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Draft Development Assessment Regulations and Practice Directions

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Draft Development Assessment Regulations and Practice Directions From: Paul Mickan < > Sent: Friday, 1 March 2019 4:14 PM To: DPTI:Planning Engagement Subject: Development Assessment Regulations and Practice Directions - Comments from The Barossa Council staff Attachments: Development Assessment Regulations and Practice Directions - Comments from The Barossa Council staff.docx; Development Assessment Regulations and Practice Directions - Comments from The Barossa Council staff.pdf Follow Up Flag: Follow up Flag Status: Flagged Comments from The Barossa Council staff are attached in Word format and PDF. These comments will be presented to Council for noting at its next meeting on 19 March 2019. Regards, Paul Mickan Principal Planner Paul Mickan Principal Planner T: The Barossa Council 43-51 Tanunda Road NURIOOTPA SA 5355 PO Box 867 T: 08 8563 8444 | F: 08 8563 8461 | www.barossa.sa.gov.au | Visit us on Facebook This email, together with any attachments, may contain information that is subject to copyright or confidentiality, and is intended for the named recipient(s) only. If you are not an intended recipient of this email, please promptly inform the sender and delete this email and any copies from your computer system(s). If this email has been received in error, you cannot rely upon it and any form of disclosure, duplication, modification, distribution and/or publication of this email is prohibited. The Barossa Council advises that, in order to comply with its obligations under the State Records Act 1997 and the Freedom of Information Act 1991, email messages may be monitored and/or accessed by Council staff and (in limited circumstances) third parties. No representation is made that this email is free of viruses. Virus scanning is recommended and is the sole responsibility of the recipient. This email represents the views of the sender and not necessarily the views of The Barossa Council. 1 Comments from The Barossa Council staff Regulations Planning, Development and Infrastructure (General) (Development Assessment) Variation Regulations 2019 GENERAL COMMENTS Content Comment Amendment ePlanning The new planning system is professed to be an electronic The regulations should be redrafted to emphasise that system, yet the regulations heavily reference a paper the system is to be electronic as with many other systems base system. used by the community in daily life. Governance It appears the governance within the regulations should Closer examination of accreditation requirements be consistent amongst all parties that will operate under appears warranted to ensure consistency between the one system i.e. Accredited Professionals should be providers. bound by the same requirements as other Relevant Authorities. Current Schedule 1 definitions – It is understood that there is an intent for these to be in Re-insert any non-development definitions into the Regs the Code, however this is of little assistance if now to avoid doubt in respect of interpretation. undefined terms are listed mentioned in the Regulations i.e. the new Regs refer to now undefined terms such as “home activity” particularly if a “home activity” is not development therefore you wouldn’t expect to find it in the Code Overall structure – placing ‘subject-related’ In some places the regulations are written based on the Consolidate related provisions for ease of interpretation. provisions together order of the associated Act provision. This results in a disjointed document where provisions that have the same basic subject matter are scattered – e.g. appeals appear under at least 2 regulations (r.47 and r.122) User ‘familiarity’ with existing regulations The draft regulations bear a remarkable similarity to the Maintain the same current Schedule numbering to existing regulations with a large number of provisions facilitate transition to new legislation. Development Assessment Regulations and Practice Directions - Comments from The Barossa Council staff 1 copies across exactly the same, albeit with new clause numbering and revised headings. This ‘familiarity’ may actually assist with users transitioning into the new system. However, regulation writers could go further by maintaining existing schedule numbering as much as possible – e.g. the new Schedule 3 is essentially the same as existing Schedule 2, so it could keep the same numbering. Content Comment Amendment Part 1—Preliminary 1 Short title 2 Commencement 3 Variation provisions Part 2—Variation of Planning, Development and Infrastructure (General) Regulations 2017 4 Variation of regulation 3—Interpretation designated building” and “designated building product” Correction of inconsistent terminology required refers to “Schedule 8, clause 4(1)(j)” Should refer to “Schedule 8, clause 9(1)(j)” “designated significant tree overlay” Should be “designated regulated tree overlay” “essential safety features” Should be “essential safety provisions” for consistency of terminology “Metropolitan Adelaide” This definition is welcomed and it is hoped it