The proposal fails to provide adequate landscaping opportunities and ensure suitable maintenance of native vegetation.
Insufficient information and no visual modelling is provided regarding solar access and overshadowing with both based on the spring equinox.
Insufficient information provided regarding site management of reuse, recycling and waste management and a lack of disclosure regarding investigation into the site and any existing structures or the ruins to identify hazardous materials.
Insufficient information provided regarding the plan and the homes floor elevation responding to local risks of flooding and overland water flows.
Insufficient Information provided regarding the modelling of risks of the proposal diverting and/or increasing overland water flows and increasing inundation of adjacent lands during high precipitation events.
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 had not dealt adequately with sufficient measures for passive or low energy heating and cooling.
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 suitable pollutant traps and screens, 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 preparing the site for the parking and charging of electric vehicles.
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 fails to respect the existing and preferred neighbourhood character of the area, fails to demonstrate integration with the surrounding urban environment, and fails to protect significant vegetation on the site.
The proposal fails to respond to and achieve local planning and environmental objectives as it does not seek to retain any existing canopy tree, and the building envelope location, scale and setbacks do not provide sufficient space in its surrounds to enable the planting of canopy trees, or provide adequate opportunities for meaningful landscaping or canopy tree planting between the front, side and rear of the building envelope and the boundaries.
Request consent conditions to be added:
(1) Electrical infrastructure to ensure car parking areas including those at the original home, are ‘electric vehicle ready’,
including:
(i) One or more distribution boards within each car parking area with
capacity to supply 1 x 7kW (32amps) electric vehicle charger for each parking
space.
(ii) A scalable load management system to ensure that electric vehicles are only
charged when the building electrical load is below the nominated peak demand.
(2) Rainwater harvesting storage of 3000 litres per dwelling, with connection to garden taps, lavatories and laundry supply.
(3) Roof design amended to a northern oriented skillion Steel roof in order to maximise solar access for renewable energy to respond to climate change.
(4). (i) Provide only gas boosted solar or electric heat pump boosted solar hot water systems.
(ii) if hot water is powered by electricity, that it be controlled by a scalable load management system so it only received supply when the building electrical load is sufficiently below the nominated peak demand.
(5) indoor ceiling heights increased to 2700mm from floors and ceiling fans provided to each habitable room.
(6). Driveway pavement design to channel precipitation falling upon driveway into garden within rather than the road, there place a drain for overflow linked to stormwater detention that has screening not exceeding 5mm gaps to prevent entry of litter and leaf matter to stormwater network.
(7). That only native vegetation be used in landscaping including 2 canopy trees of 1.2 metre minimum height and potted depth over 300mm with each to be of the local indigenous ecological vegetation class and replaced in the event of death
(8). Exposed western walling to not be clad of brick
(9). External lighting designed to minimise spill beyond the property boundary.
(10) that according to NABERS and certification by a suitably qualified professional, the new home be constructed with a 7 star energy efficiency rating in order to meet the conditions of consent.
It would be preferable that collaboration between the applicant and responsible authority integrate all or much of the proposed consent conditions into a final planning outcome and in the event that no agreement is forthcoming from the applicant that the responsible authority endeavour to refuse the application or in the alternate determine it approved with conditions imposed.
