Hunter's Hill Council
Ordinary Meeting No. 4364 11 August 2014 at 7.30pm
ORDER OF BUSINESS
Prayer Attendance, Apologies, Declarations of Interests A Confirmation of Minutes Civic Ceremonies Reports from Staff D Development & Regulatory Control H General Manager J Committees K Correspondence M General Business
HUNTER'S HILL COUNCIL ORDINARY MEETING OF COUNCIL 4364 - 11 August 2014 INDEX
A - CONFIRMATION OF MINUTES 1. Confirmation of Minutes of Ordinary Meeting No.4363 held 28 July 2014 1
D - DEVELOPMENT & REGULATORY CONTROL 1. 38a Mary Street, Hunters Hill 1 2. Consolidated DCP 2013, Part Four - Gladesville Village Centre (proposed 24 Amendment To Key Site Setback Clauses) 3. Non Smoking Signs 27 4. Delegated Authority 30
H - GENERAL MANAGER 1. Unreasonable Complainant Conduct Policy 1 2. Request for Leave of Absence 5 3. Report on Outstanding Matters 7
J - COMMITTEES
1. Minutes of the Meeting of the Environmental Projects & Advisory Group held 1 18 June 2014 2. Minutes of Le Vesinet Friendship Committee held 4 June 2014 5 3. Minutes of Le Vesinet Friendship Committee held 22 July 2014 9 4. Minutes of the Seniors Advisory Group Meeting held 4 August 2014 13 5. Report on Councillor Workshops & Briefings held 28 July 2014 17 6. Report of the General Purpose on Site Inspections held 28 July 2014 19
K - CORRESPONDENCE 1. Correspondence 1 1. Letter from Kerrie Mather, Chief Executive Officer, Sydney Airport Corporation Limited, dated 22 July 2014 advising commencement of T1 road improvement works.
M - GENERAL BUSINESS 1. Meetings - Various Committees of Council 1
A
Confirmation of Minutes
A - Confirmation of Minutes
4364 - 11 August 2014
Index
1. Confirmation of Minutes of Ordinary Meeting No.4363 held 28 July 2014 1
Councillor Richard Quinn Barry Smith MAYOR GENERAL MANAGER
MINUTES OF ORDINARY MEETING NO.4363 held 28 July 2014 A1
COMMENCEMENT
The meeting opened with prayer at 7.30pm. IN ATTENDANCE
The Mayor Councillor Richard Quinn, Councillors Peter Astridge, Mark Bennett, Gary Bird, and Justine McLaughlin.
ALSO PRESENT
The General Manager Barry Smith, the Group Manager Development and Regulatory Control Steve Kourepis, the Group Manager Works and Services David Innes,
APOLOGIES
Apologies were received from Clr Miles and Clr Sheil.
233/14 RESOLVED on the motion of Clr Astridge, seconded Clr Bennett that the apologies be accepted and leave of absence granted.
DECLARATIONS OF INTEREST
The Mayor called for Declarations of Interest without response.
CIVIC CEREMONIES
The Mayor, Councillor Richard Quinn, conferred citizenship on the following five candidates and on behalf of Council and the Australian people, offered his sincere congratulations and welcomed them as Citizens of Australia:
Candidate Previous Nationality Ms Ka Ching MA Hong Kong Mr Dhanjeet Kumar SAH Nepal Ms Lifang XI China Dr Heather Lynn ZIMMERMAN USA Ms Dichhaya UPADHAYA Nepal
CONFIRMATION OF MINUTES
234/14 RESOLVED on the motion of Clr Bennett, seconded Clr Astridge that the Minutes of Ordinary Meeting No.4362 held 14 July, 2014 be confirmed.
MAYORAL MINUTES & REPORTS (Pages B1 – B5)
1. NELSON PARADE REMEDIATION
235/14 RESOLVED on the motion of Clr Bennett, seconded Clr McLaughlin that:
1. The Mayor seek a meeting with the Hon. Dominic Perrotet, MP, Minister for Finance and Services to discuss for need for a resolution of the disposal of contaminated waste from the Nelson Parade sites as soon as possible.
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2. Council write to The Hon Ian Macfarlane, MP, Minister for Industry, seeking advice as to the likely timing of a decision on the location and establishment of the proposed National Radioactive Waste Management Facility.
3. Copies of correspondence be forwarded to the State Member for Lane Cove, the Hon. Anthony Roberts MP and the Federal Member for North Sydney the Hon. Joe Hockey MP.
2. PERFORMANCE REVIEWS
PROCEEDINGS IN BRIEF
Mr Fred Grotte addressed Council in respect of this matter.
Mr Grotte attempted to introduce matters not relevant to this item. The Mayor requested Mr Grotte address the matters raised in the report. Mr Grotte ignored this request and continued to speak on unrelated matters.
A motion was moved Clr Bennett, seconded Clr Bird that the speaker be asked to desist and resume his seat.
236/14 The motion on being put to the meeting was CARRIED.
237/14 RESOLVED on the motion of Clr Bennett, seconded Clr McLaughlin that:
1. Council establishes a Remuneration and Review Committee to oversee the contract of employment of the General Manager and, if required, other senior staff.
2. The Remuneration and Review Committee comprises of the Mayor, Deputy Mayor and one other councillor, and one external member, whose appointment will be made as agreed with the General Manager.
3. The proposed charter of the Remuneration and Review Committee be adopted.
REPORTS FROM STAFF
DEVELOPMENT & REGULATORY CONTROL (Pages D1 – D26)
1. DA2012-1007-2 - 1/167-171 VICTORIA ROAD, GLADESVILLE
PROCEEDINGS IN BRIEF
Ms Cathy Kovatch (Objector – Secretary of Strata Plan 70815) addressed Council in respect of this matter.
Mr Craig Schulman (Applicant) addressed Council in respect of this matter.
