 2,040 920

D07 2,040 720

D08 2,040 820

D09 2,040 820

D10 2,040 820

D11 2,040 820

D12 2,040 720

D13 2,040 720

Powdercoated Alu Alu. framed obscure glass

FJ pine, painted Hollow core flush

Cavity slider kit Hollow core flush

Powdercoated Alu Alu. framed glass

FJ pine, painted Hollow core flush

2D Symbol

3D Front View

Frame Type Panel Type

DOOR SCHEDULE

Sliding Door List Door Number Height Width

RD1 2,100 1,455

Garage Door List RD2 2,100 1,455

SD1 2,100 3,600

3D Front View

Opening Type Glass Type

Door Number Height Width

GD1 2,200 2,400

Elevation

Robe Door Laminate panel

Duo Slider SSF Clear toughened glass

SLIDING DOOR SCHEDULE

Panel Type Notes

Sectional overhead garage door Colorbond, remote control motor

GARAGE DOOR SCHEDULE DOOR NOTES: 1. obscure glass on D1 2. single clear glazing on all other glazed doors. 3. fly screens on all glass sliding doors. 4. all glass sliding doors to be powder coated aluminium to match windows. 5. site measure all doors and windows prior to manufacture

creative job name: site address: client name:

innovation

GREENWOOD TOWNHOUSES 29 GREENWOOD DRIVE, GOONELLABAH, NSW MILLER GREENWOOD FAMILY TRUST

architects drawing no.:

DA 05

scale: date: revision:

1:100 @ A3 1/11/2013 F

PO Box 283, Sawtell NSW 2452 [e] joe.cia@bigpond.com [m] 0413 990 846

Window Number Height Width Window sill height

W01 600 2,100 1,500

W02 600 2,100 1,500

W03 600 1,800 1,500

W04 2,100 750 0

W05 1,200 1,200 900

W06 1,200 1,500 900

W07 1,200 2,100 900

W08 1,200 1,500 900

W09 1,200 2,100 900

W10 600 750 1,100

Window List W11 600 750 1,100

Sliding SF Clear

Sliding FS Obscure

Louvre Clear

Sliding FS Clear

Sliding FS Obscure

Sliding FS Clear

Sliding SF Clear

Fixed Clear

W12 600 2,100 1,500

W13 2,100 1,200 0

W14 600 1,800 1,500

W15 1,500 600 600

W16 1,500 600 600

W17 1,500 750 600

W18 1,000 2,100 1,100

W19 1,000 900 1,100

W20 450 1,200 150

W21 450 2,100 150

W22 450 900 150

Sliding FS Obscure

Fixed Obscure

Sliding FS Obscure

Louvre Clear

Sliding FS Clear

Fixed Clear

Awning Clear

Fixed Clear

3D Front View

Opening Type Glass Type

WINDOW SCHEDULE Window Number Height Width Window sill height

3D Front View

Opening Type Glass Type

WINDOW SCHEDULE

WINDOW NOTES: 1. single clear glazing on all windows unless otherwise noted 2. fly screens on all opening windows - comply with any BAL requirements 3. all windows to be powder coated aluminium 4. site measure all doors and windows prior to manufacture 5. comply with requirements of BASIX certificate

creative job name: site address: client name:

innovation

GREENWOOD TOWNHOUSES 29 GREENWOOD DRIVE, GOONELLABAH, NSW MILLER GREENWOOD FAMILY TRUST

architects drawing no.:

DA 06

scale: date: revision:

1:100 @ A3 1/11/2013 F

PO Box 283, Sawtell NSW 2452 [e] joe.cia@bigpond.com [m] 0413 990 846

g g

ELECTRICAL LEGEND g

single GPO

double GPO w

w e

double weatherproof GPO

telephone point L

television point

hardwire for electric oven

range hood

dishwasher under

exterior recessed downlight

over mirror light

under shelf LED down light

garden spike light

motion detector switch

exhaust fan

a 15

a a

ceiling fan (L - indicates integrated light fitting)

hardwired smoke detector

a g

light switch

a d

IXL tastic Neo 3 in 1 bathroom

LED pendant light fitting

recessed LED downlight

REF.

meter / switch board door motor

a L

a a

w 5

GROUND FLOOR ELECTRICAL AND LIGHTING

creative job name: site address: client name:

innovation

GREENWOOD TOWNHOUSES 29 GREENWOOD DRIVE, GOONELLABAH, NSW MILLER GREENWOOD FAMILY TRUST

UPPER FLOOR ELECTRICAL AND LIGHTING

architects drawing no.:

DA 07

scale: date: revision:

1:100 @ A3 1/11/2013 F

PO Box 283, Sawtell NSW 2452 [e] joe.cia@bigpond.com [m] 0413 990 846

1:100

300 timber framed colorbond roof

6째

300 600

90 x 90 timber posts

concrete slab to eng. details 1,800

built in letter boxes rendered block walls

1:100

190

mail boxes

1,000

BIN ENCLOSURE SECTION

rec

5,120

5,500

rub

org org org

org 190

org

2,900 190

2,520

190

BIN ENCLOSURE PLAN creative job name: site address: client name:

1:100

innovation

GREENWOOD TOWNHOUSES 29 GREENWOOD DRIVE, GOONELLABAH, NSW MILLER GREENWOOD FAMILY TRUST

architects drawing no.:

DA 08

scale: date: revision:

1:100 @ A3 1/11/2013 F

PO Box 283, Sawtell NSW 2452 [e] joe.cia@bigpond.com [m] 0413 990 846

123.00

12 2

12 1

12 0

119

boundary

1 x MR, 2 x WH, 3 x KG, 1 x HP, 1 x KW, 2 x PF

PLANTING KEY TURF

118

3 x PW, 2 x WH, 7 x KG, 2 x HP, 4 x KW, 4 x PF gravel path

12 11 0 bound 9 ary

TURF

3 x HP, 3 x WH, 1 x MR, 3 x PW, 8 x KG TURF

VEGE PATCH

yard belongs to adjacent unit

TURF TURF

VEGE PATCH

gravel path

boundary 4,386

gravel path

4,000

1,000

4,000

1,000

4,000

1,000

raised garden beds formed from 50mm treated pine sleepers 4,000

150 0f

LANDSCAPING PLAN PART 1 creative job name: site address: client name:

innovation

GREENWOOD TOWNHOUSES 29 GREENWOOD DRIVE, GOONELLABAH, NSW MILLER GREENWOOD FAMILY TRUST

architects drawing no.:

DA 09

scale: date: revision:

1:200 @ A3 1/11/2013 F

enc e

124.00

1500 fence

COMPOST 1500 fence

1,000 1,0001,0001,0001,0001,0001,0001,000

12 1 12 2

NOTE: ALL RETAINING WALLS FROM DRY STACK NONENGINEERED INTERLOCKING BLOCKS, MAX. 1200 HIGH

1 x RLE

WET WEATHER OVERLAND WATER FLOW PATH

COMPOST

GROUND COVER (KG) Kangaroo Grass - 1m - Themeda australis (KW) Kidney Weed - 0.5m - Dichondra repens (MR) Mat Rush - 1m - Lomandra longifolia (PF) Pastel Flower - 0.3m - Pseuderanthemum variabile (PW) Pennywort - 0.3m - Centella asiatica

1 x GT

29 setb ack

SMALL TREES (BC) Brush Caperberry - 5m - Capparis arborea (HP) Hairy Pittosporum - 2m - Pittosporum revolutum (OT) Orange Thorn - 3m - Citriobatus pauciflorus (WH) White Holly - 2m - Pittosporum rhombifolium

1 x SI

35m B AL

SHRUBS (BT) Brush Turpentine - 10m high - Rhodamnia rubescens (SM) Scaly Myrtle - 6m high - Austromyrtus hillii (SI) Scrub Ironbark - 8m - Austromyrtus acmenoides (WB) Weeping Bottlebrush - 6m - Callistemon viminalis

123.00

TREES (GT) Green Tamarind - 13m high - Ellatostachys nervosa (NF) Native Frangipani - 10m high - Hymenosporum flavum (RA) Red Ash - 12m high - Alphitonia excelsa (RLE) Rough Leaved Elm - 12m high - Aphananthe philippinensis

1:200 PO Box 283, Sawtell NSW 2452 [e] joe.cia@bigpond.com [m] 0413 990 846

129.00

128.00

127.00

126. 00

12 5

124.00

existing driveway 12 x KW, 3 x MR, 2 x PF, 1 x WH, 2 x HP, 3 x KG

PLANTING KEY TREES (GT) Green Tamarind - 13m high - Ellatostachys nervosa (NF) Native Frangipani - 10m high - Hymenosporum flavum (RA) Red Ash - 12m high - Alphitonia excelsa (RLE) Rough Leaved Elm - 12m high - Aphananthe philippinensis

new driveway

1 x BT 7 x KW, 8 x WH, 2 x HP, 3 x KG

4 x HP, 4 x WH, 1 x MR, 4 x PW, 11 x KG

1 x GT

1 x SI

rw650 under

127,250

rw650 under

3 x PW, 2 x WH, 7 x KG, 2 x HP, 4 x KW, 4 x PF

gravel path

128,700

6 x MR, 3 x PF, 10 x KW, 11 x KG

126,600 127,900

rw650 under

rw400

rw600

rw650

drying

128,550 paving rw600

129.00

128.00

127.00

1800 colorbond fence on boundary

126. 00

12 5

124.00

rw600

rw200 rw650

rw650

rw200 rw650

rw650

rw200 rw650

rw400

rw650 under

rw600

concrete dish drain for neighbouring runoff 1800 colorbond fence on boundary

rw400

drying

LANDSCAPING PLAN PART 2 creative job name: site address: client name:

innovation

GREENWOOD TOWNHOUSES 29 GREENWOOD DRIVE, GOONELLABAH, NSW MILLER GREENWOOD FAMILY TRUST

TURF

tank

127,250 paving

rw650 under

125,950 paving

drying

rw400 rw950

tank 2

rw600

rw400

rw650 under

124,650 paving

drying

tank

TURF

1500 fence on top of wall

127,400

125,300

rw300 under

gravel path 1500 fence on top of wall

1500 fence on top of wall gravel path

126,100

tank

NOTE: ALL RETAINING WALLS FROM DRY STACK NONENGINEERED INTERLOCKING BLOCKS, MAX. 1200 HIGH

gravel path

123,700

1500 fence on top of wall gravel path

124,800

35m B AL

29 setb ack

gravel path

128,550

129,500

1:200

architects drawing no.:

DA 10

.00 0 3 1

131.0 0

paving

rw650 under

paving

rw300 under

125,950

rw650

rw600 gravel path

124,650

rw650

paving

rw650

paving

rw950

5 x KW, 8 x PW, 4 x PF, 1 x WH, 3 x HP, 6 x KG

scale: date: revision:

1:200 @ A3 1/11/2013 F

PO Box 283, Sawtell NSW 2452 [e] joe.cia@bigpond.com [m] 0413 990 846

boundary

TURF

TURF 1 x BT

PLANTING KEY

1 x BC

7 x KW, 8 x WH, 2 x HP, 3 x KG

1 x MR, 2 x WH, 3 x KG, 1 x HP, 1 x KW, 2 x PF

1 x GT 1 x BT

rw950

29 GREENWOOD DRIVE, GOONELLABAH, NSW MILLER GREENWOOD FAMILY TRUST

DA 11

paving

gravel path

rw1200 rw1200 rw800

rw950 drying rw800

rw1200

rw950

rw1200 rw600 rw1200

14 2.0 0

14 1.0 0

rw950 rw950

rw950

paving

1:2 batter from boundary to retaining wall

14 0.0 0

13 9

138 .00

136.00

13 7. 00

rw950 rw950

135.0 0

13 4 .0 0

1:2 batter from boundary to retaining wall 1800 colorbond fence on boundary

139,250

1:200

architects drawing no.:

rw950 under

rw950 under gravel path

gravel path

gravel path rw950

rw950

paving

rw950 under

rw950 under gravel path

rw950 under rw400

133.00

13 2

131.0 0 client name:

GREENWOOD TOWNHOUSES

site address:

innovation

rw1200

rw200 rw600

rw1000 rw800

rw1200

drying

rw1000

paving

137,350

LANDSCAPING PLAN PART 3 creative

rw600

rw200

rw1200

rw800

drying

paving

1:2 batter from boundary to retaining wall

boundary

tank tank

tank

rw400

paving

drying

tank

rw400

NOTE: ALL RETAINING WALLS FROM DRY STACK NONENGINEERED INTERLOCKING BLOCKS, MAX. 1200 HIGH

136,400

134,500

135,450 133,550

139,400 138,300

133,700

132,600 TURF

137,500

135,600

3 x MR, 4 x PW, 12 x PF, 1 x WH, 5 x HP, 10 x KG

1 x OT

rw950 under

135,450

rw950 under

133,550

rw950 under 1

rw950

130,250

137,350

rw950

139,250

rw950 under

rw1200

rw950 1 x RLE

TURF

job name:

EXISTING EUCALYPT

5 x KW, 8 x PW, 4 x PF, 1 x WH, 3 x HP, 6 x KG

EXISTING EUCALYPT

1 x WB

13 7. 00 138 .00 13 9

136.00

135.0 0

13 4 .0 0

133.00

13 2

131.0 0

.00 0 3 1

scale: date: revision:

1:200 @ A3 1/11/2013 F

PO Box 283, Sawtell NSW 2452 [e] joe.cia@bigpond.com [m] 0413 990 846

14 7

14 6.0 0

14 5

144 .00

143.0 0

14 0.0 0 14 1.0 0 14 2.0 0

13 9

138 .00

boundary

3 x MR, 4 x PW, 12 x PF, 1 x WH, 5 x HP, 10 x KG

1 x OT

TURF

1 x OT EXISTING EUCALYPT

5 x KW, 8 x PW, 4 x PF, 1 x WH, 3 x HP, 6 x KG

6 x MR, 3 x PF, 10 x KW, 11 x KG

EXISTING EUCALYPT

14 8

TURF

1 x SI rw950

gravel path

rw950

tank 148,150

boundary

job name: site address: client name:

innovation

GREENWOOD TOWNHOUSES 29 GREENWOOD DRIVE, GOONELLABAH, NSW MILLER GREENWOOD FAMILY TRUST

DA 12

TURF

1 x WB

1:200

architects drawing no.:

4 x MR, 4 x WH, 17 x KG, 7 x HP, 5 x KW, 3 x PW

paving

LANDSCAPING PLAN PART 4 creative

yard belongs to adjacent unit

rw400 rw800 rw1000 rw1200 rw950 1:2 batter from boundary to retaining wall 1800 colorbond fence on boundary

14 8

14 7

drying

14 9

rw1000

rw950

rw1000

14 6.0 0

14 5

144 .00

143.0 0

rw950 under

paving

gravel path

gravel path rw950 under

gravel path rw1200 rw1200 rw1200 rw800

rw1000 rw400 rw800

rw1000

rw1200

tank 146,250

drying

1:2 batter from boundary to retaining wall 1800 colorbond fence on boundary

14 2.0 0

1 x BT

147,200

paving

rw1000 rw800 rw1200

rw1200

148,300

145,300

rw950 rw1000 rw600

tank 144,350

146,400

drying

paving

NOTE: ALL RETAINING WALLS FROM DRY STACK NONENGINEERED INTERLOCKING BLOCKS, MAX. 1200 HIGH

rw1200

rw950 under

143,400

TURF

yard belongs to adjacent unit

TURF

yard belongs to adjacent unit

144,500

1 x HP, 5 x KG, 14 x KW, 7 x PF, 4 x PW

rw950 under

146,250

rw950 under 2

144,350

paving

rw950

148,150

15 0

rw950

14 9

1 x BC

15 0

boundary

2 x MR, 1 x WH, 3 x KG, 2 x HP, 1 x KW, 2 x PF

paving

PLANTING KEY

1 x SM

3 x PW, 2 x WH, 7 x KG, 2 x HP, 4 x KW, 4 x PF

scale: date: revision:

1:200 @ A3 1/11/2013 F

PO Box 283, Sawtell NSW 2452 [e] joe.cia@bigpond.com [m] 0413 990 846

129.00

128.00

127.00

126. 00

12 5

124.00

123.00

12 2

12 1

12 0

119

boundary

existing driveway

118

new driveway

CUT

12 11 0 bound 9 ary

FILL

job name: site address: client name:

innovation

GREENWOOD TOWNHOUSES 29 GREENWOOD DRIVE, GOONELLABAH, NSW MILLER GREENWOOD FAMILY TRUST

.00 0 3 1

131.0 0

CUT

129.00

127.00

126. 00

12 5

CUT

CUT AND FILL PLAN LOWER SITE creative

FILL

CUT

124.00

FILL

CUT

123.00

FILL

boundary

FILL

128.00

FILL

35m B A

12 1

L 29 se tback

CUT

1:250 architects drawing no.:

DA 13

scale: date: revision:

1:250 @ A3 1/11/2013 F

PO Box 283, Sawtell NSW 2452 [e] joe.cia@bigpond.com [m] 0413 990 846

14 7

14 6.0 0

14 5

144 .00

143.0 0

14 2.0 0

14 1.0 0

14 0.0 0

138 .00 13 9

13 7. 00

136.00

135.0 0

0 13 4 .0

14 8

boundary

133.00

13 2

131.0 0

.00 0 3 1

boundary

innovation

GREENWOOD TOWNHOUSES 29 GREENWOOD DRIVE, GOONELLABAH, NSW MILLER GREENWOOD FAMILY TRUST

15 0 14 9

boundary

15 0

1:2 batter from boundary to retaining wall

14 8

14 7

14 6.0 0

14 5

144 .00

143.0 0

1:2 batter from boundary to retaining wall

14 2.0 0

14 1.0 0

14 0.0 0

13 9

138 .00

00 13 7.

136.00

135.0 0

0 13 4 .0

133.00

13 2

1:2 batter from boundary to retaining wall

client name:

site address:

CUT

CUT AND FILL PLAN UPPER SITE

job name:

CUT

1:2 batter from boundary to retaining wall

creative

14 9

FILL

CUT CUT

boundary

CUT

FILL

CUT

FILL

FILL FILL

FILL

boundary

CUT

1:250 architects drawing no.:

DA 14

scale: date: revision:

1:250 @ A3 1/11/2013 F

PO Box 283, Sawtell NSW 2452 [e] joe.cia@bigpond.com [m] 0413 990 846

Assessment of Relevant Planning Instruments

Section

4.1 Introduction Section 4 documents the range of planning controls applicable in the subject case pursuant to Section 79C (1)(a) of the Act and tabulates the effect of these instruments in the circumstances of the development proposal described at Section 3.

4.2 Lismore Local Environmental Plan 4.2.1 Permissibility The Lismore Local Environmental Plan 2012 adopts the following definition of “Multi-dwelling housing” as contained within the LEP Dictionary. Multi-dwelling housing means 3 or more dwellings (whether attached or detached) on one lot of land, each with access at ground level, but does not include a residential flat building.

Note. Multi-dwelling housing is a type of residential accommodation – see the definition of that term in this Dictionary.

Multi-Dwelling Housing & Subdivision

Page 19

The proposal is deemed to be consistent with the above land use definition. Pursuant to Clause 2.3 of the Lismore Local Environmental Plan, “multi-dwelling

housing” located upon land zoned R1 – General residential is permissible subject to the consent of Lismore City Council.

4.2.2 Zone Objectives The subject property is zoned R1 – General Residential pursuant Clause 2.1 of the Lismore Local Environmental Plan 2012.

Plate 3: Lismore City Council land zoning map.

(Source www.lismore.nsw.gov.au)

The R1 – General Residential zone contains several objectives which are relevant to the subject proposal. The objectives are below with the proposal’s response to these outcomes; 1.

Objectives of zone  To provide for the housing needs of the community.  To provide for a variety of housing types and densities.  To enable other land uses that provide facilities or services to meet the day

to day needs of residents.  To ensure that new development is compatible with the character, and

preserves the amenity, of each residential area. Multi-Dwelling Housing & Subdivision

Page 20

Comment: The proposal provides for eleven (11) dwellings on the land in the form of a multi-dwelling housing development thereby assisting in the provision of housing needs for the community. The proposal provides a housing type which comprises a differing form of dwelling density to that typically resulting from a Torrens Title subdivision. To this end, the development seeks to service the medium density market with associated affordability achieved through the higher density. It is submitted that given the infill nature of the development, there is the opportunity to maximise the equitable use of existing infrastructure whilst increasing the residential density in a manner which is not anti-pathetic to the character of the surrounding locality. The development is located within the urban area of Goonellabah with access available to public transport, employment, services and facilities. Future residents of the development will be able to access the bus shelter at the intersection of Canterbury Chase and Ballina Road, which is serviced by multiple bus services, specifically Route 661 Ballina to Lismore and Route 685 Goonellabah No. 1.

4.2.3 General Provisions Clause 2.6 Subdivision – Consent Requirements Comment: This Development Application seeks consent for the creation of two (2) Torrens Title lots in Stage 1 and the subsequent strata subdivision of the multi-dwellings into eleven (11) lots in the subsequent stages of the project.

Clause 4.1 – Minimum Subdivision Lot Size The minimum Torrens Title subdivision lot size of 400m2 as illustrated within Lot

Size Map - Sheet LSZ_005AB is satisfied with the creation of Lots 1 & 2 both exceeding 2,000m2.

Clause 4.3 – Height of Buildings The proposed building height does not exceed the stipulated 8.5 metre building height limit as provided within Height of Building Map - Sheet LSZ_005AB.

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Clause 4.4 – Floor Space Ratio The Lismore LEP mapping does not specify a FSR for the subject site.

Clause 5.6 – Architectural Roof Features As provided above under comment to Clause 4.3, the design does not exceed the 8.5 metre stipulated building height limit.

Clause 5.9 – Preservation of trees or vegetation The development was the subject of detailed pre-lodgement meetings with Lismore City Council with a specific focus on the status of vegetation found upon the land. As a result of the pre-lodgement process with Council, the balance between recognising the residential objectives of the land combined with the ecological values and amenity of the locality generated through the vegetation cover is believed to have been appropriately met. In this respect, whilst this application provides for the removal of nominated trees, the site layout also affords the opportunity to preserve vegetation on the site and in accordance with Council Policy provide for the completion of compensatory planting through physical works or contribution to Council. It is proposed to provide a financial contribution with the planting to occur within the reserve north of proposed Lot 2.

Clause 6.2 – Earthworks The proposal provides for the completion of earthworks associated with the development. The earthworks necessitate retaining wall structures which will form part of the built form, as illustrated within the architectural design plans and preliminary civil design plans. Pursuant to Sub-clause (3) an assessment of the matters for consideration is provided below. (a) (b) (c) (d)

the likely disruption of, or any detrimental effect on, drainage patterns and soil stability in the locality of the development, the effect of the development on the likely future use or redevelopment of the land, the quality of the fill or the soil to be excavated, or both, the effect of the development on the existing and likely amenity of adjoining properties,

Multi-Dwelling Housing & Subdivision

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(e) the source of any fill material and the destination of any excavated material, (f) the likelihood of disturbing relics, (g) the proximity to, and potential for adverse impacts on, any waterway, drinking water catchment or environmentally sensitive area, (h) any appropriate measures proposed to avoid, minimise or mitigate the impacts of the development.

The sloping nature of the site requires the substantial use of retaining walls to create level pads for dwellings and private open space areas. Typically the walls will be stepped in nature down across the site slope and be between 0.6m to 1.2m in height. Along the western boundary of Lot 1, wall heights will vary above the 1.2m height but would be up to a nominal 2m in the very extreme locations. As outlined earlier in this report, there are 4 dwelling units which are required to exceed the 1.2m height (Units 3â&#x20AC;&#x201C;7 inclusive) due to the localised increase in gradients in this location. The completion of the earthworks will in fact reduce potential amenity issues for adjoining properties as the dwellings will be set into the site thus reducing the overall height of the development when compared to the building height achieved with pole housing. All services for Lot 1 are capable of being integrated into the earthworks design. In this respect, a 4m wide servicing corridor is provided along the western boundary of Lot 1 which in turn minimises the impact upon tree structural root zones of eucalypt trees being retained in the eastern portion of proposed Lot 1. Appropriate sedimentation and erosion controls will be required to be implemented during the construction process. Reference should be made to the Civil Design Report provided within Attachment 1 of this document for further stormwater management details. Previously completed contaminated lands assessments for the site have not identified previous land uses which raise potential land contamination issues. The area in which the development works are proposed is an urbanised area which has been previously disturbed with the construction of the Greenwood Drive subdivision. Accordingly, it is unlikely the proposed earthworks will disturb any relics. Multi-Dwelling Housing & Subdivision

Page 23

Clause 6.9 – Essential Services As provided in Section 3 of this report and within the Engineering Services Report (Attachment 1), the development can be serviced with all essential services including: 

the supply of water;



the supply of electricity and telecommunications;



the disposal and management of sewage;



stormwater drainage;



suitable road access to Greenwood Drive.

4.3 Lismore Development Control Plan 2012 The Lismore Development Control Plan 2012 is the principle planning policy governing built form and subdivision controls and guidelines within the Lismore Local Government Area.

4.3.1 Chapter 1: Residential Development This Chapter 1 is applied to all forms of residential development with the relevant clauses discussed below. Table 4.1: Chapter 1 Assessment Chapter 1 Provisions 1.3 External Appearance Bulk & Scale

Chapter 1 Criteria

Proposed Development

The incorporation of a maximum 14 metre wall length or the inclusion of architectural features should the wall exceed 14 metres in continuous length.

The building design provides compliance with the prescribed external appearance standards. No continuous wall exceeding 14 metres are included within the design, whilst the inclusion of architectural design elements and changes in materials assist in reducing the visual bulk and scale of the development. The development has incorporated architectural features, including building recesses and separation further to a

Multi-Dwelling Housing & Subdivision

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mixture of materials to break the line of the building walls and the mass of the built form. The built form is not believed conflict with adjoining development and reflects the existence of two storey development within the surrounding area. Medium Density

No more than 3 dwellings under a single roof

The proposal provides for detached dwellings and as such will result in compliance with the prescribed standard.

Service Areas

Service areas should be The proposal incorporates adequate accessible and not visually areas for refuse storage within a purpose obtrusive. built bin storage enclosure which screens the bins from the public domain pursuant to Chapter 15. Collection points for â&#x20AC;&#x153;wheelieâ&#x20AC;? bins will be from Greenwood Drive reflecting the collection points for existing properties.

1.4 Building Height and Setback Building height

Building setback

Maximum metres.

height

8.5

The development provides a maximum height of 7.516m from the natural ground level to the uppermost part of the building.

Preferably 6 metre setback with a minimum of 4 metres.

The primary wall of the development incorporates a 6 metre setback to the front property boundary fronting Greenwood Drive for both Lots 1 & 2. It is noted the bin storage enclosure and letterbox structure is located near the street boundary and thus within 6 metres on Lots 1 & 2. The structure is designed to complement the architectural design of the residential buildings and has been integrated into the landscape design for the project. The structures are not deemed to impact the sightlines for vehicles entering or leaving the site given the termination of Greenwood Drive. The proposal satisfies the minimum 900mm side and rear boundary setback requirements.

1.5 Energy Efficiency Requirements

BASIX to be submitted

Multi-Dwelling Housing & Subdivision

Despite the site constraint resulting from the property configuration, the design successfully captures a north to northeast orientation for the proposed living areas. Accordingly, the proposed dwellings are afforded solar access to Page 25

the primary habitable and open spaces areas. Reference should be made to the associated BASIX certification provided within Attachment 6. Overshadowing

Min. 3 hours solar access to 50% of private open spaces 50% of private open spaces to adjoining properties between 9am and 3pm on June 21.

1.6 Open Space and Site Coverage Open Space

35m2 Private Open Space with minimum 3m dimension & 16m2 of functional open space with 4m minimum dimension

No issues are envisaged relating to overshadowing upon adjoining allotments given the orientation and topography of the land; proposed setbacks from the southern and western property boundaries; the design of the proposed built form and the current use of the western property.

Private open space totalling 39.5m2 is provided for each dwelling. The open space for each unit is provided in the form of a ground floor patio area with a minimum width of 7.88m and a first floor balcony which affords a minimum width of 4.020m and area exceeding 16m2. The first floor balcony is accessed from the living area and as such meets the access requirements relating to functional open space.

Density & Site Coverage

1 x 3 bedroom unit per 270m2 for lots >1,200m2

The proposal is complaint with the prescribed density of 1 dwelling/270m2. Both Lots 1 & 2 achieve a density of 1 dwelling/416m2 and 1 dwelling/562m2 respectively.

Drying Areas

Minimum area of 7m2 (suitably paved and screened) for medium density development

Each unit incorporates adequate space for drying areas to accommodate the minimum area of 7m2.

1.7 Landscaping and Privacy Landscaping

40% minimum requirement.

The drying areas are orientated towards the rear and side of each proposed unit and will be appropriately screened from view from Greenwood Drive.

Landscape embellishment is proposed as part of the development throughout the site as illustrated on the design plans prepared by CIA and contained within Section 3.4 of this report. The landscaping will entertain greater than 40% of the site area for Lots 1 & 2.

Multi-Dwelling Housing & Subdivision

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Privacy

Visual and acoustic privacy Fences & Walls

No issues are raised regarding overlooking of internal living areas from apartment to apartment given the vertical form and internal layout of the apartments. Dividing fences are provided between each unit to ensure the privacy of resident within their rear courtyard area. Future residents may embellish their primary open spaces with landscape species further increasing privacy. No habitable rooms are located within 2 metres of the common driveway servicing the development.

1.8 Parking & Driveways

Parking â&#x20AC;&#x201C; 2 spaces per 3 bedroom unit (one covered space) 1 visitor per 5 dwelling units 5.5 metre minimum driveway width for 3 units 4 metre driveway width <3 units.

Parking Lot 1 7 x 3 bedroom units = 14 spaces + 1 visitor space/5 units = 2 Total: 16 car spaces Total Provided = 17 Spaces Lot 2 4 x 3 bedroom units = 8 spaces + 1 visitor space/5 units = 1 Total: 9 car spaces Total Provided: 11 spaces The proposal provides one garage space per unit with a second space provided within the setback from the common driveway to the garage which is afforded a minimum length exceeding 5 metres. Driveway Lot 1 The driveway for Lot 1 provides a 6m width for the initial 6m setback. The driveway then becomes variable in width due to the preservation of the nominated trees. The width of the driveway provides a minimum 4.5m width adjacent to the nominated trees then increases to 5.5 metres as illustrated on CIA Plan DA01. Dwellings 5â&#x20AC;&#x201C;7 are serviced with a 4m width, however note a nominated turning bay and pull in bay is provided adjacent to the visitor parking area thus providing sufficient manoeuvring area. As illustrated on the design plans, the driveway gradient does not exceed 29% whilst the change of grade does not exceed 12.5%.

Multi-Dwelling Housing & Subdivision

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Lot 2 The four dwellings are serviced with a 6m driveway which utilises the existing driveway which services Lot 62 DP 1060356. The driveway reduces to 4m north of dwelling 11 and services the visitor parking spaces. As illustrated on the design plans, the driveway gradient does not exceed 29% whilst the change of grade does not exceed 12.5%. 1.9 Drainage

Conveyed to street drainage system

Reference should be made to Attachment 1 of this report which provides a Stormwater Management Plan as prepared by Newton Denny Chapelle.

1.10 Earthworks and Retaining Walls

Maximum height for cut and fill is 1.2 metres above or below natural ground level

The project design includes an integrated cut/fill design with the proposed built form. The maximum cut for the project occurs on Lot 1 and within the southwestern corner of the courtyard area from Dwellings 3â&#x20AC;&#x201C;7 due to the localised increase in gradients in this location. The cut levels in these areas are in the order of 1.9m. To address this cut height, retaining walls will be stepped in nature down across the site slope and be between 0.7m to 1.2m in height. With the walls located a minimum of 1m from the western boundary, where the wall heights exceed 1m, structural design will need to be had for additional surcharge type loads to which such walls may experience. In this respect, we submit the proposal is not required to seek a variation to the horizontal distance between cut provisions as this relates to batters only and not in circumstances where retaining wall structures are proposed. The orientation of the dwellings assists in the screening of the bulk of the retaining wall lengths. In this respect, the maximum retaining wall heights are integrated into the common fencing between dwellings.

1.11 Erosion & Sediment Control

Reduce potential of soil erosion and prevent pollution and siltation of natural water courses and Councilâ&#x20AC;&#x2122;s drainage system

Multi-Dwelling Housing & Subdivision

Appropriate erosion and sediment controls will be required to be installed to Councilâ&#x20AC;&#x2122;s requirement prior to the commencement of construction of the development. Reference should be made to Attachment 1 of this report which outlined the primary sedimentation and erosion control measures for the development. Page 28

4.3.2 Chapter 5: Subdivision & Infrastructure The subdivision, as proposed, is classified as a Class B â&#x20AC;&#x201C; Minor Urban Subdivision. The relevant sections of Chapter 5 are discussed below: Table 4.2: Chapter 5 Assessment DCP Provision

DCP Criteria

Proposal

Min Area

400m minimum allotment size

All proposed allotments satisfy the 400m2 minimum lot size.

Neighbourhood Design

Subdivision responds to site characteristics

The lot yield and subdivision configuration reflect the previous subdivision release for the estate in so far as Greenwood Drive bisects the land in order to extend the road reserve through to the western boundary.

Site accessibility

All lots shall be accessed from Greenwood Drive.

Infrastructure embellishment costs

The proposal shall require the extension of services. However, the preparation of a master plan for the Estate in Stage 1 has enabled the initial design for infrastructure requirements providing the opportunity to efficiently service the proposed lots.

Design responsive to energy efficiency

The proposed lots provide scope for future housing to access a northerly aspect, thus assisting future dwellings to comply with Chapter 1 energy efficiency provisions.

Natural environment

The proposal requires the removal of selected vegetation as nominated within the Ecological Assessment report prepared by Blackwood Ecological Services.

Crime Prevention through environmental design

The responsive site layout enables natural surveillance to be promoted through the orientation and topography of the lots to Greenwood Drive.

Flood protection

The site is not subject to flood inundation.

Local traffic network

The subdivision satisfies the Chapter DCP with respect to road network provisions. The subdivision of the land in isolation will generate a further 13 daily vehicle movements which can be adequately serviced by the local road network.

Arterial road network

No issues are raised with respect to the proposalâ&#x20AC;&#x2122;s impact to the arterial road network.

Function and structure

The extension of Greenwood Drive satisfies the function and structure of previous stages of the estate.

Major Movement Network

Local Street Networks

Multi-Dwelling Housing & Subdivision

Page 29

Street Design

Stormwater Drainage

Streetscape and Landscape

Lot Layout

Environmental Protection

Street safety

Sufficient sight distance for vehicular access exists.

Design and character

The design accords with the previous stages of the estate in additional to the strategic linkage outlined within Chapter 1 – Urban Land (Part B).

Street’s primary function

The street design reflects the local street function.

Reserve width is sufficient to cater for street function

The subdivision design adopts a 16 metre road reserve which is reflective of the street function.

Major System

The existing IAD system has been reviewed as part of the stormwater management plan prepared for the project. Reference should be made to the Engineering Services Report contained within Attachment 1 of this document.

Major system (extreme events)

The system has been designed to cater for a 1 in 10 year event.

Risk to public safety and property

There is not perceived risk to public safety and property.

Street design

The street design is essentially directed by the previous stages of the estate and the requirement to provide a linkage to the western (severed) section of Greenwood Drive.

Landscape design

Landscaping works will be completed as part of the multi-dwelling housing project.

Lot size

All proposed lots exceed 400m2. Satisfactory land exists for the development of residential dwellings, which due to the lot configuration contain adequate scope to comply with DCP 14.

Surveillance

All lots contain opportunities for surveillance to public land by the utilisation of the subdivision configuration being reflective of the site’s topographical attributes.

