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The proposed development is satisfactory in respect to theprivacy prescriptive measures of HDCP. In this regard, the proposed 6m x 6m indentation at the frontelevation which together with the break in roof form and top floor setback, issatisfactory in breaking the massing of the building and achieving theappearance of two building pavilions. The proposed top floor roof is divided to form separate roofelements in accordance with the HDCP prescriptive measures for“building pavilions”. To better provide for privacy a condition is recommended forglass balustrades to be in translucent glass. The ADG encourages separate entries for ground floorapartments and private gardens areas at ground level. The ADG includes objectives and design guidance forachieving the design principles of the SEPP 65.
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As a consequence, the dwelling would not have a significant impact upon thestreetscape character of the area as the dwelling-house would be situated  on abattle axe allotment and setback approximately 55 metres from Kirkham Street. Written justification as towhy the development would exceed these controls has been provided by theapplicant. The justification notes that while the development does not complywith the maximum floor area requirement it does comply with the maximum heightand site coverage.
There are no units oriented south or that would not receivedirect sunlight between 9am and 3pm in mid-winter. The design principles of SEPP 65 and the submitteddesign verification statement are addressed in the following table. The application has been assessed against the requirementsof State Environmental Planning Policy (Infrastructure) 2007. State Environmental Planning Policy No. 55 (SEPP 55)requires that Council must not consent to the carrying out of development onland unless it has considered whether the land is contaminated or requiresremediation for the proposed use. The eastern rear boundary of the site forms the boundarybetween the suburbs of Hornsby and Asquith. Prior to commencing any works, the applicant is encouragedto contact Dial Before You Dig on 1100 or free information on potential underground pipes and cables within thevicinity of the development site.
Following completion of the market rental valuation reports,the process of consultation and negotiation was commenced individually witheach of the tenants of the subject portfolio. Council’s Property Services staff worked closely witheach of the valuers, providing information, reviewing draft valuation reports,and comparing the market value levels adopted by each valuer. This is a provenprocess that provides a high level of checks and balances, ensuring high levelsof valuation integrity within reports that are of the highest possiblestandard, that could withstand detailed scrutiny and ultimately, could be bestrelied upon.

The property enjoys excellent transport advantages with easy access to Sydneys major arterial roads. 22 Powers Road is a short walk from the Seven Hills Train Station and bus terminus, providing the ultimate convenience for users. At 1800 Shutters, we offer high-quality shutters and blinds that are made with durable materials and designed to last for years.
NSW Fisheries advised theproposal would not impact on key fish habitat and granted its General Terms ofApproval with no conditions. Pursuant to Clause 10 of HSLEPCouncil must be satisfied that adequate water and sewerage services areavailable to the development. Regulation 55 does not containexpress statutory or jurisdictional limits on where and when the power can beexercised.

On 26October 2016, a Councillor Briefing was held to identify access options for No.17B Redgrave Road, Normanhurst. Councillors noted that a report on theoptions would be presented at a future meeting for Council’sconsideration. Council resolved that the Plan for the extension of AriannaAvenue be abandoned and upon development of No. 34 Hinemoa Avenue, Councilnegotiate construction of a right of carriageway to provide vehicular access toNo. The purpose of this report is to discuss options for vehicleaccess from No. 17B Redgrave Road to Arianna Avenue, Normanhurst arising fromabandonment of a former Council plan of subdivision. Are left on waterfront land otherthan in accordance with a plan approved by the NSW Office of Water. The required bushfire protectionzone(s) must be maintained in perpetuity in accordance with the IntegratedVegetation and Fire Management Plan approved under Condition No. 1.
In conclusion, the development would result in an outcomethat is consistent with the current and desired future character of the area.As a consequence, the proposal meets the desired outcomes of Part 3.1.1 in theHDCP and is considered acceptable. Objections have been receivedraising concerns regarding the height, scale, floor area and the relationshipof the proposed dwelling to the topography of the site. Clause 5.10(4) of the HLEP statesthat “the consent authority must, before granting consent under thisclause in respect of a heritage item or heritage conservation area, considerthe effect of the proposed development on the heritage significance of the itemor area concerned”.

The proposedbuilding has a maximum height of 18.5m and does not comply with this provision.Refer to discussion in Section 2.1.4. The proposed part two and three storey building is designedwith regard to the sloping site. A driveway along the eastern boundary providesramp access to Level 1 - Units and to Level 2 – Units 2-10 forservicing by small rigid vehicle (SRV). A second central driveway providesaccess to Level 3 which contains Unit 1 for servicing by a heavy rigid vehicle(HRV).
NOM6/16 providing a background to the abandonment of the AriannaAvenue extension and options to secure access to property No. 17B RedgraveRoad. The report noted the time that has elapsed since Council previouslyconsidered the matter and recommended that a report be presented to Councilidentifying options to secure access for property No. 17B Redgrave Road toArianna Avenue. The proposal does not complywith the minimum 40 hectare lot size area required for an allotment created inthe subject Environmental Protection E (River Settlement) Zone. Theapplicant’s submission under State Environmental Planning Policy No. 1– Development Standards in respect to the non-compliance is wellfounded.

The proposed rear setbacks are acceptable withregard to the open aspect of the School site and the existing screen planting;notwithstanding the R2 Low Density Residential zoning of the Schoolsite. The density of the development is governed by the height of the building and the required setbacks. The proposed density responds to the regional context, availability of infrastructure, public transport, community facilities and environmental quality and is acceptable in terms of density.
There are 64 trees on the site comprising mainly locallyindigenous and native species. The proposed development would necessitate the removalof 44 trees from the site. None of the trees identified for removal areidentified as ‘significant trees’ in accordance with the Tree andVegetation provisions of the HDCP.
The disclosure is also to be submitted in writing (on theform titled “Declaration of Interest”). The disclosure is also to besubmitted in writing (on the form titled “Declaration ofInterest”). Located within the Hills Leisure Centre, this strata unit was recondition 3 years ago and presents well.