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238/14 RESOLVED on the motion of Clr McLaughlin, seconded Clr Bird that:
A. The S.96 application No.2012-1007-2 to modify Development Application No.2012-1007 consent dated 14 May 2012 for fit out of a gym at No.1/169- 171 Victoria Road, Gladesville, be approved, subject to the deletion of condition No.10 (a) and the insertion of new conditions Nos. 24, 25 and 26 to read as follows:
24. Compliance with the recommendations as set out in the Summary and Conclusion of the ‘Noise Compliance Testing 11’ as prepared by Koikas Acoustics Pty Ltd dated 8 April 2014 as received by Council on 10 April 2014.
25. Compliance with the Plan of Management prepared by Fitness Plus dated April 2014 as received by Council on 10 April 2014.
26. No pedestrian and vehicular access to the rear car parking area is permitted for the use of gym patrons between the hours of 11.00pm and 5.00am.
B. Council consider providing a disabled space in Junction Street adjacent to the premises.
RECORD OF VOTING Yes Against / Absent Clr Peter Astridge Clr Zac Miles (Absent) Clr Gary Bird Clr Meredith Sheil (Absent) Clr Justine McLaughlin Clr Mark Bennett Clr Richard Quinn
2. CONSIDERATION OF POTENTIAL HERITAGE LISTINGS (INCLUDING 10 COWELL STREET, GLADESVILLE)
PROCEEDINGS IN BRIEF
Mr Justin Parry-Okeden addressed Council in respect of this matter and tabled a copy of his presentation.
A motion was moved Clr Bird, seconded Clr McLaughlin that Councillors propose the following immediate amendment to Hunters Hill LEP 2012:
1. 10 Cowell Street, Gladesville be added to the list of Items of Local Heritage Significance under Schedule 5, Hunters Hill Local Environment Plan 2012 and that the proposed Amendment to Hunters Hill LEP 2012 be placed on public exhibition as a matter of priority.
2. Council commence the process of listing the other 16 potential heritage items (as shown below) that were deferred from assessment during the making of LEP 2012, commencing with the community consultation process with all the property owners (as shown below):
i. 80 Alexandra Street Hunters Hill
ii. 2 Alfred Street Hunters Hill
iii. 4 Alfred Street Hunters Hill Minutes of the Ordinary Meeting No.4363 held on 28 July 2014. This is page
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iv. 16 Barons Crescent Hunters Hill
v. 24 Bonnefin Road Hunters Hill
vi. 26 Bonnefin Road Hunters Hill
vii. 1 Ellesmere Avenue Hunters Hill
viii. 1 Mount Street Hunters Hill
ix. 5 Prince Edward Parade Hunters Hill
x. 7 Reiby Road Hunters Hill
xi. 11 Toocooya Road Hunters Hill
xii. 25 Huntleys Point Road Huntleys Point
xiii. 53 Huntleys Point Road Huntleys Point
xiv. 55 Huntleys Point Road Huntleys Point
xv. 71 Huntleys Point Road Huntleys Point
xvi. 53 The Point Road Woolwich
Councillor Astridge foreshadowed a motion:
That Council note the content of this report and resolve to revisit the matter of listing 10 Cowell Street and the other 16 pending potential items, that were deferred from assessment during the making of LEP 2012, after the agreed public education/ consultation program canvasing all the cost/benefit options for the cottage have been undertaken.
239/14 The original motion on being put to the meeting was carried.
RECORD OF VOTING Yes Against / Absent Clr Peter Astridge Clr Zac Miles (Absent) Clr Mark Bennett Clr Meredith Sheil (Absent) Clr Gary Bird Clr Justine McLaughlin Clr Richard Quinn
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3. GLADESVILLE COMMERCIAL PRECINCT – POSSIBLE AMENDMENTS TO DCP SETBACK CLAUSES
A motion was moved Clr Bird, seconded Clr McLaughlin that:
240/14 The following minor wording amendments are made to Hunters Hill DCP 2013:
1. Consolidated DCP 2013 at p119:
Part 6
Objectives – add an additional objective:
(e) ensure adequate landscaping, deep soil planting, pedestrian amenity and buffering between Key Site and surrounding residential areas.
2. Consolidated DCP 2013 at p120:
Figure 4.5 – minor wording amendment as follows:
Figure 4.5 – Diagram entitled “Precinct 4 East-West Section – requires following wording change:
(a) 4 metre setback from the Flagstaff Street boundary alignment.
RECORD OF VOTING Yes Against / Absent Clr Peter Astridge Clr Zac Miles (Absent) Clr Gary Bird Clr Meredith Sheil (Absent) Clr Justine McLaughlin Clr Mark Bennett Clr Richard Quinn
4. DELEGATED AUTHORITY
PROCEEDINGS IN BRIEF
241/14 RESOLVED on the motion of Clr Astridge, seconded Clr Bird that the report be received and noted.
RECORD OF VOTING Yes Against / Absent Clr Peter Astridge Clr Zac Miles (Absent) Clr Mark Bennett Clr Meredith Sheil (Absent) Clr Gary Bird Clr Justine McLaughlin Clr Richard Quinn
5. REPORT OF LEGAL MATTERS
PROCEEDINGS IN BRIEF
242/14 RESOLVED on the motion of Clr Astridge, seconded Clr Bird that the report be received and noted.
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RECORD OF VOTING Yes Against / Absent Clr Peter Astridge Clr Zac Miles (Absent) Clr Mark Bennett Clr Meredith Sheil (Absent) Clr Gary Bird Clr Justine McLaughlin Clr Richard Quinn
WORKS & SERVICES (Pages E1 – E2)
1. HUNTERS HILL VILLAGE URBAN IMPROVEMENT PROGRAM
243/14 RESOLVED on the motion of Clr McLaughlin, seconded Clr Bird that:
1. Council receive and note the report on urban improvement works in Hunters Hill Village. 2. Council concur with the calling of open tenders for the construction of urban improvements works in Gladesville Road, Hunters Hill. 3. Council adopt the Oculus public domain improvement plan as the basis for the works.