Lot access

Lot access and site layout is designed to provide sufficient land area to enable all vehicles accessing the proposed lots to enter and exit in a forward direction.

Natural Environment

The removal of nominated trees has been addressed within the Ecological Assessment prepared by Blackwood Ecological Services as contained within Attachment 2 of this report.

Multi-Dwelling Housing & Subdivision

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Chapter 5 also identifies performance criteria for strata subdivisions to achieve separate titles for development and for the effective and efficient management of shared or common facilities. This is relevant in this instance as the multiresidential dwellings will be strata titled post completion of their construction on the respective Lots 1 & 2.

Table 4.3: Chapter 5: Strata Title Assessment Performance Criteria

Proposal

1. The range and extent of body corporate activities are limited to those legally permitted.

 Separate sites are created for each dwelling with public street access achieved through the provision of individual driveway access to Greenwood Drive.  Each lot has access from Greenwood Drive to their respective parking spaces.  The configuration of the dwellings provides the ability to restrict common property to the driveway access, garbage enclosure and landscape areas.

2. The street and lot layout clearly defines the public, communal and private areas of a development, including the function, ownership and management of open spaces and communal areas.

The proposal clearly defines the areas of communal land and private areas of the development through the proposed built form of the units and proposed site layout.

4.3.3 Chapter 13: CPTED Chapter 13 sets out the relevant crime prevention through environmental design principles relevant to the development. To this end, the principles for minimising crime risk – CPTED Principles are listed below together with the development’s response to these principles.

Development Overview It is important that the built environment addresses both the perception of safety and security as well as delivering an actual reduction in opportunities for crime. The development has been designed with a high level of permeability from the public domain, which allows long views within the accessible areas of site and Multi-Dwelling Housing & Subdivision

Page 31

diminishes the opportunity for concealment. The orientation of all the dwellings and common areas give ample opportunity for casual surveillance. Legibility of space is amplified and reinforced by paving and landscape treatment. Table 4.4: Chapter 13: CPTED Component Site and Building Layout

Comment The proposal maximises casual surveillance through orientation of the front entrance to each dwelling to the common driveway. Further opportunity for surveillance through Lots 1 & 2 is achieved from the first floor balcony which is accessed directly from the living area. The site layout will allow the dwelling entry to be clearly visible from the street. The location of garaged on-site car parking will not prevent opportunities for casual surveillance.

Landscaping

Site landscaping has been selected in a manner that maximises casual surveillance to the common driveway access areas.

Security

Future residents may adopt specific target hardening measures including:   

Gate, window and door locks; Installing viewers on front doors; Installation of security grills.

Front Fencing

No front fences are proposed as part of this application that will restrict any casual surveillance to the Greenwood Drive street frontage.

Lighting

No external lighting is proposed in this instance as part of the application. Future residents however may install movement triggered sensor lights aimed within the property.

Address

Council may place appropriately worded conditions on the development consent notice to require:    

Multi-Dwelling Housing & Subdivision

Street numbers at a minimum 7cm height; Positioning of street numbers 0.6–1.5m above ground level on the front site boundary; Making street numbers from durable, reflective material; Keeping street numbers clear.

Page 32

Statement of Commitments The Body Corporate shall be responsible for: 

Removing graffiti in a timely manner;



Maintaining the communal open space under its hospices;



Regular landscape maintenance;



Repairing all broken common area lighting;



Repairing all damaged, broken or decaying building elements;



Ensuring that bins are kept in locked enclosures.

4.3.4 Chapter 14: Tree Preservation Order Chapter 14 contained within the Lismore Development Control Plan is applicable to the development proposal where removal of trees are proposed. The project ecologist will have regard to the assessment criterion within Section 14.13 which is outlined below.

Protecting catchments which provide water for urban purposes: The subject land is not considered to contain vegetation critical to the water catchment of Lismore.

Protecting wildlife corridors and vegetation links: The subject site does not form any recognised wildlife corridor or vegetation link to bushland.

Protection vegetation as a natural stabiliser: The subject site does not contain excessive slope and as such removal of the nominated trees will not impact upon soil stability.

Protecting vegetation for scenic values and the retention of the unique visual characteristics of the landscape: The trees to be removed are almost completely dominated by exotic species, and are of low ecological significance.

Comment: The proposal does not contain vegetation which is critical to the water catchment of Lismore, given the location of the site and the urbanised form of the surrounding locality.

Multi-Dwelling Housing & Subdivision

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The removal of the vegetation (ie. nominated trees) will not cause soil instability as the removal of the trees will be completed in conjunction with the development of the land for the multi-dwelling housing. Reference should be made to the Ecological Assessment report provided within Attachment 2 of this document which addresses the removal of nominated vegetation and the associated compensatory planting adopted for the project.

4.3.5 Chapter 15: Waste Minimisation Lismore City Council (LCC) has introduced the ‘Waste Minimisation’ Development Control Plan (DCP) in an effort to reduce waste to landfill, extend the life of landfill operations in the area and to contribute to environmental and economic sustainability through resource conservation. In respect to domestic waste, each dwelling is afforded garbage capacity for 80L/week of general waste and 40L/week for recycling. As illustrated within the design plans, both Lots 1 & 2 are afforded bin enclosures which meet the special requirements for the placement of bins, whilst the enclosures themselves are accessible to all dwellings. In accordance with Chapter 15 of DCP, the proponent will incorporate the following actions in respect to waste minimisation.  Planned staging of work;  Separation, re-use and recycling of materials; and  Appropriate storage, collection and removal/disposal of recycling/ waste. A Waste Management Plan will be prepared in accordance with the DCP and lodged as part of the Construction Certificate to Council.

4.3.6 Part B – Chapter 1: Urban Area The proposal has been assessed against the provisions of the aforementioned plan. A summary of the assessment is provided in the below table.

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Table 4.5: Part B â&#x20AC;&#x201C; Chapter 1 Assessment DCP Provision 1.2 Roads

Comment It is submitted that the strategic and local road networks are of sufficient capacity to cater to the proposed development. The proposal provides scope for the future connection of Greenwood Drive consistent with the Map 1, Chapter 1 of the Lismore City Council DCP Part B through the dedication of a 16m road reserve through to the western boundary of the property.

1.4.1 Flooding

The subject land is not located on flood prone land.

1.4.3 Potential koala habitat

Reference should be made to the Ecological Assessment report provided within Attachment 2 of this document in respect to the sought tree removal and compensatory measures adopted for the project.

1.4.5 Potential land use conflicts

The site adjoins a former horticultural site dedicated to a banana plantation. The use of the land for horticulture has since been wound down as evidenced through recent clearing works. Accordingly, the proposal is not adversely impacted upon by any of the nominated buffers identified within Map 5.

1.5 Services

The proposal will be adequately serviced by existing infrastructure services available to the site as evidenced within the Engineering Services Report provided within Attachment 1 of this document.

4.4 Regional Policy for Management of Contaminated Lands A review of the Regional Policy for the Management of Contaminated Land as adopted by Lismore City Council was undertaken to provide the following information with reference to Schedule 1 of that policy which relates to potentially contaminating activities. An initial evaluation of Section 2.1 of the above referenced policy provides that the site is unlikely to be subject to land contamination from previous uses on the Multi-Dwelling Housing & Subdivision

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subject land or adjoining land. The following provides a summary of information to assist Council in assessment of whether the subject land is likely to be subject to contamination. A preliminary contaminated site assessment has been completed for the land being the subject of this subdivision proposal. The assessment completed by Greg Alderson & Associates is contained with Attachment 5 of this report. The inclusion of the contamination assessment was considered necessary due to the location of a small-scale banana plantation adjoining the subject site to the west. The contaminated site assessment prepared by Greg Alderson & Associates concludes as follows:

â&#x20AC;&#x153;A contaminated soil investigation was undertaken at Lot 45 DP 1031507, Greenwood Drive, Goonellabah in order to determine if the site has been contaminated from past land usage on the site or from runoff from adjacent land. Five (5) composite soil samples were taken from the site, focussing on areas that may have had runoff from the adjacent land. The property to the west is a banana plantation and is not known what chemicals were used on the site, and anecdotal evidence from Damian Chapelle of Walker Newton & Denny has stated that the subject site was never a banana plantation. The analysis undertaken on the soil was for metals (including lead and arsenic), organochlorines and organocphosphates, which were used as insecticides and herbicides. The results of the 5 composite soil samples were compared with the adjusted Human Based Investigation Levels in Column 1 of the NSWEPA (1998). The results of the soil sampling were below the adjusted investigation levels. However, DDE and lead were elevated, which shows that there was some chemicals used in the past, however as composite samples were used, it was not able to be determined if the chemicals were used on the subject site or run-off from adjacent site. Multi-Dwelling Housing & Subdivision

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The soil sampling undertaken at the site as part of the preliminary investigation has shown that the results are all below the adjusted HBIL and there is no requirement for further soil contamination investigation at the location.â&#x20AC;? Given the results achieved from the composite soil samples, it is submitted that the subject site is suitable for the proposed subdivision. The assessment completed for Lismore City Council will enable Council to satisfy the provisions contained in Clause 7(1) and (2) of SEPP 55.

4.5 State Plans & Policies 4.5.1 Comprehensive Koala Plan of Management for South-East Lismore Lismore City Council and the State Government recently approved and adopted the Comprehensive Koala Plan of Management for South-East Lismore (â&#x20AC;&#x2DC;the Planâ&#x20AC;&#x2122;). The provisions and guidelines of the Plan are required to be met for any Development Application on land located within the Koala planning area for a land use that requires development consent under the Lismore Local Environment Plan (LEP). The Plan does not supersede any approved Koala Plans of Management that are currently in force in the Koala planning area. An assessment by Blackwood Ecological Services has identified the subject site is located within the Koala planning area as outlined under the plan. An area of core Koala habitat is mapped to the north of the site, a small part of which is located on the site. However, the site inspection by Blackwood Ecological Services noted that this mapped area on the site comprises Camphor laurel trees and does not provide core Koala habitat. Lismore City Council (Minutes of Pre-Lodgement Meeting, 5/3/2013) have indicated that the proposed development should be assessed as a Small-impact

development and as such the South-east Lismore CKPoM requires tree replacement rather than habitat compensation works. Multi-Dwelling Housing & Subdivision

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The Proposed development will result in the removal of four primary food trees. Based upon the required replacement ratios 40 compensatory Koala food trees are required. In accordance with the plan, compensatory trees are to be of the same species to that removed, must be sourced from local seed stock, planted in clusters and protected, nurtured and maintained until the trees have grown to a minimum height of 3 metres. This includes maintenance of tree guards, fencing, weed suppression and removal. Appendix D of the Blackwood Ecological Services report (contained within Attachment 2) discusses compensatory measures for the project. Blackwood Ecological Services have discussed with Lismore Council and agreed for plantings within the Camelot Reserve to the north of the site. Lismore City Council will accept a financial contribution which encompasses the plantings and maintenance being completed by Council. The provision of a financial contribution is proposed in this instance.

4.5.2 NSW Rural Fires Act 1997 Under the provisions of section 100B of the Rural Fires Act 1997 as amended, a Bush Fire Safety Authority (BFSA) is required from the Commissioner of the NSW Rural Fire Service. Accordingly, a Bushfire Threat Assessment Report has been prepared by Bushfire Certifiers and is contained within Attachment 3 of this report. The bushfire prone mapping identifies the subject site as being bushfire prone (see Plate 4). Aerial mapping and inspection of the site reveals that the bushfire prone land map is reasonably accurate in respect to the current bushfire threat. The mapping shows the existing allotment containing Category 1 vegetation in the northern precinct and being within the buffer zone of Category 1 vegetation to the west and north-east of the allotment. The vegetation to the north is dominated with a mixture of Camphor Laurel, rainforest, Privet and other weeds. The vegetation on site would currently be Multi-Dwelling Housing & Subdivision

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classed as woodland and is on a moderate to steep downslope of 15-20o and as such will require a setback from the northern boundary of 35 metres. This will require Units 3 & 4 to be constructed to BAL 29 and at 48-64 metres Unit 2 to be BAL 19 and at 64â&#x20AC;&#x201C;100 metres Unit 1 to be BAL 12.5. Additionally, the area to the west is a banana/mango orchard. Planning for Bushfire Protection 2006 classes reduced vegetation areas such as orchards as a non-hazard and with no requirements. This small area is zoned (R1 â&#x20AC;&#x201C; General Residential) for residential development and in the future will be subdivided. Greenwood Drive will then be joined up through this property.

Plate 4: Lismore City Council Bushfire Hazard Mapping.

Bushfire Certifiers have recommended that a Bush Fire Safety Authority be granted subject to the following conditions.

1. Access to the proposed lots where required for water is to comply with s4.1.3(2) PBP 2006 except a 6 metre x 8 metre reverse bay is acceptable in lieu of a turning circle.

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2. The public access road is to comply with s4.1.3(1) PBP 2006 except a 10 metre turning circle outer radius is acceptable in lieu of a 12 metre turning circle radius. 3. Water, electricity and gas are to comply with 4.1.3 of Planning for Bushfire Protection 2006. 4. At the commencement of works and in perpetuity the a 35m APZ from the north property boundary is to be maintained as an Inner Protection Area and managed and maintained to prevent the spread of a fire towards the buildings in accordance with the requirements of Standards for Asset Protection Zones (RFS 2005) (see Appendix B). The landscaping of the entire site is to comply with Appendix 5 PBP2006. 5. Dwellings 1 & 5â&#x20AC;&#x201C;11 (identified in Figure 2) shall be constructed in accordance with BAL 12.5 AS 3959-2009 + Appendix 3 PBP 2006. 6. Dwelling 2 (identified in Figure 2) shall be constructed in accordance with BAL 19 AS 3959-2009 + Appendix 3 PBP 2006. 7. Dwellings 3 and 4 (identified in Figure 2) shall be constructed in accordance with BAL 29 AS 3959-2009 + Appendix 3 PBP 2006.

4.6 Section 79C(1) Matters for Consideration â&#x20AC;&#x201C; General (a) the provisions of: (i)

any environmental planning instrument, and Relevant provisions of the Lismore Local Environmental Plan 2012 have been addressed within this report.

(ii) any draft environmental planning instrument that is or has been placed on public exhibition and details of which have been notified to the consent authority, and The proposal is not perceived to be adversely impacted by any current draft EPI amendment. Multi-Dwelling Housing & Subdivision

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(iii) any development control plan, and Relevant provisions of the Lismore Development Control Plan have been addressed within Section 4.3 of this report.

(iv) the regulations (to the extent that the prescribed matters for the purposes of this paragraph), The proposal is not deemed to be adversely impacted by any relevant regulations.

(b) the likely impacts of that development, including environmental impacts on both the natural and built environments, and social and economic impacts in the locality,

Primary Matters Context & Setting

Proposal Having regard to the design of the multi-dwellings with reference to the adopted building materials and scale, no adverse impacts are likely to be generated upon the scenic qualities or landscape/streetscape features of the immediate residential locality. The intended use of the property for residential development reflects the R1 – General Residential zoning of the land under the current LEP 2012, whilst adhering to the permissible density provisions for the land.

Access, Transport & Traffic

Each dwelling is serviced by two (2) car parking spaces (1 garaged space) with access achieved from Greenwood Drive through separate individual driveways.

Utilities

All necessary utility services can be provided to the property at an adequate capacity to service the development as proposed.

Water

The development demonstrates that it meets water quality and quantity objectives of Lismore City Council’s DCP Chapter 22 – Water Sensitive Design by use of a permanent rock filter sediment basin (Lot 2), a gross pollutant trap (Humeceptor STC 5 or equal in Lot 1), water reuse together with onsite detention via rain water tanks. Stormwater pits within the driveways shall require the use of filter insert baskets. In recognising that the routing of the Council’s external stormwater into the Humeceptor STC 5 provides a clear and ongoing improvement to the broader pubic stormwater runoff quality, it is sought that the cost of supply and installing the Humeceptor STC 5 be considered as a material public benefit and such costs be offset against contributions levied to the development.

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Soils

The site has been the subject of a preliminary contaminated lands assessment and no further reporting on contaminated land is required for the proposed development. Contemporary erosion and sedimentation controls will be implemented prior to construction of the development.

Flora & Fauna

The proposal has been the subject of a detailed ecological assessment. The assessment has identified the implementation of the following recommendations. Mitigation measures to be employed include:       

Tree protection measures detailed in the Arborist’s report are to be implemented. A suitably qualified fauna spotter-catcher should be present during the removal of trees on the site and conduct pre-clearing searches for Koalas. The Koala Food Tree Compensatory Plantings are to be undertaken within the Camelot Reserve. All exotic vegetation to be removed should be disposed of at appropriate waste disposal facilities. Best practice weed management practices should be in place to prevent transfer of weed seeds and vegetative materials. Disturbed areas should be stabilised for erosion protection following works completion. All reasonable practical steps shall be undertaken to reduce noise and vibration from the site.

Waste

Waste shall be collected, stored and disposed of in accordance with Lismore City Council’s waste collection services. Section 4.3.5 within this report addresses Chapter 15 – Waste Minimisation of the Lismore DCP.

Natural Hazards

The subject land is mapped as being bushfire prone on Council bushfire hazard and as such is integrated development pursuant to Clause 91 of the EP&A Act 1979. A Bushfire Threat Assessment Report has been completed as contained within Attachment 3 of this document.

Site Design & Internal Design

The site design provides a good level of private open space, drying areas and on-site car parking to service future resident’s user requirements. The proposal promotes compatibility with surrounding residential development with respect to bulk, height, scale, and land use with the development providing a density significantly lower than achievable under Chapter 1 of the Lismore Development Control Plan.

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Proposal

Does the proposal fit in the locality

The proposed development is not deemed to be constrained by adjacent development whilst no unreasonable traffic demands are likely to be created. The design has incorporated useable private open spaces for each proposed unit to a level compliant with the Lismore DCP 2012. All necessary utility services can be provided to the development.

Site Attributes conducive to the development

The subject land is not identified as being a heritage item pursuant to the Lismore LEP 2012. The subject development is not located on flood prone land or mapped bushfire prone land. No impacts upon critical habitats, threatened species or populations are likely given the already cleared nature of the site.

(d)

any submission made in accordance with this Act of the regulations, Primary Matters Public Submissions

Proposal The application will be publically exhibited in accordance with Council policy.

Submissions from Public Authorities

(e) the public interest Primary Matters

Proposal

Federal, State, Local Government Interest & Community Interest

The proposal is consistent with the relevant plans and policies which relate to the development. Accordingly, the proposed development is considered to be in the public interest.

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Conclusion

Section

The proposal by Miller Greenwood Family Trust to develop an integrated multidwelling housing project at the subject site is a product of many factors. Those factors include: 

Policies of all levels of government to promote the orderly development and use of land which can be demonstrated to be suitable for an integrated multi-dwelling housing development;



Strong demand for integrated housing in Goonellabah; and



The site planning opportunities presented by the site and surrounds.

The grounds for this approval are summarised below: 

The development proposed provides an opportunity to deliver greater variety of residential housing to the market within Goonellabah;



The location and topographical characteristics of the site and surrounds ensures minimal impact to the amenity of adjoining residential areas;



The development proposed represents a contemporary design solution to achieve the purpose of the applicable development standards by demonstrating a more appropriate response to the site characteristics and proposed land use than possible through automatic compliance with the identified controls;

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

The site planning and residential unit configuration provides appropriate climatic response to the location’s aspect, solar orientation and view paths;



The development of the site can be adequately and efficiently serviced with all urban infrastructure necessary at locations immediately adjacent to the site.

In consideration of the issues and information provided, approval of the Development Application is warranted in the manner proposed, subject to the imposition of reasonable and relevant conditions.

……………..…………………………. DAMIAN CHAPELLE Town Planner. BTP CPP Date: 14 November 2013

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ATTACHMENT 1 Engineering Services Report Newton Denny Chapelle

Engineering Services Report For Proposed Residential Strata Subdivision for 11 x 3 bedroom Medium Density Units 29 Greenwood Drive, Goonellabah ON BEHALF OF MILLER FAMILY GREENWOOD TRUST

LOT 67 DP1060356

Our Ref: 13/037 Date: October 2013

SURVEYORS

PLANNERS

ENGINEERS

Executive Summary .................................................................................................................................. Page 1 1.

Introduction .............................................................................................................................................. 2

Scope and Structure of Report ....................................................................................................... 3

Road Characteristics and Traffic Capacity ............................................................................... 4 3.1

Site Access and Driveway Configuration ................................................................... 4

3.3

Parking Demand .................................................................................................................... 4

3.4

Trip Generation and S94 Contributions ..................................................................... 4

Pedestrian and Public Transport Accessibility ........................................................................ 5

Provision for Waste Collection Services .................................................................................... 5

Stormwater Quality and Quantity Management ...................................................................... 6 6.1

General Site Details .............................................................................................................. 6

6.2

Existing Drainage Conditions ............................................................................................ 7

6.3

Stormwater Management .............................................................................................. 11

6.4

Stormwater Quality Modelling ..................................................................................... 12

6.5

Stormwater Quantity Requirements ........................................................................ 13

6.6

Broader Stormwater Treatment Material Public Benefits ............................ 14

6.7

Erosion and Sediment Control ..................................................................................... 15

Reticulated Water and Sewer Servicing ................................................................................. 17

Bulk Earthworks and Retaining Walls ...................................................................................... 18

Conclusion ............................................................................................................................................. 18

SURVEYORS

PLANNERS

ENGINEERS

Appendices Appendix A -

Engineering Plans

Appendix B -

Stormwater Management

Appendix C -

Erosion and Sediment Control

SURVEYORS

PLANNERS

ENGINEERS

Executive Summary This Engineering Services Report is to accompany an application seeking approval for a 11 unit x 3 bedroom medium density residential development for the Miller Family Greenwood Trust. The works will be completed in two stages, being northern precinct (4 units) as Stage 1 and the balance southern precinct (7 units) as Stage 2. The development access will be via Greenwood Drive which shall have its road corridor extended (via road dedication) to the western boundary. This enables future extension of Greenwood Drive so as to provide new road connectivity to the existing western portion of Greenwood Drive. Until this ultimate link is made, a temporary 20m gravel cul-de-sac will be provided. In the provision of the road reserve, 2 new residential lots will therefore be created by subdivision. Driveway access to each unit will comply with AS2890.1 Off-Street Car Parking with maximum driveway gradients of 25%. Two car parking spaces per unit will be provided, with one being a single garage space. Driveway widths vary from 6m down to 4m and both the vertical and horizontal alignments takes into consideration of the retained trees as identified within the ecological report. The development demonstrates that it meets water quality and quantity objectives of Lismore City Council’s DCP Chapter 22 – Water Sensitive Design by use of a permanent rock filter sediment basin (northern precinct), a gross pollutant trap (Humeceptor STC 5 or equal in the southern precinct), water reuse together with on-site detention via rain water tanks. Stormwater pits within the driveways shall require the use of filter insert baskets. In recognising that the routing of the Council’s external stormwater into the Humeceptor STC 5 provides a clear and ongoing improvement to the broader pubic stormwater runoff quality including capture of over 188% more total suspended solid pollutants per annum, it is sought that the cost of supply and installing the Humeceptor STC 5 be considered as a material public benefit and such costs be offset against contributions levied to the development. The sloping nature of the site requires the substantial use of retaining walls. Typically the walls will be stepped in nature down the site and be between 1.0m to 1.5m in height. Along the western boundary, wall heights will vary but would be up to a nominal 2m in height. The bulk earthworks across the site has approx 660m3 of cut to fill and 270m3 of surplus spoil. Such volume of spoil is quite minor in relation to a project of this size and would result in a nominal 20 truck trips per week over a 4 week period. No special haulage route requirements are anticipated. Water, sewer and electrical requirements shall be provided by connection to the existing services located within Greenfield Drive. Water services shall require the construction of a 100mm diameter water main so as to provide fire fighting hydrants. Sewer services shall be connected to the existing gravity main present within the subject site. A 4m wide servicing corridor is required along the western boundary (of the southern precinct) so as to minimise impact upon tree structural root zones and enable conveyance of Council stormwater through the site.

Engineering Services Report

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Newton Denny Chapelle

Introduction Newton Denny Chapelle has been engaged on behalf of Miller Family Greenwood Trust to prepare an Engineering Services Report to accompany a Development Application seeking approval for a two lot subdivision which incorporates: (a) Dedication of a 16m wide road reserve and provision for a temporary standard construction of a 20m diameter cul-de-sac turnaround area. (b) A two staged construction of a 11 unit x 3 bedroom medium density development. First stage is to be the northern precinct (4 units upon Lot 2) and with the second stage being the southern precinct (7 units upon Lot 1). (c) Undertaking of bulk earthworks and construction of retaining walls. (d) Provision of a 4m services easement along the south western boundary for electrical/telecommunication/stormwater and sewer corridor for the southern precinct (7 units). (e) Implementation of permanent stormwater management controls, diversion of Council stormwater piped flows and installation of temporary erosion/ sediment control devices. The development will be located upon Lot 67 DP 1060356 at 29 Greenwood Drive, Goonellabah and covers an area of 5,619m2. The primary access to the site is from Greenwood Drive. A locality plan identifying the location of the proposed development is provided below as Figure 1.1 – Locality Plan. More detailed plans of the proposed civil works for the development can be found within Appendix A – Engineering Plans.

Site

Figure 1.1 – Locality Plan

Engineering Services Report

(Source: Google Maps)

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Newton Denny Chapelle

2 Scope and Structure of Report This report focuses upon the providing of sufficient engineering concept design details to facilitate a thorough understanding of the proposed works and how servicing is integrated into the planning design for the site. It is recognised that a subsequent submission of detailed â&#x20AC;&#x2DC;Construction Certificateâ&#x20AC;&#x2122; engineering design plans and specifications are required to be made pending approval of the development by Lismore City Council, to which any minor amendments of design elements proposed are then able to be addressed in a specific manner to meet Council technical staff consent requirements. This report has intentionally been structured such that the body of the document is sufficiently brief to convey a concise overview of the technical aspects of the proposal to which the more detailed engineering/technical data are contained within appendices for specific reference. The civil engineering works proposed to service the development is provided in Appendix A â&#x20AC;&#x201C; Engineering Plans with servicing requirements for the site discussed in the sections that follow.

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3 Road Characteristics and Traffic Capacity 3.1

Site Access and Driveway Configuration

Access within the site is proposed to be provided by sealed driveway access to Greenwood Drive for both the northern precinct (Units 8–11) and southern precinct (Units 1–8). Driveway alignments are designed to retain significant vegetation as identified within ecological reports and to minimise earthworks within the structural root zone of the trees. The sites natural slopes have some 30m of fall and shall require the driveways to be designed to the maximum compliant gradients of 25%. Refer to Appendix A – Engineering Plans for concept design levels. Driveway widths shall be at 6m to allow two-way access at the connection to Greenwood Drive and transition down to a minimum of 4m within the site. The development shall also provide a 16m wide public road reserve dedication of Greenwood Drive such as to permit the extension of this road westward. This will facilitate future connection to the existing portion of Greenwood Drive beyond this site. Until this ultimate connection is made, a temporary cul-de-sac turnaround area (20m diameter) will be provided. 3.2

Parking Demand

The developments parking demand is required to be provided at the rate of 2 spaces per 3 bedroom unit and 1 visitor space per 5 units as per Schedule 1 Carparking Requirements for Specific Land Uses Table of Lismore Development Control Plan Part A – Chapter 7: Off Street Carparking. For the 11 unit x 3 bedroom proposal, a total of 22 residential spaces and 3 visitor spaces are required. Each unit is provided with an enclosed single garage and sufficient area in front of the garage for a further parking space. Summary details of spaces provided is shown in Table 3.2 below Table 3.2 – Parking Summary Description 11 Units Visitor Spaces (South) Visitor Spaces (North) Totals

Garage Spaces

Uncovered Spaces

Totals Provided

Totals Required

Complies



With the site providing 28 spaces, the development provides satisfactory on-site parking to meet the 25 spaces required by the Lismore Development Control Plan Part A – Chapter 7: Off Street Carparking. 3.3

Trip Generation and S94 Contributions

The 3 bedroom units will generate an average of 6 trips per unit based upon Table 3.7 of the RTA Guide to Trip Generating Developments – refer extract below. Engineering Services Report

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Extract â&#x20AC;&#x201C; RTA Guide to Traffic Generating Developments

The 11 units thereby create a total daily trip demand of 11 x 6 trips = 66 trips per day. This corresponds with a peak hour increase of 6.6, say 7 trips/hr which can readily be absorbed within the local street network. Given a typical dwelling house (ie. 1 ET) equates to 9 trips/day, the development will generate an overall net ET increase of: 66 trips/9 trips less 1 ET credit of existing lands = 6.3 ET

4 Pedestrian and Public Transport Accessibility There is a bus shelter at the intersection of Canterbury Chase and Ballina Road, which is serviced by multiple bus services, specifically Route 661 Ballina to Lismore, and Route 685 Goonellabah No. 1. There is currently no concrete footway on Greenwood Drive or other local roads leading up to Ballina Road, however there is sufficient grassed verge available for pedestrian access. Once on Ballina Road, there is a sealed footway to the bus shelter.

5 Provision for Waste Collection Services The development shall be serviced by standard wheelie bin type waste collection methods to which two bin storage areas are provided adjacent to Greenwood Drive.

Engineering Services Report

Greenwood Drive, Goonellabah Page 5

Newton Denny Chapelle

Stormwater Quality and Quantity Management 6.1

General Site Details

The natural ground levels of the locality within Lot 67 DP 1060356 can be generally described as falling to the south to north, with a significant west to east cross fall in the upper sections. The high point of the development area is located at the southern boundary of the lot which reaches an elevation of RL 150m AHD. The subject lands falls typically to the north at a slope of typically 17%, with a low point of 118m AHD. Refer to Plate 5.1 – Subject Site Looking South (towards Ballina Road), and Plate 5.2 – Subject Site Looking North.

Plate 5.1 – Subject Site Looking South Towards Ballina Rd (South Precinct)

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Newton Denny Chapelle

Plate 5.1 – Subject Site Looking North (North Precinct)

The site, which covers approximately 5,619m2 is typically undeveloped rural land, with shared boundaries to existing residential development in the south, east and west; a small farm to the west; and disturbed bushland to the north. 6.2

Existing Drainage Conditions

Survey levels have been undertaken across the development lot which demonstrate the following existing drainage pattern. (a) Western Boundary.

Above the cul-de-sac (southern precinct) – Shared boundary with small farm (Lot 4 DP 406893) and has been recently cleared at the time of writing (with large areas of bare soil present). Dominant fall is from Lot 4 in a west to east direction, and is a source of stormwater runoff. No drainage improvements present. Below the cul-de-sac (northern precinct) – Shared boundary with farm (Lot 4 DP 406893) and residential Lot 65 DP 715333. A cut off drain discharges from the farms shared boundary (from west to east immediately upstream of the residential Lot 65) and conveys stormwater to a table drain that runs along the western boundary down slope (north). In addition, a 525 RCP stormwater pipe discharges from the shared boundary with residential Lot 65 to the existing south-north table drain. At the time of writing (September 2013) there appears to be a significant and persistent volume of runoff from these two drains (see Plates 5.3 and 5.4 – Runoff from Western Boundary).

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Plate 5.2 â&#x20AC;&#x201C; Runoff from Western Boundary (Residential)

Plate 5.3 â&#x20AC;&#x201C; Runoff from Western Boundary (Farm)

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(b) Southern Boundary. Shared boundary with residential Lot 11 DP811452 and Lot 1 DP25939. Natural cross fall is from west to east. There is a natural gully from the retaining wall of Lot 11 and may convey stormwater periodically. A 375RCP stormwater pipe discharges from the shared boundary with Lot 1, and conveys stormwater from the Ballina road gully pits. Refer Plate 5.4 below.

Plate 5.4 â&#x20AC;&#x201C; Runoff from Southern Boundary (Southern Precinct)

Above the cul-de-sac (southern precinct) â&#x20AC;&#x201C; Dominant fall from south to north, with significant cross fall from west to east. Existing vegetation is maintained grass and eucalypts. Smaller zigzag table drains have been constructed from the southern boundary to a larger table drain immediately upstream of the cul-de-sac, which is then conveyed by a 375RCP culvert to the back of an existing gully pit with the road reserve kerb and channel system. The existing stormwater system within the road reserve is conveyed east. Further upslope (south) a rock retaining wall along the shared boundary with Lot 64 acts as a cut off wall and controls storm water to the table drain system further down slope. Lot 64 also discharges roof water to this point. Table drains direct water away from the shared boundary with Lot 63. Refer Plate 5.5.

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Plate 5.5 â&#x20AC;&#x201C; Existing Zig-Zag Table Drains (Looking East and South)

Below the cul-de-sac (northern precinct) â&#x20AC;&#x201C; shared boundary with Lot 62, and Lot 61, with slight fall from west to east. Existing driveway provides a raised barrier to overland flow (+150mm approximately) and directs surface water down slope. There does not appear to be an issue with overland flow entering adjoining properties. (d) Northern Boundary. Shared disturbed bushland boundary and low point of the subject site. An existing gully accepts runoff from broader catchment. There does not appear to be any stormwater infrastructure in the area.

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6.3

Stormwater Management

Stormwater management for the development is to comply with the requirements of the Lismore City Council DCP Chapter 22 – Water Sensitive Design. The requirements to which the development must comply are outlined below in Figure

5.1 – Stormwater Requirements for Development The increase to stormwater run-off from the development will be predominately a result of the roof area, driveway and parking areas.

Figure 5.1 – Stormwater Requirements for Development

For the purposes of this Stormwater Management Plan, the subject site has been divided into two catchments:  

Catchment 1 – above the cul-de-sac (south precinct); and Catchment 2 – below the cul-de-sac (north precinct).

Stormwater from Catchment 1 will be directed to the existing stormwater system located within Greenwood Drive road reserve. Water quality treatment measures include gully pits with inserts, rainwater tank for reuse and on site detention requirements, and a gross pollutant trap. Stormwater from Catchment 2 will be directed to the existing bushland gully and low point of the subject site in the north. Water quality treatment measures include gully pits with inserts, rainwater tanks for reuse and on site detention requirements, and a rock filter basin for velocity and water quality. Engineering Services Report

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6.4

Stormwater Quality Modelling

The development is to provide stormwater treatment devices and drainage systems to meet the requirements set out in the Lismore City Council DCP Chapter 2 “Water Sensitive Design” as well as the Northern Rivers Local Government Development Design Specification D5 ‘Stormwater Drainage Design’ and ’Handbook of Stormwater Drainage Design’. The quality requirements for this site are as defined by Council in the above Figure 5.1 – Stormwater Requirements for Development. To determine compliance with these targets, stormwater quality modelling was undertaken using MUSIC v5.0 (Model for Urban Stormwater Improvement Conceptualisation) software in accordance with the Draft NSW Music Modelling Guidelines 2010. Rainfall characteristics have been calculated from Bureau of Meteorology rainfall historical data taken at the Lismore Airport, with rainfall period selected from 1st November 2002 to February 2009, typically regarded as an average rainfall period, with time step intervals of 6 minutes being used. Effective Impervious Areas (EIA) Effective Impervious Area (EIA) is the area that will directly flow to the drainage network. These areas will be “effective” in generating runoff which will be delivered rapidly at the catchment outlet during a rainfall event as per Table 5.1. Table 5.1 – Surface type EIA nodes factors (for source nodes <10ha) EIA Factor

Surface Types (CMA, 2010 Table 3-5) Roofs

1.0 x TA

Sealed Roads

1.0 x TA

Vegetated Landscaping

0.05 x TA

Other Pervious Areas (yards, grassed verges, etc.)

