COMPLETION OF STATEMENT OF ENVIRONMENTAL EFFECTS GUIDELINES

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					                                                      Name_______________________________________________

                                                      Property Description___________________________________
                                                      ____________________________________________________

                                                      Proposal_____________________________________________
                                                      ____________________________________________________
                                                      ____________________________________________________




                                               QUEANBEYAN CITY COUNCIL




              COMPLETION OF STATEMENT OF
                ENVIRONMENTAL EFFECTS
               GUIDELINES FOR RESIDENTIAL
                      SUBDIVISION




        FOR COMPLETION AND ATTACHMENT TO THE
              DEVELOPMENT APPLICATION




                                             ENVIRONMENTAL SERVICES SECTION OCTOBER 2002




\\QCCFP001\Data\Environmental\General\Website\Development&Building\files_for_conversion_to_pdf\Guidelines for
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Residential Subdivision.doc
                     QUEANBEYAN CITY COUNCIL

               ENVIRONMENTAL SERVICES SECTION


STATEMENT OF ENVIRONMENTAL EFFECTS - GUIDELINES FOR
RESIDENTIAL SUBDIVISION

INTRODUCTION

These guidelines are provided to assist you in preparing your application for approval
for subdivision and are designed to guide you in assessing any potential problems or
conflict the proposal may cause to neighbours and the environment.

It is you and your designers responsibility to ensure in preparing the subdivision
development plans that Councils Development Control Plans are referred to and
complied with, ie:
• DCP No 3 Cooks Estate - Control of Residential Development
• DCP No 10 Thornton’s Estate - Control of Residential Development
• DCP No 21A Flood Management Policy
• DCP No 27F Jerrabomberra Heights, North Terrace and Jerrabomberra Park
• DCP No 28 Heritage - Garryowen and Central Conservation Area
• DCP No 38 Subdivision Policy
• DCP No 41 Soil, Water and Vegetation Management Plans
• DCP No 42 Landscape Policy and Guidelines
• DCP No 52 Safe Design Guidelines
To assist you in complying with Council’s Codes, a Statement of Environmental
Effects checklist is attached which must be completed and returned with your
development application. Any variations to Council’s Code requirements will only be
considered upon submission of full written justification given by you or your designer
and submitted with your DA.

You are welcome to discuss your proposed development with the Environmental
Services Section. You may also make an appointment with Council’s Development
Co-ordination and Review Team which meets every fortnight on Thursday afternoon.
When making an appointment you will need to submit prior to the meeting conceptual
plans of your proposal drawn to scale showing subdivision layout. Please contact
Council on (02) 6298 0244 to arrange an appointment.

To avoid delays in determining your application please ensure the attached Statement
of Environmental Effects is properly completed, Council’s DCP’s are complied with
and all relevant documents are attached with your application.




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                    IMPORTANT NOTE

FAILURE TO PROPERLY COMPLETE THE ATTACHED STATEMENT OF
ENVIRONMENTAL EFFECTS AND COMPLY WITH COUNCIL’S
DEVELOPMENT CONTROL PLANS AND LOCAL ENVIRONMENTAL
PLAN PROVISIONS AS OUTLINED WILL RESULT IN REJECTION OR
DELAY OF YOUR APPLICATION.




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                                            STATEMENT OF ENVIRONMENTAL EFFECTS

  A STATEMENT OF ENVIRONMENTAL EFFECTS MUST BE SUBMITTED WITH ALL DEVELOPMENT APPLICATIONS

  Please indicate by ticking ( ) whether you comply or not with the following statutory and policy requirements of Council. Details of likely
  impact(s) and the proposed means of mitigating or reducing such impact(s) are to be given. This Statement of Environmental Effects is not
          exhaustive and should be augmented where appropriate. If insufficient space has been provided, attach additional sheets.
                CONSIDERATION                           YES NO                                      COMMENTS
1. Do you comply with Council’s DCP 38 -
   Subdivision Code?

• Have you provided the following details with your
  development application? (Clause 6)
  ∗ the location, boundary dimensions, site area and
    north point of the land;
  ∗ the existing vegetation and trees on the land
    (attention is drawn to Council’s Tree
    Preservation Order);
  ∗ the location and uses of existing buildings on
    the land and adjoining properties;
  ∗ contours based on existing levels of the site
    (preferably one metre interval drawn to
    Australian Height Datum);
  ∗ any natural features of the site, including rock
    formations or cliffs, watercourses, flood levels,
    wetlands, vegetation or bushland areas and slip
    areas;




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                                   COMPLIANCE WITH COUNCIL’S DEVELOPMENT CONTROLS
          Please indicate by ticking ( ) whether you comply or not with the following statutory and policy requirements of Council.
                                 Please provide brief comments where shown or attach additional information.