CORPORATE GOVERNANCE (Pages F1 – F4)
1. SUMMARY OF COUNCIL INVESTMENTS AS AT 30 JUNE 2014
244/14 RESOLVED on the motion of Clr Astridge, seconded Clr Bennett that the report be received and noted.
CUSTOMER & COMMUNITY SERVICES (Pages G1 – G2)
1. AGED & DISABILITY WORKER
245/14 RESOLVED on the motion of Clr McLaughlin, seconded Clr Bird that Council writes to LGNSW expressing its concern at the possible loss of funding for the Aged and Disability Worker position and endorsing the approach of LGNSW in highlighting the need to continue the funding of these positions within Councils.
GENERAL MANAGER (Pages H1 – H2)
1. REQUEST FOR LEAVE OF ABSENCE – COUNCILLOR ZAC MILES & COUNCILLOR MEREDITH SHEIL
246/14 RESOLVED on the motion of Clr Astridge seconded Clr Bennett. that:
1. Leave of absence be granted to Councillor Miles for Ordinary Meeting 4363 to be held 28 July 2014 and that his apology be recorded in the Minutes.
2. Leave of absence be granted to Councillor Sheil for Ordinary Meeting 4363 to be held 28 July and Ordinary Meeting 4364 to be held on 11 August 2014 and that her apology be recorded in the Minutes.
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COMMITTEE REPORTS (Pages J1 – J20)
1. MINUTES OF THE MOOCOOBOOLA ADVISORY COMMITTEE HELD WEDNESDAY 16 JULY 2014
247/14 RESOLVED on the motion of Clr Astridge, seconded Clr McLaughlin that the minutes be received and noted.
2. PUBLIC TRANSPORT & TRAFFIC ADVISORY COMMITTEE, MEETING HELD 17 JUNE 2014
248/14 RESOLVED on the motion of Clr McLaughlin, seconded Clr Bird that:
1. HUNTERS HILL VILLAGE / RYDE ROAD
Council include the removal of the “left turn on red” sign at the intersection of Ryde Road and Gladesville Road as part of any traffic improvements in the village.
2. ELLESMERE AVENUE
Council approaches the owners of the vehicle parked in Ellesmere Avenue with a view to moving it from its current location.
3. COMMUTER PARKING
Council investigate and collect data on commuter parking on various streets along Victoria Road.
4. PITTWATER ROAD – PARKING AT BORONIA SHOPS
Council organise a meeting with the shop keepers with the Mayor and Group Manager, Works & Services to discuss the various options available.
5. GENERAL BUSINESS
Council assess the status of the new turf on the northern side of Everard Street prior to the next match on the College grounds on 26 July. Should the turf still require protection, then temporary “no stopping” signs will be installed to prevent parking on the northern side of Everard Street.
6. A further report be provided to Council on the Sae Soon Church Traffic investigation.
Councillor Astridge requested that his name be recorded as being opposed to the resolution of Council on Item 1 of this resolution.
3. MINUTES OF THE CONSERVATION ADVISORY PANEL (CAP) MEETING HELD 18 JUNE 2014
249/14 RESOLVED on the motion of Clr McLaughlin, seconded Clr Bird that the minutes be received and noted.
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4. MINUTES OF HUNTERS HILL VILLAGE MAINSTREET COMMITTEE HELD 25 JUNE 2014
250/14 RESOLVED on the motion of Clr McLaughlin, seconded Clr Bird that:
1. That the traffic signals (green) box at Gladesville Road (Hunters Hill Hotel) is positioned in an inappropriate location, impacting upon the streetscape quality of the Village and has graffiti on it, and Council make a request to the RMS for it to be relocated/repositioned in an appropriate location and in the meantime for the traffic signals (green) box be cleaned up of graffiti, repainted etc.
2. That Council install one street light or solar powered lighting to the existing light poles near the residential flat building, No18 Joubert Street North, near the Hunters Hill Hotel, improving the safety and security of residents of Hunters Hill.
3. That pedestrian “safety posts and wire”- a similar treatment as has been provided to the entry Statement – be provided along the northern side of Gladesville Road, (the length of the Hunters Hill Hotel) and be incorporated as part of the Public Domain Landscaping Plan for the Hunters Hill Village.
4. With the intent of improving the aesthetics and visual aspect of the Hunters Hill Village area the following amendments be made to the Public Domain Landscaping Plan for the Hunters Hill Village, such as:
a. Providing for a pedestrian friendly paving at the intersection of Gladesville Road and Ryde Road crossing.
b. Providing for smart poles or solar lighting along Gladesville Road Village area.
c. Providing for lighting or solar lighting to the Joubert Streets, north and south improving safety and security.
5. REPORT ON COUNCILLOR WORKSHOPS & BRIEFINGS HELD 14 JULY 2014
251/14 RESOLVED on the motion of Clr McLaughlin, seconded Clr Bennett that the report be received and noted.
CORRESPONDENCE (PRECIS) (Pages K1 – K2)
1. CORRESPONDENCE
252/14 RESOLVED on the motion of Clr McLaughlin, seconded Clr Astridge that the correspondence be received and noted.
GENERAL BUSINESS (M1 – M2)
1. MEETINGS – VARIOUS COMMITTEES OF COUNCIL
253/14 RESOLVED on the motion of Clr McLaughlin, seconded Clr Bird that the report listing the various Committees of Council be received and noted.
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TERMINATION
The meeting terminated at 10.20pm.
I confirm that these Minutes are a true and accurate record of Ordinary Meeting No.4363 held 28 July 2014.