0 x TA

TA = Total site/Catchment/surface area; TIA = Total Impervious Area; CMA, 2010

The following Table 5.2 lists the post developed effective impervious areas for each of the sub-catchments, and has been applied to the MUSIC water quality model. Table 5.2 – Effective Impervious Areas for Sub Catchments Catchments

Subcatchments

Total Area (m2)

C1 (Top -North)

Road

C2 (Bottom - South)

EIA Factor

EIA (m2)

1,088

1088

Roof

1,053

1053

Ground Level

1,119

Type

Split

Split Area (m2)

Driveway

10%

112

Landscape

20%

224

0.05

Other Vegetated

20%

224

Road

512

Roof

667

Ground Level

1,153

Driveway

10%

115

Landscape

20%

231

0.05

The layout used for the developed catchment with the proposed treatment system is presented in Figure 5.2 – MUSIC Model for Developed Case below.

Engineering Services Report

Greenwood Drive, Goonellabah Page 12

Newton Denny Chapelle

As can be seen from the treatment train effectiveness summary, Catchment 1 and Catchment 2 will comply with the reduction targets of LCC DCP Chapter 22 –

Water Sensitive Design.

Figure 5.2 – Catchment 1 - MUSIC Model for Developed Case.

Driveway and road runoff will be captured by Pit inserts and have been modelled as per a typical RSF-100 insert available from Ecosol which, in accordance with the Ecosol published MUSIC inputs available from the manufacturer’s website. The roof catchment will be captured by 5KL rainwater tanks per lot providing 3KL for water reuse (toilet, laundry and garden) and 2KL of “Leaky Tank” for on-site detention, providing a total of 55KL of rainwater storage available for reuse and detention functions. A gross pollutant trap (Humeceptor SCT5 or similar) will also be used to achieve the water quality objectives, with the treatment node supplied by Humes. Full details of the parameters used for treatment device modelling can be found in Appendix B – Stormwater Management. Using the treatment strategy outlined above, pollutant reductions were found to be as shown below in Table 5.3 – Treatment Efficiency for Proposed Treatment

Train. Table 5.3 – Treatment Efficiencies for Proposed Treatment Train. Untreated Discharge

Treated Discharge

DCP % Reduction Required

% Reduction Achieved

Compliant ?

370

81.6

0.735

0.257

Total Nitrogen (kg/yr)

4.62

2.15

53.5

Gross Pollutants (kg/yr)

55.5

100

Total Suspended Solids (kg/yr) Total Phosphorus (kg/yr)

6.5

Stormwater Quantity Requirements

In Accordance to the Lismore City Council DCP 22 ‘Water Sensitive Design‘ attenuation for the site is to retain all flows up to the 10 year average recurrence Engineering Services Report

Greenwood Drive, Goonellabah Page 13

Newton Denny Chapelle

interval to pre-development levels, with flows up to the 100 year storm event assessed for safe flow paths from the development. Calculations were undertaken in accordance with the Northern Rivers Local Government Handbook of Stormwater Drainage Design for the critical duration storm event. The critical time of concentration (Tc) for the site was calculated by assessing the likely catchment time of concentration using the Probabilistic Method. The pre-developed and post developed flow for the site was determined using the Rational Method for the relevant critical storm duration for both the 10 and the 100 year storm events. Storage calculations were undertaken in accordance with the Queensland Urban Drainage Manual (QUDM 2007) to determine the preliminary size of the detention requirements for the site. A summary of the results is presented in Table 5.4 – Storage Requirements per Catchment Using the Basha Equation below and full details of these calculations can be found in Appendix B – Stormwater Management. Table 5.4 – Catchment Area Summary Catcht.

Ac =

I100

Q100

I50

Q50

I20

Q20

I10

Q10

(ha)

(min)

(mm/hr)

(cumec)

(mm/hr)

(cumec)

(mm/hr)

(cumec)

(mm/hr)

(cumec)

(mm/hr)

C1&2

0.562

8.62

236.10

0.84

0.31

213.70

0.81

0.27

184.95

0.74

0.21

163.55

0.70

0.18

147.50

0.67

0.15

Catcht.

Ac =

I100

Q100

I50

Q50

I20

Q20

I10

Q10

(ha)

(min)

(mm/hr)

C1&2

0.562

5.06

283.0

0.92

(cumec)

(mm/hr)

0.41

256.00

0.89

(cumec)

(mm/hr)

0.35

222.00

0.81

(cumec)

(mm/hr)

0.28

197.00

(cumec)

(mm/hr)

0.24

178.00

0.77

Table 5.3 – Storage Requirements per Catchment Using the Basha Equation. Storage Requirements Summary

10 Year Attenuation

6.6

Predevelopment Flow (L/s)

Developed Flow (L/s)

Attenuation Requirements (m³)

240

180

Broader Stormwater Treatment Material Public Benefits

The development site is currently impacted by public stormwater drainage which discharges onto and over the development lands. The stormwater origin is from the Ballina Road (Bruxner Highway) which carries over 20,000vpd. Preliminary MUSIC modelling assessment of the Ballina Road catchment (nominal 6,000m2) indicates that a high level of pollutants are generated which ideally should receive a substantial level of treatment prior to discharge to the water courses/gullies downstream. Integrating the Ballina Road stormwater flows into the Humeceptor STC 5 treatment device would result in the following yearly improvements:

Engineering Services Report

Greenwood Drive, Goonellabah Page 14

Newton Denny Chapelle

(cumec)

0.73

0.20

Pollutant Description

Development Only Loads Captured

Development + Ballina Road Loads Captured

% Net Improvement

Suspended Solids and Gross Pollutants

357kg/yr

1,027kg/yr

188%

Phosphorus

0.48kg/yr

0.90kg/yr

88%

Nitrogen

2.47kg/yr

4.14kg/yr

68%

In recognising that the routing of the Council’s external stormwater into the Humeceptor STC 5 provides a clear and ongoing improvement to the broader pubic stormwater runoff quality, it is sought that the cost of supply and installing the Humeceptor STC 5 be considered as a material public benefit and such costs be offset against contributions levied to the development.

6.7

Erosion and Sediment Control

The control of stormwater quality during construction activities shall be achieved by the implementation of Erosion and Sediment Controls in accordance with the requirements of the Landcom ‘Soils and Construction Volume 1 – Managing Urban Stormwater: Soils and Construction’ (i.e. blue book). The measures are to be implemented before the commencement of any construction works and should be inspected regularly, and after heavy storm events to ensure they are achieving their desired purpose. The measures to be used on site include:  Minimise the number of site access points and provide stabilised site access  Stabilised site access to be provided to shake down all vehicles entering and leaving the site, minimising the transport of sediment off-site. All vehicles must use the designated site access to enter or leave the site.  Installation of downstream sediment barriers prior to commencement of any works  Sediment fences are to be installed downstream of works and exposed soils to ensure contaminated run-off is filtered and sediment captured before it can make its way into the downstream receiving environment.  All downstream gully pits and stormwater devices to be protected by Mesh and Gravel Inlet filter, Sediment fence, etc.  Stabilise and seed earthwork areas immediately once earthwork profiles are achieved.  Exposed areas on site are to be stabilised with either turf or grass seeding as construction works progress. Erosion control matting or mulching may be used as a temporary measure until permanent stabilisation is able to be undertaken if deemed required by the site engineer.  Stockpile materials in protected locations away from overland flow paths and protected by sediment fence boundaries.

Engineering Services Report

Greenwood Drive, Goonellabah Page 15

Newton Denny Chapelle

 Stockpile locations will be located in an elevated, level area nominally 5m from any water body or channel. Upslope protection measures (ie. sandbags or equal) are to be used to divert run-off in the event of rain, and sediment fences are to be installed downstream of any erodible stockpile. At the end of each day or in the event of rain or high winds, stockpiles are to be covered and secured. Appropriate locations of stockpiles are to be determined by the site manager at the time of construction.  Sediment basins are to be provided in key locations to treat stormwater run-off from the works area  Sediment basins are to be constructed in accordance with the sizing outlined SMP – Appendix B of this document. Temporary sediment basins are to be formed in areas subject to earthworks with the initial construction of a bermed perimeter downstream of the area to capture run-off.  To ensure the maximum suspended solid concentration would be nominally 50mg/L for a 5 day rainfall event up to the 75th percentile depth, adopting 50% disturbance to the site, a type F wet Sediment Basin is required with a total settling and storage volume of: -

Catchment 1 = 59m³,

Catchment 2 = 41m3

Refer to drawing SD 6-4 Earth Basin Wet (Landcom, 2004) for detail. Once the civil earthworks are complete, the site shall be re-topsoiled, seeded and turf strips installed on the downward area of the disturbed site so as to act as a surface filter of any sediments prior to reaching the sediment fences. Once 80% grass cover is achieved (or the site landscaped), the sediment fences shall be removed. The following inspection program shall be established by the Site Contractor and monthly Check Sheet reports submitted to the Supervising Engineer. 

Daily inspection of the site Stabilised Access point and amendments as necessary.



Formal weekly inspection of erosion and sediment controls.



Inspections after 10mm rainfall events in 24 hours.

In addition to the inspection details, the following information will be recorded: 

List frequency and method of removal of material from stabilised access point.



Volume of material removed from in/around sediment controls.



Location of site where material disposed.



Any repairs/additions as appropriate.

A checklist is to be completed each month as per details in Appendix C.

Engineering Services Report

Greenwood Drive, Goonellabah Page 16

Newton Denny Chapelle

7 Reticulated Water and Sewer Servicing Access to water and sewer services is available within the vicinity of Greenwood Drive to the east and west of the development footprint. Refer to Figure 7.1 – Sewer and Water Map for the sewer and water services available in the area.

Figure 7.1 – Water and Sewer Map (Sewer - Red, Water - Blue) (Source: mapping.Lismore.NSW.gov.au)

It is proposed to connect a 100mm diameter new water main to the existing water reticulation located within proposed Greenwood Drive. Such water main extensions would require the installation of fire hydrants to meet bushfire and urban fire fighting requirements. The water main within the development would be located adjacent to or within the new driveway alignments. Refer to engineering drawing Appendix A – Engineering Plans for details of proposed water main alignment. The site can be readily serviced be connecting to the existing sewer mains as shown within Figure 7.1. To service the northern precinct, it would be proposed to provide a connection to the existing stub at the north eastern manhole. Similarly, to service the southern Engineering Services Report

Greenwood Drive, Goonellabah Page 17

Newton Denny Chapelle

precinct, connection to an existing manhole adjacent to the western boundary at a similar level to Greenwood Drive. Refer to Appendix A – Engineering Drawings for details.

Bulk Earthworks and Retaining Walls A preliminary earthworks design assessment has been undertaken of the earthworks profiles as per the nominated building floor levels. Based upon solid volume measures, there is 710m3 of cut and 660m3 of fill for the bulk earthworks. This excludes detailed excavation for footings/service trenches which would be 20m3 per unit, hence a further 220m3 of cut. It is assessed that only 270m3 of spoil will be required to be removed off site, which if spread over a 4 week period equates to less than 70m3 per week or approximately 20 truck trips a week. Given the low volumes, no further assessment is considered necessary. The sloping nature of the site (ie. 30m of fall) requires the substantial use of retaining walls to create level pads for dwellings and private open space areas. Typically the walls will be stepped in nature down across the site slope and be between 0.6m to 1.2m in height. Along the western boundary of the southern precinct, wall heights will vary above the 1.2m height but would be up to a nominal 2m in the very extreme locations. There are 4 dwelling units which are required to exceed the 1.2m height (Units 3 to 7 inclusive) due to the localised increase in gradients in this location. As the intent of the design of the development also seeks to minimise alteration of ground levels to protect the trees near Unit 4 and Unit 5, opportunity to average out the gradient via bulk earthworks is not feasible in this location, hence an increase in retaining wall heights to 2m is necessary. With the walls located a minimum of 1m from the western boundary, where the wall heights exceed 1m, structural design will need to be had for additional surcharge type loads to which such walls may experience.

Conclusion From the analysis of the engineering development requirements, it is considered that the proposed subdivision for the development of 29 Greenwood Drive, Goonellabah is able to meet the Lismore City Council development standards such that: 

A safe and appropriate level of access is able to be provided to the site and that such access makes provision for future Council road network requirements,



Stormwater management objectives of quality and quantity control are appropriately managed and existing stormwater quality enhanced,



Vegetation nominated for retention has been appropriately considered within the civil design elements,



Bulk earthworks for the site are not overly excessive and the civil design requirements is consistent with standard industry practices,



Water and sewer services can be provided to the development in a practical manner,

thereby the development is able to demonstrate its compliance with Lismore City Council requirements. Engineering Services Report

Greenwood Drive, Goonellabah Page 18

Newton Denny Chapelle

 Appendix A Engineering Plans (a) Civil Services Plan – Drg No. CSP 1 (b) Driveway Long Sections – Drg No. CSP 2 (c) Bulk Earthworks – Drg No. BE1

Legend

Typical Service 4m Corridor (Including Council Stormwater Easement)

Proposed Stormwater Line Proposed Pit H

600mm

Proposed Water & Hydrant 600mm

900mm

Electrical

Proposed 150mm Sewer Existing Sewer Proposed Electrical/Telecommunications Driveway Width

Low Voltage

Depth Varies Up To 3.5

6.0

950mm

Min. 300mm Telecommunications

Open Stormwater Channel

900mm

Depth Varies

Property boundary

1000mm

IAD Below

1cm = 5m 1:500

Driveway South

80.00

4.2

00 70. 60 .0 0

30.00

20.00

10.00

0.00

40.00

EXISTING PIT

50.00

Connect To Existing Water Mains

Connect To Existing Sewer Junction

.00 90

N.T.S

Driveway North

CONNECT TO

99.64 HUMECEPTOR STC 5 SEDIMENT BASIN

Connect To Existing Sewer Mains

Lismore

Client:

Miller Greenwood Family Trust Re: 29 Greenwood Drive GOONELLABAH

Newton Denny Chapelle Consulting Surveyors & Planners Email: office@newtondennychapelle.com.au

Datum :AHD

Scale 1:500@A3

Suite 1 31 Carrington St. Lismore 2480 T: 66 221011 F: 66 224088

Legend:

Project :

Civil Services Plan

Casino 100 Barker St. Casino 2470 T & F : 66 625000

Date:30th Oct. 2013

Drawn: PS

Dwg File : K:\Jobs\2013\13037 - Miller Family\Engineering\Prelim Engineering Plans\13037 Civil Services Plan.dwg - CSP 1

CSP 1 Ref No.13/037

Datum :AHD

Miller Greenwood Family Trust Re: 29 Greenwood Drive GOONELLABAH

Scale 1:500@A3

Client:

Newton Denny Chapelle

Consulting Surveyors & Planners

Email: office@newtondennychapelle.com.au

fill+0.24 fill+0.35 fill+0.21 fill+0.20 fill+0.12 fill+0.02 cut-0.12 cut-0.14 cut-0.10 cut-0.05 fill+0.21 fill+0.38 fill+0.44 fill+0.45 fill+0.45 fill+0.45 fill+0.31 fill+0.29 fill+0.23 fill+0.15 fill+0.19

138.51 139.68 140.27 140.87 140.93 141.27 141.69 142.13 142.36 142.96 143.03 143.85 144.42 144.86 145.07 145.08 145.60

138.28 139.34

143.64 144.04 144.42 144.62 144.63 145.14

Chainage

Casino

100 Barker St. Casino 2470 T & F : 66 625000

129.85 129.78

128.77 128.51

129.85 129.78

128.77 128.51 10.00 11.67

Scale Horizontal 1:500 Vertical 1:200

Driveway South (Lot 1)

Lismore

Suite 1 31 Carrington St. Lismore 2480 T: 66 221011 F: 66 224088

Legend:

126.47 125.94 125.43 125.02 124.91 124.53

126.47 125.94 125.43 124.95 124.85 124.46

25.35

Drawn: PS

Dwg File : K:\Jobs\2013\13037 - Miller Family\Engineering\Prelim Engineering Plans\13037 Civil Services Plan.dwg - CSP 2 Driveway Longsections 30.00 34.43 38.86 40.00 43.71

Project :

Driveway Longsections

123.73 123.57 123.56

123.08 122.90

122.43 121.92

60.00 63.49

-13.54%

Ref No.13/037

fill+0.98

fill+0.65

cut-0.16 cut-0.13

-9.35%

123.89 123.70

fill+0.07

-11.47%

fill+0.06 fill+0.06

fill+0.00

cut-0.00

fill+0.00 fill+0.00

-17.87% -12.29%

50.00 51.45 51.55

127.38 127.13

Cut/Fill

fill+0.00 cut-0.00

Datum R.L. 122.00

fill+0.00 fill+0.00

-1.81% -15.70%

127.38 127.13

fill+0.41

16.00%

17.99 20.00

147.83

fill+0.31

16.55%

147.67

NATURAL

88.24 88.47 90.00 93.18 94.63 96.26 97.63 99.26 99.64

DESIGN

0.00 3.52

Chainage

146.43 146.47 146.72 147.25 147.49 147.76 147.98 148.21 148.24 148.30

140.66 140.73 141.15 141.67 142.25 142.50 143.06 143.08

22.61%

146.12 146.18 146.49 147.10 147.30

78.74 80.00 80.08 83.19

76.31

cut-0.18 cut-0.20

137.64 138.02

137.82 138.22

20.06%

73.61

cut-0.22

136.20

136.41

25.00%

69.69 70.00

54.68 57.15 60.00 60.28 62.00 64.00 66.00 67.02

cut-0.27

135.86

136.13 22.77%

50.00

47.96

cut-0.08 cut-0.05 cut-0.06 cut-0.04 fill+0.03 fill+0.33 cut-0.07 cut-0.09 cut-0.20 13.41%

40.00

38.28

cut-0.38

132.93 133.20 133.48 133.68 133.84 134.13 134.49 134.51 134.69

133.01 133.25 133.54 133.72 133.81 133.81 134.55 134.60 134.89

132.30

cut-0.32 fill+0.06 cut-0.46 cut-0.57 cut-0.54 23.07%

28.49 28.64 30.00

18.76 20.00 21.41 22.61 23.66 25.86

130.78 130.56 131.50 131.72 131.89

129.75 129.91 130.03 130.46 130.62 131.04 131.15 131.35 131.35 131.92

NATURAL

cut-0.05

DESIGN

129.80

Cut/Fill

10.00 10.65 11.95 11.95 14.39

0.00 1.20 3.50 6.36 7.38 4.00% 16.00%

Visitor Parking

Greenwood Drive Kerb Line

Visitor Parking

North Driveway to Match Existing Neighbouring Profile

-5.02%

Datum R.L. 118.00

Scale Horizontal 1:500 Vertical 1:100

Driveway North (Lot 2)

Date:25th Oct. 2013

CSP 2

Greenwood Drive Kerb Line

Turn Around Bay

Proposed Cut Proposed Fill Proposed Driveway

Tree Structural Root Zone

1cm = 5m 1:500

.00 90

00 70. 60 .0 0

Driveway South

80.00

50.00

40.00

30.00

20.00

10.00

0.00

4.2

Driveway North

99.64

Connect To Existing Sewer Mains

Lismore

Client:

Miller Greenwood Family Trust Re: 29 Greenwood Drive GOONELLABAH

Newton Denny Chapelle Consulting Surveyors & Planners Email: office@newtondennychapelle.com.au

Datum :AHD

Scale 1:500@A3

Suite 1 31 Carrington St. Lismore 2480 T: 66 221011 F: 66 224088

Legend:

Project :

Bulk Earthworks Plan

Casino 100 Barker St. Casino 2470 T & F : 66 625000

Date:30th Oct. 2013

Drawn: PS

Dwg File : K:\Jobs\2013\13037 - Miller Family\Engineering\Prelim Engineering Plans\13037 Civil Services Plan.dwg - BE 1

BE 1 Ref No.13/037

ď ś Appendix B

Stormwater Management

ď ś Appendix C Erosion and Sediment Control Plan

Stormwater Maintenance Checklists Humeceptor Maintenance Checklist Inspection frequency: 6 monthly

Location: Description: Site vsit by:

Date of visit:

Humeceptor Treatment Device

Inspection Items Obstructions observed at inlet? Excessive oil present in oil sampling port?

Y N Action required (details) (Remove by hand and dispose of to trash) (Arrange licensed waste management company to remove by eduction)

Depth of captured sediment exceeds 200mm in depth measurement device?

(Arrange licensed waste management company to remove by eduction)

Sediment accumulation and deposition to base of unit?

(Insert water hose through drop tee opening/oil inspection pipe to dislodge sediment towards eduction hose)

Drainage system inspected? Comments: Inspection frequency should be adjusted depending upon observed accumulation of sediments in device. Reference should also be made to the attached excerpt from the Humeceptor Technical Manual regarding maintenance requirements

Pit Insert Maintenance Checklist Inspection frequency: 3 monthly

Location: Description: Site visit by:

Date of visit:

Stormwater Pit Inserts

Inspection Items Sediment accumulation evident in insert? Litter present within device? Damage to insert?

Y N Action required (details) (Remove by hand and dispose on landscaping areas, NOT within bioretention basins) (Remove by hand and dispose of to trash) (Depending on extents of damage, line with geotextile or replace filter basket as required) (Remove materials by hand and wash basket over landscaped area) (Remove by hand/shovel and dispose of to trash)

Clogging of basket? Clogging of drainage points (sediment or debris)? Drainage system inspected? Comments: Inspection frequency should be adjusted depending upon observed accumulation of sediments in device

On Site Detention Tanks Checklist Inspection frequency:

Location: Description: Site vsit by: Inspection Items Excess sediment or rubbish present within tank? OSD outlet orifice plate damaged? Evidence of leakage or ongoing bypass of OSD tanks?

6 monthly

Date of visit:

On Site Detention Tanks (above and below ground) Y N Action required (details) (Remove sediment and rubbish and dispose of appropriately)

(Remove and repair Orifice plate to SMP specification and reattach to OSD outlet) (Repair leak and repair cause of tank bypass)

Drainage system inspected? Comments: Inspection frequency should be adjusted depending upon observations.

ATTACHMENT 2 Ecological Assessment Blackwood Ecological Services

BlackwooD EcologicaL ServiceS

Ecological Assessment Greenwood Townhouses Lot 67 DP 1060356 29 Greenwood Drive Goonellabah NSW A Report to Peter & Anne Miller October 2013

NOTE Apart from fair dealing for the purposes of private study, research, criticism, or review as permitted under the Copyright Act, no part of this report, its attachments or appendices may be reproduced by any process without the written consent of Blackwood Ecological Services. We have prepared this report for the specific purpose only for which it is supplied. This report is strictly limited to the Purpose and the facts and matters stated in it and does not apply directly or indirectly and will not be used for any other application, purpose, use or matter. In preparing this report we have assumed that all information and documents provided to us by the Client or as a result of a specific request or enquiry were complete, accurate and up-to-date. Where we have obtained information from a government register or database, we have assumed that the information is accurate. Where an assumption has been made, we have not made any independent investigations with respect to the matters the subject of that assumption. We are not aware of any reason why any of the assumptions are incorrect. This report is presented without the assumption of a duty of care to any other person (other than the Client). The report may not contain sufficient information for the purposes of a Third Party or for other uses. Blackwood Ecological Services will not be liable to a Third Party for any loss, damage, liability or claim arising out of or incidental to a Third Party publishing, using or relying on the facts, content, opinions or subject matter contained in this report. If a Third Party uses or relies on the facts, content, opinions or subject matter contained in this report with or without the consent of Blackwood Ecological Services, Blackwood Ecological Services disclaims all risk and the Third Party assumes all risk and releases and indemnifies and agrees to keep indemnified Blackwood Ecological Services from any loss, damage, claim or liability arising directly or indirectly from the use of or reliance on this report. In this note, a reference to loss and damage includes past and prospective economic loss, loss of profits, damage to property, injury to any person (including death) costs and expenses incurred in taking measures to prevent, mitigate or rectify any harm, loss of opportunity, legal costs, compensation, interest and any other direct, indirect, consequential or financial or other loss. Document Verification Project Title: Project Number: Revision Date Draft 27/10/13 Final

Lot 67 DP1060356 Greenwood drive, Goonellabah â&#x20AC;&#x201C; Ecological Assessment 1305 Prepared by: Reviewed by: Mark Free Mark Free Mark Free Mark Free

Blackwood Ecological Services PO Box 336 BANGALOW NSW 2479 www.blackwoodecology.com.au

Ecological Assessment Lot 67 DP1060356 Greenwood Drive, Goonellabah

Page 2

TABLE OF CONTENTS 1

INTRODUCTION...................................................................................................... 4 1.1 Background ................................................................................................................................ 4 1.2 The Subject site ......................................................................................................................... 4 1.3 The Study area ........................................................................................................................... 4 1.4 Proposed development ............................................................................................................ 4

FLORA ......................................................................................................................... 5 2.1 Introduction............................................................................................................................... 5 2.2 Database searches ..................................................................................................................... 5 2.2.1 NPWS Database search....................................................................................................... 5 2.2.2 Commonwealth EPBC Act (1999) Database search ...................................................... 6 2.3 Site assessment .......................................................................................................................... 6 2.3.1 Introduction .......................................................................................................................... 6 2.3.2 Site assessment...................................................................................................................... 7 2.3.3 Endangered and Threatened Ecological Communities .................................................. 8 2.3.4 Significant species................................................................................................................. 8 2.3.5 Noxious Weeds .................................................................................................................... 8

FAUNA ....................................................................................................................... 10 3.1 Introduction............................................................................................................................. 10 3.2 Database searches ................................................................................................................... 10 3.2.1 NPWS Database search..................................................................................................... 10 3.2.2 Commonwealth EPBC Act (1999) Database search .................................................... 11 3.3 Results ...................................................................................................................................... 12 3.3.1 Site habitats ......................................................................................................................... 12 3.3.2 Significant species recorded on site ................................................................................. 12 3.3.3 Koala habitat and activity on the site .............................................................................. 12 3.3.4 Wildlife corridors and habitat connectivity .................................................................... 13 3.3.5 Potential occurrence of Threatened fauna ..................................................................... 13

KOALA ASSESSMENT ............................................................................................. 14 4.1 Background .............................................................................................................................. 14 4.2 Lismore Council Koala Plan of Management .................................................................... 14 4.3 Site assessment ........................................................................................................................ 14

IMPACTS AND AMELIORATION ......................................................................... 17 5.1 Introduction............................................................................................................................. 17 5.2 Discussion of ecological impacts.......................................................................................... 17 5.2.1 Trees to be retained ........................................................................................................... 17 5.2.2 Fauna .................................................................................................................................... 18 5.3 Proposed mitigation measures .............................................................................................. 18

STATUTORY AND PLANNING ASSESSMENT .................................................. 20 6.1 Introduction............................................................................................................................. 20 6.2 Section 5A Assessment of Significance ............................................................................... 20 6.3 Commonwealth EPBC Act (1999) ....................................................................................... 20 6.3.1 Introduction ........................................................................................................................ 20 6.4 SEPP 14 Coastal Wetlands and SEPP 26 Littoral Rainforests ........................................ 21

SUMMARY & CONCLUSIONS .............................................................................. 22

REFERENCES ......................................................................................................... 24

Ecological Assessment Lot 67 DP1060356 Greenwood Drive, Goonellabah

Page 3

1 INTRODUCTION 1.1 Background Blackwood Ecological Services have been engaged by Peter and Anne Miller to complete an Ecological Assessment of the proposed Integrated Medium Density Development of land at Lot 67 DP 1060356, Greenwood Drive, Goonellabah.

1.2 The Subject site The Subject site refers to the area directly affected by the proposal. The Subject site for this study consists of Lot 67 DP 1060356, 29 Greenwood Drive, Goonellabah. FIGURE 1 shows the location of the Subject site.

1.3 The Study area

The Study area refers to the Subject site together with any additional areas which are likely to be affected by the proposal, either directly or indirectly. The Study area includes land surrounding Lot 67 including patches of vegetation on adjacent properties. Land to the north of the Subject site is owned by Lismore City Council and is known as the Camelot Reserve.

1.4 Proposed development

The proposed development involves the Integrated Medium Density Development of the site with a total of 11 units to be constructed. Proposed dwellings are accessed from a driveway to the east. Visitor parking spaces will be provided in two separate locations. The proposed development has been designed to allow for the retention of several existing eucalypt trees on the site. FIGURE 2 shows the proposed development. Detailed plans showing the proposed works are provided in APPENDIX A.

Ecological Assessment Lot 67 DP1060356 Greenwood Drive, Goonellabah

Page 4

Ecological Assessment Lot 67 DP 1060356, 29 Greenwood Drive, Goonellabah, NSW Lismore City Council

www.blackwoodecology.com.au

NortH

Location of proposed development

Source: NSW Gov SIX Maps File: 1305 Drawn by: MF Date:10/9/2013

Figure 1 LOCALITY

Ecological Assessment Lot 67 DP 1060356, 29 Greenwood Drive, Goonellabah, NSW Lismore City Council

www.blackwoodecology.com.au

NortH

Source: Newton Denny Chapelle Bulk Earthworks Plan BE 1 13/037 File: 1305 Drawn by: MF Date:27/10/2013

Figure 2 PROPOSED DEVELOPMENT

2 FLORA 2.1 Introduction This section discusses the methods used in the vegetation assessment and presents the results of the assessment. Relevant databases and reports were reviewed to identify records of locally occurring Threatened and Rare plant species, populations and communities. NPWS database records were converted and mapped to identify known locations of Threatened species in and around the Study area. A site visit was undertaken on the 13th February 2013. The objectives of the site assessment were:  To identify vegetation communities and flora species present along the proposed realignment corridor.  To complete targeted searches for significant flora species known from the locality and considered possible occurrences based on an assessment of site habitats.  To identify and locate any noxious weeds present within the Subject site.  To identify potential impacts to vegetation as a result of the proposed works.

2.2 Database searches 2.2.1 NPWS Database search A search of the NPWS Database revealed records of a number of Threatened flora species within 10km of the Subject site. These species are shown in TABLE 1. TABLE 1 NPWS DATABASE RECORDS OF THREATENED FLORA SPECIES WITHIN 10 KM OF THE SUBJECT SITE Botanical name Arthraxon hispidus Clematis fawcettii Corchorus cunninghamii Desmodium acanthocladum Floydia praealta Geijera paniculata Gossia fragrantissima Hicksbeachia pinnatifolia Myrsine richmondensis Oberonia complanata Ochrosia moorei Randia moorei Syzygium hodgkinsoniae Thesium australe Tinospora smilacina Tinospora tinosporoides Triflorensia cameronii KEY E1 Endangered

Common name Hairy Jointgrass Northern Clematis Native Jute Thorny Pea Ball Nut Axe-Breaker Sweet Myrtle Red Boppel Nut Ripple-leaf Muttonwood Yellow-flowered King of Fairies Southern Ochrosia Spiny Gardenia Red Lilly Pilly Austral Toadflax Tinospora Vine Arrow-head Vine Cameron's Tarenna

NSW Status V V E1 V V E1 E1 V E1 the

Ecological Assessment Lot 67 DP1060356 Greenwood Drive, Goonellabah

E1 E1 E1 V V E1 V E1

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Vulnerable

2.2.2 Commonwealth EPBC Act (1999) Database search A search of the Commonwealth EPBC Act (1999) Database revealed potential suitable habitat for a number of Threatened flora species within 5km of the Subject site. These species are shown in TABLE 2. The Commonwealth EPBC Act Protected Matters Report is included in full in APPENDIX B. TABLE 2 COMMONWEALTH EPBC ACT (1999) DATABASE OF THREATENED FLORA SPECIES WITH POTENTIAL SUITABLE HABITAT WITHIN 5 KM OF THE SUBJECT SITE Botanical name Allocasuarina defungens Arthraxon hispidus Baloghia marmorata Bulbophyllum globuliforme Clematis fawcettii Corchorus cunninghamii Cryptocarya foetida Desmodium acanthocladum Diploglottis campbellii Floydia praealta Gossia fragrantissima Hicksbeachia pinnatifolia Isoglossa eranthemoides Macadamia tetraphylla Marsdenia longiloba Myrsine richmondensis Ochrosia moorei Owenia cepiodora Phaius australis Randia moorei Streblus pendulinus Syzygium hodgkinsoniae Taeniophyllum muelleri Thesium australe Tinospora tinosporoides KEY E Endangered V Vulnerable

Common Name Dwarf Heath Casuarina Hairy-joint Grass Marbled Balogia Miniature Moss-orchid Northern Clematis Native Jute Stinking cryptocarya Thorny Pea Small-leaved Tamarind Ball Nut Sweet Myrtle Red bopple nut Isoglossa Rough-shelled Bush Nut Clear milkvine Purple-leaf Muttonwood Southern Ochrosia Onionwood Lesser Swamp-orchid Spiny Gardenia Siahâ&#x20AC;&#x2122;s Backbone Red Lilly Pilly Minute orchid Austral Toadflax Arrow-head Vine

Status E V V V V E V V E V E V E V V E E V E E E V V V V

2.3 Site assessment 2.3.1 Introduction This section discusses vegetation communities and flora species recorded within the Subject site and the ecological significance of these communities/species. FIGURE 3 shows the location of trees on the site.

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Ecological Assessment Lot 67 DP 1060356, 29 Greenwood Drive, Goonellabah, NSW Lismore City Council

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1 6 8 7

KEY

2 5

Forest red gum Pink bloodwood

Bastard mahogany Camphor laurel

Tree to be retained Tree to be removed

See accompanying report for details on trees

Scale 0m

10m

20m

30m

40m

50m

Source: NSW Gov SIX Maps/Newton Denny Chapelle Bulk Earthworks Plan BE 1 13/037 Figure 3 File: 1305 SITE VEGETATION AND POTENTIAL IMPACTS Drawn by: MF Date:27/10/2013

2.3.2 Site assessment The Subject site comprises an open grassland, which appears to be slashed intermittently, with scattered mature trees. Nine mature trees are located on the site including six Forest red gums (Eucalyptus tereticornis), two Pink bloodwoods (Corymbia intermedia) and one Bastard mahogany (E. robusta x E. tereticornis hybrid). Forest red gum is listed as a primary Koala food tree under the Lismore City Council Koala Plan of Management. PLATE 1 Vegetation within the southern part of the site

Vegetation at the northern (downslope) end of Lot 85 is highly disturbed and comprises of Camphor laurel trees with scattered Wild tobacco and Lantana and a dense, tall groundcover dominated by Guinea grass. Beyond the boundary of the site, further downslope vegetation comprises mostly Camphor laurel with common rainforest species such as Macaranga also present. No eucalypts are located in this immediate area. PLATE 1 Vegetation within the northern part of the site

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Conservation Status A Comprehensive Regional Assessment (CRA) was completed for NSW Forest and Non-forest ecosystems as part of the Regional Forestry Agreement (RFA) process (CRA Unit 1999). The RFA establishes the framework for the management forests in NSW. As part of the CRA, the percentage reservation status of forest and non-forest Ecosystems in the CAR Reserve System was estimated based on vegetation modelling designed to establish the pre-1750 extent of forest ecosystems in the region. This community is not well described by any vegetation community under the CRA classification, but does have affinities to FE 73 Lowland Red Gum.

2.3.3 Endangered and Threatened Ecological Communities

Vegetation communities on the Subject site were compared with descriptions of vegetation communities listed as Endangered Ecological Communities under the Threatened Species Conservation Act (1995) and Threatened Ecological Communities under the EPBC Act (1999). No EECs or TECS occur on the site.

2.3.4 Significant species No Threatened (TSC Act 1995, EPBC Act 1999) flora species were recorded during the site assessment.

