|
|
DEVELOPMENT
APPLICATION LODGEMENT
1 - General
There are a number of different categories of development that
may require different levels of consent, depending on the scale
of construction proposed, and hence the potential impact on
the local environment.
Categories of development are described on Lane Cove Council's
web page, and are listed as:
· Exempt Development
· Complying Development
· Local Development
· Designated Development
· Integrated Development, and
· State Significant Development
The first two categories do not require full application procedures,
provided their potential local impact is small, and they are
covered by the requirements of Development Control Plan No 6.Designated,
Integrated and State Significant developments are larger scale,
and may also require simultaneous or prior approval by State
Government authorities.
Most applications of significance to Greenwich residents come
under the category of Local Developments, and these require
the applicants to submit formal documentation which must be
reviewed by Council, and which may be inspected and commented
upon by potentially affected neighbours.
2 - What documentation must the Applicant lodge ?
The required documentation is described and illustrated on Lane
Cove Council's web page - www.lanecove.nsw.gov.au
- which also provides checklists and sample forms. These can
also be obtained, of course, from Council's offices.
The Applicant may be an architect or builder, and application
forms also need to be signed by all the property owners.
In addition to completing and submitting the DA Form itself,
the Applicant must provide, amongst other information, at least
the following:
· Five sets of plans,
· Development Application Checklist
· Statement of Environmental Effects (5 copies)
· Seven sets of reduced plans and elevations for neighbour
notification
· Survey Plan showing boundaries, setbacks and levels
· Fire safety measures
· Site Analysis Plan
· Energy rating certificate
· Existing and proposed floor and roof plans
· Existing and proposed elevations showing existing ground
levels
· Proposed parking arrangements and entry/exits and driveways
etc
· Location and type of existing trees, showing any to
be removed,
· Details of external building materials and finishes,
· Shadow diagrams at winter solstice
· Proposed fencing and retaining walls
· Proposed landscaping
· Proposed method of drainage and sediment and erosion
controls
This summary is not complete, and should not be relied upon.
Additional documentation will be required in the event the application
refers to land adjacent to bushland (see DCP 1).
The general aim of this documentation is to allow Lane Cove
Council to assess properly whether or not the proposed development
complies with its required standards, and also to enable affected
neighbours to assess the likely impacts on their own properties
and amenity.The Development Application Checklist requires the
Applicant to state the Site Area (m2), the existing and proposed
Gross Floor Space areas, the Floor Space Ratio and the Landscaped
Area.
The plans and elevations should show clearly the relationship
of the proposed development to adjoining properties and (if
relevant) bushland, as well as heights, setbacks, building lines,
and trees. It should be quite clear how the privacy of neighbours
will be protected, and how their amenity will be affected.
The plans and other DA documentation will be received 'over
the counter' by a Council officer and checked for completeness.
If the material submitted is incomplete or inadequate, the Applicant
will be requested to remedy the deficiencies, and the application
will not proceed further until it is in acceptable form.
Fees are payable by the Applicant to Council on lodgement of
these forms, with the scale of fees set according to the value
of the proposed development. The minimum fee for projects valued
at less than $100,000 is $115. For a larger development valued
at say $500,000, for example, the current fee would be $1,425.
3 - What happens next ?
A number of internal procedures follow on receipt of complying
DA documentation from an Applicant. The following outline is
a very brief summary only, and assumes the application is significant
enough not to fall into the exempt or complying categories.
1. A file is created for the DA, and a number is assigned to
it.
2. The file is allocated to a Council officer within the Environmental
Services Division.
3. Neighbours are notified of the proposed development
4. East Ward councillors and Greenwich Community Association
are similarly notified.
Lane Cove Bushland Society may also be notified if bush reserves
are affected.
5. In some cases, comments may be sought from particular Council
officers ('Internal Referrals') - eg Council's Building Surveyor,
Traffic Manager or Engineer, Heritage Advisor, Bushland Manager,
Parks Manager.
6. In rarer cases, the DA may be referred to external authorities
for comment or consent.
7. The Council officer will begin to appraise the application
for compliance with Council's codes and policies
The whole consent process, from receipt of application to notification
of approval, or refusal of consent, is supposed to be complete
within 42 days under the Environmental Planning and Assessment
Act .
Neighbours and others are given 10 calendar days from receipt
of notification to submit written comments on the proposed development.
Our Comments
Top | Back to RESIDENTIAL
DEVELOPMENT IN GREENWICH
This version was posted in August 2002 |
|