...... Councillor Richard Quinn Barry Smith MAYOR GENERAL MANAGER
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D
Development & Regulatory Control
D - Development & Regulatory Control
4364 - 11 August 2014
Index
1. 38a Mary Street, Hunters Hill 1 2. Consolidated DCP 2013, Part Four - Gladesville Village Centre (proposed 24 Amendment To Key Site Setback Clauses) 3. Non Smoking Signs 27 4. Delegated Authority 30
Steve Kourepis GROUP MANAGER DEVELOPMENT & REGULATORY CONTROL
REPORT OF DEVELOPMENT & Meeting 4364 - 11 August 2014 D1 REGULATORY CONTROL
ITEM NO : 1
DEVELOPMENT APPLICATION NO : DA2014-1006
PROPOSAL : DEMOLITION OF GARAGE STRUCTURE & CONSTRUCTION OF ALTERATIONS & ADDITIONS TO EXISTING DWELLING PLUS ATTACHED GARAGE & FRONT FENCE – RECONSIDERATION OF COUNCIL DECISION
PROPERTY 38A MARY STREET, HUNTERS HILL
APPLICANT : MR MATTHEW JOHN PETERS
OWNER : PETERS, MR M J & MRS H E
DATE LODGED : 16 JUNE 2014, 10 JULY 2014 & 21 JULY 2014
CSP THEME : OUR HERITAGE & BUILT ENVIRONMENT
DELIVERY PLAN STRATEGY : ASSESS ALL APPLICATIONS AGAINST THE NEW LEP/DCP
REPORTING OFFICER : KERRY SMITH
INTRODUCTION
Reasons for Report
Council at its meeting of 12 May 2014 on considering the development application described in detail below, resolved that:
The application be deferred to allow the applicant to supply the following information and amend plans accordingly:
1. Provide a Heritage Impact Statement from a qualified heritage consultant supporting the proposal.
2. Reduce the overall height of the proposed additions by lowering the external wall height to comply with Development Control Plan 2013 7.2 metres height provisions by 600-800mm.
3. The proposed additions to comply with the 1.5 metres setback along the southern elevation.
4. Show the location of air-conditioning units for the proposed additions.
The proposal results in non-compliance with a side boundary setback and three (3) submissions were received opposing the development in response to the neighbour notification process.
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PRESENT CONSIDERATION
In relation to the matters for deferral, the architect submitted a letter to Council on 16 June 2014 accompanied by a heritage management document prepared by him in conjunction with Sue Rosen & Associates.
The heritage statement was assessed by Council’s Heritage Adviser who reported that the latest version of the heritage report satisfies the requirements for such documents.
The applicant is not proposing to alter the height of the additions as the original plans comply with the control from Development Control Plan 2013.
On 21 July 2014, the applicant lodged amending plans providing for the setback of the additions from the southern side boundary of 1.5 metres for the ground and first floor elevation.
Comment on applicant’s response
The proposal also complies with the other part of the measured height restriction of 7.2 metres for external walls under clause 3.3.2 in that part of the rear two-storey addition in that the height of the external southern wall is measured at a maximum of 6.0 metres. This is a result of not having a gable ended roof on the south elevation.
The proposed additions, however, will project a gable end on the northern elevation facing John Street and a hipped roof facing the south.
In view of the minor nature of the non-conformities, it could be reasonably considered that approval of the height of the development is reasonable in the circumstances.
This is based on the note in the clause 3.3.2 relating to height control that states:
Height of external walls should be measured to the pitching point of the roof (or the lowest eave), but should not include taller portions of an end wall beneath a gable or skillion roof, or wall that enclose a dormer window.
Under the above terms of the DCP 2013, the measured height would not be contrary to the terms of the clause. However, the intent of the resolution of Council relating to height reduction was to improve the privacy for the residents to the south and to reduce the bulk and scale of the additions as well as building separation. The applicant in the latest plans has not provided for the reduction in the height of the building by 600mm to 800mm as resolved by Council to improve the privacy and separation and to reduce the bulk and scale of the additions when viewed from the adjoining premises to the south in particular.
The side boundary setback of 1.5 metres for the southern elevation now complies with the provisions of clause 3.3.3 of DCP 2013. The section of the two-storey addition has been moved closer to the John Street alignment which now does not comply with the setback provisions of DCP 2013. However, the latest plans show the ground floor to have moved 0.5 metres towards the northern boundary and the upper level to be extended by 0.5 metres in a northern direction. Now, the two storey rear additions do not comply with the 1.5 metre setback from the northern boundary i.e. John Street alignment.
In this case, the recommendation has been altered from the previous report by the addition of a Schedule 1 condition for the ‘deferred commencement’ approval by the requirement to give compliance to the side setback control relating to the northern boundary.
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REPORT
1. SUMMARY
Issues
Noise emission
Loss of privacy
Over-development
Height & setback non-conformities
Heritage report
Objections
Three (3) submissions were received.
Recommendation
The application is recommended for approval for reasons that it is acceptable as a ‘deferred commencement’ approval having regard to:
1. It is permissible under the zoning
2. It complies with the relevant planning objectives contained in Hunters Hill Local Environmental Plan 2012 and Consolidated Development Control Plan 2013 and
3. It will not have adverse effects on the amenity of adjoining properties.
2. DESCRIPTION OF PROPOSAL
It is proposed to demolish the existing garage structure at the rear of the site and to construct part single-storey and part two-storey additions to the existing dwelling including an attached single car garage. The dwelling will then be incorporating the following:
On the ground floor, main entry, lounge room, dining room, study, bathroom, kitchen, family room, sitting room, laundry, two staircases, garage and workshop.
On the first floor, three (3) bedrooms, bathroom, staircase and W.C. on the existing dwelling and two (2) bedrooms, staircase and bathroom on the new western pavilion.
The plans show a new picket fence on a low stone wall to be extended along the John Street frontage up to the western extremity of the existing dwelling house.
Accompanying the application were a Basix Certificate, a Heritage Management Document and a Statement of Environmental Effects.
The latest plans have been referred to the Heritage Adviser who stated that they give compliance to his concerns relative to the connection between the existing house and the new additions. Further, the details of the finishes of the garage door are now satisfactory.
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In relation to the amended Heritage Impact Statement, the Heritage Adviser has studied such document and stated that it properly addresses the necessary heritage matters.
3. DESCRIPTION OF SITE AND LOCALITY
The premises are known as No.38A Mary Street, Hunters Hill, and is legally described as Lot 1 in DP 1381601. It is located on the south western corner of John Street.