2.3.5 Noxious Weeds Four noxious weeds declared for the Lismore City LGA under the Noxious Weeds Act 1993 were recorded within the study area during the survey. The status and distribution of these weeds at the site are summarised in TABLE 3. TABLE 3 CONTROL CLASS AND DISTRIBUTION OF NOXIOUS WEEDS RECORDED WITHIN THE SUBJECT SITE Species Camphor laurel Cinnamomum camphora Lantana Lantana camara

Crofton weed Ageratina adenophora Mistflower Ageratina riparia

Control Class C4 - The growth of the plant must be managed in a manner that reduces its numbers spread and incidence and continuously inhibits its reproduction and the plant must not be sold propagated or knowingly distributed. C4 - The growth of the plant must be managed in a manner that reduces its numbers spread and incidence and continuously inhibits its reproduction and the plant must not be sold propagated or knowingly distributed. C4 - The growth of the plant must be managed in a manner that reduces its numbers spread and incidence and continuously inhibits its reproduction. C4 - The growth of the plant must be managed in a manner that reduces its numbers spread and incidence and

Distribution Two Camphor laurel trees occur in the northern part of the site and adjoining land to the north supports areas of Camphor laurel forest.. Located in the northern part of the site where the land adjoins unkempt overgrown pastureland with Camphor laurel and regrowth rainforest species. Located in the northern part of the site where the land adjoins unkempt overgrown pastureland with Camphor laurel and regrowth rainforest species. Located in the northern part of the site where the land adjoins unkempt overgrown pastureland with Camphor

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Species

Control Class Distribution continuously inhibits its reproduction and laurel and regrowth rainforest species. the plant must not be sold propagated or knowingly distributed.

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3 FAUNA 3.1 Introduction This section discusses the methods used in the fauna assessment and presents the results of the assessment. Relevant databases and reports were reviewed to identify records of locally occurring Threatened fauna species, populations and communities. An assessment of site fauna habitats was completed on the 11th of July 2013. The fauna habitat assessment focused on identifying habitat features associated with Threatened species known from the locality. Particular attention was paid to habitat features such as:  The presence of mature trees with hollows, fissures and/or other suitable roosting/nesting places.  Presence of hollow logs/debris and areas of dense leaf litter.  The presence of preferred Koala food tree species.  The presence of preferred Glossy black cockatoo feed trees.  Condition, flow and water quality of nearby waterways and associated aquatic habitats.  Areas of dense vegetation.  Presence of fruiting flora species and blossoming flora species, particularly winterflowering species.  Vegetation connectivity and proximity to neighbouring areas of vegetation. The location of the site with respect to surrounding areas of Koala habitat was also considered to assess potential movement opportunities for Koalas within the area and the importance of the site as a Koala corridor.

3.2 Database searches 3.2.1 NPWS Database search A search of the NPWS Database revealed records for a number of Threatened fauna species within 10km of the Subject site. These species are shown in TABLE 4. TABLE 4 NPWS DATABASE RECORDS OF THREATENED FAUNA SPECIES WITHIN 10 KM OF THE SUBJECT SITE Common name Black Bittern Black-necked Stork Common Planigale Eastern False Pipistrelle Eastern Long-eared Bat Eastern Osprey Grey-headed Flying-fox Koala Little Bentwing-bat Little Eagle Marbled Frogmouth Masked Owl

Scientific name Ixobrychus flavicollis Ephippiorhynchus asiaticus Planigale maculata Falsistrellus tasmaniensis Nyctophilus bifax Pandion cristatus Pteropus poliocephalus Phascolarctos cinereus Miniopterus australis Hieraaetus morphnoides Podargus ocellatus Tyto novaehollandiae

NSW Status V E1 V V V V V V V V V V

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Common name Pale-vented Bush-hen Red Goshawk Red-tailed Tropicbird Rose-crowned Fruit-Dove Shorter Rainforest Ground-beetle Sooty Owl Spotted Harrier Spotted-tailed Quoll Wompoo Fruit-Dove KEY E1 Endangered E4A Critically Endangered V Vulnerable

Scientific name Amaurornis moluccana Erythrotriorchis radiatus Phaethon rubricauda Ptilinopus regina Nurus brevis Tyto tenebricosa Circus assimilis Dasyurus maculatus Ptilinopus magnificus

NSW Status V E4A V V E1 V V V V

3.2.2 Commonwealth EPBC Act (1999) Database search A search of the Commonwealth EPBC Act (1999) Database revealed potential suitable habitat for a number of Threatened fauna species within 5km of the Subject site. These species are shown in TABLE 5. The Commonwealth EPBC Act Protected Matters Report is included in full in APPENDIX B. TABLE 5 COMMONWEALTH EPBC ACT (1999) DATABASE OF THREATENED FAUNA SPECIES WITH POTENTIAL SUITABLE HABITAT WITHIN 5 KM OF THE SUBJECT SITE Common Name Scientific name Australasian Bittern Botaurus poiciloptilus Australian Painted Snipe Rostratula australis Black-breasted Button-quail Turnix melanogaster Brush-tailed Rock-wallaby Petrogale penicillata Coxen's Fig-Parrot Cyclopsitta diophthalma coxeni Eastern Bristlebird Dasyornis brachypterus Giant Barred Frog Mixophyes iteratus Grey-headed Flying-fox Pteropus poliocephalus Koala (combined populations of Qld, NSW and ACT) Phascolarctos cinereus Large-eared Pied Bat Chalinolobus dwyeri Long-nosed Potoroo (SE mainland) Potorous tridactylus tridactylus New Holland Mouse Pseudomys novaehollandiae Red goshawk Erythrotriorchis radiatus Regent honeyeater Anthochaera phrygia Spotted-tailed Quoll Dasyurus maculatus Swift Parrot Lathamus discolor Three-toed Snake-tooth Skink Coeranoscincus reticulatus KEY E V

Status E V V V E E E V V V V V V E V E V

Endangered Vulnerable

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3.3 Results 3.3.1 Site habitats Site habitats provide only marginal habitat value for native fauna. Forest red gum is listed as a primary Koala food tree under the Lismore City Council Koala Plan of Management. None of the trees on the site contain obvious large hollows however several have dead limbs or broken spouts which are likely to contain small hollows or fissures which may be utilised by microchiropteran bats.

3.3.2 Significant species recorded on site One Threatened (TSC Act 1995, EPBC Act) fauna species was recorded in the present Study area during the site assessment, the Koala. The Study area may provide occasional habitat for Threatened bird and bat species that are supported by more intact areas of habitat in the locality.

3.3.3 Koala habitat and activity on the site Searches for Koala scats were undertaken around the base of each tree on the site. The results are presented in TABLE 6 below. Scats were found beneath seven of the nine trees located on the site indicating a moderate to high activity level. TABLE 6 RESULTS OF KOALA SCAT SEARCHES Tree # (see Species DBH Evidence of use of Koalaâ&#x20AC;&#x2122;s Figure 3) 1 Forest red gum 88.5cm Scat found Forest red gum 55.5cm No scats found but scratches present on trunk 2 Forest red gum 112.5cm Two scats found and scratches present. 3 Forest red gum 94.5cm Several scats found and scratches present. 4 Forest red gum 50cm Several scats found and scratches present. 5 Pink bloodwood 54.5cm No scats found. 6 Pink bloodwood 53cm Scat found 7 Bastard mahogany 57/17/7cm* Several scats found 8 9 Forest red gum 60cm Scat found. Tree has severe damage to trunk, possible lightning strike. *Multi-trunked tree

The Subject site is likely to provide movement opportunities for Koalas. Two areas of Koala habitat are located to the west and north-east of the site and Koala may utilise the site to move between these areas of core habitat (PLATE 3). Movement opportunities to the south of the site are likely to be restricted by the Bruxner Highway, although individuals will cross this road on occasion.

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PLATE 3: Potential Koala movement opportunities through the site.

3.3.4 Wildlife corridors and habitat connectivity Movement opportunities for fauna through this highly disturbed landscape are limited. Vegetation on the Subject site generally provides habitat connectivity only for highly mobile fauna. Movement opportunities to the south of the site are restricted for many fauna species by the Bruxner Highway and residential development.

3.3.5 Potential occurrence of Threatened fauna APPENDIX C lists the threatened fauna species known from the locality and considers the likelihood of these species occurring on the site. The table includes species from the NPWS and EPBC databases as well as several other species known from other sources. Some of these species, particularly birds and bats, may be occasional or regular visitors to the site depending on seasonal migrations, availability of forage resources and other factors. Based upon this assessment the following threatened fauna species are known to occur or have some limited potential to occur within the Subject site and surrounding study area:  Koala  Rose-crowned fruit-dove  Grey-headed flying fox  Eastern long-eared bat  Little bent-wing bat

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4 KOALA ASSESSMENT 4.1 Background An existing Koala Plan of Management (KPoM) was prepared by James Warren & Associates for Greenwood Drive, Goonellabah in September 2001. This KPoM includes discusses several management requirements that apply to the site, including restrictions on traffic speeds and the kind of boundary fencing to be used within the development, the retention of existing trees on Lot 67 and replacement plantings.

4.2 Lismore Council Koala Plan of Management Lismore City Council and the State Government recently approved and adopted the Comprehensive Koala Plan of Management for South-East Lismore (‘the Plan’). The provisions and guidelines of the Plan are required to be met for any Development Application on land located within the Koala planning area for a land use that requires development consent under the Lismore Local Environment Plan (LEP). The Plan does not supersede any approved Koala Plans of Management that are currently in force in the koala planning area. The South-East Lismore Plan aims to ensure that the current extent of preferred koala habitat is maintained in the koala planning area, to mitigate processes which threaten the koala population and to encourage the recognition of koalas as one of Lismore’s natural assets. The Plan provides the following information and guidelines which have been reviewed as part of this ecological advice:  List of preferred koala food tree species likely to found in the area;  Maps of preferred koala habitat in the area;  Provision of a clear development application assessment pathway, assessment guidelines and performance criteria;  Provision of minimum standard guidelines for koala habitat assessments; and  Provision of guidelines on how to compensate for the loss of preferred koala food trees and preferred koala habitat.

4.3 Site assessment The Subject site is located within the Koala planning area as outlined under the plan. An area of core Koala habitat is mapped to the north of the Site, a small part of which is located on the site. However, the site inspection noted that this mapped area on the site comprises Camphor laurel trees and does not provide core Koala habitat.

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PLATE 4 Extract from the Plan showing areas of Koala habitat within and around the Subject site (outlined in blue). Red= Primary habitat Orange= other

It should be noted that although the Subject site is not mapped as preferred Koala habitat, mapping of habitat across the Koala planning area is still subject to detailed field verification and the South-east Lismore KPoM acknowledges that a number of areas containing scattered Koala food trees have not been classified but may be important Koala habitat. Based upon the definition of “preferred Koala habitat” under the plan the Subject site may comprise Primary preferred Koala habitat given that a “primary food tree species” (in this case Forest red gum) comprises the dominant or co-dominant overstorey tree species. Lismore City Council (Minutes of Pre-Lodgement Meeting, 5/3/2013) have indicated that the proposed development should be assessed as a Small-impact development and as such the South-east Lismore CKPoM requires tree replacement rather than habitat compensation works. Seven primary food trees as defined under the plan (six Forest red gums and the Forest red gum x Swamp mahogany hybrid) are located within the Subject site. Any food trees removed must be replaced according to the ratio detailed in the plan (TABLE 7). TABLE 7 REPLACEMENT RATIOS FOR THREE SIZE CLASSES OF FOOD TREES Food tree size class <10cm 10-300mm >300mm

Replacement ratio (replacement:removed) 6:1 8:1 10:1

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maintenance of tree guards, fencing, weed suppression and removal. Any compensatory plantings that die before they have grown to a height of 3 metres are to be replaced. The plan outlines the preference for compensatory plantings to be undertaken on the Subject site where there is sufficient space. Alternatively, Council may agree to compensatory plantings undertaken off site either within Council owned land or on some other land approved by Council for use as a compensation site. APPENDIX D discusses Koala food tree plantings required to compensate for losses of Koala food trees on the site.

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5 IMPACTS AND AMELIORATION 5.1 Introduction The proposed development involves the Integrated Medium Density Development of the site with a total of 11 units to be constructed. The proposed development has been designed to allow for the retention of several existing eucalypt trees on the site. FIGURE 3 shows the proposed development and the general impacts on site vegetation.

5.2 Discussion of ecological impacts TABLE 8 provides details on trees to be retained and removed as a result of the Proposed development. TABLE 8 IMPACTS ON EXISTING TREES ON THE SITE Tree # (see Species DBH Notes Figure 3) 1 Forest red gum 88.5cm To be retained. TPZ* of 10.6m. Forest red gum 55.5cm To be removed. TPZ* of 6.6m. 2 Forest red gum 112.5cm To be retained. TPZ* of 13.5m. 3 Forest red gum 94.5cm To be removed. 4 Forest red gum 50cm To be removed. 5 Pink bloodwood 54.5cm To be removed. 6 Pink bloodwood 53cm To be retained. TPZ* of 6.4m. 7 Bastard mahogany 57/17/7cm* To be removed. 8 9 Forest red gum 60cm To be retained. TPZ* of 7.2m. *Tree Protection Zone as per Australian Standard 4970-2009

Five existing eucalypts are to be removed to allow for construction of the proposed development. This includes four primary Koala food trees. Forty Koala food trees are to be planted to compensate for this loss. Details are provided in APPENDIX D. No Threatened (NSW TSC Act 1995, Commonwealth EPBC Act 1999) plants or EECs/TECs will be removed or impacted as a result of the proposed development.

5.2.1 Trees to be retained Four eucalypt trees are to be retained. Initial site investigations examined the Tree Protection Zone (TPZ) of these trees according to the Australian Standard for Protection of Trees on Development Sites 4970-2009. It was identified that there would be siteworks or other ground disturbance in excess of the 10% minimum of the TPZ for each tree. Arborist Peter Gray of Northern Tree Care was engaged to complete a detailed investigation of each of these trees. This Tree Removal Assessment Report is included in full as APPENDIX E of this report. FIGURE 4 shows the TPZs of trees to be retained. The Tree Removal Assessment Report concluded that trees 1, 3, 7 and 9 identified for retention can be suitably protected during construction and retained following construction. Several

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Ecological Assessment Lot 67 DP 1060356, 29 Greenwood Drive, Goonellabah, NSW Lismore City Council

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KEY Forest red gum Pink bloodwood Bastard mahogany Camphor laurel

Tree to be retained Tree to be removed

See accompanying report for details on trees TPZ as per Australian Standard 4970-2009

Scale 0m

10m

20m

30m

40m

50m

Source: NSW Gov SIX Maps/Newton Denny Chapelle Bulk Earthworks Plan BE 1 13/037 Figure 4 File: 1305 TREE PROTECTION ZONES (TPZs) OF RETAINED TREES Drawn by: MF Date:27/10/2013

recommendations are made to protect trees during construction and ensure the long term health of retained trees is not compromised. Key recommendations include:  Restrictions on activities within the TPZ of retained trees.  Erection of temporary fencing around the TPZ of retained trees.  Trunk protection when works are taking place within TPZs.  Design and construction of the driveway to minimise excavation and compaction of soils.  Use of water blaster and vacuum to excavate the water line within the TPZ of Tree 1.

5.2.2 Fauna 5.2.2.1 Loss of fauna habitat and degradation of neighbouring areas of habitat The potential loss of a small number of native trees represents a minor loss of habitat for native fauna. Site habitats are highly fragmented and modified and have only marginal habitat value for the majority of native fauna. These areas will generally be used by more common disturbanceadapted species, although significant fauna species including the Grey-headed flying-fox are known to occur in the Study area. Impacts on Koalas are discussed in Section 4 of this report. No hollow bearing trees would be removed as a result of the works.

5.2.2.2 Direct impacts on fauna There is some potential for Koalas to be roosting in trees on the site during construction. A suitably qualified fauna spotter-catcher should be present during the removal of trees on the site and conduct pre-clearing searches for Koalas.

5.2.2.3 Impacts on corridor values Vegetation to be affected by the works is located within an existing residential landscape. The works would have a negligible impact upon fauna movement corridors in the Study area. Koalas will continue to be able to move through the site, although movement opportunities will be restricted in comparison to the existing situation. Compensatory plantings within the Camelot Reserve to the north will improve corridor values for Koalas and other fauna.

5.3 Proposed mitigation measures Based on the assessment of potential impacts, a number of mitigation measures are proposed to manage ecological impacts associated with the proposed works. Mitigation measures to be employed include:  Tree protection measures detailed in the Arborist’s report (APPENDIX E) are to be implemented.  A suitably qualified fauna spotter-catcher should be present during the removal of trees on the site and conduct pre-clearing searches for Koalas.  The Koala Food Tree Compensatory Plantings discussed in APPENDIX D are to be undertaken within the Camelot Reserve.  All exotic vegetation to be removed should be disposed of at appropriate waste disposal facilities. Ecological Assessment Lot 67 DP1060356 Greenwood Drive, Goonellabah

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  

Best practice weed management practices should be in place to prevent transfer of weed seeds and vegetative materials. Disturbed areas should be stabilised for erosion protection following works completion. All reasonable practical steps shall be undertaken to reduce noise and vibration from the site.

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6 STATUTORY AND PLANNING ASSESSMENT 6.1 Introduction

This section includes assessments of the impacts of the proposed development with regard to:  Section 5A of the Environment Protection & Assessment Act (1979) (7 part tests).  The Commonwealth Environment Protection and Biodiversity Conservation Act (1999).  State Environmental Planning Policies (SEPP) No. 14 (Coastal wetlands) and No. 26 (Littoral rainforests).

6.2 Section 5A Assessment of Significance

Section 5A of the NSW Environmental Planning and Assessment Act (1979) requires a number of factors to be taken into account in determining the significance of impact of a development on threatened species, populations or ecological communities, or their habitats. The seven factors to be taken into account under the Assessment of Significance are known as the Seven Part Test. The Assessment of Significance for this study is provided in APPENDIX F and includes consideration of the following Threatened fauna species known from or considered possible occurrences in the Study area:  Koala  Rose-crowned fruit-dove  Grey-headed flying fox  Eastern long-eared bat  Little bent-wing bat Based upon the Assessments of Significance and with the adoption of the amelioration measures discussed in this report, the proposed development is unlikely to result in a significant impact on any Threatened (TSC Act 1995) species, population or ecological community. A Species Impact Statement is not required.

6.3 Commonwealth EPBC Act (1999) 6.3.1 Introduction Under the environmental assessment provisions of the EPBC Act, actions that are likely to have a significant impact on a matter of National Environmental Significance are subject to a rigorous assessment and approval process. An action includes a project, development, undertaking, activity, or series of activities. An action will require approval from the Minister if the action has, will have, or is likely to have, a significant impact on a matter of national environmental significance. The Act identifies seven matters of national environmental significance:  World Heritage properties  National heritage places  Wetlands of international importance (Ramsar wetlands)  Threatened species and ecological communities  Migratory species  Commonwealth marine areas  Nuclear actions (including uranium mining) Ecological Assessment Lot 67 DP1060356 Greenwood Drive, Goonellabah

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The EPBC Act Policy Statement 1.1 Significant Impact Guidelines (DEH 2006) outline an assessment process, including detailed criteria, to assist in deciding whether or not referral to the Minister is required. These guidelines replace the EPBC Act Administrative Guidelines of July 2000. An assessment following the guidelines and definitions set out in the EPBC Act Policy Statement 1.1 is provided in APPENDIX F. Based upon this assessment and with the implementation of the amelioration measures discussed in this report, the proposed development is unlikely to result in a significant impact on any matters of National Environmental Significance (NES) as listed under the EPBC Act 1999.

6.4 SEPP 14 Coastal Wetlands and SEPP 26 Littoral Rainforests

The Subject site does not occur within or adjacent to any areas of SEPP 14 Coastal wetlands or SEPP 26 Littoral Rainforests and the proposed development will not have any impact on any of these areas in the locality.

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7 SUMMARY & CONCLUSIONS Blackwood Ecological Services have been engaged by Peter and Anne Miller to complete an Ecological Assessment of the proposed Integrated Medium Density Development of land at Lot 67 DP 1060356, Greenwood Drive, Goonellabah. The proposed development involves the Integrated Medium Density Development of the site with a total of 11 units to be constructed. Proposed dwellings are accessed from a driveway to the east. Visitor parking spaces will be provided in two separate locations. The proposed development has been designed to allow for the retention of several existing eucalypt trees on the site. Land to the north of the Subject site is owned by Lismore City Council and is known as the Camelot Reserve. A site visit was undertaken on the 13th February 2013. The objectives of the site assessment were: to identify vegetation communities and flora species present along the proposed realignment corridor; to complete targeted searches for significant flora species known from the locality and considered possible occurrences based on an assessment of site habitats; to identify and locate any noxious weeds present within the Subject site and to identify potential impacts to vegetation as a result of the proposed works. The fauna habitat assessment focused on identifying habitat features associated with Threatened species known from the locality. The location of the site with respect to surrounding areas of Koala habitat was also considered to assess potential movement opportunities for Koalas within the area and the importance of the site as a Koala corridor. The Subject site comprises an open grassland, which appears to be slashed intermittently, with scattered mature trees. Nine mature trees are located on the site including six Forest red gums (Eucalyptus tereticornis), two Pink bloodwoods (Corymbia intermedia) and one Bastard mahogany (E. robusta x E. tereticornis hybrid). Forest red gum is listed as a primary Koala food tree under the Lismore City Council Koala Plan of Management. Vegetation at the northern (downslope) end of Lot 85 is highly disturbed and comprises of Camphor laurel trees with scattered Wild tobacco and Lantana and a dense, tall groundcover dominated by Guinea grass. Vegetation communities on the Subject site were compared with descriptions of vegetation communities listed as Endangered Ecological Communities under the Threatened Species Conservation Act (1995) and Threatened Ecological Communities under the EPBC Act (1999). No EECs or TECS occur on the site. No Threatened (TSC Act 1995, EPBC Act 1999) flora species were recorded during the site assessment. One Threatened (TSC Act 1995, EPBC Act) fauna species was recorded in the present Study area during the site assessment, the Koala. The Subject site is located within the Koala planning area as outlined under the South East Lismore Koala Plan of Management. An area of core Koala habitat is mapped to the north of the Site, a small part of which is located on the site. However, the site inspection noted that this mapped area on the site comprises Camphor laurel trees and does not provide core Koala habitat. Seven primary food trees as defined under the plan (six Forest red gums and the Forest red gum x Swamp mahogany hybrid) are located within the Subject site. Any food trees removed must be replaced according to the ratio detailed in the plan The Proposed development will result in the removal of four primary food trees. Based upon the required replacement ratios 40 compensatory Koala food trees are required. Four eucalypt trees are to be retained on the site. Initial site investigations examined the Tree Protection Zone (TPZ) of these trees according to the Australian Standard for Protection of Trees on Development Sites 4970-2009. It was identified that there would be siteworks or other ground Ecological Assessment Lot 67 DP1060356 Greenwood Drive, Goonellabah

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disturbance in excess of the 10% minimum of the TPZ for each tree. Arborist Peter Gray of Northern Tree Care was engaged to complete a detailed investigation of each of these trees. The Tree Removal Assessment Report concluded that trees identified for retention can be suitably protected during construction and retained following construction. Several recommendations are made to protect trees during construction and ensure the long term health of retained trees is not compromised. Mitigation measures to be employed include:  Tree protection measures detailed in the Arborist’s report are to be implemented.  A suitably qualified fauna spotter-catcher should be present during the removal of trees on the site and conduct pre-clearing searches for Koalas.  The Koala Food Tree Compensatory Plantings are to be undertaken within the Camelot Reserve.  All exotic vegetation to be removed should be disposed of at appropriate waste disposal facilities.  Best practice weed management practices should be in place to prevent transfer of weed seeds and vegetative materials.  Disturbed areas should be stabilised for erosion protection following works completion.  All reasonable practical steps shall be undertaken to reduce noise and vibration from the site. The Subject site does not occur within or adjacent to any areas of SEPP 14 Coastal wetlands or SEPP 26 Littoral Rainforests and the proposed development will not have any impact on any of these areas in the locality. Assessments of significance (7 part tests) were completed for a number of species of Threatened fauna considered possible occurrences on the site over time. The proposed development is unlikely to result in a significant impact on any Threatened (TSC Act 1995) species, population or ecological community. A Species Impact Statement is not required. The proposed development is unlikely to result in a significant impact on any matters of National Environmental Significance as defined under the Commonwealth EPBC Act 1999. A referral to the federal government under the EPBC act is not considered necessary.

Ecological Assessment Lot 67 DP1060356 Greenwood Drive, Goonellabah

Page 23

8 REFERENCES Ballina Shire Council (2008) Wollongbar Urban Expansion Area Infrastructure Strategy. Biosis (2008) Tintenbar to Ewingsdale Pacific Highway Upgrade: Terrestrial Flora and Fauna Assessment. Report prepared for the RTA. Blackwood Ecological Services (2010) Draft Preliminary Ecological Investigation. Proposed Lismore Southern Trunk Main Route. A Report to NSW Department of Public Works. CRA Unit, Northern Zone NPWS (1999). Forest Ecosystem Classification and Mapping for Upper and Lower North East CRA Regions. A project undertaken for the Joint Commonwealth NSW Regional Forest Agreement Steering Committee as part of the NSW Comprehensive Regional Assessments project number NA35/EH. Department of Environment & Conservation (2007). Threatened species, populations and ecological communities. www.threatenedspecies.environment.nsw.gov.au Lismore City Council (2012) South-east Lismore Koala Plan of Management. NPWS (2002) Threatened Species of the Upper North Coast of NSW â&#x20AC;&#x201C; Flora. NPWS Northern Directorate, Coffs Harbour.

Ecological Assessment Lot 67 DP1060356 Greenwood Drive, Goonellabah

Page 24

APPENDIX A DESIGN PLANS

Ecological Assessment Lot 67 DP1060356 Greenwood Drive, Goonellabah

Page 25

natural ground line

138,300

6,997

7,444

7,516

7.2m maximum ceiling height 7,356

6,878

149,100

151,000 148,300

146,400

144,500

truck turning area on road reserve

136,400

147,200

6,895

7,193

1500 high timber internal fences

140,200

142,100 139,400

137,500

135,600

147

146 .00

145

144 .00

143.0 0

148

0 14 1.0 0

14 0.0

138 .00 139

.0 0 13 7

149 150

6,000

5,000

149

14 8

14 7

146 .00

14 5

144 .00

143.0 0

14 2.0 0

4,000

2,000

boundary

15 0

6,000 9,180

6,800 14 1.0 0

14 0.0

5,800 139

138 .00

.0 0

4,800 13 7

136.00

4,000 135.0 0

13 4

.00

133.00

132

131.0 0

4,5 00

4,500

4,700

129.00

128.00

127.00

00 126.

125

136.00

135.0 0

.00 13 4

133.00

132

131.0 0

mail boxes

4,000

6,000

5,018 ck

129.00

128.00

127.00

126. 00

125

124.00

123.00

122

12 0

29 setb a 124.00

7,880

SS1

POS ground floor 115.28m2

POS ground floor 19.39m2 1

35m B AL

1,950

client name:

site address:

job name:

8,100 8,100

SITE PLAN OVERALL creative

1,950

7,880

148,300

146,400

POS ground floor 15.11m2 1

2,000

7,880

UNIT 7

UNIT 6

UNIT 5 144,500

123.00

2,000

POS upper floor 18.89m2 4.7x4.0

visitor parking

POS ground floor 40.80m2

7,880 48,468

102,435

2,000

7,880

3,000

6,000

16,000

6,001

139,400

remove tree

POS ground floor 36.40m2

POS ground floor 29.76m2

POS ground floor 38.77m2 4

7,880

boundary

137,500

remove tree

UNIT 4

UNIT 3

135,600

133,700

2,900

.0 0 130

4,000

2,700 2,700 2,700

POS upper floor 18.89m2 4.7x4.0

UNIT 2

UNIT 1

POS ground floor 29.23m2

00 4,0

remove tree

POS upper floor 18.89m2 4.7x4.0

7,880

2,900

POS ground floor 32.37m2

7,880

2,900

POS ground floor 32.37m2

7,880

POS ground floor 120.16m2

2,288

retain tree

gravel garbage truck truck turn-around

128,700

20,000

121

LOT 1 1

6m setback from road reserve

UNIT 8

127,400

retain tree

remove tree

2,900

126,100

124,800

8,100

29,828

Hydrants

POS upper floor 18.89m2 4.7x4.0

UNIT 9

UNIT 10

UNIT 11

boundary

POS upper floor 18.89m2 4.7x4.0

retain tree

visitor parking

retain tree

120 11 bounda 9 ry

LOT 2

retain tree

boundary

118

new driveway

boundary

00 3,0

existing driveway

retain tree

.0 0 130

LOT 2 2251.31 299.51 76.08 48.60 997.36 492.80 12.90

4,000

119

1:500

4,500

boundary

LOT 1 Site Area 2917.39 Common Driveway 454.75 Private Parking 158.14 Visitor Parking 48.60 Landscaped Area 1022.33 Gross Floor Area 862.40 Garbage Shelter Area 12.90

6m setback from road reserve

12 1

SITE SECTION OVERALL

AREA CALCULATIONS

128,700

127,400

126,100

124,800

131,400

14 2.0 0

128,800

130,100

7,470

7,396

127,500

7,215

7,307

133,700

2,000 7,880 37,417

7,880

7,828

1:500 innovation

GREENWOOD TOWNHOUSES 29 GREENWOOD DRIVE, GOONELLABAH, NSW MILLER GREENWOOD FAMILY TRUST

architects drawing no.:

DA 01

scale:

1:500 @ A3

date:

25/10/2013

revision:

PO Box 283, Sawtell NSW 2452 [e] joe.cia@bigpond.com [m] 0413 990 846

APPENDIX B COMMONWEALTH EPBC DATABASE PROTECTED MATTERS SEARCH RESULTS

Ecological Assessment Lot 67 DP1060356 Greenwood Drive, Goonellabah

Page 26

EPBC Act Protected Matters Report This report provides general guidance on matters of national environmental significance and other matters protected by the EPBC Act in the area you have selected. Information on the coverage of this report and qualifications on data supporting this report are contained in the caveat at the end of the report. Information is available about Environment Assessments and the EPBC Act including significance guidelines, forms and application process details.

Report created: 28/10/13 09:04:32 Summary Details Matters of NES Other Matters Protected by the EPBC Act Extra Information

Caveat Acknowledgements

This map may contain data which are ÂŠCommonwealth of Australia (Geoscience Australia), ÂŠPSMA 2010 Coordinates Buffer: 5.0Km

Summary Matters of National Environmental Significance This part of the report summarises the matters of national environmental significance that may occur in, or may relate to, the area you nominated. Further information is available in the detail part of the report, which can be accessed by scrolling or following the links below. If you are proposing to undertake an activity that may have a significant impact on one or more matters of national environmental significance then you should consider the Administrative Guidelines on Significance.

World Heritage Properties:

None

National Heritage Places:

None

Wetlands of International Importance:

None

Great Barrier Reef Marine Park:

None

Commonwealth Marine Areas:

None

Listed Threatened Ecological Communities:

Listed Threatened Species:

Listed Migratory Species:

Other Matters Protected by the EPBC Act This part of the report summarises other matters protected under the Act that may relate to the area you nominated. Approval may be required for a proposed activity that significantly affects the environment on Commonwealth land, when the action is outside the Commonwealth land, or the environment anywhere when the action is taken on Commonwealth land. Approval may also be required for the Commonwealth or Commonwealth agencies proposing to take an action that is likely to have a significant impact on the environment anywhere. The EPBC Act protects the environment on Commonwealth land, the environment from the actions taken on Commonwealth land, and the environment from actions taken by Commonwealth agencies. As heritage values of a place are part of the 'environment', these aspects of the EPBC Act protect the Commonwealth Heritage values of a Commonwealth Heritage place and the heritage values of a place on the Register of the National Estate.

This part of the report summarises other matters protected under the Act that may relate to the area you nominated. Approval may be required for a proposed activity that significantly affects the environment on Commonwealth land, when the action is outside the Commonwealth land, or the environment anywhere when the action is taken on Commonwealth land. Approval may also be required for the Commonwealth or Commonwealth agencies proposing to take an action that is likely to have a significant impact on the environment anywhere. A permit may be required for activities in or on a Commonwealth area that may affect a member of a listed threatened species or ecological community, a member of a listed migratory species, whales and other cetaceans, or a member of a listed marine species.

Commonwealth Land:

Commonwealth Heritage Places:

None

Listed Marine Species:

Whales and Other Cetaceans:

None

Critical Habitats:

None

Commonwealth Reserves Terrestrial:

None

Commonwealth Reserves Marine

None

Extra Information This part of the report provides information that may also be relevant to the area you have nominated.