                 CONSIDERATION                            YES   NO                                COMMENTS
   ∗ any existing drains, easements, or right’s - of -
     way affecting the site;
   ∗ title description of land;
   ∗ details of existing and proposed subdivision
     pattern (including the number of lots, their sizes
     and location of roads);
   ∗ any heritage items, potential heritage items or
     relics defined by the Heritage Act or considered
     of local significance;
   ∗ a conceptual Soil, Water and Vegetation
     Management Plan prepared in accordance with
     Development Control Plan No 41 - Soil and
     Water Management Plans, and
   ∗ a landscape conceptual plan prepared in
     accordance with the requirements of
     Attachment C of Council’s DCP No 38 when a
     subdivision will result in the creation of open
     space to be handed over to Council.
2. Vegetation Retention

• Have you provided a full tree survey of the
  development site?



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                                   COMPLIANCE WITH COUNCIL’S DEVELOPMENT CONTROLS
          Please indicate by ticking ( ) whether you comply or not with the following statutory and policy requirements of Council.
                                 Please provide brief comments where shown or attach additional information.

                 CONSIDERATION                          YES     NO                                COMMENTS
• Have you provided a vegetation management
   plan? Note: The subdivision is to be designed to
   preserve significant trees outside of proposed
   building envelopes and in any proposed public
   reserve areas.
3. Flora and Fauna Management

• Have you provided a preliminary flora and fauna
  investigation report prepared in accordance with
  Section 5A Environmental Planning and
  Assessment Act 1979?
  Note: An appropriately qualified Consultant will
  need to be engaged (where the site warrants) to
  undertake surveys and address the eight point test
  pursuant to Section 5A to determine whether there
  will be a significant effect on threatened species,
  populations or ecological communities, or their
  habitats.




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                                   COMPLIANCE WITH COUNCIL’S DEVELOPMENT CONTROLS
          Please indicate by ticking ( ) whether you comply or not with the following statutory and policy requirements of Council.
                                 Please provide brief comments where shown or attach additional information.

               CONSIDERATION                               YES   NO                               COMMENTS
4. Bushfire Management

• Where the site comprises bushland or adjoins
   bushland have you provided a Bushfire
   Management Plan in consultation with Council’s
   Fire Management Officer addressing:
   ∗ adequate provision is made for access for fire
      fighting vehicles?
   ∗ adequate safeguards will be adopted in the form
      of fire breaks, reserves and fire radiation zones?
   ∗ adequate water supplies will be available for
      fire fighting purposes?
   ∗ appropriate measures can be taken to reduce the
      hazard, after having regard to any guidelines,
      development control plan or the like adopted
      from time to time by the Council?
5. Cut and Fill

• Is cut and fill limited to a maximum of 1.5m,
  batters to a maximum gradient of 1:4 and retaining
  structures to a maximum height of 1.2m?




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                                  COMPLIANCE WITH COUNCIL’S DEVELOPMENT CONTROLS
         Please indicate by ticking ( ) whether you comply or not with the following statutory and policy requirements of Council.
                                Please provide brief comments where shown or attach additional information.

                CONSIDERATION                          YES     NO                                COMMENTS
6. Do you satisfy Queanbeyan Local Environmental
   Plan Requirements?

• Do you comply with the following minimum area
  requirements?
  ∗ 600m2 area for zones 2(a), 2(b), 2(c) or 2(d)
  ∗ 1000m2 for zone 2(e)
  ∗ 600m2 for dual occupancy subdivision zone
  2(a)
  ∗ 300m2 for dual occupancy for zones 2(b), 2(c)
     or 2(d)
  ∗ 450m2 for integrated housing lots
  ∗ 4000m2 for land shown edged in heavy black
     on Sheet 2 of the site map in Schedule 2 of the
     LEP (see attached map)
  ∗ 3000m2 for land shown cross hatched on map to
     Council’s LEP Amendment No 23 (see attached
     map)




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                                   COMPLIANCE WITH COUNCIL’S DEVELOPMENT CONTROLS
          Please indicate by ticking ( ) whether you comply or not with the following statutory and policy requirements of Council.
                                 Please provide brief comments where shown or attach additional information.