The site has an area of 466.7sqm with frontage of 10.82 metres to Mary Street and 36.48 metres to John Street. It has a slope of 0.62 metres down to the west and a cross slope of 0.43 metres down to the south along the Mary Street frontage.
Existing on the site is a part two-storey and part single-storey weatherboard dwelling house with a detached brick garage fronting John Street. Surrounding and nearby development is single and two-storey dwelling houses.
4. PROPERTY HISTORY
The application was subject of a pre-DA meeting held with the DCU on 14 August 2013. At that meeting focus was given to the non-compliance with Garden area and boundary setbacks.
Subsequent to the lodgement of this DA, the applicant was advised in writing as to the shortcomings of the proposal and suggesting that the application be withdrawn. The architect had provided Council officers with a sketch for an alternative house design but the application has not been withdrawn by the applicant.
The earlier development application (DA2013-1091) was refused on 16 January 2014 under delegated authority for ten reasons.
This current development application was lodged with Council on 20 January 2014.
On 21 March 2014, the applicant submitted amending plans addressing the concerns expressed by the CAP and Council’s Heritage Adviser. Part of the change involved the alteration of the external cladding of the additions to be “externally lined with weatherboard cladding in profile and paint colour to match existing cottage”, the garage door to be provided with a painted boarding finish and the simplification of the roof interface between the existing dwelling and the single storey part of the additions.
Further amending plans were submitted to Council on 21 July 2014 providing for a full 1.5 metre setback from the southern boundary as requested by Council in its resolution of 12 May 2014.
On 30 April 2014, the applicant submitted an arborist’s report addressing the Eucalypt spp and the Council managed tree on John Street.
On 10 July 2014, the applicant submitted the upgraded heritage report as requested by Council.
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5. STATUTORY CONTROLS
Relevant Statutory Instruments
Environmental Planning and Assessment Act, 1979 Local Environmental Plan No.1 (as amended) Zone: Low D ensity Residential R2 Conservation Area: Yes River Front Area: No SREP (Sydney Harbour Catchment) 2005: No Development Control Plan: 2013 Listed Heritage item: No Contributory Building: No Vicinity of Heritage Item: Yes
6. POLICY CONTROLS
Development Control Plan 2013.
7. REFERRALS
7.1 External Approval Bodies
Not applicable.
7.2 Health & Building
The application was referred to Council’s Environmental Health & Building Surveyor who advised by memo that there are no BCA objections to the proposed development.
7.3 Heritage
As stated within the body of the report, the property is in a conservation area under Hunters Hill Local Environmental Plan 2012. The proposal was referred to Council’s Heritage Advisor who provided the following comments:
Heritage Status: within Conservation Area C1 (“Peninsula”); adjoins heritage item 248 (38 Mary Street); in vicinity of Items 186 & 187 (1 & 1A John Street), 247 (“Dacre Villa” 36 Mary Street) and St Joseph’s College.
Proposal: Alterations and additions to rear
Statement of Heritage Impact: by Matthew Peters
Comments: The current proposal was considered by the Conservation Advisory Panel at its meeting of February 2014, the minutes of which are (in part):
The CAP had considered a previous proposal which was similar in form, but had compliance issues in terms of setback and garden area.
In considering the current proposal, the Panel noted that the junction between the “link” structure and existing rear verandah is awkwardly detailed and should be adjusted to make the eaves continuous.
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The detailing of the garage door was discussed and it was concluded that it should be faced in cladding to match that of the proposed additions- the detail of which is to be provided.
It was also advised that a landscape plan should be provided to detail the proposed plantings- particularly to the John Street boundary setback which is critical in maintaining a garden setting.
The CAP expressed appreciation for the amended design, and considered it to be a better solution than previously proposed.
The proposed garage door is nominated as a B & D “Statesman” sectional overhead door. The external finish to the proposed addition adjoining the garage door is shown as rendered and painted brickwork and “blue board”, so the “cladding” referred to in the CAP minutes would suggest a simple, planar finish. Perhaps a simpler sectional overhead door panel (such as “Seville”) may be more appropriate:
The issue with the roof junction is a matter of a response from the architect to resolve the connection details.
Recommendation: Request details of the garage door and roof junction.
The application was forwarded to the Conservation Advisory Panel meeting of 19 February 2014. The minutes for this item are as follows:
The Panel was addressed by the owners, Mr & Mrs Peters and the architect Martin Pickrell.
It is proposed to make alterations and additions to the existing house, which is within Conservation Area C1 (“Peninsula”) and adjoins a heritage item at 38 Mary Street, with others in the vicinity, including 1 & 1A John Street and St. Josephs College.
The CAP had considered a previous proposal which was similar in form, but had compliance issues in terms of setback and garden area.
In considering the current proposal, the Panel noted that the junction between the “link” structure and existing rear verandah is awkwardly detailed and should be adjusted to make the eaves continuous.
The detailing of the garage door was discussed and it was concluded that it should be faced in cladding to match that of the proposed additions- the detail of which is to be provided.
It was also advised that a landscape plan should be provided to detail the proposed plantings- particularly to the John Street boundary setback which is critical in maintaining a garden setting.
The CAP expressed appreciation for the amended design, and considered it to be a better solution than previously proposed.
Committee Resolution: That the Manager, Development & Regulatory Control, be advised of the CAP’s comments for consideration in the process of the development application.
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As a result of the above assessments, the applicant has submitted amending plans on 21 March 2014 altering the roof connection between the new link and the original house as well as the details for the new garage door thus giving conformity to the heritage considerations for the new development.
The applicant submitted the amending heritage report on 10 July 2014. This was referred to Council’s Heritage Adviser who studied the document and stated that it covered the necessary topics for such a heritage impact report. A copy of the latest document is attached.
7.4 Works & Services
The application was referred to Council’s Design & Development Engineer who advised by memo that there are no engineering objections to the proposed development subject to conditions.