Place on the RNE:

State and Territory Reserves:

Regional Forest Agreements:

Invasive Species:

Nationally Important Wetlands: Key Ecological Features (Marine)

None None

Details Matters of National Environmental Significance

Listed Threatened Ecological Communities

[ Resource Information ]

For threatened ecological communities where the distribution is well known, maps are derived from recovery plans, State vegetation maps, remote sensing imagery and other sources. Where threatened ecological community distributions are less well known, existing vegetation maps and point location data are used to produce indicative distribution maps. Name Lowland Rainforest of Subtropical Australia

Status Critically Endangered

Listed Threatened Species

Type of Presence Community likely to occur within area

[ Resource Information ]

Name Birds Anthochaera phrygia Regent Honeyeater [82338]

Status

Type of Presence

Endangered

Species or species habitat likely to occur within area

Botaurus poiciloptilus Australasian Bittern [1001]

Endangered

Species or species habitat likely to occur within area

Cyclopsitta diophthalma coxeni Coxen's Fig-Parrot [59714]

Endangered

Species or species habitat likely to occur within area

Dasyornis brachypterus Eastern Bristlebird [533]

Endangered

Species or species habitat likely to occur within area

Erythrotriorchis radiatus Red Goshawk [942]

Vulnerable

Species or species habitat known to occur within area

Lathamus discolor Swift Parrot [744]

Endangered

Species or species habitat likely to occur within area

Rostratula australis Australian Painted Snipe [77037]

Endangered

Species or species habitat may occur within area

Turnix melanogaster Black-breasted Button-quail [923]

Vulnerable

Species or species

Name

Status

Type of Presence habitat likely to occur within area

Frogs Mixophyes iteratus Giant Barred Frog, Southern Barred Frog [1944]

Endangered

Species or species habitat likely to occur within area

Mammals Chalinolobus dwyeri Large-eared Pied Bat, Large Pied Bat [183]

Vulnerable

Species or species habitat may occur within area

Dasyurus maculatus maculatus (SE mainland population) Spot-tailed Quoll, Spotted-tail Quoll, Tiger Quoll Endangered (southeastern mainland population) [75184] Phascolarctos cinereus (combined populations of Qld, NSW and the ACT) Koala (combined populations of Queensland, New Vulnerable South Wales and the Australian Capital Territory) [85104] Potorous tridactylus tridactylus Long-nosed Potoroo (SE mainland) [66645] Vulnerable

Species or species habitat known to occur within area Species or species habitat known to occur within area Species or species habitat may occur within area

Pseudomys novaehollandiae New Holland Mouse, Pookila [96]

Vulnerable

Species or species habitat likely to occur within area

Pteropus poliocephalus Grey-headed Flying-fox [186]

Vulnerable

Roosting known to occur within area

Plants Allocasuarina defungens Dwarf Heath Casuarina [21924]

Endangered

Species or species habitat may occur within area

Arthraxon hispidus Hairy-joint Grass [9338]

Vulnerable

Species or species habitat known to occur within area

Baloghia marmorata Marbled Balogia, Jointed Baloghia [8463]

Vulnerable

Species or species habitat likely to occur within area

Bulbophyllum globuliforme Miniature Moss-orchid, Hoop Pine Orchid [6649]

Vulnerable

Species or species habitat may occur within area

Clematis fawcettii Stream Clematis [4311]

Vulnerable

Species or species habitat likely to occur within area

Corchorus cunninghamii Native Jute [14659]

Endangered

Species or species habitat likely to occur within area

Cryptocarya foetida Stinking Cryptocarya, Stinking Laurel [11976]

Vulnerable

Species or species habitat likely to occur within area

Desmodium acanthocladum Thorny Pea [17972]

Vulnerable

Species or species habitat likely to occur within area

Diploglottis campbellii Small-leaved Tamarind [21484]

Endangered

Species or species habitat likely to occur within area

Floydia praealta Ball Nut, Possum Nut, Big Nut, Beefwood [15762]

Vulnerable

Species or species habitat likely to occur within area

Name Gossia fragrantissima Sweet Myrtle, Small-leaved Myrtle [78867]

Status

Type of Presence

Endangered

Species or species habitat likely to occur within area

Vulnerable

Species or species habitat likely to occur within area

Endangered

Species or species habitat likely to occur within area

Vulnerable

Species or species habitat likely to occur within area

Vulnerable

Species or species habitat likely to occur within area

Endangered

Species or species habitat likely to occur within area

Ochrosia moorei Southern Ochrosia [11350]

Endangered

Species or species habitat likely to occur within area

Owenia cepiodora Onionwood, Bog Onion, Onion Cedar [11344]

Vulnerable

Species or species habitat likely to occur within area

Phaius australis Lesser Swamp-orchid [5872]

Endangered

Species or species habitat may occur within area

Randia moorei Spiny Gardenia [10577]

Endangered

Species or species habitat likely to occur within area

Endangered

Species or species habitat likely to occur within area

Syzygium hodgkinsoniae Smooth-bark Rose Apple, Red Lilly Pilly [3539]

Vulnerable

Species or species habitat likely to occur within area

Taeniophyllum muelleri Minute Orchid, Ribbon-root Orchid [10771]

Vulnerable

Species or species habitat likely to occur within area

Thesium australe Austral Toadflax, Toadflax [15202]

Vulnerable

Species or species habitat likely to occur within area

Tinospora tinosporoides Arrow-head Vine [5128]

Vulnerable

Species or species habitat likely to occur within area

Reptiles Coeranoscincus reticulatus Three-toed Snake-tooth Skink [59628]

Vulnerable

Species or species habitat may occur within area

Hicksbeachia pinnatifolia Monkey Nut, Bopple Nut, Red Bopple, Red Bopple Nut, Red Nut, Beef Nut, Red Apple Nut, Red Boppel Nut, Ivory Silky Oak [21189] Isoglossa eranthemoides Isoglossa [16663]

Macadamia tetraphylla Rough-shelled Bush Nut, Macadamia Nut, Roughshelled Macadamia, Rough-leaved Queensland Nut [6581] Marsdenia longiloba Clear Milkvine [2794]

Myrsine richmondensis Purple-leaf Muttonwood, Lismore Muttonwood [83888]

Streblus pendulinus Siah's Backbone, Sia's Backbone, Isaac Wood [21618]

Listed Migratory Species

[ Resource Information ]

* Species is listed under a different scientific name on the EPBC Act - Threatened Species list. Name Threatened Type of Presence Migratory Marine Birds Apus pacificus Fork-tailed Swift [678] Species or species habitat likely to occur

Name

Threatened

Type of Presence within area

Migratory Terrestrial Species Cyclopsitta diophthalma coxeni Coxen's Fig-Parrot [59714]

Endangered

Species or species habitat likely to occur within area

Haliaeetus leucogaster White-bellied Sea-Eagle [943]

Species or species habitat known to occur within area

Hirundapus caudacutus White-throated Needletail [682]

Species or species habitat known to occur within area

Merops ornatus Rainbow Bee-eater [670]

Species or species habitat may occur within area

Monarcha melanopsis Black-faced Monarch [609]

Species or species habitat known to occur within area

Monarcha trivirgatus Spectacled Monarch [610]

Species or species habitat known to occur within area

Myiagra cyanoleuca Satin Flycatcher [612]

Species or species habitat known to occur within area

Rhipidura rufifrons Rufous Fantail [592]

Xanthomyza phrygia Regent Honeyeater [430]

Species or species habitat known to occur within area Endangered*

Migratory Wetlands Species Ardea alba Great Egret, White Egret [59541]

Species or species habitat known to occur within area

Ardea ibis Cattle Egret [59542]

Species or species habitat likely to occur within area

Gallinago hardwickii Latham's Snipe, Japanese Snipe [863]

Rostratula benghalensis (sensu lato) Painted Snipe [889]

Species or species habitat likely to occur within area

Species or species habitat may occur within area Endangered*

Species or species habitat may occur within area

Other Matters Protected by the EPBC Act Commonwealth Land

[ Resource Information ]

The Commonwealth area listed below may indicate the presence of Commonwealth land in this vicinity. Due to the unreliability of the data source, all proposals should be checked as to whether it impacts on a Commonwealth area, before making a definitive decision. Contact the State or Territory government land department for further information. Name Commonwealth Land - Australian Broadcasting Corporation Commonwealth Land - Australian Telecommunications Commission Commonwealth Land - Commonwealth Bank of Australia Commonwealth Land - Defence Housing Authority Commonwealth Land - Defence Service Homes Corporation Defence - LISMORE GRES DEPOT ; 41 RNSWR LISMORE

Listed Marine Species

[ Resource Information ]

* Species is listed under a different scientific name on the EPBC Act - Threatened Species list. Name Threatened Type of Presence Birds Anseranas semipalmata Magpie Goose [978] Species or species habitat may occur within area Apus pacificus Fork-tailed Swift [678] Species or species habitat likely to occur within area Ardea alba Great Egret, White Egret [59541] Species or species habitat known to occur within area Ardea ibis Cattle Egret [59542] Species or species habitat likely to occur within area Gallinago hardwickii Latham's Snipe, Japanese Snipe [863] Species or species habitat may occur within area Haliaeetus leucogaster White-bellied Sea-Eagle [943] Species or species habitat known to occur within area Hirundapus caudacutus White-throated Needletail [682] Species or species habitat known to occur within area Lathamus discolor Swift Parrot [744] Endangered Species or species habitat likely to occur within area Merops ornatus Rainbow Bee-eater [670] Species or species habitat may occur within area Monarcha melanopsis Black-faced Monarch [609] Species or species habitat known to occur within area Monarcha trivirgatus Spectacled Monarch [610] Species or species habitat known to occur within area Myiagra cyanoleuca Satin Flycatcher [612] Species or species habitat known to occur within area Pandion haliaetus Osprey [952] Species or species habitat known to occur within area Rhipidura rufifrons Rufous Fantail [592] Species or species habitat known to occur within area Rostratula benghalensis (sensu lato) Painted Snipe [889] Endangered* Species or species habitat may occur within area

Extra Information Places on the RNE

[ Resource Information ]

Note that not all Indigenous sites may be listed. Name Natural Wilsons and Coopers Creek Currie Park Scrub Boatharbour Nature Reserve Rotary Park Rainforest Reserve Wilson Park Historic Rochdale Community Centre St Marys Presentation Convent (former) St Carthages Catholic Cathedral Tulloona

State and Territory Reserves

State

Status

NSW NSW NSW NSW NSW

Indicative Place Interim List Registered Registered Registered

NSW NSW NSW NSW

Indicative Place Indicative Place Registered Registered

[ Resource Information ]

Name Boatharbour Wilson

State NSW NSW

Regional Forest Agreements

[ Resource Information ]

Note that all areas with completed RFAs have been included. Name North East NSW RFA

State New South Wales

Invasive Species

[ Resource Information ]

Weeds reported here are the 20 species of national significance (WoNS), along with other introduced plants that are considered by the States and Territories to pose a particularly significant threat to biodiversity. The following feral animals are reported: Goat, Red Fox, Cat, Rabbit, Pig, Water Buffalo and Cane Toad. Maps from Landscape Health Project, National Land and Water Resouces Audit, 2001. Name Birds Acridotheres tristis Common Myna, Indian Myna [387]

Anas platyrhynchos Mallard [974]

Carduelis carduelis European Goldfinch [403]

Columba livia Rock Pigeon, Rock Dove, Domestic Pigeon [803]

Lonchura punctulata Nutmeg Mannikin [399]

Passer domesticus House Sparrow [405]

Pycnonotus jocosus Red-whiskered Bulbul [631]

Streptopelia chinensis Spotted Turtle-Dove [780]

Sturnus vulgaris Common Starling [389]

Status

Type of Presence

Species or species habitat likely to occur within area Species or species habitat likely to occur within area Species or species habitat likely to occur within area Species or species habitat likely to occur within area Species or species habitat likely to occur within area Species or species habitat likely to occur within area Species or species habitat likely to occur within area Species or species habitat likely to occur within area Species or species

Name

Frogs Bufo marinus Cane Toad [1772]

Rhinella marina Cane Toad [83218]

Mammals Bos taurus Domestic Cattle [16]

Canis lupus familiaris Domestic Dog [82654]

Felis catus Cat, House Cat, Domestic Cat [19]

Lepus capensis Brown Hare [127]

Mus musculus House Mouse [120]

Oryctolagus cuniculus Rabbit, European Rabbit [128]

Rattus norvegicus Brown Rat, Norway Rat [83]

Rattus rattus Black Rat, Ship Rat [84]

Vulpes vulpes Red Fox, Fox [18]

Plants Alternanthera philoxeroides Alligator Weed [11620]

Anredera cordifolia Madeira Vine, Jalap, Lamb's-tail, Mignonette Vine, Anredera, Gulf Madeiravine, Heartleaf Madeiravine, Potato Vine [2643] Asparagus aethiopicus Asparagus Fern, Ground Asparagus, Basket Fern, Sprengi's Fern, Bushy Asparagus, Emerald Asparagus [62425] Asparagus africanus Climbing Asparagus, Climbing Asparagus Fern [66907] Asparagus plumosus Climbing Asparagus-fern [48993]

Cabomba caroliniana Cabomba, Fanwort, Carolina Watershield, Fish Grass, Washington Grass, Watershield, Carolina Fanwort, Common Cabomba [5171]

Status

Type of Presence habitat likely to occur within area

Species or species habitat likely to occur within area Species or species habitat likely to occur within area

Name Chrysanthemoides monilifera Bitou Bush, Boneseed [18983]

Chrysanthemoides monilifera subsp. rotundata Bitou Bush [16332]

Dolichandra unguis-cati Cat's Claw Vine, Yellow Trumpet Vine, Cat's Claw Creeper, Funnel Creeper [85119] Eichhornia crassipes Water Hyacinth, Water Orchid, Nile Lily [13466]

Genista sp. X Genista monspessulana Broom [67538]

Hymenachne amplexicaulis Hymenachne, Olive Hymenachne, Water Stargrass, West Indian Grass, West Indian Marsh Grass [31754] Lantana camara Lantana, Common Lantana, Kamara Lantana, Large-leaf Lantana, Pink Flowered Lantana, Red Flowered Lantana, Red-Flowered Sage, White Sage, Wild Sage [10892] Pinus radiata Radiata Pine Monterey Pine, Insignis Pine, Wilding Pine [20780] Protasparagus plumosus Climbing Asparagus-fern, Ferny Asparagus [11747] Rubus fruticosus aggregate Blackberry, European Blackberry [68406]

Sagittaria platyphylla Delta Arrowhead, Arrowhead, Slender Arrowhead [68483] Salvinia molesta Salvinia, Giant Salvinia, Aquarium Watermoss, Kariba Weed [13665] Senecio madagascariensis Fireweed, Madagascar Ragwort, Madagascar Groundsel [2624]

Status

Type of Presence Species or species habitat likely to occur within area Species or species habitat likely to occur within area Species or species habitat likely to occur within area Species or species habitat likely to occur within area Species or species habitat may occur within area Species or species habitat likely to occur within area Species or species habitat likely to occur within area

Species or species habitat may occur within area Species or species habitat likely to occur within area Species or species habitat likely to occur within area Species or species habitat likely to occur within area Species or species habitat likely to occur within area Species or species habitat likely to occur within area

Coordinates -28.81362 153.32826

Caveat The information presented in this report has been provided by a range of data sources as acknowledged at the end of the report. This report is designed to assist in identifying the locations of places which may be relevant in determining obligations under the Environment Protection and Biodiversity Conservation Act 1999. It holds mapped locations of World Heritage and Register of National Estate properties, Wetlands of International Importance, Commonwealth and State/Territory reserves, listed threatened, migratory and marine species and listed threatened ecological communities. Mapping of Commonwealth land is not complete at this stage. Maps have been collated from a range of sources at various resolutions. Not all species listed under the EPBC Act have been mapped (see below) and therefore a report is a general guide only. Where available data supports mapping, the type of presence that can be determined from the data is indicated in general terms. People using this information in making a referral may need to consider the qualifications below and may need to seek and consider other information sources. For threatened ecological communities where the distribution is well known, maps are derived from recovery plans, State vegetation maps, remote sensing imagery and other sources. Where threatened ecological community distributions are less well known, existing vegetation maps and point location data are used to produce indicative distribution maps. For species where the distributions are well known, maps are digitised from sources such as recovery plans and detailed habitat studies. Where appropriate, core breeding, foraging and roosting areas are indicated under 'type of presence'. For species whose distributions are less well known, point locations are collated from government wildlife authorities, museums, and non-government organisations; bioclimatic distribution models are generated and these validated by experts. In some cases, the distribution maps are based solely on expert knowledge. Only selected species covered by the following provisions of the EPBC Act have been mapped: - migratory and - marine The following species and ecological communities have not been mapped and do not appear in reports produced from this database: - threatened species listed as extinct or considered as vagrants - some species and ecological communities that have only recently been listed - some terrestrial species that overfly the Commonwealth marine area - migratory species that are very widespread, vagrant, or only occur in small numbers The following groups have been mapped, but may not cover the complete distribution of the species: - non-threatened seabirds which have only been mapped for recorded breeding sites - seals which have only been mapped for breeding sites near the Australian continent Such breeding sites may be important for the protection of the Commonwealth Marine environment.

Acknowledgements This database has been compiled from a range of data sources. The department acknowledges the following custodians who have contributed valuable data and advice: -Department of Environment, Climate Change and Water, New South Wales -Department of Sustainability and Environment, Victoria -Department of Primary Industries, Parks, Water and Environment, Tasmania -Department of Environment and Natural Resources, South Australia -Parks and Wildlife Service NT, NT Dept of Natural Resources, Environment and the Arts -Environmental and Resource Management, Queensland -Department of Environment and Conservation, Western Australia -Department of the Environment, Climate Change, Energy and Water -Birds Australia -Australian Bird and Bat Banding Scheme -Australian National Wildlife Collection -Natural history museums of Australia -Museum Victoria -Australian Museum -SA Museum -Queensland Museum -Online Zoological Collections of Australian Museums -Queensland Herbarium -National Herbarium of NSW -Royal Botanic Gardens and National Herbarium of Victoria -Tasmanian Herbarium -State Herbarium of South Australia -Northern Territory Herbarium -Western Australian Herbarium -Australian National Herbarium, Atherton and Canberra -University of New England -Ocean Biogeographic Information System -Australian Government, Department of Defence -State Forests of NSW -Geoscience Australia -CSIRO -Other groups and individuals

The Department is extremely grateful to the many organisations and individuals who provided expert advice and information on numerous draft distributions.

Please feel free to provide feedback via the Contact Us page.

ÂŠ Commonwealth of Australia Department of Sustainability, Environment, Water, Population and Communities GPO Box 787 Canberra ACT 2601 Australia +61 2 6274 1111

APPENDIX C THREATENED FAUNA SPECIES LIKELIHOOD OF OCCURRENCE

Ecological Assessment Lot 67 DP1060356 Greenwood Drive, Goonellabah

Page 27

TABLE C1 LIKELIHOOD OF OCCURRENCE OF THREATENED FAUNA SPECIES Species

Notes

Likelihood of occurrence on site

Potential for impact?

Amphibians Giant barred Giant Barred Frogs forage and live amongst deep, damp leaf litter in rainforests, moist eucalypt frog forest and nearby dry eucalypt forest, at elevations below 1000 m. They breed around shallow, flowing rocky streams from late spring to summer.

Unlikely. Not recorded within 10km of the subject site.

Reptiles Three-toed snake-tooth skink

Unlikely. Not recorded within 10km of the subject site.

Unlikely. Not recorded within 10km of the subject site. Unlikely. Species has not been recorded within a 10km area around the site on the NSW Atlas database. Unlikely. Not recorded within 10km of the subject site. Possible

Unlikely.

The Three-toed Snake-tooth Skink occurs in the coast and ranges from the Macleay valley in NSW to south-eastern Queensland. It is very uncommon south of Grafton. Rainforest and occasionally moist eucalypt forest, on loamy or sandy soils. The Three-toed Snake-tooth Skink lives in loose soil, leaf litter and rotting logs, and feeds on earthworms and beetle grubs. Forest and woodland birds Black-breasted There are few reliable records of this species in NSW. It prefers drier rainforests and viney button-quail scrubs, often in association with a deep moist leaf-litter layer. Coxen's FigParrot

Limited to about five populations scattered between Bundaberg in Queensland and the Hastings River in NSW. Usually recorded from drier rainforests and adjacent wetter eucalypt forest.. Also found in the wetter lowland rainforests that are now largely cleared in NSW. The bird shows a decided preference for fig trees, but also feeds on other fruiting rainforest species.

Eastern bristlebird

Occurs in vegetation with a dense ground cover, typically high elevation open forest or woodland with a dense tussock-grass or sedge understorey adjacent to rainforest or wet eucalypt forest. Occupies open eucalypt forest, woodland or open woodland. Sheoak or acacia woodlands and riparian woodlands of interior NSW are also used. Nests in tall living trees within a remnant patch, where pairs build a large stick nest in winter. On the east coast of NSW, this species is restricted to lower altitude sub-tropical rainforests.

Little eagle Marbled frogmouth

Ecological Assessment Lot 67 DP1060356 Greenwood Drive, Goonellabah

Page 28

No No

Species Masked owl

Red goshawk

Regent honeyeater

Rose-crowned fruit-dove

Spotted harrier

Swift parrot Sooty Owl

Notes Lives in dry eucalypt forests and woodlands from sea level to 1100 m. A forest owl, but often hunts along the edges of forests, including roadsides. Pairs have a large home-range of 500 to 1000 hectares. Roosts and breeds in moist eucalypt forested gullies, using large tree hollows or sometimes caves for nesting. Red Goshawks inhabit open woodland and forest, preferring a mosaic of vegetation types, a large population of birds as a source of food, and permanent water, and are often found in riparian habitats along or near watercourses or wetlands. In NSW, preferred habitats include mixed subtropical rainforest, Melaleuca swamp forest and riparian Eucalyptus forest of coastal rivers. The Regent Honeyeater mainly inhabits temperate woodlands and open forests of the inland slopes of south-east Australia. In NSW the distribution is very patchy and mainly confined to the two main breeding areas (at Capertee Valley and the Bundarra-Barraba region) and surrounding fragmented woodlands. In some years non-breeding flocks converge on flowering coastal woodlands and forests where they prefer Swamp mahogany and Spotted gum forests. The Rose-crowned fruit dove prefers tall tropical and subtropical evergreen or semi-deciduous rainforest, especially with a dense regrowth of vines.

Occurs in grassy open woodland including acacia and mallee remnants, inland riparian woodland, grassland and shrub steppe. It is found most commonly in native grassland, but also occurs in agricultural land, foraging over open habitats including edges of inland wetlands. Builds a stick nest in a tree and lays eggs in spring (or sometimes autumn), with young remaining in the nest for several months. Preys on terrestrial mammals (eg bandicoots, bettongs, and rodents), birds and reptile, occasionally insects and rarely carrion. This migratory species is very rarely recorded in the locality. The Sooty owl occurs in rainforests, particularly rainforest gullies overtopped by eucalypts, along the eastern scarp of the Great Dividing Range.

Ecological Assessment Lot 67 DP1060356 Greenwood Drive, Goonellabah

Likelihood of occurrence on site

Potential for impact?

Unlikely

Unlikely. Not recorded within 10km of the subject site.

Possible. Species may utilise pockets of Camphor laurel/regrowth rainforest to the north for foraging.

Yes, 7-part test undertaken

Unlikely

Unlikely. Not recorded within 10km of the subject site. Unlikely

Page 29

Species

Notes

Likelihood of occurrence on site

Potential for impact?

Wompoo fruit dove Wetland birds Australasian Bittern

This species is primarily associated with large undisturbed patches of tropical or subtropical evergreen rainforest.

Unlikely

The Australasian bittern generally prefers freshwater habitats although it may also use dense saltmarsh vegetation in estuaries and flooded grasslands.

Australian painted snipe

This species prefers the fringes of swamps, dams and nearby marshy areas where there is a cover of grasses, lignum, low scrub or open timber.

Black bittern

This species occupies forested fresh rivers, tidal creeks and coastal inlets.

Unlikely. Not recorded within 10km of the subject site. Unlikely. Not recorded within 10km of the subject site. Unlikely Unlikely

Unlikely

Unlikely. Not recorded within 10km of the subject site. Unlikely

Recorded on site

Yes, 7-part test undertaken No

Black-necked The Black-necked stork is an occasional visitor to the area uses grassland and wetland habitats in stork the locality during periods of inundation. Pale-vented The Bush hen is normally associated with moist stands of deep rank grass along permanent bush hen running streams Oceanic and coastal birds Eastern osprey Ospreys forage in coastal rivers and streams. They prefer to nest closer to coastal waterbodies. Ospreys are likely to forage along the nearby beach and at Taylors Lake but are unlikely to have any degree of reliance on site habitats. Terrestrial mammals Brush-tailed Typically occupy north-facing cliffs in dry eucalypt forest and woodland. The species is highly rock wallaby territorial and remain in the same site permanently. Common planigale Koala

This species occupies a wide range of habitats including rainforest, sclerophyll forest, grasslands, marshlands, rocky areas and even some suburban areas. There is a well known Koala population resident in the surrounding area.

Long-nosed potoroo

This species occurs in coastal heathland habitats at several locations along the Far North Coast.

Ecological Assessment Lot 67 DP1060356 Greenwood Drive, Goonellabah

Unlikely. Not recorded within 10km of the subject site. Page 30

No No

Species

Notes

Likelihood of occurrence on site

Potential for impact?

Spotted-tail quoll

Recorded across a range of habitat types, including rainforest, open forest, woodland, coastal heath and inland riparian forest, from the sub-alpine zone to the coastline. Quolls are rarely recorded in the locality.

Unlikely. Suitable habitat is not present.

New Holland Mouse

Across the speciesâ&#x20AC;&#x2122; range the New Holland Mouse is known to inhabit open heathlands, open woodlands with a heathland understorey, and vegetated sand dunes.

Unlikely. No suitable habitat is present and species has not recorded within 10km of the subject site.

Unlikely

Possible, species may use the Study area for foraging.

Yes, 7-part test undertaken Yes, 7-part test undertaken

Bats Eastern false This bat prefers moist habitats, with trees taller than 20 m. Generally roosts in eucalypt hollows, pipistrelle but has also been found under loose bark on trees or in buildings. Eastern long- This species typically roosts in old growth trees with hollows. It may occasionally roost in dense eared bat forested vegetation and dead rainforest foliage. The Study area may be used for foraging by this species. Grey-headed This species occurs in subtropical and temperate rainforests, tall sclerophyll forests and flying fox woodlands, heaths and swamps. Urban gardens and cultivated fruit crops also provide habitat for this species. Large-eared pied bat

This species is found in well-timbered areas containing gullies. Roosts in caves (near their entrances), crevices in cliffs, old mine workings and in the disused, bottle-shaped mud nests of the Fairy Martin, frequenting low to mid-elevation dry open forest and woodland close to these features.

Little bent- This species generally roosts in caves and tunnels during the day and forages for insects beneath wing bat the canopy of forested habitats at night.

Likely to foraging throughout the Study area during flowering and fruiting of site vegetation. Unlikely. This species was not recorded on the Atlas of NSW Wildlife and the site contains no roost sites and only marginal forage habitat. Possible. The Little bentwing bat may utilise the site as forage habitat.

Invertebrates

Ecological Assessment Lot 67 DP1060356 Greenwood Drive, Goonellabah

Page 31

Yes, 7-part test undertaken

Species Shorter rainforest ground beetle

Notes Low elevation rainforest, predominantly drier rainforests. Little is known of its detailed habitat requirements apart from the fact that adults live in burrows.

Ecological Assessment Lot 67 DP1060356 Greenwood Drive, Goonellabah

Likelihood of occurrence on site

Potential for impact?

Unlikely. Currently the only known populations occur in very isolated patches of forest near Mallanganee, west of Casino. The Rotary Park (Lismore) population is now believed to be extinct.

Page 32

APPENDIX D KOALA FOOD TREE COMPENSATION PLANTINGS

Ecological Assessment Lot 67 DP1060356 Greenwood Drive, Goonellabah

Page 33

KOALA FOOD TREE COMPENSATORY PLANTINGS Introduction

Seven primary food trees as defined under the South-East Lismore Koala Plan of Management (six Forest red gums and the Forest red gum x Swamp mahogany hybrid) are located within the Subject site. Any food trees removed must be replaced according to the ratio detailed in the plan The Proposed development will result in the removal of four primary food trees. Based upon the required replacement ratios 40 compensatory Koala food trees are required.

Identification of areas suitable for Koala compensatory plantings

A Bushfire Assessment Report completed for the site by Bushfire Certifiers (2013) determined that a Bushfire Asset Protection Zone (APZ) is required in the northern part of the Subject site. It is not possible to locate any of the required 40 compensatory Koala food trees on the Subject site without compromising bushfire safety requirements. Alternative locations were discussed with Peter Cannon of Lismore City Council in a site visit on the 25th of October 2013. Mr Cannon identified two areas within the adjacent Camelot Reserve to the north suitable for locating plantings (see FIGURE D1). Koalas are known from Camelot Reserve and evidence of Koalas was observed during the site visit. The planting of 40 eucalypts in this area will assist in the overall goals of bushland rehabilitation and embellishment of Koala habitat within this Council reserve (P. Cannon, pers. comm., Oct 2013). Planting Area A is located a short distance to the north of the Subject site and is suitable for the location of 10 trees. A large patch of Lantana in this area is due to be sprayed and controlled in the near future and 10 trees are to be planted in this location. This will assist in the linking of patches of Koala habitat within this part of the reserve. PLATE D1 shows this area. PLATE D1 Area of Lantana within Planting Area A (centre of frame)

Planting Area B is accessed from Windsor Court and is suitable for the location of 30 trees. Bush regeneration activities in this area have cleared weeds in large patches where saplings of Red kamala, Sweet pittosporum and other regrowth plants have become established. 30 eucalypts are proposed to be planted to close these gaps and provide a forage resource for Koalas. PLATE D2 shows this area. Ecological Assessment Lot 67 DP1060356 Greenwood Drive, Goonellabah

Page 34

Ecological Assessment Lot 67 DP 1060356, 29 Greenwood Drive, Goonellabah, NSW Lismore City Council

R SO ND WI

PLANTING AREA B (30 TREES)

www.blackwoodecology.com.au

T UR CO

CAMELOT RESERVE

PLANTING AREA A (10 TREES) RIVE

DD WOO

GRE

Subject site

NortH Source: NSW Gov SIX Maps File: 1305 Drawn by: MF Date:27/10/2013

Figure D1 LOCATION OF COMPENSATORY KOALA PLANTING AREAS

PLATE D2 Area suitable for planting within Planting Area B

Planting methodology

In accordance with the plan, compensatory trees must be sourced from local seed stock, planted in clusters and protected, nurtured and maintained until the trees have grown to a minimum height of 3 metres. This includes maintenance of tree guards, fencing, weed suppression and removal. Any compensatory plantings that die before they have grown to a height of 3 metres are to be replaced. Trees to be planted should consist of: ď&#x201A;ˇ 20 Forest red gum (Eucalyptus tereticornis) ď&#x201A;ˇ 20 Tallowwood (E. microcorys) It is proposed to make a financial contribution to Lismore City Council to cover the site preparation, planting and ongoing maintenance of these Koala plantings. The planting and maintenance of these areas will then be the responsibility of Council and site works can be incorporated into existing work schedules for maximum efficiencies. TABLE D1 provides an estimate of costs for the life of the planting works. TABLE D1 ESTIMATE OF COSTS FOR KOALA COMPENSATORY PLANTING WORKS Item

Unit cost

Site preparation, supply of seedling, planting, fertilising, mulching, guarding and initial watering Watering for first month after planting Maintenance, including weeding, pruning, maintenance of guards, reapplication of mulch and fertiliser if required (0.75 person days per visit)

$30.00/tree $720.00 $210.00

Number required 40 1 4 visits/yr required for 5 years TOTAL COST

Ecological Assessment Lot 67 DP1060356 Greenwood Drive, Goonellabah

Total cost $1200.00 $720.00 $4200.00 $6120.00

Page 35

APPENDIX E TREE REMOVAL ASSESSMENT REPORT (NORTHERN TREE CARE, OCTOBER 2013)

Ecological Assessment Lot 67 DP1060356 Greenwood Drive, Goonellabah

Page 36

Tree Removal Assessment Report 29 Greenwood Drive Goonellabah Lot 67 in DP 1060356

Report Compiled for J. & P. Miller Compiled by Northern Tree Care PO Box 81 Burringbar, NSW 2483 Ph 0266 771697 Mob 0414186161

2nd October, 2013. Revised 27th October, 2013.

______________________________________________________________________________________ Client: P & J Miller Page 1 of 18 Tree Report Greenwood Drv. Compiled by Northern Tree Care. Rev. 27th Oct, 2013.

Table of Contents 1.

Introduction .......................................... 3

Scope .................................................... 3

Description ........................................... 4

Appraisal and Recommendations ........ 7

Tree Protection ..................................... 7

Disclaimer .......................................... 10

Bibliography ....................................... 10

Attachment 1. Site Plan Trees ........... 11

Attachment 2. Site Plan TPZ ............. 12

10.

Attachment 3. Plates .......................... 13

______________________________________________________________________________________ Client: P & J Miller Page 2 of 18 Tree Report Greenwood Drv. Compiled by Northern Tree Care. Rev. 27th Oct, 2013.

Introduction

Northern Tree Care has been asked by Blackwood Ecological Services to provide a Tree Assessment Report on trees growing on the property 29 Greenwood Drive Goonellabah Lot 67 in DP 1060356. A medium density housing development is proposed to be constructed on the site. During a pre lodgment meeting with Council it was identified that some trees on the site are required to be removed. This report examines the trees and makes recommendations on their potential retention and protection. This report was compiled by Peter Gray Dip Hort (Arb). of Northern Tree Care. Peter Gray is an arborist with over 15 years experience. He has been providing tree reports for Local Government, State Government and private clients for over 12 years. The information contained in this report is true and accurate to the best knowledge of the author. Best professional judgement was used to make the recommendations contained in this report. Peter Gray is a trained and registered user of Quantified Tree Risk Assessment (Ellison. 2012).

Scope

There are a number of trees growing on the site. The proposed development will impact on them. Some of the trees are required to be removed and some retained and protected. This report describes and assesses all of the trees and makes recommendations on their potential for retention and protection. It is recognized that the trees are koala food or habitat trees but this report does not examine the requirements of SEPP 44 Koala Habitat Protection. The information in this report is derived from plans provided by Blackwood Ecological Services and a site visit conducted on 23rd September, 2013 by Peter Gray of Northern Tree Care. The trees were assessed visually from the ground. A girthing tape was used to measure the diameter at breast height (DBH) and an inclinometer was used to measure their height. Documents provided by Blackwood Ecological Services include: â&#x20AC;˘ Site Plan Overall Markup 20/9/13. Creative Innovation Architects. â&#x20AC;˘ Tree Protection Zones. Blackwood Ecological Services.

This report relies on this information and assumes it is true and accurate. This report should be read as a whole.

______________________________________________________________________________________ Client: P & J Miller Page 3 of 18 Tree Report Greenwood Drv. Compiled by Northern Tree Care. Rev. 27th Oct, 2013.

Description

The block of land is adjacent to bushland to the north and farmland on the west. The eastern side is a housing estate. The land slopes to the north and is quite steep on the southern side. The soil is red krasnozem and is fertile. There are nine mature aged Gum trees growing on the site. There are also 2 Camphor Laurel trees growing at the northern end of the property (see Attachment 1. Site Plan). The Gum trees are protected by Lismore City Councilâ&#x20AC;&#x2122;s Lismore Development Control Plan, Part A Chapter 14, Tree Preservation Order. The trees are listed as Koala food or habitat trees and the site is mapped as koala habitat. The trees are all mature aged and are generally in good condition (see Table 1. Tree Data). The Camphor Laurel Cinnamomum camphora species is a noxious weed and has not been described in detail.

Table 1. Tree #

Tree Data Name

Age

Height m

DBH mm

Crown m

Condition

SRZ m

TPZ m

Recomm endation

Forest Red Gum Eucalyptus tereticornis

Mature

900

Good

3.2

10.8

Retain

Forest Red Gum Eucalyptus tereticornis

Mature

560

Good

2.5

6.7

Remove

Forest Red Gum Eucalyptus tereticornis

Mature

1100

Good

3.4

13.2

Retain

Forest Red Gum Eucalyptus tereticornis

Mature

950

Good

3.2

11.4

Remove

Forest Red Gum Eucalyptus tereticornis

Mature

540

Good

2.5

6.5

Remove

Bloodwood Corymbia intermedia

Mature

560

Good

2.5

6.7

Remove

Bloodwood Corymbia intermedia

Mature

550

Good

2.5

6.6

Retain

Bastard Mahogany Eucalyptus robusta x tereticornis

Mature

600

Good

2.6

7.2

Remove

Forest Red Gum Eucalyptus tereticornis

Mature

600

Poor

2.6

7.2

Retain

______________________________________________________________________________________ Client: P & J Miller Page 4 of 18 Tree Report Greenwood Drv. Compiled by Northern Tree Care. Rev. 27th Oct, 2013.

There are seven units and associated infrastructure proposed to be constructed on the southern part of the property near most of the trees. There will be a driveway servicing the units and a water line running near the trees (see Attachment 2. Tree Protection Zones). The proposed development requires the removal of trees # 4, 5, 6 and 8 as they are in the footprint of the proposed buildings. Tree # 2 is required to be remove to allow for the construction of visitors parking. Tree # 1 This is a large mature aged Forest Red Gum. It is growing close to the eastern boundary approximately 2.5m from the property boundary (see Attachment 3. Plate 1). It has a co dominant leader from 3m. There is a cavity below the junction (see Attachment 3. Plate 2). On the day of inspection the foliage cover was sparse. There were scratch marks consistent with koala activity on the trunk and branches. The tree is in good condition and there is nothing to indicate the tree is at risk of failure or decline. The proposed plan is to run a water line and driveway to the west of the tree. The driveway is proposed to run within 500mm of the base of the tree and the water line 6m from the tree. The driveway is in the TPZ and SRZ of the tree. The water line is proposed to be located outside the SRZ but encroaching into the TPZ (see Attachment 2. Tree Protection Zones). Tree # 2 This is a mature aged Forest Red Gum. It has an upright form and has a co dominant leader from 4m. The tree is in good condition. It is proposed to construct a visitors parking area where the tree is located (see Attachment 3. Plate 3). Tree # 3 This is a mature aged Forest Red Gum. It is growing close the eastern boundary. It has a co dominant leader from 2m. The junction has included bark and damage to the bark under the junction (see Attachment 3. Plate 4). Soundings were taken of the trunk with an arboristâ&#x20AC;&#x2122;s hammer and no significant decay was located in the trunk. The shape of the reaction wood and the junction of the co dominant leaders indicates that there is an included bark junction in the tree. This increases the likelihood of one of the leaders failing. If the leader growing towards the neighbouring house failed it would fall into a tree growing in their yard. It may hit the house but it is considered unlikely to cause major damage to the house. Even though the tree is at increased risk of failure because of the included bark union it is considered not to be likely to fail during normal weather events (Dunster 2013). The driveway is proposed to be constructed within 2m of the base of the tree. The water line is proposed to be located approximately 7m from the tree. The driveway is in the TPZ and SRZ of the tree. The water line is proposed to be located outside the SRZ but encroaching into the TPZ (see Attachment 2. Tree Protection Zones). ______________________________________________________________________________________ Client: P & J Miller Page 5 of 18 Tree Report Greenwood Drv. Compiled by Northern Tree Care. Rev. 27th Oct, 2013.