                CONSIDERATION                             YES   NO                                COMMENTS
7. Do you comply with Council’s requirements for
   subdivision of a Heritage Item or within a
   Conservation Area?

• Are you affected by a Heritage Item or
  Conservation Area? If so please address the
  following:
  ∗ the heritage significance of the site including its
     title and any building or work on it, and
  ∗ the impact of carrying out the proposed
     development on the heritage significance of the
     site, any building or work on it or on the
     heritage conservation area, if the site is located
     within one, and
  ∗ the setting of the proposed development and
     whether any features of this setting should be
     retained , including the size and shape of the
     allotment intended to be developed when the
     development consent is being sought, and
  ∗ the desirability of conserving the site and any
     building or work on it




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                                   COMPLIANCE WITH COUNCIL’S DEVELOPMENT CONTROLS
          Please indicate by ticking ( ) whether you comply or not with the following statutory and policy requirements of Council.
                                 Please provide brief comments where shown or attach additional information.

                CONSIDERATION                           YES     NO                                COMMENTS
8. Whether the land is floodprone

• Is the subdivision within 40m of the top bank of
   the Queanbeyan River or Jerrabomberra Creek?
• Is the land subject to flooding? If so please show
   the extent of the 100 year flood level over the
   proposed lots.
9. Do you satisfy Council’s Subdivision Design
   Requirements?

• Are access roads located to minimise the risk of
  soil erosion, and
• Does each allotment to be created by the
  subdivision of land provide potential development
  sites with minimum risk of damage by bushfires or
  soil instability, and
• Is adequate provision made for soil erosion control
  measures to be carried out, including measures to
  be carried out prior to and during the construction
  phase of the subdivision taking place, and




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                                    COMPLIANCE WITH COUNCIL’S DEVELOPMENT CONTROLS
           Please indicate by ticking ( ) whether you comply or not with the following statutory and policy requirements of Council.
                                  Please provide brief comments where shown or attach additional information.

                   CONSIDERATION                          YES    NO                                COMMENTS
•   Is adequate provision made for drainage and
    stormwater control, and
•   Does each new allotment have sufficient building
    area on it, being land with a natural slope of less
    than 20%, and
•   Where the land is steep has a geotechnical report
    on the stability of land been prepared by
    consultants acceptable to the Council and the
    report indicates which part of the land is suitable
    for development or the appropriate measures that
    need to be taken to stabilise the area proposed for
    development, and
•   Have adequate measures been taken during
    construction to protect endangered flora and fauna
    as well as other native vegetation, when these are
    known to occur on the subject site or adjoining
    land, and
•   Those parts of a site to be developed for the
    purpose of a building will not intrude on visibly
    prominent or significant landscaping qualities
    when viewed from outside the area being
    developed




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                                   COMPLIANCE WITH COUNCIL’S DEVELOPMENT CONTROLS
          Please indicate by ticking ( ) whether you comply or not with the following statutory and policy requirements of Council.
                                 Please provide brief comments where shown or attach additional information.

                 CONSIDERATION                            YES   NO                                COMMENTS
• Do the size of allotments to be created meet any
  minimum area requirements of the LEP for the
  land and the ratio of depth to frontage of each new
  allotment is adequate in terms of its likely
  intended use, and
• Are adequate measures made to retain significant
  trees and natural drainageways (where possible,
  are sited in areas accessible to the general public),
  and
• Are allotments orientated to acknowledge local
  microclimatic conditions and to enable future
  buildings to be designed to achieve maximum
  solar efficiency, and
• Have greenfield or large residential subdivisions
  been designed to encourage the use of alternative
  forms of transportation to the private motor car.
• Have adequate measures been taken to retain
  heritage items, significant trees and other
  significant native vegetation or natural features of
  significance, and




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                                   COMPLIANCE WITH COUNCIL’S DEVELOPMENT CONTROLS
          Please indicate by ticking ( ) whether you comply or not with the following statutory and policy requirements of Council.
                                 Please provide brief comments where shown or attach additional information.

                 CONSIDERATION                         YES      NO                                COMMENTS
10. Is the land contaminated?