7.5 Parks & Landscape
The application was referred to Council’s tree consultants who advised by memo that there is need for an arborist’s report in relation to at least two trees on and near the site. The applicant submitted details on 30 April 2014 from an arborist assessing for retention and protection the four (4) existing mature trees on the site as requested by Council’s tree consultant. The proposed landscaping is generally deemed to be satisfactory and conditions for protection of the existing mature trees to be retained will be added at a later date which will not have an effect on the development itself.
8. ENVIRONMENTAL ASSESSMENT UNDER S.79C
The relevant matters for consideration under section 79C of the Environmental Planning and Assessment Act 1979 are assessed under the following headings.
9. STATE INSTRUMENTS / LEGISLATION
9.1 State Environmental Planning Policies (SEPPs)
Not applicable.
9.2 Regional Environmental Plans (REPs) – Deemed SEPPs
Not applicable.
9.3 Other Legislation
Not applicable.
10. HUNTERS HILL LOCAL ENVIRONMENTAL PLAN 2012
10.1 Aims and Objectives of Hunters Hill Local Environmental Plan 2012 and Zone
The proposal is permissible with consent under Zone Low Density Residential R2 and complies with the relevant statutory controls of Hunters Hill Local Environmental Plan 2012.
10.2 Statutory Compliance Table
The following table illustrates whether or not the proposed development complies with the relevant statutory controls of Hunters Hill Local Environmental Plan 2012.
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Compliance with Current Proposed Control Compliance Statutory Controls HEIGHT Roof 8.1 metres 8.5 metres Yes Storeys 2 storeys 2 storeys Yes Landscaped Area 50.0% 50% Yes
10.3 Site Area Requirements
The proposal complies with these requirements.
10.4 Residential flat buildings and low-rise multi-unit housing-density and garden area controls
Not applicable.
10.5 Height of Buildings
The height of the proposal, being 8.1 metres and 2 storeys in height is acceptable as it would comply with the maximum of 8.5 metres/no more than two storeys height limit as prescribed by Clause 15 of the Hunters Hill Local Environmental Plan 2012.
10.6 Landscaped Area
The proposed revised landscaped area of 50% would comply with the 50% minimum permissible garden area as prescribed by the Hunters Hill Local Environmental Plan 2012.
10.7 Integrated Housing Development
Not applicable.
10.8 Foreshore Building Lines
Not applicable.
10.9 River Front Area
Not applicable.
10.10 Other Special Clauses / Development Standards
Not applicable.
11. DRAFT AMENDMENTS TO STATUTORY CONTROLS
No relevant draft amendments pertaining to this application.
12. DEVELOPMENT CONTROL PLAN (DCP)
12.1 Compliance Table Residential Development Control Plan 2013
CONTROL REQUIRED/ PROPOSED COMPLIANCE PERMISSIBLE HEIGHT Roof 8.5 metres 8.1 metres Yes Minutes of the Ordinary Meeting No. 4364 held on 11 August 2014. This is page
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CONTROL REQUIRED/ PROPOSED COMPLIANCE PERMISSIBLE External walls 7.2 metres 6.0 metres-sth. Yes 7.8 metres-nth No Storeys 2 2 Yes Landscaped Area 50% minimum 50.0% Yes BOUNDARY SETBACKS Dwelling house East (Front) Predom. Building Line 9.7 metres Yes West (Rear) 6 metres 6.0 metres Yes North (Side) 1.5 metres 1.0 metres No South (Side) 1.5 metres 1.5 metres Yes
Planning Policy – All Development
The proposal complies with the relevant objectives, design parameters and preferred design elements under Part 3 of Development Control Plan 2013.
Heritage Conservation Areas
The proposal complies with the relevant objectives under Part 2 of Development Control Plan 2013.
River Front Area
Not applicable.
Height
The proposal complies with the 8.5 metre height to the top of the ridge for the additions as set out in that part of clause 3.3.2 of DCP 2013.
The proposal also complies with the other part of the measured height restriction of 7.2 metres for external walls under clause 3.3.2 in that part of the rear two-storey addition in that the height of the external southern wall is measured at a maximum of 6.0 metres. This is a result of not having a gable ended roof on the south elevation.
The proposed additions however, will have a measured height of 7.8 metres at the northern elevation being to the top of the gable end.
In view of the minor nature of the non-conformities, it could be reasonably considered that approval of the height of the development is reasonable in the circumstances.
This is based on the note in the clause relating to height control that states:
Height of external walls should be measured to the pitching point of the roof (or the lowest eave), but should not include taller portions of an end wall beneath a gable or skillion roof, or wall that enclose a dormer window.
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When considering the above note within DCP 2013, it is considered that the proposed additions give compliance to the height control for external walls of a development. However, the intent of the resolution of Council relating to height reduction was to mainly improve the privacy for the residents to the south and to improve their building separation plus a reduction in bulk and scale as well. The applicant in the latest plans has not provided for the reduction in the height of the building by 600mm to 800mm as resolved by Council which was also to reduce to opportunity for overlooking from the rear deck thus to further improve the privacy for the local residents.
Front, Side and Rear Setbacks
Compliance has been given in the additions to the front, rear and north side boundary setbacks under DCP 2013. The proposed development which involves the demolition of the garage will remove a non-conformity, which is presently sited 1.2 metres from the rear boundary and 450mm from the southern side boundary of the site.
The proposed ground floor portion of the additions does not comply with the 1.5 metre side boundary setback from the south boundary, however, the first floor of such elevation is setback the required 1.5 metres from such boundary.
In this case, the site is relatively narrow at 12.3 metres in width. The existing two-storey house on the site is setback 1.0 metre from the southern boundary which is not proposed to be altered.
The ground floor section of the proposed additions will be setback 1.0 metre from the southern boundary for a length of 4.7 metres and setback 2.0 metres for a length of 7.7 metres from such boundary for the single-storey part of the additions. Here, they do not comply with the provisions of clause 3.3.3 in relation to side setbacks requiring a 1.5 metre setback. As the non-compliance is for the ground floor section only and such part does not create an issue in relation to loss of privacy or solar access, it is considered acceptable to this relatively minor non-conformity in the circumstances.