corresponds with what is on “maps.sa.gov.au/plb” ARI or AHD Floor Levels The Barossa Council Development Plan has flood affected areas but no minimum FFLs, I’m concerned with how the “Code” will deal with these. Development Assessment Regulations and Practice Directions - Comments from The Barossa Council staff 2 5 Insertion of regulations 3A to 3I r.3F “Significant Trees” Correction of inconsistent terminology required 3A Application of Act (section 8) r.3F (4)(a) Agonis flexuosa (Willow Myrtle) 3B Additions to definition of development Should read “Regulated Trees” 3C Exclusions from definition of r.3F – Issue bound. Anyone can build a house within 10m development of a Regulated tree and council cannot prevent them, Reference to “Agonis flexuosa” is not relevant to South 3D Colonel Light Gardens Heritage Area (refer SASC case history). However, as soon as this Australia however its replacement with “Corymbia (any 3E Change in classification of buildings happens in most cases the tree ceases to be regulated and tree of the genus) is considered more suitable. 3F Significant trees is therefore no longer protected. 3G Aboveground and inflatable pools 3H Public notice r.3F - The regulation sets out where to measure a tree 3I Prescribed period (section 44(12)(b)) from but not where to measure a structure from, do we really need to wait for case law to clarify this? r.3G – this Reg specifies that pools capable of being filled 3G(1) Any work or activity involving the construction of greater than 300mm in depth are “development” subject an aboveground or inflatable swimming pool which is to Schedule 4, Schedule 4 states that they are only capable of being filled to a depth exceeding 300 development where they include a filtration system, millimetres and in the case of an aboveground or surely it would be easier to add a few words to 3G(1) inflatable swimming pool, does not incorporate a filtrations system is prescribed under paragraph (b) of the definition of building work in section 3(1) of the Act. 6 Revocation of regulation 4 7 Variation of regulation 18—Other matters We are continually advised Panels will be able to delegate Review relevant clauses to ensure there is no conflict in their decisions (e.g. Reg 22 says where the “Assessment how delegations apply. manager” may not make a decision. Will this clause prevent delegation in those cases? 8 Insertion of Parts 4 to 18 and Schedules 1 The draft regulations contain 20 schedules, not 19 Change heading to read: “8 Insertion of Parts 4 to 18 and to 19 Schedules 1 to 20” Development Assessment Regulations and Practice Directions - Comments from The Barossa Council staff 3 Part 4—Statutory instruments 19 Incorporation of material (section 71(b)) r.20(a) and (b) – the term “impact” implies all Code Suggested change: “impact” to “effect” 20 Notice of Code amendment (section amendments will have a negative effect 73(6)(d)) 21 Minor or operational amendments (section 76) Part 5—Relevant authorities and accredited professionals 22 Prescribed scheme (section 93) 23(2)(b) – 15 Business Days is too short for a Council to Amend 23(2)(b) to read 6 weeks 23 State Planning Commission (section 94) potentially respond to the Commission. 24 Assessment managers (section 96) 25 Accredited professionals (section 97) 26 Requirement to obtain advice of accredited professional 23(3)(a) – expand the scope of what can be commented Amend 23(3)(a) to include “(vii) other matters deemed on by Council/CEO – items (i) to (vi) is limiting. relevant to the Council.” r.24 – this relates to the same subject matter as r.22 and Merge r.24 with r.22 as a new sub-regulation r.22(3) for ease of reference should be merged with that earlier regulation In r.22(1)(a)(ii)(B) it is not clear that this has the same Clarify meaning of development costs to ensure meaning as “development cost”. While there is no draft consistency. fees Schedule available for review yet, it is assumed that when it is it will include “development cost” as per the existing fees Schedule. Within r.22(1)(3) & 22(2) it appears only the Assessment Clarify who has authority for issuing consent to land Manager can issue Land Division Consents except where divisions. it’s a combined built form and land div application Development Assessment Regulations and Practice Directions - Comments from The Barossa Council staff 4 At r.23(2)(b) in most areas referral bodies are being 23(2)(b) In any case relating to development within the provided 4 weeks to respond, this should be consistent area of a council—the Commission must give the chief across the board. executive officer of the council for the area in which the development is to be undertaken a reasonable opportunity to provide the Commission with a report (on behalf of the council) on any matter specified under subregulation (3) that is relevant to the particular case (but if a report is not received by the Commission within 20 business days after the request is made to the chief executive officer, or within such longer period as the Commission may allow, the Commission may presume that the chief executive officer does not desire to provide a report).
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