Tree # 4 This is a mature aged Forest Red Gum. It has major branch stems arising from approximately 3m. There are extensive scratch marks on the tree consistent with koala use. The canopy of the tree was sparse (see Attachment 3. Plate 5). The tree is growing close to the footprint of one of the unit. Tree # 5 This is a mature aged Forest Red Gum. It has a tall upright form. The tree is in good condition. The tree is growing close to the footprint of one of the units. Tree # 6 This is a mature aged Bloodwood tree. It is in good condition. The tree is growing in the footprint of one of the units. Tree # 7 This is a mature aged Bloodwood tree. It is in good condition. It has an upright form. It is growing approximately 9m from the eastern boundary (see Attachment 3. Plate 6). The proposed driveway is within 1m of the base of the tree. The water line is proposed to be located 7m from the tree. The driveway is within the SRZ and the TPZ of the tree. The water line is outside the SRZ but encroaches into the TPZ. Tree # 8 This is a mature aged Bastard Mahogany in good condition. The tree is a cross between Eucalyptus robusta and tereticornis. The tree is growing in the footprint of the proposed units. Tree # 9 This is a mature aged Forest Red Gum. It is in poor condition. The tree is medium height at 12 m. It is growing on the north east boundary of the site. There is an existing house within 10m of the tree. The tree is leaning towards the building (see Attachment 3. Plate 7). The tree has a large decay area from the base of the tree to the major branch junction at 2m (see Attachment 3. Plate 8). There is a large surface root beside the neighbouring driveway. There are scratch marks on the tree consistent with koala activity. The large cavity in the tree makes the tree at increased risk of failure (Lonsdale 2006). It is not considered likely that the tree will fail in normal weather conditions. If the tree did fail it would be ______________________________________________________________________________________ Client: P & J Miller Page 6 of 18 Tree Report Greenwood Drv. Compiled by Northern Tree Care. Rev. 27th Oct, 2013.

likely to fall on the neighbouring building. Because of the size and lean of the tree it would be likely to hit the house. Because of the size of the tree only the tip of the tree is likely to reach the house and it is expected that if it did impact the house it would only cause moderate damage (Ellison 2012). A driveway is proposed to be built within 1m of the tree.

Appraisal and Recommendations

It is recommended that trees # 2, 4, 5, 6 & 8 be removed as they conflict with the proposed development. The trees are all koala food or habitat trees and the provisions of SEPP 44 Koala Habitat Protection apply to them. Trees # 1, 3 & 7 are recommended to be retained and protected. The development proposed is to construct driveways and install a water line close to the trees. Details of the tree protection methods are given in 5. Tree Protection below. Tree # 9 has significant decay but is unlikely to cause major damage if it failed. The tree should be retained and monitored. The tree should be protected during construction of the proposed development in accordance with the methods given in 5. Tree Protection. These species of trees tend not to have an extensive root zone. Encroachments into the TPZ can be greater than allowed for in the standard without significant damage to the roots.

______________________________________________________________________________________ Client: P & J Miller Page 7 of 18 Tree Report Greenwood Drv. Compiled by Northern Tree Care. Rev. 27th Oct, 2013.

Tree Protection

The aim of the tree protection measures is to allow for the construction of the development and retain the trees in a safe viable state. It is critically important for the viability of the trees that any damage or stress to the trees during construction is minimised. The Australian Standard AS 4970 Protection of trees on development sites makes recommendations for the protection of trees on development sites. The standard recommends that an area around the tree be protected based on the DBH of the tree calculated as 12 x DBH (Draper 2009). Encroachments may be made into the Tree Protection Zone where significant damage is not caused to the roots or canopy. The standard recommends that the roots in the Structural Root Zone not be damaged as they are required for the stability of the tree. The area identified as the TPZ should be protected during construction works. The Australian Standard AS 4970 - 2009 Protection of trees on development sites makes recommendations for the protection of trees on development sites. Certain activities are recommended to be restricted in the TPZ. These include: • machine excavation including trenching • excavation for silt fencing • cultivation • storage • preparation of chemicals, including preparation of cement products • parking of vehicles and plant • refuelling • dumping of waste • • • • •

wash down and cleaning of equipment placement of fill lighting of fires soil level changes temporary or permanent installation of utilities and signs, and

• physical damage to the tree. A temporary fence should be erected around the TPZ. Types of suitable fencing include chain wire mesh panels held in place with concrete feet. Work will need to be done in the TPZ during construction. The trunk of the tree should be protected by strapping boards around the trunk of the tree (see Figure 1. Tree Protection). The boards should be approximately 35mm x 100mm x 1800mm. They should be strapped to the tree not nailed. It is considered that the proposed works can be carried out within the TPZ and SRZ of the trees without causing significant damage to the tree provided the tree protection measures outlined in this report are carried out. ______________________________________________________________________________________ Client: P & J Miller Page 8 of 18 Tree Report Greenwood Drv. Compiled by Northern Tree Care. Rev. 27th Oct, 2013.

Figure 1. Tree Protection

Tree # 1 The SRZ is 3.2m and the TPZ is 10.8m. The building is proposed to be located approximately 8m from the tree. The driveway is 4.5m wide and located within 1m of the tree. The water line will be installed under the driveway approximately 5m from the base of the tree. It is considered that the encroachment into the TPZ by the building is a minor encroachment and will not cause significant damage to the tree. The driveway will be constructed from a concrete slab. The driveway should be constructed so that excavation and compaction of the soil should be minimised. The driveway should be built on top of the existing soil level where possible. This will minimize damage to the tree roots under the driveway slab. The trees roots will be able to remain viable under the driveway. The trench for the water line should be excavated so that the minimum possible disturbance to the roots takes place. Where the excavations encroach into the TPZ, the excavation should be done with a water blaster and vacuum. Where roots greater than 50mm in diameter are encountered the roots should be retained and the trench tunneled under them. Care should be taken to minimize the damage to the roots. The trunk of the tree should be protected during construction by installing battens around the tree (see Figure 1. Trunk Protection). The battens should be strapped to the tree not nailed. ______________________________________________________________________________________ Client: P & J Miller Page 9 of 18 Tree Report Greenwood Drv. Compiled by Northern Tree Care. Rev. 27th Oct, 2013.

Tree # 3 The SRZ is 3.4m and the TPZ is 13.2m. The building is proposed to be located 9m from the tree. The driveway is 4.5m wide and located 1m from the tree. The water line will be installed 6m from the tree. It is considered that the encroachment into the TPZ by the building is a minor encroachment and will not cause significant damage to the tree. The tree protection measures are the same as for Tree # 1. Tree # 7 The SRZ is 2.5m and the TPZ is 6.6m. The building is proposed to be constructed within 4m of the tree. The driveway is 4.5m wide and located within 1m of the base of the tree. The water line will be installed 5m from the tree. It is considered that the encroachment into the TPZ by the building is a minor encroachment and will not cause significant damage to the tree. The tree protection measures are the same as for Tree # 1. Tree # 9 The SRZ is 2.6m and the TPZ is 7.2m. A driveway is proposed to be constructed within 1m of the tree. It is considered that the encroachment of the driveway into the SRZ and TPZ is minor and will not cause significant damage to the tree. The tree protection measures are the same as for Tree # 1.

______________________________________________________________________________________ Client: P & J Miller Page 10 of 18 Tree Report Greenwood Drv. Compiled by Northern Tree Care. Rev. 27th Oct, 2013.

Disclaimer

The information contained in the report is true and accurate to the best knowledge of the author. Best professional judgement was used to make recommendations. However no responsibility is taken by the authors of this report for any action which might be taken in reliance on it. This report remains the property of the authors and P & J Miller. It may not be used or re- printed without their express permission. Peter Gray agrees to be bound by the Expert Witness Code of Conduct.

Bibliography

Australian Standards. AS 4970 Protection of Trees on Development Sites - 2009. Standards Australia. Sydney. Draper D. Richards P. 2009. Dictionary for Managing Trees in Urban Environments. CSIRO Publishing. Collingwood. Dunster J. 2013. Tree Risk Assessment Manual. ISA. Champaigne. Ellison M. 2012. QTRA Users Manual. QTRA. Cheshire. Lonsdale D. 2006. Principles of Tree Hazard Assessment and Management. TSO. London. Shigo A. 1989. A New Tree Biology. Sherwin Dodge. New Hampshire.

______________________________________________________________________________________ Client: P & J Miller Page 11 of 18 Tree Report Greenwood Drv. Compiled by Northern Tree Care. Rev. 27th Oct, 2013.

Tree # 4

Attachment 1. Site Plan Trees

Camphor Trees

Tree # 9

Tree #

Tree # 1

Tree # 6

Tree # 8

Tree #

Tree # 2

Tree # 5

Tree # 3

______________________________________________________________________________________ Client: P & J Miller Page 12 of 18 Tree Report Greenwood Drv. Compiled by Northern Tree Care. Rev. 27th Oct, 2013.

Attachment 2. Site Plan TPZ

Tree # 9

Structural Root Zone

Tree Protection Zone

Tree # 1

Water line

Tree # 7

Tree # 3

______________________________________________________________________________________ Client: P & J Miller Page 13 of 18 Tree Report Greenwood Drv. Compiled by Northern Tree Care. Rev. 27th Oct, 2013.

10. Attachment 3. Plates Plate 1. Tree # 1

Plate 2. Tree # 1. Hollow in trunk.

______________________________________________________________________________________ Client: P & J Miller Page 14 of 18 Tree Report Greenwood Drv. Compiled by Northern Tree Care. Rev. 27th Oct, 2013.

Plate 3. Tree # 2

Plate 4. Tree # 3 Included bark union.

______________________________________________________________________________________ Client: P & J Miller Page 15 of 18 Tree Report Greenwood Drv. Compiled by Northern Tree Care. Rev. 27th Oct, 2013.

Plate 5. Tree # 4

Plate 6. Tree # 7.

______________________________________________________________________________________ Client: P & J Miller Page 16 of 18 Tree Report Greenwood Drv. Compiled by Northern Tree Care. Rev. 27th Oct, 2013.

Plate 7. Tree # 9.

______________________________________________________________________________________ Client: P & J Miller Page 17 of 18 Tree Report Greenwood Drv. Compiled by Northern Tree Care. Rev. 27th Oct, 2013.

Plate 8. Tree # 9.

______________________________________________________________________________________ Client: P & J Miller Page 18 of 18 Tree Report Greenwood Drv. Compiled by Northern Tree Care. Rev. 27th Oct, 2013.

APPENDIX F ASSESSMENTS OF SIGNIFICANCE (TSC AND EPBC ACTS)

Ecological Assessment Lot 67 DP1060356 Greenwood Drive, Goonellabah

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Section 5A of the Environment Protection & Assessment Act (1979) (7 part tests) a) 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, Koala The Koala has a fragmented distribution throughout eastern Australia from north-east Queensland to the Eyre Peninsula in South Australia. In NSW it mainly occurs on the central and north coasts with some populations in the western region. Koalas, inhabit eucalypt woodlands and forests, feeding on the foliage of more than 70 eucalypt species and 30 non-eucalypt species, but in any one area will select preferred browse species. Threats to the Koala include:  Loss, modification and fragmentation of habitat.  Predation by feral and domestic dogs.  Intense fires that scorch or kill the tree canopy.  Road-kills. Recovery actions for the Koala include:  Undertake feral predator control.  Apply low intensity, mosaic pattern fuel reduction burns in or adjacent to Koala habitat.  Retain suitable habitat, especially areas dominated by preferred feed-tree species.  Protect populations close to urban areas from attacks by domestic dogs.  Identify road-kill blackspots and erect warning signs, reduce speed limits or provide safe crossing points to reduce Koala fatalities.  Revegetate with suitable feed tree species and develop habitat corridors between populations. Source: Office of Environment and Heritage 2013

Koalas are well known from the Study area and evidence of Koalas was recorded on the Subject site. Five existing eucalypts are to be removed to allow for construction of the proposed development. This includes four primary Koala food trees. Forty Koala food trees are to be planted within the Camelot Reserve to the north to compensate for this loss. Koalas will continue to be able to move through the site, although movement opportunities will be restricted in comparison to the existing situation. Compensatory plantings within the Camelot Reserve to the north will improve corridor values for Koalas and other fauna. There is some potential for Koalas to be roosting in trees on the site during construction. A suitably qualified fauna spotter-catcher should be present during the removal of trees on the site and conduct pre-clearing searches for Koalas. Rose-crowned fruit-dove Background information Rose-crowned Fruit-doves occur mainly in sub-tropical and dry rainforest and occasionally in moist eucalypt forest and swamp forest, where fruit is plentiful. They feed entirely on fruit from vines, shrubs, large trees and palms, and are thought to be locally nomadic as they follow the ripening of fruits. Some populations are migratory in response to food availability - numbers in north-east NSW increase during spring and summer then decline in April or May. Threats to the Rose-crowned fruit-dove include:  Clearing and fragmentation of low to mid-elevation rainforest.  Logging and roading in moist eucalypt forest with well-developed rainforest understorey. Ecological Assessment Lot 67 DP1060356 Greenwood Drive, Goonellabah

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Burning of remnant rainforest habitat. Invasion of habitat by introduced weed species Removal of Camphor Laurel food source without appropriate mitigation measures.

Recovery actions for the Rose-crowned fruit-dove include:  Support local Landcare groups.  Protect remnant rainforest patches during burning off activities.  Retain forested corridors that link north-south and east-west migration routes.  Encourage and initiate weed control programs.  Ensure Camphor Laurel removal is accompanied by replacement with local native laurel species.  Protect known and potential food trees.  Protect remnant stands of rainforest and moist forest from clearing or development.  Initiate and support rainforest regeneration projects. Source: Department of Environment & Conservation 2007

This species is occasionally recorded in scattered patches of rainforest (including regrowth) in the locality. The species may occur in surrounding areas of better quality rainforest habitat located in the wider locality. The local population of this species is unlikely to have any significant degree of reliance on the Subject site and proposed development, including the removal of a number of trees, is highly unlikely to have a significant impact on the local population of this species. No habitat for this species would be fragmented or isolated as a result of the proposed works. Grey-headed flying-fox. Background information Grey-headed flying-foxes occur in subtropical and temperate rainforests, tall sclerophyll forests and woodlands, heaths and swamps as well as urban gardens and cultivated fruit crops. Roosting camps are generally located within 20 km of a regular food source and are commonly found in gullies, close to water, in vegetation with a dense canopy. Individual camps may have tens of thousands of animals and are used for mating, birth and the rearing of young. Site fidelity to camps is high with some camps being used for over a century. These bats travel up to 50 km to forage, feeding on the nectar and pollen of native trees, in particular Eucalyptus, Melaleuca and Banksia, and fruits of rainforest trees and vines. They also forage in cultivated gardens and fruit crops and can inflict severe crop damage. Threats to the Grey-headed flying-fox include:  Loss of foraging habitat.  Disturbance of roosting sites.  Unregulated shooting.  Electrocution on powerlines. Recovery actions for the Grey-headed flying-fox include:  Protect roost sites, particularly avoid disturbance September through November.  Identify and protect key foraging areas.  Manage and enforce licensed shooting.  Investigate and promote alternative non-lethal crop protection mechanisms.  Identify powerline blackspots and implement measures to reduce deaths. Source: Department of Environment & Conservation 2007

Ecological Assessment Lot 67 DP1060356 Greenwood Drive, Goonellabah

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This species may occur in the Study area at times, particularly during peak fruiting and flowering times of site vegetation. The proposed development will result in the minor loss of habitat and there is unlikely to be a significant impact on this species. It is highly unlikely that this species roosts in the Study area and any vegetation removal is unlikely to result in injury to any flyingfoxes. Eastern long-eared bat This bat occurs in lowland subtropical rainforest and wet and swamp eucalypt forest, extending into adjacent areas of moist eucalypt forest. Coastal rainforest and patches of coastal scrub are particularly favoured. It roosts in hollows in trees and also in the hanging foliage of palms, in dense clumps of foliage amongst rainforest trees and under bark. Threats to the Eastern long-eared bat include:  Clearing, fragmentation and isolation of lowland subtropical rainforest, wet and swamp eucalypt forest and coastal scrub, particularly forest and scrub close to the coast, for agricultural, residential and other development.  Loss of hollow-bearing trees and stands of palms and rainforest trees used for roosting and maternity sites.  Invasion of habitat by weeds, particularly by Bitou Bush on the coast.  Use of pesticides. Recovery actions for the Eastern long-eared bat include:  Protect hollow-bearing trees and patches of rainforest and other dense vegetation.  Reduce the use of pesticides and consider alternatives where available.  Assist with removal of weeds, particularly with Bitou Bush control in coastal areas.  Protect known and potential habitat, particularly low elevation rainforest and coastal scrub from clearing, fragmentation and isolation.  Reconnect and rehabilitate patches of known and potential habitat. Source: Office of Environment and Heritage 2013

The loss of scattered trees represents the loss of marginal foraging habitat for this species. Larger eucalypts within the Subject site are unlikely to provide suitable roosting habitat for this species. The loss of some of these trees would represent a potential future minor loss of roosting habitat within the wider locality. With the adoption of the compensatory planting measures recommended in this report, there is highly unlikely to be a significant impact on the local population of this species. Little bent-wing bat The Little bent-wing bat prefers moist eucalypt forest, rainforest or dense coastal banksia scrub. It roosts in caves, tunnels and sometimes tree hollows during the day, and at night forages for small insects beneath the canopy of densely vegetated habitats. The Little bent-wing bat often shares roosting sites with the Common Bent-wing-bat and, in winter, the two species may form mixed clusters. Threats to the Little bent-wing bat include:  Disturbance of colonies, especially in nursery or hibernating caves may be catastrophic.  Destruction of caves that provide seasonal or potential roosting sites.  Changes to habitat, especially surrounding maternity caves.  Use of pesticides. Recovery actions for the Little bent-wing bat include: Ecological Assessment Lot 67 DP1060356 Greenwood Drive, Goonellabah

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Retain stands of native vegetation. Reduce use of pesticides. Protect known roosting and nursery sites and surrounding forest. Check with DEC before undertaking recreational caving activities. Source: Office of Environment and Heritage 2013

The loss of scattered trees represents the loss of marginal foraging habitat for this species. With the adoption of the amelioration measures recommended in this report, there is highly unlikely to be a significant impact on the local population of this species. (b) 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, There are no listed endangered populations in the Study area. (c) 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, A number of listed Endangered Ecological Communities occur in the North Coast bioregion, including:  Byron Bay Dwarf Graminoid Clay Heath Community  Coastal Saltmarsh in the NSW North Coast, Sydney Basin and SE Corner bioregions  Freshwater wetlands on Coastal Floodplains of the NSW North Coast, Sydney Basin and SE Corner bioregions  Littoral rainforest in the NSW North Coast, Sydney Basin and SE Corner bioregions  Lowland Rainforest in the NSW North Coast and Sydney Basin bioregions  Lowland Rainforest on Floodplain in the NSW North Coast bioregion  Montane Peatlands and Swamps of the New England Tableland, NSW North Coast, Sydney Basin, SE Corner, SE Highlands and Australian Alps bioregions  Subtropical Coastal Floodplain Forest of the NSW North Coast bioregion  Swamp oak Floodplain Forest of the NSW North Coast, Sydney Basin and SE Corner bioregions  Swamp Sclerophyll Forest on Coastal Floodplains of the NSW North Coast, Sydney Basin and SE Corner bioregions  Themeda grassland on seacliffs and coastal headlands in the NSW North Coast, Sydney Basin and SE Corner bioregions  Coastal Cypress Pine Forest in the NSW North Coast Bioregion No EECs are considered to occur in the Study area. (d) 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 Ecological Assessment Lot 67 DP1060356 Greenwood Drive, Goonellabah

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(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, The proposed works will make a negligible contribution toward the fragmentation of habitat or the long-term survival of any Threatened species, population or ecological community. Habitat to be removed consists of mostly exotic species and this is unlikely to be of significance to any of the Threatened species considered in this assessment. (e) whether the action proposed is likely to have an adverse effect on critical habitat (either directly or indirectly), Recommended and declared areas of critical habitat are listed on the Critical Habitat Register. The North Coast bioregion contains one area of declared Critical Habitat. Stott’s Island (in the Tweed River) has been declared as critical habitat for the Mitchell’s Rainforest Snail. There are no areas of critical habitat in the Study area. (f) whether the action proposed is consistent with the objectives or actions of a recovery plan or threat abatement plan, Priority actions have been set out for several of the species considered in this assessment. The proposed development is not inconsistent with these priority actions. (g) 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. A “threatening process” means a process that threatens, or may have the capability to threaten, the survival or evolutionary development of a species, population or ecological community. Key Threatening Processes have been listed in Schedule 3 of the TSC Act (1995). 30 Key threatening processes have been listed on the schedules of the TSC Act (1995).  Invasion of native plant communities by bitou bush & boneseed  Invasion of native plant communities by exotic perennial grasses  Invasion, establishment and spread of Lantana camara  Competition and grazing by the feral European rabbit  Competition and habitat degradation by feral goats  Competition from feral honeybees  Herbivory and environmental degradation caused by feral deer  Importation of red imported fire ants into NSW  Introduction of the large earth bumblebee  Invasion and establishment of the Cane Toad  Invasion and establishment of exotic vines and scramblers  Invasion of the yellow crazy ant  Predation by feral cats  Predation by the European Red Fox  Predation by the Plague Minnow Ecological Assessment Lot 67 DP1060356 Greenwood Drive, Goonellabah

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              

Predation by the ship rat (Rattus rattus) on Lord Howe Island Predation, habitat degradation, competition and disease transmission by Feral Alteration of habitat following subsidence due to longwall mining Alteration to the natural flow regimes of rivers, streams, floodplains & wetlands. Bushrock Removal Clearing of native vegetation Ecological consequences of high frequency fires Human-caused Climate Change Loss and/or degradation of sites used for hill-topping by butterflies Removal of dead wood and dead trees Infection by Psittacine circoviral (beak & feather) disease affecting endangered psittacine species Infection of frogs by amphibian chytrid fungus Infection of native plants by Phytophthora cinnamomi Death or injury to marine species following capture in shark control programs on ocean beaches Entanglement in, or ingestion of anthropogenic debris in marine and estuarine environments

The proposed development will make a minor contribution toward the clearing of native vegetation and human-caused climate change. The effect of the proposed works on the overall impact of these threatening processes will be negligible. Conclusion With the adoption of the amelioration measures discussed in this report, the proposed development is unlikely to result in a significant impact on any Threatened (TSC Act 1995) species, populations or ecological community. A Species Impact Statement is not required.

Ecological Assessment Lot 67 DP1060356 Greenwood Drive, Goonellabah

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EPBC Act Policy Statement 1.1 Significant Impact Guidelines The following assessment follows the guidelines and definitions set out in the EPBC Act Policy Statement 1.1.

Assessment of proposed action Are there any matters of national environmental significance located in the area of the proposed action? Threatened species and ecological communities. The EPBC Protected Matters Report generated for the Subject site shows 37 Threatened species as possible occurrences within 5km of the Subject site. No Threatened Ecological Communities occur. Of the Threatened fauna species included in the Protected Matters Report, the Vulnerable Grey-headed flying-fox is considered a possible occurrence in the Study area. Migratory species The EPBC Protected Matters Report generated for the Subject site shows 30 Migratory species as possible occurrences within 5km of the Subject site. Several of these species, including the White-throated needletail and Rainbow bee-eater, may occur in the Study area at times. Ramsar Wetlands of International Significance There are no Wetlands of International Significance within 5km of the Subject site. Commonwealth marine areas Generally, the Commonwealth marine area stretches from three miles to two hundred nautical miles from the coast. The proposed development will not affect any Commonwealth marine areas. World Heritage properties The EPBC Protected Matters Report generated for the Subject site shows no World Heritage properties within 5km of the Subject site. National heritage places The EPBC Protected Matters Report generated for the Subject site shows no National Heritage places within 5km of the Subject site. Considering the proposed action at its broadest scope, is there potential for impacts on matters of national environmental significance? An action is likely to have a significant impact on a critically endangered or endangered species if there is a real chance or possibility that it will:  lead to a long-term decrease in the size of a population;  reduce the area of occupancy of the species;  fragment an existing population into two or more populations;  adversely affect habitat critical to the survival of a species;  disrupt the breeding cycle of a population;  modify, destroy, remove, isolate or decrease the availability or quality of habitat to the extent that the species is likely to decline;  result in invasive species that are harmful to a critically endangered or endangered species becoming established in the endangered or critically endangered species’ habitat; Ecological Assessment Lot 67 DP1060356 Greenwood Drive, Goonellabah

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 

introduce disease that may cause the species to decline; or interfere with the recovery of the species.

No critically endangered or endangered species were recorded or considered likely to occur. An action is likely to have a significant impact on a vulnerable species if there is a real chance or possibility that it will:  lead to a long-term decrease in the size of an important population of a species, or  reduce the area of occupancy of an important population, or  fragment an existing important population into two or more populations, or  adversely affect habitat critical to the survival of a species, or  disrupt the breeding cycle of an important population, or  modify, destroy, remove or isolate or decrease the availability or quality of habitat to the extent that the species is likely to decline, or  result in invasive species that are harmful to a vulnerable species becoming established in the vulnerable species’ habitat;  introduce disease that may cause the species to decline; or  interfere substantially with the recovery of the species. An important population is one that is necessary for a species' long-term survival and recovery. This may include populations identified as such in recovery plans, and/or that are:  key source populations either for breeding or dispersal,  populations that are necessary for maintaining genetic diversity, and/or  populations that are near the limit of the species range. The Vulnerable Grey-headed flying-fox is considered a possible occurrence on the Subject site at times. The proposed development will result in a minor loss of suitable habitat for this species. The proposed development is unlikely to have any significant impact on the local population of this species. An action has, will have, or is likely to have a significant impact on a migratory species if it does, will, or is likely to:  substantially modify (including by fragmenting, altering fire regimes, altering nutrient cycles or altering hydrological cycles), destroy or isolate an area of important habitat of the migratory species;  result in an invasive species that is harmful to the migratory species becoming established in an area of important habitat of the migratory species; or  seriously disrupt the lifecycle (breeding, feeding, migration or resting behaviour) of an ecologically significant proportion of the population of the species. An area of important habitat is:  habitat utilised by a migratory species occasionally or periodically within a region that supports an ecologically significant proportion of the population of the species; and/or  habitat that is of critical importance to the species at particular life-cycle stages; and/or  habitat utilised by a migratory species which is at the limit of the species range; and/or

Ecological Assessment Lot 67 DP1060356 Greenwood Drive, Goonellabah

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ď&#x201A;ˇ

habitat within an area where the species is declining.

The Study area may be used at times by a range of migratory species. The Subject site does not represent an area of important habitat for any migratory species and will not seriously disrupt the lifecycle of an ecologically significant proportion of any migratory species. Are there any proposed measures to avoid or reduce impacts on matters of national environmental significance? Amelioration measures have been recommended to reduce overall site impacts and potential impacts on areas of retained habitat. Are any impacts of the proposed action on matters of national environmental significance likely to be significant impacts? No.

Ecological Assessment Lot 67 DP1060356 Greenwood Drive, Goonellabah

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ATTACHMENT 3 Bushfire Hazard Assessment Bushfire Certifiers

BUSHFIRE THREAT ASSESSMENT REPORT 100B And Alternate Solution for Access

Proposed 11-Lot Subdivision Lot 67 DP 1060356 29 Greenwood Drive, Goonellabah

Peter Thornton BPAD â&#x20AC;&#x201C; A Certified Practitioner 16 September 2013

Prepared by:

BCA Check Pty Ltd t/a Bushfire Certifiers TM Bushfire and Building Consultants 4/57 Ballina Street Lennox Head NSW 2478 Australia (PO Box 375 LENNOX HEAD NSW 2478) ABN 95104451210 T: 02 66877461 F: 02 66876295 E: peter@bushfirecertifiers.com.au

Peter Thornton BCA Check Pty Ltd BPAD-A Certified Practitioner No. 14867 MFireSafeEng Building Surveyor MAIBS

DOCUMENT CONTROL Revision No.

Date

16.09.2013

Bushfire Certifiers

Description Final

Prepared

Checked

Scott Sewell

PJT

– Bushfire Report – Lot 67 DP 1060356, 29 Greenwood Drive, Goonellabah

Authorised Peter Thornton

TABLE OF CONTENTS 1.0 2.0

3.0 4.0 5.0 6.0

7.0 8.0

9.0

Executive Summary ............................................................................................... Introduction .......................................................................................................... 2.1 General 2.2 Significant Environmental Features 2.3 Report Details Proposed Development ......................................................................................... Bushfire Threat Assessment .................................................................................. Asset Protection Zones and Construction Standards ............................................ Water and Utility Services ..................................................................................... 6.1 Water Services 6.2 Gas Services 6.3 Electricity Services Access .................................................................................................................... Alternate Solution – Access ................................................................................... 8.1 Alternate Solution Relating to Access 8.2 Scope 8.3 Limitations 8.4 Assumptions 8.5 Methodology 8.6 Alternate Solution for Property Access Conclusion .............................................................................................................

References ...................................................................................................................... Appendices .....................................................................................................................

4 5

7 8 11 12

13 13

19 20 21

LIST OF TABLES AND FIGURES Table 1

Bushfire Threat Assessment ......................................................................

Table 2`

Bushfire Threat Assessment and Construction Standards .........................

Figure 1 Figure 2 Figure 3 Figure 4

Location of proposed subdivision .............................................................. Proposed subdivision layout with unit numbers ....................................... Bushfire threat analysis …………………………………………………………………………. Lismore City Council bushfire prone land map ……………………………………….

7 8 9 10

Bushfire Certifiers

– Bushfire Report – Lot 67 DP 1060356, 29 Greenwood Drive, Goonellabah

1.0

EXECUTIVE SUMMARY

This report has assessed the proposed 11-lot strata subdivision and construction of the dwellings on Lot 67 DP 1060356, 29 Greenwood Drive, Goonellabah with the requirements of clause 44 of the Rural Fires Regulation for an application for a Bush Fire Safety Authority and has demonstrated compliance with each of the heads of consideration. The 11 proposed Class 1a dwellings are to be constructed and subdivided by strata title. The report has demonstrated compliance with the intent of Planning for Bushfire Protection 2006 and an alternate solution for access. The following table is a summary of the recommendations and method of assessment for each of the heads of consideration. MEASURE

RECOMMENDATION

APZ Required Water Supply

Electricity Supply Gas Supply Construction Standards Access

The proposed lots are to be maintained as an Inner Protection Area + 35 metres to the north Water supply to the proposed dwelling sites is capable of being compliant with PBP2006. Street and onsite hydrants are to provide coverage to AS 24192005 Electricity supply to be located below ground level Gas supply to comply with PBP2006 Dwellings can be built to AS 3959 BAL 29 + Appendix 3 PBP 2006 or less Property access is to comply with section 4.1.3(2) of PBP2006 except a 6 x 8 metre reversing bay is acceptable in lieu of a turning circle and a turning circle with a 10 metre outer radius in lieu of a 12 metre radius at the end of Greenwood Drive.

METHOD OF ASSESSMENT Acceptable Solution Acceptable Solution

Acceptable Solution Acceptable Solution Acceptable Solution Acceptable Solution & Alternate Solution

It is recommended that a Bush Fire Safety Authority be granted subject to the following conditions. 1. Access to the proposed lots where required for water is to comply with s4.1.3(2) PBP 2006 except a 6 metre x 8 metre reverse bay is acceptable in lieu of a turning circle. 2. The public access road is to comply with s4.1.3(1) PBP 2006 except a 10 metre turning circle outer radius is acceptable in lieu of a 12 metre turning circle radius.

Bushfire Certifiers

â&#x20AC;&#x201C; Bushfire Report â&#x20AC;&#x201C; Lot 67 DP 1060356, 29 Greenwood Drive, Goonellabah

3. Water, electricity and gas are to comply with 4.1.3 of Planning for Bushfire Protection 2006. 4. At the commencement of works and in perpetuity the a 35m APZ from the north property boundary is to be maintained as an Inner Protection Area and managed and maintained to prevent the spread of a fire towards the buildings in accordance with the requirements of Standards for Asset Protection Zones (RFS 2005) (see Appendix B). The landscaping of the entire site is to comply with Appendix 5 PBP2006. 5. Dwellings 1 & 5 - 11 (identified in Figure 2) shall be constructed in accordance with BAL 12.5 AS 3959-2009 + Appendix 3 PBP 2006. 6. Dwelling 2 (identified in Figure 2) shall be constructed in accordance with BAL 19 AS 3959-2009 + Appendix 3 PBP 2006. 7. Dwellings 3 and 4 (identified in Figure 2) shall be constructed in accordance with BAL 29 AS 3959-2009 + Appendix 3 PBP 2006.

2.0

INTRODUCTION

2.1

GENERAL

The applicant is proposing to construct 11 dwellings and strata subdivide them on Lot 67 DP 1060356, 29 Greenwood Drive, Goonellabah. The subdivision is for residential purposes and in this regard will not be identified as a special fire protection purpose. Should the zoning of the proposed subdivision change to a use consistent with a special fire protection purpose as defined by s100B(6)(f) of the Rural Fires Act 1997 then this report is to be amended. Under the provisions of section 100B of the Rural Fires Act 1997 as amended, a Bush Fire Safety Authority (BFSA) is required from the Commissioner of the NSW Rural Fire Service. The report has been prepared to address the requirements of clause 44 of the Rural Fires Regulation, application for Bush Fire Safety Authority and Environmental Planning and Assessment Act 1979 and addresses the following:

description (including the address) of the property on which the development the subject of the application is to be carried out, 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 Bush Fire Protection,

Bushfire Certifiers

â&#x20AC;&#x201C; Bushfire Report â&#x20AC;&#x201C; Lot 67 DP 1060356, 29 Greenwood Drive, Goonellabah

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), a bush fire assessment for the proposed development (including the methodology used in the assessment) that addresses the following matters: the extent to which the development is to provide for setbacks, including asset protection zones, the siting and adequacy of water supplies for fire fighting, the capacity of public roads in the vicinity to handle increased volumes of traffic in the event of a bush fire emergency, whether or not public roads in the vicinity that link with the fire trail network have two-way access, the adequacy of arrangements for access to and egress from the development site for the purposes of an emergency response, the adequacy of bush fire maintenance plans and fire emergency procedures for the development site, the construction standards to be used for building elements in the development, 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 standards, specific objectives and performance criteria set out in Chapter 4 (Performance Based Controls) of Planning for Bush Fire Protection.

The recommendations within this report address the aim and objectives of Planning for Bushfire Protection 2006 to reduce the risk of ignition of the dwellings in a bushfire event. It is noted however that bushfire is a natural phenomenon and there can never be any guarantee that a building or occupants will not be adversely affected by bushfire. 2.2

SIGNIFICANT ENVIRONMENTAL FEATURES

An assessment is to be undertaken with regard to: •

State Environmental Planning Policy No. 44 (Koala Habitat Protection).

•

Threatened Species Conservation Act (1995).

•

Environmental Protection and Biodiversity Conservation Act (1999).

•

National Parks and Wildlife Act, 1974 (Wildlife Atlas)

•

Native Vegetation Act 2003

This report does not consider the above legislation and in this regard this report should be read in conjunction with the Statement of Environmental Effects submitted with the development application.

Bushfire Certifiers

– Bushfire Report – Lot 67 DP 1060356, 29 Greenwood Drive, Goonellabah

2.3

REPORT DETAILS

Report Reference No.:

13/189

Property Address: Client:

Lot 67 DP 1060356 29 Greenwood Drive, Goonellabah Miller Greenwood Family Trust

Local Government Area:

Lismore City Council

Proposal:

11-lot strata subdivision and construction

Drawings:

Creative Innovation Architects, Rev C dated 10.09.2013

Report Prepared By:

Peter Thornton MFireSafeEng Building Surveyor (MAIBS) BPAD – A Certified Practitioner

3.0

PROPOSED DEVELOPMENT

The applicant is proposing to construct 11 dwellings and strata subdivide them as shown in Figure 2.