There is the deck shown on the south western corner of the additions which encroaches on the 6 metre rear setback of the DCP 2013. In this case, the deck will be setback 1 metre from the southern boundary (the same as the structure it abuts) 4.0 metres from the western (rear) boundary. In this case, it is considered that the encroachments of the deck are of minimal consequence due to the fact that such deck is relatively small and opens off the sitting room. `
Since the original report to Council was prepared, the applicant on 21 July 2014 lodged further amended plans which give compliance to the side setback provisions of the DCP 2013. In this case, a full 1.5 metre setback has been provided for the additions to the southern side boundary as requested by Council from its resolution of 12 May 2014. In this case, the new development complies with the setback provisions of DCP 2013. However, the latest plans show the ground floor to have moved 0.5 metres towards the northern boundary and the upper level to be extended by 0.5 metres in a northern direction. Now, the two storey rear additions do not comply with the 1.5 metre setback from the northern boundary i.e. John Street alignment. In this case, the recommendation has been altered from the previous report by the addition of a Schedule 1 condition for the ‘deferred commencement’ approval by the requirement to give compliance to the side setback control relating to the northern boundary.-
Landscaped Area
Refer to section 10.6 of this report ‘Landscaped Area’.
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Solar Access
It is considered that the proposed development will not cause undue loss of mid-winter solar access and will provide for a minimum of three hours of mid-winter sun to the recreation areas of the adjoining premises to the south and west.
Privacy
It is considered that the window to new bedroom No.5 on the southern side upper level of the rear additions should be of opaque glass to give privacy to the residents of the adjoining property to the south for their rear yard space. In any case, there is a covered spa adjacent to the fence in the rear yard of No.38 Mary Street and there are mature trees which provide a large amount of cover for privacy purposes. A 1.8 metre high privacy screen is also proposed to be construed on the rear deck to give privacy to the residents of No.38 Mary Street. The loss of privacy would be deemed one of a minor nature and not one to warrant a refusal of the application.
In relation to the adjoining premises No.2 John Street, the upper level bathroom window shown on the western elevation is 6 metres away from the common boundary. Further, there is a driveway and garage on No.2 adjacent to its eastern side boundary and there is screen planting along a section of the side of the single-storey semi-detached cottage. On this basis of a reasonable separation distance, it is considered that there is no need for alteration to the proposed bathroom window in terms of size, positioning, glazing or external louvres.
As the proposed rear deck will have a 1.8 metre high privacy screen to protect the privacy of the residents of No.38 Mary Street and it is far enough away from the common boundary fence to No.2 John Street, loss of privacy in relation to this part of the development is not likely to be an issue for the adjoining residents.
Views
Not applicable.
Car Parking
Complies.
Garages and Carports
That part of the proposal relating to the new attached single car garage is considered to be reasonable for approval in that it forms part of the rear pavilion and not an integral part of the main house structure.
Although the provisions of clause 3.6.3 stipulate that ‘Where a garage or carport is sited at the side of the house, it needs to be setback at least 1 metre from the front wall of that house (not the front of the verandah) it is considered that as the garage is only a single one in width and designed in such a way as to be unobtrusive in the local streetscape. The garage door will be setback 1.3 metres from the John Street alignment and setback 0.3 metres from the adjacent workshop elevation. It is therefore considered that the garage will have to give effective compliance to the side setback provisions of the DCP 2013. Notwithstanding that, the garage door will be almost hidden by the existing 1.8 metre high lapped and capped side fence with solid gates.
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Fences
The existing picket fence along the Mary Street frontage and the side return in John Street will be retained.
A new section of picket fence on a low stone base is proposed to replace part of the existing lapped and capped paling fence along that part of the John Street frontage in front of the existing house. The remainder of the John Street frontage will contain the existing, and relatively new, lapped and capped paling fence on the boundary up to the western end of the site and will contain lapped and capped vehicular gates. No details other than that as just described were provided on the plans. Therefore, this would be another matter for the deferred commencement schedule 1 condition as set out in the recommendation.
12.2 Other DCPs, Codes and Policies
Hunter’s Hill Council S94A Developer Contributions Plan 2011
13. THE LIKELY IMPACTS OF THE DEVELOPMENT
The proposal is to demolish an existing double width brick garage structure located 1.2 metres from the western boundary and 450mm from the southern boundary. It will be replaced by a part single-storey link section from the existing house and a two-storey gable ended pavilion section to the west of the site.
The proposal also complies with the other part of the measured height restriction of 7.2 metres under clause 3.3.2 in that part of the rear two-storey addition in that the height of the external southern wall measures a maximum of 5.0 metres to the eaves for the additions. The gable ends are specifically excluded from the wall height measurement of 7.2 metres under DCP 2013. The height is therefore considered reasonable for approval in the circumstances.
The proposed additions will be setback 1.0 metres from the southern boundary for a length of 4.7 metres and setback 2.0 metres for a length of 7.7 metres from such boundary for the single- storey part of the additions. Here, they do not comply with the provisions of clause 3.3.3 in relation to side setbacks. As there is one window serving a bedroom on the upper south level, with the upper elevation having a 1.5 metre setback from the southern boundary, it is considered that approval to this relatively minor non-conformity is reasonable in the circumstances. In the meantime, the applicant has submitted further amending drawings giving compliance with the setback provisions of DCP 2013 in relation to the southern side boundary.
Plans were referred to the CAP which deemed the design to be generally satisfactory. The plans were also referred to Council’s Heritage Adviser and the proposal was considered to be satisfactory from the heritage, streetscape and urban design aspects subject to condition as set out in the recommendation.
As stated within the body of the report, the proposal would be reasonable for approval subject to some alterations required. It is therefore considered reasonable for support as a ‘deferred commencement’ development approval based on the submission of further upgraded details of the front fence, privacy screening, overall height reduction and side boundary setback compliance in relation to the northern boundary.
