The proposed height, articulation, ground and upper level setbacks, massing and design of the buildings will dominate the surrounds and will not positively respond to the surrounding context.
The proposed setbacks design and massing of the building will unreasonably impact upon the character of the area.
The proposal fails to respond to off site amenity of surrounding properties, resulting in unreasonable visual bulk and overshadowing impacts.
The proposal would result in unacceptable internal amenity.
The use and buildings are of a scale and intensity which will result in unreasonable amenity impacts on the neighbouring properties.
The scale, lack of setbacks and lack of landscaping all contribute to an overdevelopment of the site.
The proposal fails to provide adequate landscaping opportunities and ensure suitable maintenance of native vegetation.
The proposed use and development, having regard to the site and surrounding area, would represent an inappropriate planning outcome.
The proposal has not dealt adequately with best practice environmentally sustainable outcomes in context of energy use, internal amenity, solar access, water use and runoff of precipitation from the site.
The proposal has not dealt adequately with proper parking provision for residents and visitors to avoid unacceptable amenity impacts to its occupants and surrounding area residents.
The proposal has not dealt adequately with contemporary best practice environmentally sustainable outcomes in context of energy use, rainwater capture in context of local annual precipitation, preventing entry of litter to stormwater drains through bio retention areas, suitable pollutant traps and screens, water sensitive urban design, internal amenity, light pollution and spill from the development and protecting residents from off site sources of light spill, solar access, water use and runoff of precipitation from the site.
The proposal has not dealt adequately with the management of vehicle and bin washing upon the site and the impacts of the discharge of associated waste into the stormwater network.
The proposal has not adequately dealt with the separation of pedestrian entry from motor vehicle entry routes.
Insufficient information has been provided to enable a comprehensive assessment of the proposals impact on internal amenity and neighbouring dwelling amenity through the creation of light, noise, odour, access of non-resident a, birds and vermin to waste stored in site areas and litter as well as contamination risks and impacts on existing and neighbouring vegetation.
Insufficient information has been provided on vegetation types for landscaping and the maintenance of suitable native vegetation of local provenance.
The proposal does not adequately contemplate sufficient waste disposal and it's submitted that as a minimum there be provided in a lot unless it's occupied by its owner, a 120 litre weekly general or 240 litre fortnightly general refuse service, together with standard recycling and green/food waste to be provided to each lot as condition of consent.
The proposal had not adequately contemplated suitable external lighting to avoid spill of light affecting other occupants within the site and lots neighbouring the site.
The proposal does not adequately detail plans for the legal and responsible management and disposal of spoil resulting from excavation of the site including identifying the destination of the spoil, an investigation of the site and existing dwellings to identify asbestos and other hazardous materials as well as engaging a suitably qualified contractor to undertake spoil management, collection and removal.
The proposal does not adequately deal with contemporary best practices in water sensitive urban design to eliminate runoff from the site into local stormwater networks especially with regard to gradients of paved surfaces, creating bunded areas in the paved sections to redirect precipitation flow and the concept of directing excess precipitation into a suitable permeable and landscaped area with pollutant screens so that litter of leaves and other litter does not enter the stormwater network and the landscaped area referred herein and not provided should be able to filter site pollutants such as leaked motor vehicle fluids and waste water generated from bin and motor vehicle washing.
The proposal does not adequately contemplate water sensitive urban urban design so as to avoid inundation of neighbouring properties due to rain and the development diverting any overland water flows.
The proposal does not provide any paved areas upon whole of the verge for the thoroughfare of pedestrians.
The proposal fails to respond to the needs of local biodiversity impacts that would follow.
The proposal fails to properly contemplate bushfire risk and the danger of setting a precedent for medium density development in the bushfire danger zone.
Development consent should be refused or in the alternative rigorous consent conditions imposed that contemplate the matters raised in my submissions.