Figure 1 – Location of proposed subdivision

Bushfire Certifiers

– Bushfire Report – Lot 67 DP 1060356, 29 Greenwood Drive, Goonellabah

Figure 2 – Proposed subdivision layout with unit numbers 4.0

BUSHFIRE THREAT ASSESSMENT

The bushfire prone mapping identifies the subject site as being bushfire prone (see Figure 4). Aerial mapping and inspection of the site reveals that the bushfire prone land map is reasonably accurate in respect to the current bushfire threat. The mapping shows the existing allotment containing category 1 vegetation in the northern precinct and being within the buffer zone of category 1 vegetation to the west and northeast of the allotment. The vegetation to the north is dominated with a mixture of Camphor Laurel, rainforest, Privet and other weeds. The vegetation on site would currently be classed as woodland and is on a moderate to steep downslope of 15-20o and as such will require a setback from the northern boundary of 35 metres. This will require Units 3 and 4 to be constructed to BAL 29 and at 48-64 metres Unit 2 to be BAL 19 and at 64 -100 metres Unit 1 to be BAL 12.5. Additionally the area to the west is a banana / mango orchard. Planning for Bushfire Protection 2006 classes reduced vegetation areas such as orchards as a non-hazard and with no requirements. This small area is zoned (R1-General Residential) for residential development and in the future will be subdivided. Greenwood Drive will then be joined up through this property. Bushfire Certifiers

– Bushfire Report – Lot 67 DP 1060356, 29 Greenwood Drive, Goonellabah

Additionally there is remnant vegetation at about 80 metres from the western boundary on an upslope. This will require Units 5-11 to be constructed to BAL 12.5 AS 3959 + Appendix 3 PBP 2006.

Woodland, downslope 15-20o requires a 35 metres setback from the northern boundary to achieve a BAL 29 construction level.

Residential

Banana and mango orchard Remnant upslope

Residential

Figure 3 – Bushfire threat analysis

Adjacent mango / banana orchard Bushfire Certifiers

– Bushfire Report – Lot 67 DP 1060356, 29 Greenwood Drive, Goonellabah

Table 1: Bushfire Threat Assessment ASPECT

SLOPE d/s

North

15-18o

West

Upslope

VEG CLASS (Table A2.1 PBP2006) Woodland

East

n/a

Banana / mango orchard Remnant Residential

South

n/a

Residential

Setback for Table A 2.5 25 metres

Setback BAL 29 AS3959-2009 35 metres

n/a

APZ Entire property + 35 metres Entire property

n/a

80m to remnant Entire property

n/a

Entire property

Figure 4 – Lismore City Council bushfire prone land map

Bushfire Certifiers

– Bushfire Report – Lot 67 DP 1060356, 29 Greenwood Drive, Goonellabah

5.0

ASSET PROTECTION ZONES AND CONSTRUCTION STANDARDS

Asset Protection Zones are areas established and maintained to ensure that bushfire fuels are progressively reduced between the development and the bushfire hazard. The asset protection zone incorporates an Inner Protection Area (IPA) having reduced fuel loadings of approximately 3t/ha. Acceptable Solution An APZ is provided in accordance with the relevant tables/figures in Appendix 2 of Planning for Bushfire Protection 2006. The APZ is wholly within the boundaries of the development site. Exceptional circumstances may apply (see section 3.3) APZ’s are managed and maintained to prevent the spread of a fire towards the building in accordance with the requirements of Standards for Asset Protection Zones (RFS 2005) The APZ is located on lands with a slope less than 18 degrees.

Comment APZ’s in accordance with Appendix 2

APZ’s will be located on the subject property

Development to comply. A copy of Standards for Asset Protection Zones (RFS 2005) has been included in Appendix B.

Complies

Complies Yes

Yes + residential development and orchard Yes

Yes

Table 2: Bushfire Threat Assessment and Construction Standards ASPECT

SLOPE

North

15-18o d/s

VEG CLASS (Table A2.1 PBP2006) Woodland

Setback BAL 29 AS3959-2009

Construction level

35 metres

Remnant

80 metres

BAL 29, 35-48 metres Units 3 & 4 BAL 19, 48-64 metres Unit 2 BAL 12.5, 64-100 metres Unit 1 BAL 12.5 + Appendix 3 Units 5-11

West

Upslope

East

n/a

Residential

n/a

Dictated by north and west

South

n/a

Residential

n/a

Dictated by north and west

Bushfire Certifiers

– Bushfire Report – Lot 67 DP 1060356, 29 Greenwood Drive, Goonellabah

6.0

WATER AND UTILITY SERVICES

6.1

WATER SERVICES

Adequate water supply is a critical requirement for fire-fighting purposes in the event of a bushfire. A reticulated water supply and street hydrants in Greenwood Drive and the access road to the south will need to provide coverage of the development in accordance with AS 2419.1 – 2005. It is noted that this is also required by Cl. 142 Local Govt Regulation. Certification is required by the hydrant design engineer that compliance with AS 2419.12005 has been fully complied with. 6.2

GAS SERVICES

Acceptable Solution Reticulated or bottled gas installed and maintained in accordance with AS 1596 with metal piping used. Fixed gas cylinders to be kept clear of flammable material by a distance of 10m and shielded on the hazard side of the installation Gas cylinders close to the dwelling are to have the release valves directed away from the building and at least 2m from flammable material with connections to and from the gas cylinder being of metal. Polymer sheathed flexible gas supply lines to gas meters adjacent to the buildings are not used.

6.3

Comment To comply To comply To comply

To comply

ELECTRICITY SERVICES

Electricity will be provided via underground reticulation as required by the local authority will be installed in accordance with their requirements. Electrical transmission lines shall be placed underground and is to be confirmed in the civil design to be conditioned with the development consent.

Bushfire Certifiers

– Bushfire Report – Lot 67 DP 1060356, 29 Greenwood Drive, Goonellabah

7.0

ACCESS

Property access is provided by way of Greenwood Drive providing access from the public road system directly to the private land giving fire fighters access to the habitable dwellings. Greenwood road currently terminates at the proposed subdivision. It may join the other section of Greenwood Drive in future subdivision through the property to the west. Greenwood Drive for now will terminate with a turning circle. However instead of a 12 metre outer radius turning circle a 10 metre outer radius turning circle is proposed with an alternate solution. The property access is from the north and south off Greenwood Drive accessing the proposed dwellings. The dwellings to the north will need certification from the hydraulic engineer that compliance with AS 2419.1-2005 has been achieved in order to not require the internal access road as per the access table in section 4.1.3 of Planning for Bushfire Protection 2006. The dwellings to the south will require the access to comply with s4.1.3(2) of Planning for Bushfire Protection 2006 except a 6m x 8m reversing bay is acceptable in lieu of a turning circle. A dedicated water supply will be required given coverage of the street hydrant is not compliant with AS 2419.1-2005. Should certification from the design engineer certify that an additional street hydrant will be provided to fully comply with AS 2419.1-2005 then a dedicated water supply will not be required. Should this certification be received there may be potential for an alternate solution to be provided removing specific access requirements. The access table in section 4.1.3 of Planning for Bushfire Protection 2006 does not require specific access requirements where the access from the public road supporting hydrants to the most distant part of the building has an unobstructed path of 70m.

8.0

ALTERNATE SOLUTION - ACCESS

The alternate solution is to be carried out for the proposed public road access which comprises a minor extension to the existing road and a turning circle at the end of Greenwood Drive as it departs from the following acceptable solution relating to access. 8.1

ACCEPTABLE SOLUTION RELATING TO ACCESS

The application departs from the acceptable solutions relating to access specified in s4.1.3(2) PBP which states “Dead end roads incorporate a minimum 12 metre outer radius turning circle”.

Bushfire Certifiers

– Bushfire Report – Lot 67 DP 1060356, 29 Greenwood Drive, Goonellabah

The access road is a small addition to the existing road system and basically is the turning circle. The road is to join the north-western section of Greenwood Drive when the small portion of land to the west is developed. The turning circle will have a 10 metre outer radius turning circle. All other aspects of the access will be complied with. 8.2

SCOPE

The scope of the alternate solution is limited to the departure from the acceptable solution requirements identified in this report with the turning circle. 8.3

LIMITATIONS

The report provides recommendations that will reduce the risk of ignition to the building while the fire front passes: “The goal of absolute safety during a bush fire event is not attainable and despite best effort there is the ever-present risk of personal injury or damage to property. Ultimately, it is the responsibility of the owner/occupier to comply with conditions of consent and to maintain systems designed to mitigate the impacts of bush fire.” Should a change in use or building alterations or additions occur in the future, a reassessment of the development will be needed to verify consistency with the analysis contained within this report. The alternate solution relies on the owner/occupier to comply with the recommendations in this report and the consent conditions and to maintain in perpetuity systems designed to mitigate the impacts of bush fire. The report is not considered to be a compliance report for any other aspects other than that specified in the scope. 8.4

ASSUMPTIONS

The new construction works once constructed is compliant with the acceptable solutions of Planning for Bushfire Protection 2006 and the recommendations within this report relating to the performance criteria. The building and asset protection zones, water, access and landscaping will be managed and maintained in perpetuity in accordance with Planning for Bushfire Protection 2006.

Bushfire Certifiers

– Bushfire Report – Lot 67 DP 1060356, 29 Greenwood Drive, Goonellabah

8.5

METHODOLOGY

General The building works need to comply with the performance requirement of P2.3.4 of the Building Code of Australia (BCA). Part 1.0.5 of the Housing Provisions identifies how you would satisfy the performance requirements and provides as follows: 1.0.5 Meeting the Performance Requirements Compliance with the Performance Requirements can only be achieved by(a) complying with the Deemed-to-Satisfy Provisions; or (b) formulating an Alternative Solution which(i) complies with the Performance Requirements; or (ii) is shown to be at least equivalent to the Deemed-to-Satisfy Provisions; or (c) a combination of (a) and (b).

This report will outline compliance by meeting the performance requirement pursuant to 1.0.5(c) of the Housing Provisions of the BCA. The assessment method for the alternate solution is identified in Part 1.0.9 – Assessment Methods in the Housing Provisions of the Building Code of Australia 2013. The report will be assessed in accordance with Part 1.0.9(b)(ii) by using a qualitative and quantitative analysis consistent with Planning for Bushfire Protection 2006. The methodology adopted in formulating the Alternative Solution is based on that described in the International Fire Engineering Guidelines 2005, RFS Practice Note 03/06 and AS 39592009. The Guidelines provide guidance for the design of alternate solutions for the BCA in order to establish an acceptable level of compliance with the relevant performance requirement. 8.6

ALTERNATE SOLUTION FOR PROPERTY ACCESS

The alternate solution is in the form of the following MRV truck turning template from Peter Williams (Civil Engineer) to show that a 10 metre outer radius allows a medium rigid vehicle to turn.

Bushfire Certifiers

– Bushfire Report – Lot 67 DP 1060356, 29 Greenwood Drive, Goonellabah

Bushfire Certifiers

– Bushfire Report – Lot 67 DP 1060356, 29 Greenwood Drive, Goonellabah

Bushfire Certifiers

– Bushfire Report – Lot 67 DP 1060356, 29 Greenwood Drive, Goonellabah

Bushfire Certifiers

– Bushfire Report – Lot 67 DP 1060356, 29 Greenwood Drive, Goonellabah

9.0

CONCLUSION

This assessment demonstrates that the proposed development will be compliant with all aspects of Planning for Bushfire Protection 2006 except as shown otherwise based on the recommendations contained in Section 1 of this report, and other considerations contained within the report.

Bushfire Certifiers

â&#x20AC;&#x201C; Bushfire Report â&#x20AC;&#x201C; Lot 67 DP 1060356, 29 Greenwood Drive, Goonellabah

Disclaimer This report was prepared for the purposes and exclusive use of the stated client to accompany an application to Lismore City Council specifically relating to a proposed 11-Lot strata subdivision, and is not to be used for any other purpose or by any other person or Corporation. BCA Check Pty Ltd accepts no responsibility for any loss or damage suffered howsoever arising to any person or Corporation who may use or rely on this report in contravention of the terms of this clause. As identified in Planning for Bushfire Protection 2006 and the Building Code of Australia the report is to provide recommendations to reduce the risk of ignition and does not guarantee the complete protection of the building in the event of bush fire or that the building will not be adversely impacted upon. Reporting has been based on the relevant Council and Rural Fire Service Guidelines however recommendations or suggestions given in this report are based on our site investigation at the time of reporting. In some cases site conditions may change dramatically within a few years due to rapid vegetation re-growth and invading weed species.

References: NSW Rural Fire Service and Planning NSW (2006), Planning for bushfire protection, A guide for councils planners fire authorities developers and homeowners. Rural Fire Service NSW Australia. Standards Australia, (2009), AS3959 Construction of buildings in bushfire prone areas, Australian Standards, Sydney.

Legislation: Environmental Planning and Assessment Act 1979 and Regulations 2000. New South Wales. Parliamentary Counsel’s Office, NSW Government Information Service. Rural Fires Act 1997. New South Wales. Parliamentary Counsel’s Office, NSW Government Information Service. Rural Fires Regulation. New South Wales. Parliamentary Counsel’s Office, NSW Government Information Service.

Bushfire Certifiers

– Bushfire Report – Lot 67 DP 1060356, 29 Greenwood Drive, Goonellabah

APPENDIX A

Site plan

Bushfire Certifiers

– Bushfire Report – Lot 67 DP 1060356, 29 Greenwood Drive, Goonellabah

APPENDIX B

Standards for Asset Protection Zones (RFS 2005)

Bushfire Certifiers

– Bushfire Report – Lot 67 DP 1060356, 29 Greenwood Drive, Goonellabah

Bushfire Certifiers

– Bushfire Report – Lot 67 DP 1060356, 29 Greenwood Drive, Goonellabah

Bushfire Certifiers

– Bushfire Report – Lot 67 DP 1060356, 29 Greenwood Drive, Goonellabah

Bushfire Certifiers

– Bushfire Report – Lot 67 DP 1060356, 29 Greenwood Drive, Goonellabah

Bushfire Certifiers

– Bushfire Report – Lot 67 DP 1060356, 29 Greenwood Drive, Goonellabah

Bushfire Certifiers

– Bushfire Report – Lot 67 DP 1060356, 29 Greenwood Drive, Goonellabah

Bushfire Certifiers

– Bushfire Report – Lot 67 DP 1060356, 29 Greenwood Drive, Goonellabah

Bushfire Certifiers

– Bushfire Report – Lot 67 DP 1060356, 29 Greenwood Drive, Goonellabah

Bushfire Certifiers

– Bushfire Report – Lot 67 DP 1060356, 29 Greenwood Drive, Goonellabah

Bushfire Certifiers

– Bushfire Report – Lot 67 DP 1060356, 29 Greenwood Drive, Goonellabah

Bushfire Certifiers

– Bushfire Report – Lot 67 DP 1060356, 29 Greenwood Drive, Goonellabah

Bushfire Certifiers

– Bushfire Report – Lot 67 DP 1060356, 29 Greenwood Drive, Goonellabah

Bushfire Certifiers

– Bushfire Report – Lot 67 DP 1060356, 29 Greenwood Drive, Goonellabah

ATTACHMENT 4 Pre-lodgement Meeting Minutes Lismore City Council

LISMORE CITY COUNCIL MINUTES OF PRE-LODGEMENT MEETING Held on Tuesday 5 March 2013 82.2013.6.1 Present:

Coordinator Development Assessment (C Watts) Chairperson Development Assessment Officer (Planning) (R Evans) Development Assessment Engineer (J Willey) Environmental Health Representative (D Mundt) Waste Operations Co-ordinator (K Trustum)

In attendance:

Secretary (S Strachan)

Apologies:

Nil

Presentation Guests:

Property: Zone:

Mr Damian Chapelle - Newton Denny Chapelle Peter Miller -Owner Josh Miller - Owner Joe Wiegerinck - Architect DP 1060356 lot 67, 29 Greenwood Drive GOONELLABAH LEP 2000 = 2a LEP 2012 = R1

Brief Outline of Proposed Development provided by proponent: Proposed Integrated Medium Density Development comprising 12 x 3 bedroom two storey dwellings, strata title subdivision, tree removal & associated infrastructure. Each of the units will have a single garage. It is envisaged five units will constructed to the north of the site and seven to the south. It is proposed the development will be constructed of insulated panels and will have a rendered finish. Solar panels will be fixed to all units.

Meeting notes: Development Assessment Officer (Planning) (R Evans) Zoning The subject site is zoned R1 - General Residential under Lismore LEP 2012. Permissibility The proposed development activity is defined as 'multi dwelling housing' and is a permissible form of development within the R1 - General Residential zone subject to development consent from Council. Advertising / Notification required: Yes - The development proposal would require public advertising and notification in accordance with Chapter 10 - Notification & Advertising of DA's of Lismore DCP 2007. It is always recommended that you would consult with adjoining property owners prior to lodgement of your development application.

About Pre-Lodgement Meeting Advice No pre-application meeting can provide an authoritative statement as to the likely outcome of an application. A determination can only be made following the lodgement of an application and the completion of the assessment process. Whilst every attempt has been made to provide as much assessment advice on the proposal as possible, there may be additional issues that have not been identified due to the nature of the plans submitted for comment with the meeting request or lack of readily available information about the subject site. The above advice is not a detailed compliance audit of the proposal, and does not cover further issues that may arise from public notification, referrals or detailed assessment of the final proposal submitted to Council for assessment. Page No. 1

LISMORE CITY COUNCIL MINUTES OF PRE-LODGEMENT MEETING Held on Tuesday 5 March 2013 82.2013.6.1

Planning Constraints: • •

•

• • •

Slope/Topography: The land is steep and should be incorporated as part of the design, including amenity Vegetation: Existing mature trees are located on the site & proposed for removal. Some of these trees are koala trees and the site is mapped as koala habitat, therefore SEPP No.44 Koala Habitat Protection is applicable. Bushfire: Yes - The site of the proposed building is identified as Bushfire Prone Land and the development is an 'Integrated Development' as concurrence approval from NSW RFS is required because the proposed strata subdivision of the dwellings requires approval under the provisions of Section 100B of the Rural Fires Act, 1997. Section 64 contributions - Yes - see estimates under Development Engineering Section 94 contributions - Yes - see estimates under Development Engineering Tree preservation order - Yes (as tree removal is proposed)

Relevant Planning Legislation Please incorporate within the Statement of Environmental Effects to the following:EPA, Act • Section 79C of the EPA, Act, 1979. SEPPs • SEPP 44 -Koala Habitat Protection ? • SEPP No. 55 - Remediation of Land REPs • North Coast REP LEP • Lismore LEP 2012 (Zone Objectives) DCPs Part A • Lismore DCP 2007 - Part A, Chapter 1 - Residential Development, Chapter 7 - Off Street Car Parking , Chapter 14 - Tree Preservation Order, Chapter 15 - Waste Minimisation and Chapter 22 - Water Sensitive Urban Design and Part B, Chapter 1 - Lismore Urban Area. Other • • • • • • • • •

Proposed staging of the development Any other relevant matters. Building Plans (drawn to scale 1:100 or 1:200) Strata Subdivision Plans (drawn to scale 1:100 or 1:200) Site Waste Minimisation and Management Plan (SWMMP) Bushfire Report addressing the NSW RFS 'Planning for Bushfire Protection' document Tree Removal Assessment Report Water Sensitive Management Report Concept Landscape Plan

Note: Lismore LEP 2012 & DCP 2012 are available on Council's website at: www, lismore. nsw. gov.au About Pre-Lodgement Meeting Advice No pre-application meeting can provide an authoritative statement as to the likely outcome of an application. A determination can only be made following the lodgement of an application and the completion of the assessment process. Whilst every attempt has been made to provide as much assessment advice on the proposal as possible, there may be additional issues that have not been identified due to the nature of the plans submitted for comment with the meeting request or lack of readily available information about the subject site. The above advice is not a detailed compliance audit of the proposal, and does not cover further issues that may arise from public notification, referrals or detailed assessment of the final proposal submitted to Council for assessment. Page No. 2

LISMORE CITY COUNCIL MINUTES OF PRE-LODGEMENT MEETING Held on Tuesday 5 March 2013 82.2013.6.1

Specific Development Assessment (Town Planning) Comments The applicant did not submit dwelling plans (floor, elevation) of the development and therefore at the pre lodgement meeting Council did not provide any specific comments on the urban design except to advise based on the concept plans shown at the meeting the following: • • • • • •

The individual dwellings/buildings should be staggered to improve solar access, privacy, residential amenity and visual/streetscape impact; The rear boundary setbacks for the northern most dwelling should be increased; The development should incorporate a centralised waste management facility; The proposed first floor balcony areas adjoining the living areas must have a minimum size of 16m2; Each of the proposed dwellings will require 2 car parking spaces plus off street visitor car parking. Part B, Chapter 1 - Lismore Urban Area.

Ecologist (Dr D Licari) • CKPoM applies and a Koala Habitat Assessment Report for small impact development is required to accompany the SEE. o Details of minimum content, structure and method requirements in section 4.3.1 of the plan (attached) o DoPI conditions (attached) have not been incorporated in the attached version of the plan. However, the only condition that is material to this discussion is the first bullet. • From the proposed structure plan it appears that there is sufficient land area to plant replacement trees at the north of the subject site. However, given the size of the subject site, a proposal for both on- and off-site replacement of food trees is required. It is recommended that Peter Cannon be engaged to consider off-site replacement in a nearby Council reserve. • Design of structure plan needs to address provision of free koala movement, lot boundary fencing and the keeping of domestic dogs.

Development Assessment Engineer (J Willey) Reports required in conjunction with the Development Application submission: a) Stormwater Management Plan with particular attention nil quantity runoff increase. All external catchments are to be considered with no adverse effects to adjoining properties. b) Erosion and Sediment Control Plan. c) Traffic Management Plan - due to the considerable earthworks involved, a haulage route may need to be determined, where required. It is advisable to undertake a dilapidation report on the residential streets due to the loading from the construction traffic. A longitudinal section of the access roads needs to be provided to demonstrate compliance with Vehicular Access Policy. A b o u t Pre-Lodgement Meeting Advice No pre-application meeting can provide an authoritative statement as to the likely outcome of an application. A determination can only be made following the lodgement o f an application and the completion of the assessment process. Whilst every attempt has been made to provide as much assessment advice on the proposal as possible, there may be additional issues that have not been identified due to the nature of the plans submitted for comment with the meeting request or lack of readily available information about the subject site. The above advice is not a detailed compliance audit of the proposal, and does not cover further issues that may arise from public notification, referrals or detailed assessment of the final proposal submitted to Council for assessment. Page No. 3

LISMORE CITY COUNCIL MINUTES OF PRE-LODGEMENT MEETING Held on Tuesday 5 March 2013 82.2013.6.1 A temporary gravel turnaround area to cater for refuse vehicles needs to be provided at the extension of Greenwood Drive contained entirely on the development site - this results in only a minor extension of the existing pavement and in this regard a longitudinal section of the missing link in Greenwood Drive is required. All parking and manoeuvring areas to comply with AS2890 - a fully dimensioned plan demonstrating this is required with the accompanying documentation. Contributions/Levies (for estimating purposes only) Roadworks - allow $5500 per unit or $60,500 total with 1 credit Water Supply and Sewerage - allow $16,250 per 3 BR unit or $195,000 total

Senior Strategic Engineer (N Drews)

en H

m u r~

> Z

m ~n r-

O O

rnn

i 6ALLINA

As documented on council's GIS and indicated on Map 1 Chapter 1 of the LCC DCP Part B, and implied by the street name of both streets, Greenwood Drive is to be a through road and will dissect the proponent's site. In this regard, I have concerns with the internal layout

the likely outcome of an application. A determination can only the assessment process. Whilst every attempt has been made B may be additional issues that have not been identified due to 1 or lack of readily available information about the subject site, and does not cover further issues that may arise from public id to Council for assessment. Page No. 4

LISMORE CITY COUNCIL MINUTES OF PRE-LODGEMENT MEETING Held on Tuesday 5 March 2013 82.2013.6.1 â&#x20AC;˘ â&#x20AC;˘

The applicant will be required to dedicate land as road reserve and construct Greenwood Drive for the extent that it dissects the property Need to maximise the separation of the two internal driveways to mitigate against potential traffic conflict (estimated 8 vehicle trips per peak hour from site)

Environmental Health Representative (D Mundt) The management of stormwater will need to meet the requirements of Ch22 (Water Sensitive Design) of Lismore's DCP. The expectation is, only stormwater from the subject site should be considered for the water quality aspects of the WSD chapter. Stormwater streams from within the development and external of the development should be kept separate. Any garbage bin enclosures should be designed to be conveniently accessible, visually unobtrusive and placed in a location where it is unlikely to create noise issues to neighbours. Storage requirements should consider provision for an integrated bin system with suitable screening to minimise visibility from the street. A roofed enclosure is not mandatory. Reference should be made to council's DCP, in particular Chapter One - Residential Development.

Waste Operations Co-ordinator (K Trustum) The option for commercial bulk bin for unit developments was presented to the proponents. This option reduces the need for large numbers of bins while still allowing for recycling to occur. Organics could be managed by a 240 litre shared organics bin or compost bins or worm farms on site. A commercial services information package was given to the proponents that outlines the terms and conditions of this service as well as bin dimensions. Truck turning radius was discussed with an issue raised with the potential removal of the cul-desac at the end of the street. An appropriate turning space will need to be allowed for in the design of the development. (See Engineer's notes).

Coordinator Development Assessment (C Watts) It is acknowledged the development will be constructed in accordance with the Building Code of Australia and relevant Australian Standards. Consideration in relation to the street hydrants to ensure they are within the adopted distance from the furthest most dwelling unit, should be undertaken for both urban and rural fire fighting purposes. Council would also appreciate the opportunity to undertake a competitive assessment of the Q ^ s ( r ^ i c ^ Certificate and perform as the Principal Certifying Authority.

Chrisw^tts Chairman About Pre-Lodgement Meeting Advice No pre-application meeting can provide an authoritative statement as to the likely outcome of an application. A determination can only be made following the lodgement of an application and the completion of the assessment process. Whilst every attempt has been made to provide as much assessment advice on the proposal as possible, there may be additional issues that have not been identified due to the nature of the plans submitted for comment with the meeting request or lack of readily available information about the subject site. The above advice is not a detailed compliance audit of the proposal, and does not cover further issues that may arise from public notification, referrals or detailed assessment of the final proposal submitted to Council for assessment. Page No. 5

ATTACHMENT 5 Preliminary Contaminated Lands Assessment Greg Alderson & Associates

PRELEMINARY CONTAMINATED LAND ASSESSMENT FOR

LOT 45 DP1031507 GREENWOOD DRIVE, GOONELLABAH

An assessment of possible soil contamination as required for State Environmental Planning Policy 55 - Remediation of Land for Lismore City Council to determine the Development Application

PREPARED B Y : G R E G ALDERSON AND ASSOCIATES PTY LTD A.B.N. 60 059 559 858

SCARRABELOTTIS ROAD

NASHUA NSW 2479 FOR: JAOELPTYLTD

REPORT NO.: 02125_l .doc th DATE: 13 November 2001

GregAlderson & Associates P/L - Preliminary Contaminated Land Assessment forLot 45 DP1031507, Greenwood Drive, Goonellabah Table o f Contents EXECUTIVE SUMARY

I.0

INTRODUCTION

2.0

SCOPE OF WORK

3.0

SITE IDENTIFICATION

4.0

HISTORY OF SITE

5.0

SITE CONDITION AND SURROUNDING ENVIRONMENT

GENERAL SITE CONDITION SIGNS OF CONTAMINATION

5 6

6.0

GEOLOGY AND SOIL

7.0

SAMPLING METHODOLOGY

8.0

BASIS FOR ASSESSMENT CRITERIA

9.0

RESULTS

INTERPRETATION OF RESULTS

8 9

5.1 5.2

9.1 10.0

CONCLUSION

II.0

REFERENCES

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NOVEMBER 2001

Greg Alderson & Associates P/L - Preliminary Contaminated Land Assessment forLot 45 DPI031507, Greenwood Drive, Goonellabah EXECUTIVE SUMARY Greg Alderson and Associates Pty Ltd have been commissioned by Walker, Newton and Denny consulting surveyors and planners on behalf of Jaoel Pty Ltd to undertake a preliminary investigation for the presence of possible soil contamination at Lot 45 DP1031507, Greenwood Drive, Goonellabah. The subject site is a cleared area bordered by residential development to the south and east, and is adjacent to a banana plantation to the west. The property was not used as a banana plantation as stated by Walker Newton and Denny, however the presence of the banana plantation next to the subject site has concerns of potential contamination from chemicals that were used in banana plantations in the past. Chemicals of concern were lead and arsenic based, namely arsenic pentoxide and lead arsenate, and also organochlorines such as DDT and aldrin/dieldrin and also organochlorines. From an inspection of the site and survey plans, it was considered that it was possible that the site may have been contaminatedfrom run-off of the adjacent banana plantation if chemicals had been used. A soil sampling regime was considered to be the best practice in order to determine if the site had been contaminated. A judgmental sampling regime was undertaken in accordance with NSW EPA (1995) Sampling Design Guidelines on the most likely contaminants that would be found on the site if used in the past, are heavy metals (including arsenic and lead), organochlorines (includes dieldrin, aldrin and DDT), organophosphorous and PCBs. The collection of soil samples was undertaken in the where runofffrom the neighbouring property was most likely to occur. A total of 20 samples were collected to form 5 composite soil samples (4 subsamples in each composite). The subsamples were collected at 20m intervals. The results of the soil analysis were compared to the adjusted health based investigation limits (HBEL) of NSW EPA (1998) Guidelines for the NSW Site Auditor Scheme. The results were all below the HBIL, however some levels were slightly elevated such as DDE, lead and zinc. It is possible that there may have been some chemicals used on the adjacent site or even on the subject site, at some stage. However, based on the results being below the adjusted HBIL, no further investigation is required and the site can be considered as uncontaminated.

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NOVEMBER 2001

Greg Alderson & Associates P/L - Preliminary Contaminated Land Assessment for Lot 45 DPI031507, Greenwood Drive, Goonellabah INTRODUCTION

Greg Alderson and Associates have been engaged by Walker, Newton and Denny Consulting Surveyors and Planners on behalf of Jaoel Pty Ltd to undertake preliminary investigations for possible soil contamination at Lot 45 DP1031507,34 Greenwood Drive, Goonellabah. 2.0

SCOPE OF WORK

This is a preliminary investigation, forming Stage 1 f the Managing Land Contamination Planning Guidelines (DUAP and EPA 1998). The investigation is required to determine if contamination is present on the site, from either land usage on the subject site or runoff from adjacent sites. The site would be classified as being contaminated if the soil results are above the Health Based Investigation Levels (HBIL) for point samples of the modified HBIL levels for composite soil sampling. If the soil results are higher than the HBIL, a detailed investigation and remedial site action plan would have to be undertaken to determine the extent of contamination and the appropriate remediation method. The relevant guidelines used for the investigation are as follows: • Australian and New Zealand Guidelines for the Assessment and Management of Contaminated Sites (1992) • DUAP and EPA (1998) Managing Land Contamination Planning Guidelines and SEPP 55 Remediation of Land • NSW EPA (1995) Contaminated Sites - Sampling Design Guidelines • NSW EPA (1997a) Guidelines for Consultants Reporting Contaminated Sites • NSW EPA (1997b)Contaminated Sites - Guidelines for Assessing Banana Plantation Sites • NSW EPA (1998) Contaminated Sites - Guidelines for the NSW Site Auditor Scheme Methodology used in this investigation included: • Soil analysis tests were undertaken to determine the presence of heavy metals, organochlorines, organophosphorous and PCBs • All soil sampling was undertaken by this Wendy Attrill (BAppSc) of this office, using composite soil sampling of the sites topsoils (below the vegetation layer) at 20m intervals, • All samples were collected using a hand auger, placed in a plastic bag and sent to the Environmental Analysis Laboratory (EAL) who undertook analysis for the investigation for metals and subcontracted to the Department of Agriculture for analysis of organochlorines, organophosphorous and PCBs. • All results from the EAL were sent to this office for the completion of the report • Results were compared with HBEL for 'residential' of the NSW EPA (1998) Contaminated Sites Guidelines for the NSW Site Auditor Scheme and the NSW EPA (1997) Contaminated Sites Guidelines for Assessing Banana Plantation Sites • The report is written in accordance with the relevant chapters of NSW EPA (2000) Guidelines for Consultants Reporting Contaminates Sites 3.0

SITE IDENTIFICATION

The site is known as 34 Greenwood Drive, and is formally known as Lot 45 DP1031507. It is proposed that this site will be subdivided to form 6 new allotments. The site is within the metropolitan area of Lismore Local Government Area.

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NOVEMBER 2001

Greg Alderson & Associates P/Lâ&#x20AC;&#x201D;Preliminary Contaminated Land Assessment forLot 45 DPI 031507, Greenwood Drive, Goonellabah The site is shown on CMA Topographical Map, Lismore 9540-2-N, with the universal grid reference of the site being 323120. Exhibit No. 1 presents the location of the subject site within the immediate locality. 4.0

HISTORY OF SITE

The history of the site is not known. However the site has been cleared and it is presumed that the site was part of a larger agricultural holding possibly for grazing dairy or beef cattle. A search of the subject site failed to find any evidence of infrastructure that may have been used for chemical mixing areas or sheds, such as cement slabs, wooden posts etc. The adjacent site currently is being used as a banana plantation, and the Lismore topographical map also show a banana plantation there, which dates back to 1979 when the aerial photography was undertaken. It is not known for how long the plantation has been there or what chemicals were used as herbicides or pesticides in the plantation. During the 1950s and 1960s, the most commonly used pesticides were organochlorines (including DDT and dieldrin which converts to aldrin by soil micro-organisms), arsenic pentoxide and lead arsenate. Soil analysis was undertaken on the most likely contaminants that would have been used in a banana plantation, being heavy metals which includes arsenic and lead, organochlorines (DDT, aldrin and dieldrin), organophosphorous and PCBs. 5.0

SITE CONDITION AND SURROUNDING ENVIRONMENT

5.1 General Site Condition The subject site has a northerly aspect and relatively steep to moderate slopes. The site has been cleared in the past of most native vegetation, with only a few eucalyptus trees remaining and the majority of understorey consisting of cobblers pegs and grasses. No drainage problems or erosion problems were observed on the subject site. The soil of the site was variable with brown block clay loam to the north of the site, on theflatter areas and on the steeper slopes the soil consisted of more friable, clay loam distinctively being red krasnozem soil. The soil appeared to be relatively stable, although some erosion may occur of the upper slopes soils if vegetation cover became degraded. The neighbouring site to the west drains onto the subject site. The neighbouring property is a banana plantation and apart from the bananas and fallen banana leaves, there is little ground cover, therefore there is a high chance of soil erosionfrom this site, although not apparent. The subject site has no distinct property boundaries with the fence to the west fallen over and strands of wire missing. A boundary fence exists with the properties to the south of the site and no fence to the east or north. The property is fenced, although some of the fencing is old and strands of wire is loose. There were no obvious signs of any past usages on the site or from any past contamination occurring. The vegetation cover was very good, consisting of pasture grasses with more than an estimated 95% coverage of the site. No scalding patches on the site were observed that may have been caused by chemical spillage although contaminated soils may also be found below good vegetation cover.