• Has the land been potentially contaminated from
   any past landuse activity?
• Specify the known previous uses of the land.
• Have any remedial measures been undertaken to
   make the site suitable for the proposed
   development?
11. What are Council’s contributions?

• Have you made enquiries to determine the
   developer’s contributions for water, sewer, local
   roads, community facilities, open space
   embellishment etc for your development?
   Contribution charges will be imposed on each
   additional lot created.
12. Scenic Protection Areas

• Have you provided for building envelopes in
  Scenic Protection Residential 2(e) zones sites to
  protect existing vegetation?




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                                   COMPLIANCE WITH COUNCIL’S DEVELOPMENT CONTROLS
          Please indicate by ticking ( ) whether you comply or not with the following statutory and policy requirements of Council.
                                 Please provide brief comments where shown or attach additional information.

                CONSIDERATION                           YES     NO                                COMMENTS
13. Safe Design Guidelines (DCP No 52)

• Does the subdivision pattern allow the proposed
  houses to face each other?
• Are the lots designed to allow the entrances and
  main frontages of houses to face the street and the
  opposite house?
• Does the subdivision provide a variety of lot sizes
  to ensure a variety of dwelling types and mix of
  family types and income groups?
• Do you provide for deeper lots on major streets to
  avoid the need for high walls to reduce sound?
• Have you designed your subdivision to avoid
  pedestrian walkways - particularly in a cul-de-sac?




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                                   COMPLIANCE WITH COUNCIL’S DEVELOPMENT CONTROLS
          Please indicate by ticking ( ) whether you comply or not with the following statutory and policy requirements of Council.
                                 Please provide brief comments where shown or attach additional information.

               CONSIDERATION                             YES    NO                                COMMENTS
14. Archaeological and Potential Archaeological
   Sites

• Are you aware of any aboriginal places or relics
   affecting the land?
• Has an archaeological report been undertaken?
   NOTE: In some cases Council may require the
   submission of an archaeological report
15. Solar Orientation of Lots

• Are lots oriented, to enable dwellings to be sited
  so that the northern façade of the dwelling receives
  the maximum amount of sunlight in water?




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                                   COMPLIANCE WITH COUNCIL’S DEVELOPMENT CONTROLS
          Please indicate by ticking ( ) whether you comply or not with the following statutory and policy requirements of Council.
                                 Please provide brief comments where shown or attach additional information.

                 CONSIDERATION                          YES     NO                                COMMENTS
Specific Guidelines
• Allotments with N-S axis (between 15 degrees
   west and 30 degrees east) are preferred because
   they give maximum flexibility in the siting of
   dwellings and reduce problems of overshadowing
• Allotments with an E-W orientation allow
   reasonable access to solar radiation provided they
   are wider than normal.
• Allotments with a NW-SE or NE-SW orientation
   are unfavourable for solar access unless much
   large than the minimum.
16. Integrated Development

• Is the development within 40 metres of a stream,
  river, lake or lagoon? If so, a Permit under Part
  3A of the Rivers and Foreshores Improvement Act
  1948 is required from NSW Government
  Department Land and Water Conservation. You
  will need to consult with Environmental Services
  Staff whether your development is integrated
  development.




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SUMMARY CHECKLIST FOR SUBMITTING YOUR APPLICATION

Please ensure the following additional information is submitted with your DA.
(Please tick box) Failure to submit the information will result in your application
being rejected or delayed:

•   Written justification for any variation to the Code
•   Contour plan and Tree Survey signed by a registered surveyor
•   Full owners consent submitted (signed by all parties)
•   3 copies of development application plans submitted
•   Scaled plans providing details required by item 1 of the checklist
•   Any attachments accompanying the Statement of Environmental Effects
•   Building envelopes provided in Scenic Protection 2(e) zones or on steep lands
•   Bushfire Management Plan where relevant
•   Preliminary Flora and Fauna Report where relevant
•   Flood details where the land is flood prone
•   Preliminary Soil Contamination Report where relevant
•   Soil and Water Management Conceptual Plan
•   Archaeologist Report (aboriginal sites) where relevant




Consultant’s or Applicant’s Signature______________________________________-
_

Name (Please Print)_____________________________________________________

Date_______________________________


PRIVACY INFORMATION The information you provide in this application will
enable your application to be assessed by the Council and any relevant state agency.
The application details will also be kept by council in a register that can be viewed by
the public at any time.




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