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Greg Alderson & Associates P/L - Preliminary Contaminated Land Assessment forLot 45 DP1031507, Greenwood Drive, Goonellabah 5~2 Signs of Contamination The site was transversed on foot in find any physical signs of contamination, such as drums, waste, fill material, odours, plant stress or soil staining or bare patches. No drums or waste stockpiles were found during the investigation. There were no odours on the site, and no odours during the extraction of soils for boreholes soil sampling of soil profile identification. The only sign of disturbance on the site is the presence of cattle and native vegetation has been cleared and pioneer plant species growing on the slope. 6.0

GEOLOGY AND SOIL

The soils o f the site varied with the lower part of the site being a transitional zone from red to black basalt soils (Morand, 1994), and the upper soils of the site, being deep well drained red krasnozem soils. The soils o f the lower slopes in the 'transitional zone' are part of the Georgica Soil Landscape in accordance with Morand (1994) and are the landscape variant 'gee'. Soil profile showed very dry blocky, brown, clay loam overlying brown clay subsoil. The structure of the topsoil of this soil type was is moderate to strong, polyhedral, 20-50mm parting to 5-10mm and ultimately crumbs <2mm. The structure of the subsoil is strong, occasionally moderate with polyhedral, 5-10mm peds parting to 2-5mm. The soil of the upper slopes site contained red clay loam topsoil overlying red light clay subsoils. The structure o f the topsoils of the these soils was moderate to strong. Containing polyhedral closely packed peds, 2-10mm, paring to smaller crumbs. The structure of the subsoil was strong polyhedral, 10-20mm parting easily to 2-10mm and <2mm crumbs. Both soils are within the Lamington Volcanics: Lismore Basalts - Tertiary basalts with bole and minor agglomerate. 7.0

SAMPLING METHODOLOGY

Soil sampling was undertaken of the topsoils only, to determine if there is a presence of contamination from the adjacent banana plantation offrom past land usage of the subject site. The sampling regime was chosen is a judgmental sampling pattern, based on the most likely areas of contamination if runoff had occurred from the neighbouring banana plantation. A total o f five (5) soil composite samples were taken in locations as shown on Exhibit No. 2. The subsamples o f the soil composite samples were collected 20m apart, with four subsamples creating one soil composite sample. Soil collected was from the upper layer only of 10mm-150mm below the natural ground surface and vegetation layer. Samples were collected from this layer based on NSW EPA (1997). All samples were collected by Wendy Attrill (BAppSc) using a hand auger on 11th October, 2001. Four subsoils were collected for each of the sampling locations, and were mixed to form a composite sample. The soil composites were collected using plastic bags, with samples being placed in an esky prior to being transported by this office to the Environmental Analysis Laboratory at Southern Cross University for analysis. All soil samples were analysed for the following: silver, arsenic, cadmium, copper, nickel, lead, NET2 C : \ 02125 1

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Greg Alderson & Associates P/L - Preliminary Contaminated Land Assessment forLot 45 DPI031507, Greenwood Drive, Goonellabah

selenium, zinc, mercury, organochlorines, organophosphorous and PCB's. 8.0

BASIS FOR ASSESSMENT CRITERIA

As it was possible that run-off from the banana plantation to the west of the subject site may have occurred, soil analysis was undertaken to determine if the soil is contaminated from chemiclas that may have been used in the banana plantation. Acceptable limits were used based on the NSW EPA (1998) Contaminated Sites - Guidelines for the NSW Site Auditor Scheme, using Column 1 'residential'. The acceptable limits, or Health-based Investigation Levels (HBIL) as they are also known as, are shown in Table 1 below. The adjustable acceptable limit is the acceptable limit divided by the number of subsoil samples per composite, which in this case was four. The adjustable acceptable limit, which is a very conservative approach, was used to determine the presence of hotspots, based on the worst case scenario of presuming one sample has a high concentration while the remaining sub-samples all have zero concentration. If results from the composites taken from the site were above the adjusted acceptable limit, then all subsoils of the failed composite will be analysed individually. The EPA Guidelines (1995,) state that if the contaminant concentration of the site is below a threshold limit, the site can be considered as uncontaminated. Table 1: NSWEPA Acceptable Limits Contaminate

EPA Acceptable Limit (mg/kg)

Arsenic Lead Cadmium Copper Nickel Zinc Mercury DDT Aldrin/Dieldrin PCBs (total)

100 300 20 1000 600 7000 15 200 10 10

EPA Adjustable Acceptable Limit (mg/kg) 25 75 5 250 150 1750 3.75 50 2.5 2.5

Metals can be naturally occurring within a soil profile, these background levels are as follows: Table 2: Background Ranges for Potential Contaminants Pollutant Arsenic Lead Cadmium Copper Nickel Zinc Mercury

Background Range(mg/kg) 0.2-30 <2-200 0.04-2 1-190 2-400 2-180 0.001-0.1

9.0 RESULTS A site plan is provided in Exhibit No. 2, presenting soil test locationsfor both testing locations. It is not expected that ground water would be contaminated due to no ground water table being intersected. Due to the clay based soils, the metals would bind to the clay particles and therefore would be found in the upper layers of the soil profile, therefore at this stage only topsoils were NET2 C:\ 02125 1

NOVEMBER 2001

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Greg Alderson & Associates P/L - Preliminary Contaminated Land Assessment for Lot 45 DPI031507, Greenwood Drive, Goonellabah analysed.

The analysis results are shown below and are also attached.

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P.nvimnmeiual Analysis laboratory

NOVEMBER 2001

Greg Alderson & Associates P/L - Preliminary Contaminated Land Assessment f o rLot 45 DP1031507, Greenwood Drive, Goonellabah

9.1 Interpretation of Results The results of the soil analysis are compared with the NSW EPA (1998) HBIL as shown in Table 1 above, using the 'adjusted acceptable levels'. The comparison of the soil results and Table 1 shows that the soil samples have a presence of DDE in composite 1, which also contained high levels of lead in comparison to the remainder composites (41.1mg/kg). Composite 1 was collected to the north of the site, and contained 2 subsoil samples collected about 4m from the subject site boundary with the banana plantation. As composite soil samples were collected, there can be no conclusion drawn from where the DDE was from, either originating from usage on the subject site orfrom adjacent land use. Arsenic was also present, with Composite 2 having the highest amount of arsenic at 7.2mg/kg, although all levels were well below the adjusted acceptable level of 25mg/kg. A comparison of the results with Table 2 above, shows that the metals analysed in the soil samples are similar to that of typical background levels (ANZECC 1992) once these levels have been adjusted for the comparison to composite sampling.

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Greg Alderson & Associates P/L - Preliminary Contaminated Land Assessment forLot 45 DPI031507, Greenwood Drive, Goonellabah TO CONCLUSION A contaminated soil investigation was undertaken at Lot 45 DPI031507, Greenwood Drive, Goonellabah in order to determine if the site has been contaminatedfrom past land usage on the site or from runofffrom adj acent land. Five (5) composite soil samples were takenfrom the site, focussing on areas that may have had runoff from the adjacent land. The property to the west is a banana plantation and it is not known what chemicals were used on the site, and anecdotal evidence from Damian Chappelle of Walker Newton and Denny has stated that the subject site was never a banana plantation. The analysis undertaken on the soil was for metals (including lead and arsenic), organochlorines and organocphosphates, which were used as insecticides and herbicides. The results of the 5 composite soil samples were compared with the adjusted Human Based Investigation Levels in Column 1 of the NSWEPA (1998). The results of the soil sampling were below the adjusted investigation levels. However, DDE and lead were elevated, which shows that there was some chemicals used in the past, however as composite samples were used, it was not able to be determined if the chemicals were used on the subject site or run-offfrom adjacent site. The soil sampling undertaken at the site as part of the preliminary investigation has shown that the results are all below the adjusted HBIL and there is no requirement for further soil contamination investigation at the location.

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Greg Alderson & Associates P/L - Preliminary Contaminated Land Assessment forLot 45 DP1031507, Greenwood Drive, Goonellabah 11.0 REFERENCES Australian and New Zealand Environment and Conservation Council and National Health and Medical Research Council, 1992. Australian and New Zealand Guidelines f o r the Assessment and Management o f Contaminated SitesDepartment o f Urban Affairs and Planning and the Environment Protection Authority, 1998. Managing Land Contamination, Planning Guidelines SEPP 55 —Remediation o f LandEPA NSW, 1997. Contaminated Sites — Guidelines f o r Assessing Banana Plantation Sites•

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Greg Alderson & Associates P/L - Preliminary Contaminated Land Assessment forLot 45 DPI031507, Greenwood Drive, Goonellabah

SOIL LABORATORY ANALYSIS RESULTS

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Submitted: 11.10.01 necs3 Received: 12.10.01 G LANCASTER ENVIRONMENTAL ANALYSIS LAB, EAST LISMORE 2480

Samples received: 5 x soil The samples have been assigned the following laboratory numbers. Lab No 7329/J76S2/1; 7330/2; 7331/3; 7332/4; 7333/5. Soil Pesticide Analysis Method Soil pesticide screen -

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Number 2625

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Date of Analysis 17 October, 2001

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Organochlorine analysis screens for the following chemicals - aldrin, cis-chlordane, trans-chlordane, oxychlordane, HCB, DDDt DDE, DDT>atpha-BHC, beta-BHC, delta-BHC, lindane, dieldrin, endrin, heptachlorj heptachlor epoxide, alpha-endosulfan, beta-endosulfan, endosutfan sulfate and methoxychlor. Organophosphate analysis screens for the following chemicalsazinphos ethyl, azlnphos-methyl, bromophos ethyl, carbophenothionr chlorfenvlnphos, chlorpynfos, chlorpynfos methyl, coumaphos, demetonS-methyl, diazinon, dichionsos, dimethoate, dioxathion, ethion, ethyl fenthion, fenamiphos, fenchlorphos, fenitrothion, fenthion, malathion, methacrifos, methamidophos, methidaihm, monocrotophos, omethoate, parathion, pirimiphos methyl, and profenophos.

8u lb ' FINAL REPORT

ROBERT BLAclk CHEMIST 18 OCTOBER, 2001 DT

G LANCASTER

• • » •

TM$ report supersedes any previous report with this Report Number (see fop right ct this page). These results apply to the sample(s) as provided and are expressed on a diy weight basis unless otherwise stated. This report should net be reproduced except in fun. Samples will be retained for one month from the date of the final report, samples will then be discarded. Clients wishing to recover their samples must contact the laboratory within this period. The laboratory will return residual samples at client expense when requested.

•

Test results and findings may be provided to authorised staff and used for statistical, surveillance, extertsbn, certification and regulatory purposes in accordance with Departmental policies. The information assists disease and residue control programs and underpins market access for agricultural products. The source of the Information will remain confidential unless otherwise required by Law or regulatory policies.

This laboratory is accrecfited bylha National Association of Testing Authorities, Australia. THe tastereportedherein hava boon performed In accordance withIts torms of accreditation. This document shall not bereproduced, except in full. NATA AccreditedLaboratory Number; 14173

5 x 19135 (EAL & OH(5A) 857-6

Printed on 18 October, 20Qi

page 1 of 1

Greg Alderson & Associates P/L - Preliminary Contaminated Land Assessment f o rLot 45 DP1031507, Greenwood Drive, Goonellabah

CHAIN OF CUSTODY FORMS

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NOVEMBER 2001

-•CHAIN OF CUSTODY: GRI-;C ALOGUSON AM) ASSOCIATES F r y . LTD. AflN 60 030 559 SJ8 ScaiTabeloHis Rd. Nashua IV!')

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8th November, 2001

LABORATORY QA/ QC SELF ASSESSMENT AND CHAIN OF CUSTODY All testing in this report is covered by EAL Certified Laboratory Practice number 0052 and IS09002. General 1. Laboratory QAI QC includes Method Blanks, Duplicates, Matrix Spikes, Laboratory Control Samples specifically NIST (National Institute of Standards Technology) Montana 2710 and Montana 2711 are included with each batch of samples analysed. 2. Inter-laboratory trials are routinely conducted and results are available on request. 3. The Environmental Analysis Laboratory (EAL) is a member of Australian Interlab, ASPAC (Australian Soil and Plant Analysis Council) and NLLNT (National Low Level Nutrient Trial Group). 4. Results are uncorrected for matrix spikes. * 5. Samples duplicated or spiked are from this job and are identified in the following QA/ QC report. 6. All soil samples are dried/ sealed from oxygen and stored for over 4 years which allows for retesting of certain parameters including heavy metals on request. 1. Sample Integrity and Holding Times Samples dried and ground for Metals analysis within 24 hours of sample collection Metals extracted and analysed by ICPMS (Inductively Coupled Plasma Mass Spectrometry) within 28 days of sample collection

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Samples for Volatile and Semi-volatile organic stored sealed in suitable glass containers <4째C prior to subcontracting to NATA or equivalent registered laboratories. Samples provided to meet the requirement of Extraction within 14 days and analysis within 40 days (subcontracted assessment provided with results). 2. Chain of Custody Requirements Copy of COC attached collection of samples by EAL (note no actual change of custody between collection and booking into EAL laboratory IS09002 system. Copy of COC attached for subcontracted - signature, date and time Sampling date specified on COC 3. Quality Assurance Acceptance Criteria QA/ QC: Sample Accuracy EAL Acceptance: Matrix Spike>l in 20 QA/ QC: Sample Accuracy EAL Acceptance: SRM +-20% QA/ QC: Sample Precision EAL Acceptance: Duplicates>l in 10 Estimated Quantification Limit (EQL) Typically 2-5 times MDL 4. Quality Control Acceptance Criteria Method Blank Sample Duplicates

EAL Acceptance: Not detected above EQL EAL Acceptance: Soils +-20%RPD

Greg Alderson & Associates P/L - Preliminary Contaminated Land Assessment forLot 45 DPI031507, Greenwood Drive, Goonellabah

Summary of Experience and Qualifications. Greg Alderson and Associates Pty consist of Engineers and Scientists. The qualifications contained by the persons of the company, include: • Bachelor of Science (Engineering) • Bachelor of Engineering (Civil) . • Bachelor of Applied Science (Conservation Technology) We have a wide range of experience and worked on a number of varied projects, which include: • • • • •

Petrochemical rehabilitation; Analysis and Rehabilitation of dipsites; Assessment of former banana plantations; Review of remediation plan for gas works site; Assessment of general agricultural sites.

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Greg Alderson and Associates Pty Ltd has the following Public Liability: CGU Professional Risk Insurance Agent: Policy Number: Account Number:

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GREG ALDERSON AND ASSOCIATES PTY LTD.

ABN 60 059 559 858 Scanabelottis Road Nashua NSW 2479 Phone: (02)66291552 Fax: (02) 6629 1556 Source: Central Mapping Authority Scale: 1:25000 Datum: AHD

Date: 13/11/2001

252826

Drawing Title:

SITE LOCATION Lot 45 DP1031507, Greenwood Drive, Goonellabah

Project No.

Sheet No. 02125 1

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Subject site

Adjacent banana plantation

Existing residential development pnposn.

Existing resident i a l p r o p e r t y G R E G ALDERSON AND ASSOCIATES PTY LTD.

ABN 60 059 559 858 ScaiTabelottis Road Nashua NSW 2479 Phone: (02) 6629 1552 Fax: (02) 6629 1556

Drawing Title:

SAMPLE POINT LOCATION Lot 45 DP1031507, Greenwood Drive, Goonellabah

Project No. Source: Walker, Newton and Denny

Drawn: WAA

Scale: 1:1000

Date: 26/6/2001

02125

Sheet No.

Exhibit No. 2.

ATTACHMENT 6 BASIX Assessment

Project summary Building Sustainability Index www.basix.nsw.gov.au

Project name

MILLER GREENWOOD FAMILY TRUST(PROPOSED LOTS 1 & 2)

Multi Dwelling

Street address

29 Greenwood Drive GOONELLABAH 2480

Local Government Area

Lismore City Council

Certificate number: 513143M

Plan type and plan number

deposited 1060356

Lot no.

Section no.

No. of residential flat buildings

No. of units in residential flat buildings

No. of multi-dwelling houses

No. of single dwelling houses

This certificate confirms that the proposed development will meet the NSW government's requirements for sustainability, if it is built in accordance with the commitments set out below. Terms used in this certificate, or in the commitments, have the meaning given by the document entitled "BASIX Definitions" dated 29/06/2009 published by the Department of Planning. This document is available at www.basix.nsw.gov.au Director-General Date of issue: Wednesday, 13 November 2013 To be valid, this certificate must be lodged within 3 months of the date of issue.

Project score Water

Target 40

Thermal Comfort

Pass

Target Pass

Energy

Target 35

Certificate Prepared by Name / Company Name: TERRENCE C CHAPMAN ABN (if applicable): 64 431 930 965

BASIX

Department of Planning

www.basix.nsw.gov.au

Version: 6.26 / CASUARINA_2_19_4

Certificate No.: 513143M

Wednesday, 13 November 2013

page 1/12

Description of project Project address

Common area landscape

Project name

MILLER GREENWOOD FAMILY TRUST(PROPOSED LOTS 1 & 2)

Street address

29 Greenwood Drive GOONELLABAH 2480

Local Government Area

Lismore City Council

Plan type and plan number

deposited 1060356

Lot no.

Section no.

Project type No. of residential flat buildings

No. of units in residential flat buildings

No. of multi-dwelling houses

No. of single dwelling houses

5618

Roof area (m²)

1259

Non-residential floor area (m²)

0.00

Residential car spaces

Non-residential car spaces

BASIX

Department of Planning

www.basix.nsw.gov.au

1240.9

Common area garden (m²)

200

Area of indigenous or low water use species (m²)

100

Assessor details Assessor number

20920

Certificate number

1005836265

Climate zone

Project score

Site details Site area (m²)

Common area lawn (m²)

Version: 6.26 / CASUARINA_2_19_4

Water

Target 40

Thermal Comfort

Pass

Target Pass

Energy

Target 35

Certificate No.: 513143M

Wednesday, 13 November 2013

page 2/12

Description of project The tables below describe the dwellings and common areas within the project

Multi-dwelling houses

117.4

12.58

34.23

117.4

12.58

30.7

117.4

12.58

39.15

117.4

12.58

84.4

117.4

12.58

67.66

117.4

12.58

56.72

117.4

12.58

107.77 30

117.4

12.58

34.53

117.4

12.58

31.77

117.4

12.58

27.7

117.4

12.58

128.63 30

BASIX

Department of Planning

www.basix.nsw.gov.au

Version: 6.26 / CASUARINA_2_19_4

Certificate No.: 513143M

Wednesday, 13 November 2013

page 3/12

Description of project The tables below describe the dwellings and common areas within the project

BASIX

Department of Planning

www.basix.nsw.gov.au

Version: 6.26 / CASUARINA_2_19_4

Certificate No.: 513143M

Wednesday, 13 November 2013

page 4/12

Schedule of BASIX commitments 1. Commitments for multi-dwelling houses (a) Dwellings (i) Water (ii) Energy (iii) Thermal Comfort 2. Commitments for single dwelling houses 3. Commitments for common areas and central systems/facilities for the development (non-building specific) (i) Water (ii) Energy

BASIX

Department of Planning

www.basix.nsw.gov.au

Version: 6.26 / CASUARINA_2_19_4

Certificate No.: 513143M

Wednesday, 13 November 2013

page 5/12

Schedule of BASIX commitments The commitments set out below regulate how the proposed development is to be carried out. It is a condition of any development consent granted, or complying development certificate issued, for the proposed development, that BASIX commitments be complied with.

1. Commitments for multi-dwelling houses (a) Dwellings (i) Water

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Certifier check

(a) The applicant must comply with the commitments listed below in carrying out the development of a dwelling listed in a table below. (b) The applicant must plant indigenous or low water use species of vegetation throughout the area of land specified for the dwelling in the "Indigenous species" column of the table below, as private landscaping for that dwelling. (This area of indigenous vegetation is to be contained within the "Area of garden and lawn" for the dwelling specified in the "Description of Project" table). (c) If a rating is specified in the table below for a fixture or appliance to be installed in the dwelling, the applicant must ensure that each such fixture and appliance meets the rating specified for it. (d) The applicant must install an on demand hot water recirculation system which regulates all hot water use throughout the dwelling, where indicated for a dwelling in the "HW recirculation or diversion" column of the table below. (e) The applicant must install: (aa) a hot water diversion system to all showers, kitchen sinks and all basins in the dwelling, where indicated for a dwelling in the "HW recirculation or diversion" column of the table below; and (bb) a separate diversion tank (or tanks) connected to the hot water diversion systems of at least 100 litres. The applicant must connect the hot water diversion tank to all toilets in the dwelling. (e) The applicant must not install a private swimming pool or spa for the dwelling, with a volume exceeding that specified for it in the table below. (f) If specified in the table, that pool or spa (or both) must have a pool cover or shading (or both). (g) The pool or spa must be located as specified in the table. (h) The applicant must install, for the dwelling, each alternative water supply system, with the specified size, listed for that dwelling in the table below. Each system must be configured to collect run-off from the areas specified (excluding any area which supplies any other alternative water supply system), and to divert overflow as specified. Each system must be connected as specified.

BASIX

Department of Planning

www.basix.nsw.gov.au

Version: 6.26 / CASUARINA_2_19_4

Certificate No.: 513143M

Wednesday, 13 November 2013

page 6/12

Fixtures

Appliances

Individual pool

Individual spa

Dwelling no.

All showerheads

All toilet flushing systems

All kitchen taps

All bathroom taps

HW recirculation or diversion

All clothes washers

All dishwashers

Volume (max volume)

Pool cover

Pool location

Pool shaded

Volume (max volume)

Spa cover

Spa shaded

4, 5

3 star (> 6 but <= 7.5 L/min)

3 star

7, 11

3 star (> 6 but <= 7.5 L/min)

3 star

1, 2, 3, 6, 8, 9, 10

3 star (> 6 but <= 7.5 L/min)

3 star

Alternative water source Dwelling no.

Alternative water supply systems

Size

Configuration

Landscape connection

Toilet connection (s)

Laundry connection

Pool top-up

Spa top-up

All dwellings

individual water tank (no. 1)

Tank size (min) 2000 litres

To collect run-off from at least: 50 square metres of roof area; 0.00 square metres of impervious area; 0.00 square metres of garden and lawn area; and 0.00 square metres of planter box area.

yes

None

(ii) Energy

Show on DA plans

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Certifier check

(a) The applicant must comply with the commitments listed below in carrying out the development of a dwelling listed in a table below. (b) The applicant must install each hot water system specified for the dwelling in the table below, so that the dwellingâ&#x20AC;&#x2122;s hot water is supplied by that system. If the table specifies a central hot water system for the dwelling, then the applicant must connect that central system to the dwelling, so that the dwellingâ&#x20AC;&#x2122;s hot water is supplied by that central system.

BASIX

Department of Planning

www.basix.nsw.gov.au

Version: 6.26 / CASUARINA_2_19_4

Certificate No.: 513143M

Wednesday, 13 November 2013

page 7/12

(ii) Energy

Show on DA plans

Show on CC/CDC plans & specs

Certifier check

(c) The applicant must install, in each bathroom, kitchen and laundry of the dwelling, the ventilation system specified for that room in the table below. Each such ventilation system must have the operation control specified for it in the table. (d) The applicant must install the cooling and heating system/s specified for the dwelling under the "Living areas" and "Bedroom areas" headings of the "Cooling" and "Heating" columns in the table below, in/for at least 1 living/bedroom area of the dwelling. If no cooling or heating system is specified in the table for "Living areas" or "Bedroom areas", then no systems may be installed in any such areas. If the term "zoned" is specified beside an air conditioning system, then the system must provide for day/night zoning between living areas and bedrooms. (e) This commitment applies to each room or area of the dwelling which is referred to in a heading to the "Artificial lighting" column of the table below (but only to the extent specified for that room or area). The applicant must ensure that the "primary type of artificial lighting" for each such room in the dwelling is fluorescent lighting or light emitting diode (LED) lighting. If the term "dedicated" is specified for a particular room or area, then the light fittings in that room or area must only be capable of being used for fluorescent lighting or light emitting diode (LED) lighting. (f) This commitment applies to each room or area of the dwelling which is referred to in a heading to the "Natural lighting" column of the table below (but only to the extent specified for that room or area). The applicant must ensure that each such room or area is fitted with a window and/or skylight. (g) This commitment applies if the applicant installs a water heating system for the dwellingâ&#x20AC;&#x2122;s pool or spa. The applicant must: (aa) install the system specified for the pool in the "Individual Pool" column of the table below (or alternatively must not install any system for the pool). If specified, the applicant must install a timer, to control the pool's pump; and (bb) install the system specified for the spa in the "Individual Spa" column of the table below (or alternatively must not install any system for the spa). If specified, the applicant must install a timer to control the spa's pump. (h) The applicant must install in the dwelling: (aa) the kitchen cook-top and oven specified for that dwelling in the "Appliances & other efficiency measures" column of the table below; (bb) each appliance for which a rating is specified for that dwelling in the "Appliances & other efficiency measures" column of the table, and ensure that the appliance has that minimum rating; and (cc) any clothes drying line specified for the dwelling in the "Appliances & other efficiency measures" column of the table. (i) If specified in the table, the applicant must carry out the development so that each refrigerator space in the dwelling is "well ventilated".

BASIX

Department of Planning

www.basix.nsw.gov.au

Version: 6.26 / CASUARINA_2_19_4

Certificate No.: 513143M

Wednesday, 13 November 2013

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Hot water

Bathroom ventilation system

Kitchen ventilation system

Laundry ventilation system

Dwelling no.

Hot water system

Each bathroom

Operation control

Each kitchen

Operation control

Each laundry

Operation control

All dwellings

electric heat pump 21 to 25 RECs

individual fan, not ducted

manual switch on/off

individual fan, not ducted

manual switch on/off

natural ventilation only, or no laundry

Cooling

Heating

Artificial lighting

Natural lighting

Dwelling living areas no.

bedroom areas

living areas

bedroom areas

No. of bedrooms &/or study

No. of living &/or dining rooms

Each kitchen

All Each bathrooms/ laundry toilets

All hallways

No. of Main bathrooms kitchen &/or toilets

All 1-phase dwellings airconditioning 3.5 Star (new rating) (zoned)

1-phase airconditioning 3.5 Star (new rating) (zoned)

yes

Individual pool

Individual spa

yes

Appliances & other efficiency measures

Dwelling no.

Pool heating system

Timer

Spa heating system

Timer

Kitchen cooktop/oven

Refrigerator

Well ventilated fridge space

Dishwasher

Clothes washer

Clothes dryer

Indoor or sheltered clothes drying line

Private outdoor or unsheltered clothes drying line

All dwellings

electric cooktop & electric oven

yes

(iii) Thermal Comfort

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Certifier check

(a) The applicant must attach the certificate referred to under "Assessor details" on the front page of this BASIX certificate (the "Assessor Certificate") to the development application and construction certificate application for the proposed development (or, if the applicant is applying for a complying development certificate for the proposed development, to that application). The applicant must also attach the Assessor Certificate to the application for a final occupation certificate for the proposed development.

BASIX

Department of Planning

www.basix.nsw.gov.au

Version: 6.26 / CASUARINA_2_19_4

Certificate No.: 513143M

Wednesday, 13 November 2013

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(iii) Thermal Comfort

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Certifier check

(b) The Assessor Certificate must have been issued by an Accredited Assessor in accordance with the Thermal Comfort Protocol. (c) The details of the proposed development on the Assessor Certificate must be consistent with the details shown in this BASIX Certificate, including the details shown in the "Thermal Loads" table below. (d) The applicant must show on the plans accompanying the development application for the proposed development, all matters which the Thermal Comfort Protocol requires to be shown on those plans. Those plans must bear a stamp of endorsement from the Accredited Assessor, to certify that this is the case. (e) The applicant must show on the plans accompanying the application for a construction certificate (or complying development certificate, if applicable), all thermal performance specifications set out in the Assessor Certificate, and all aspects of the proposed development which were used to calculate those specifications. (f) The applicant must construct the development in accordance with all thermal performance specifications set out in the Assessor Certificate, and in accordance with those aspects of the development application or application for a complying development certificate which were used to calculate those specifications. (g) Where there is an in-slab heating or cooling system, the applicant must: (aa) Install insulation with an R-value of not less than 1.0 around the vertical edges of the perimeter of the slab; or (bb) On a suspended floor, install insulation with an R-value of not less than 1.0 underneath the slab and around the vertical edges of the perimeter of the slab. (h) The applicant must construct the floors and walls of the development in accordance with the specifications listed in the table below.

Thermal loads Dwelling no.

Area adjusted heating load (in mJ/m²/yr)

Area adjusted cooling load (in mJ/m²/yr)

All dwellings

27.6

56.7

Construction of floors and walls Dwelling no.

Concrete slab on ground(m²)

Suspended floor with open subfloor (m²)

Suspended floor with endclosed subfloor (m²)

Suspended floor above garage (m²)

Primarily rammed earth or mudbrick walls

All dwellings

BASIX

Department of Planning

www.basix.nsw.gov.au

Version: 6.26 / CASUARINA_2_19_4

Certificate No.: 513143M

Wednesday, 13 November 2013

page 10/12

3. Commitments for common areas and central systems/facilities for the development (non-building specific) (b) Common areas and central systems/facilities (i) Water

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Certifier check

(a) If, in carrying out the development, the applicant installs a showerhead, toilet, tap or clothes washer into a common area, then that item must meet the specifications listed for it in the table. (b) The applicant must install (or ensure that the development is serviced by) the alternative water supply system(s) specified in the "Central systems" column of the table below. In each case, the system must be sized, be configured, and be connected, as specified in the table. (c) A swimming pool or spa listed in the table must not have a volume (in kLs) greater than that specified for the pool or spa in the table. (d) A pool or spa listed in the table must have a cover or shading if specified for the pool or spa in the table. (e) The applicant must install each fire sprinkler system listed in the table so that the system is configured as specified in the table. (f) The applicant must ensure that the central cooling system for a cooling tower is configured as specified in the table.

Common area

Showerheads rating

Toilets rating

Taps rating

Clothes washers rating

All common areas

no common facility

no common laundry facility

(ii) Energy

Show on DA plans

Show on CC/CDC plans & specs

Certifier check

(a) If, in carrying out the development, the applicant installs a ventilation system to service a common area specified in the table below, then that ventilation system must be of the type specified for that common area, and must meet the efficiency measure specified. (b) In carrying out the development, the applicant must install, as the "primary type of artificial lighting" for each common area specified in the table below, the lighting specified for that common area. This lighting must meet the efficiency measure specified. The applicant must also install a centralised lighting control system or Building Management System (BMS) for the common area, where specified. (c) The applicant must install the systems and fixtures specified in the "Central energy systems" column of the table below. In each case, the system or fixture must be of the type, and meet the specifications, listed for it in the table.

BASIX

Department of Planning

www.basix.nsw.gov.au

Version: 6.26 / CASUARINA_2_19_4

Certificate No.: 513143M

Wednesday, 13 November 2013

page 11/12

Notes 1. In these commitments, "applicant" means the person carrying out the development. 2. The applicant must identify each dwelling, building and common area listed in this certificate, on the plans accompanying any development application, and on the plans and specifications accompanying the application for a construction certificate / complying development certificate, for the proposed development, using the same identifying letter or reference as is given to that dwelling, building or common area in this certificate. 3. This note applies if the proposed development involves the erection of a building for both residential and non-residential purposes (or the change of use of a building for both residential and non-residential purposes). Commitments in this certificate which are specified to apply to a "common area" of a building or the development, apply only to that part of the building or development to be used for residential purposes. 4. If this certificate lists a central system as a commitment for a dwelling or building, and that system will also service any other dwelling or building within the development, then that system need only be installed once (even if it is separately listed as a commitment for that other dwelling or building). 5. If a star or other rating is specified in a commitment, this is a minimum rating. 6. All alternative water systems to be installed under these commitments (if any), must be installed in accordance with the requirements of all applicable regulatory authorities. NOTE: NSW Health does not recommend that stormwater, recycled water or private dam water be used to irrigate edible plants which are consumed raw, or that rainwater be used for human consumption in areas with potable water supply.

Legend 1. Commitments identified with a "

" in the "Show on DA plans" column must be shown on the plans accompanying the development application for the proposed development (if a

development application is to be lodged for the proposed development). 2. Commitments identified with a "

" in the "Show on CC/CDC plans and specs" column must be shown in the plans and specifications accompanying the application for a construction

certificate / complying development certificate for the proposed development. 3. Commitments identified with a "

" in the "Certifier check" column must be certified by a certifying authority as having been fulfilled. (Note: a certifying authority must not issue an

occupation certificate (either interim or final) for a building listed in this certificate, or for any part of such a building, unless it is satisfied that each of the commitments whose fulfilment it is required to monitor in relation to the building or part, has been fulfilled).

BASIX

Department of Planning

www.basix.nsw.gov.au

Version: 6.26 / CASUARINA_2_19_4

Certificate No.: 513143M

Wednesday, 13 November 2013

page 12/12

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NatHERS Certificate New Dwelling 5.0 Stars Simulation Software Software Name Software Version Engine Version

BERS Pro 4.2 Release 110811/A CHENATH V2.13

Simulation Details Project Name Date Location Climate file Adjusted Star Rating Conditioned Area Unconditioned Area Adjusted Cooling Adjusted Heating Adjusted Total

MILLER_1 3/11/2013 GOONELLABAH PC 2480 climat09.TXT 5.0 Stars 117.38 m² 31.82 m² 56.7 MJ/m² 27.6 MJ/m² 84.3 MJ/m²

Dwelling Address DP Number Unit Number Lot Number House Number Street Name Development Name Suburb Client Details Name Phone Email Postal Address Street Details Assessor Details Name Phone Email Postal Address Street Details

1060356 1-11 67 29 GREENWOOD DRIVE GOONELLABAH NSW 2480

PETER MILLER 0414 512 784 Fax 30 GREENWOOD DRIVE GOONELLABAH NSW 2480 30 GREENWOOD DRIVE GOONELLABAH NSW 2480

Terry .Chapman 02 4342 7914 Fax 02 4342 7914 terry@basixcertificates.com.au 2/45 COWPER ROAD UMINA BEACH NSW 2257 2/45 COWPER ROAD UMINA BEACH NSW 2257

13 11 2013 Signed by the Assessor...............................................................................Date........./......../.............

Tilted roof windows with blinds cannot be modelled using this version of BERSPro. All windows are modelled with Holland Blinds for regulatory purposes.

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Building Element Details Project MILLER Run 1 GOONELLABAH PC 2480 Lat

-28.70

Summary Conditioned Area Unconditioned Area Total Floor Area Total Glazed Area Total External Solid door Area Glass to Floor Area Gross External Wall Area Net External Wall Area Window 38.3 m²

Long

153.30

Climate File climat09.TXT

117.4 m² 31.8 m² 149.2 m² 38.3 m² 5.3 m² 25.6 % 201.7 m² 158.2 m²

GGG-05-001a Generics Uval 6.57 Glass Single Glazed Clear Frame Aluminium

SHGC 0.74

External Wall 75.2 m² Brick Veneer Bulk+Foil, Reflective One Side, Anti-glare Other R 2.0 83.0 m² Cavity Panel wider than 70mm Bulk+Foil, Reflective One Side, Anti-glare Other R 2.0 Internal Wall 103.4 m² Cavity Panel wider than 70mm External Floor 49.9 m² Concrete 12.6 m² Concrete 19.2 m² Concrete 1.0 m² Suspended

No Insulation

Slab on Ground Carpet 10mm No Insulation Slab on Ground Ceramic Tiles 8mm No Insulation Slab on Ground Bare No Insulation Timber Floor Ceramic Tiles 8mm No Insulation

External Ceiling 82.6 m² Plasterboard

Bulk Insulation R2.5 Unventilated roofspace

Internal Floor/Ceiling 72.9 m² Timber Above Plasterboard Roof (Horizontal area) 82.6 m² Corrugated Iron

Bulk Insulation R 2.5

Foil, Gap Above, Reflective Side Down, Anti-glare Up R 1.7

BERS V4.2

Building Element Details for MILLER Run 1

6° slope

Skillion roof

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