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Notwithstanding the above comments in relation to side setbacks, the applicant has since submitted amending plans giving compliance to the DCP 2013 requirements for a 1.5 metre setback as previously resolved by Council. However, in doing so, the rear additions were moved closer to the northern side boundary (John Street alignment) such that they were set back 1.0 metres instead of 1.5 metres as par DCP 2013. This has been specified as a Schedule 1 condition in the recommendation to be given such compliance.
The changes to finished surface materials including the wall cladding and the garage door require an amending colours and finishes sheet as specified in the Schedule 1 conditions as set out in the recommendation.
14. SUBMISSIONS
The proposed development was notified in accordance with Council’s Development Control Plan 2013 for a period of ten (10) working days commencing on the 29 January 2014. Within the specified time period three (3) submissions were received. Copies of the submissions are attached to the report.
NOTIFICATION REQUIRED YES NUMBER NOTIFIED 6 SUBMISSIONS RECEIVED SUMMARY OF SUBMISSIONS Name & Address of Respondents Ron Gouder & Ivan Foo The current requirements for boundary distances 2 John Street should be observed HUNTERS HILL The structure will be excessively large and create shade and privacy The deck on the SW corner does not comply with Council requirements as it is too close to the boundary. It faces a bedroom and will be the source of excessive noise The upstairs bathroom will have a window that will overlook onto our property. It will invade privacy of the front bedroom, garden and porch The extension will create a shadow problem and no plans have been submitted in this regard The material used is inappropriate for the heritage area as all properties in the street have been extended using weatherboard material The development is far too large in the circumstances The proposed development contravenes the Landscaped Area development standard as set out under clause 6.9 of the Local Environmental Plan 2012 The proposed new garage forward of the building will breach the predominant building line The proposal would be unacceptably out of character and scale with the building in the street The heritage details submitted are unsatisfactory The proposal would introduce an altered façade treatment that would adversely affect the area
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NOTIFICATION REQUIRED YES NUMBER NOTIFIED 6 SUBMISSIONS RECEIVED SUMMARY OF SUBMISSIONS Name & Address of Respondents Vicki MacPhee & Donald MacPhee Any new windows with views facing our property 38 Mary Street should be fixed and opaque or fitted with HUNTERS HILL louvres/shutters to allow them the required light and supply us with the privacy that we are entitled The visual impacts on our heritage dwelling at 38 Mary Street will be completely unacceptable If you approve a development application without requiring a proper solution to this raised soil level you will be contributing to the negligence of the applicant which may be a negligence action under section 177 of the Conveyancing Act 1919 (NSW) You must insist that Sydney Water approval be obtained prior to issuing any Council approval As this addition is a new structure we would expect it to be built to Council specifications with a setback of a minimum of 1.5 metres The height of the 2nd storey wall appears to be 8.4 metres which is well in excess of the 7.2 metres stipulated in the council Hunters Hill Consolidated DCP 2013 The heritage management document must be written by a qualified person and inaccuracies and deficiencies for Council requirements fulfilled
Fred Grotte & Ms. D.M.Bell Side boundary setbacks – breach 57 Bonnefin Road Eaves – breach HUNTERS HILL Heritage item – 38 Mary Street – breach Privacy and noise – breach Sunlight – breach Landscaped area – breach Sydney Water Assets. DA conditions must include the requirement to provide a Service Protection Report Ground and soil tampering False representations - warning
The main issues of concern outlining the objections are discussed below:
The current requirements for boundary distances should be observed
Comment: The matter of non-conformities relating to side setback and height have been comprehensively addressed in the body of the report.
The structure will be excessively large and create shade and privacy
Comment: The loss of privacy and solar access have been comprehensively addressed in the body of the report as well as in part in the schedule 1 portion of the recommendation and are not considered to be major impediment to an approval of the development.
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The deck on the SW corner does not comply with Council requirements as it is too close to the boundary. It faces a bedroom and will be the source of excessive noise
Comment: The rear deck off the sitting room at the SW corner of the site is deemed to be far enough away and low enough that there will not be a real loss of privacy. This would also be further minimised by screen planting and a 1.8 metre privacy screen as proposed on the southern side of the deck which will be 1.1 metres from the southern boundary.
The upstairs bathroom will have a window that will overlook onto our property. It will invade privacy of the front bedroom, garden and porch
Comment: The upstairs bathroom will have a window on the upper level western elevation and will overlook the driveway, garage and front yard of the single-storey semi-detached premises at No.2 John Street. There will be effective separation between buildings such that loss of privacy will not be a major design issue.
The extension will create a shadow problem and no plans have been submitted in this regard
Comment: Shadow diagrams were submitted with the development application and were available for viewing at the customer service area of Council during the exhibition period. Due to the orientation of the subject site and the development proposed on it, there will be minimal loss of solar access effect on the adjoining premises No.2 John Street.
The material used is inappropriate for the heritage area as all properties in the street have been extended using weatherboard material
Comment: Both the CAP and Council’s Heritage advisor have not raised issue with the finished surface materials proposed for this development nor with the documentation in relation to the statement of heritage impact and the Statement of Environmental Effects .
The development is far too large in the circumstances
Comment: No effective argument could be made in relation to overdevelopment as the landscaped area requirements have been complied with along with the height requirements as set out in the Local Environmental Plan 2012.
The proposed development contravenes the Landscaped Area development standard as set out under clause 6.9 of the Local Environmental Plan 2012
Comment: Based on the CAD drawing for landscaped area as submitted with this application and on checking such area calculations, the proposed development will not be in conflict with the Landscaped Area requirements of Local Environmental Plan 2012.
The proposed new garage forward of the building will breach the predominant building line
Comment: Based on the DCP 2013, the predominant Building Line is that which applies to Mary Street and not John Street when assessing the new garage setback. The proposed garage is subject to a side boundary setback from John Street which is set at 1.5 metres. The latest plans however now show the main part of the ground and first floor additions setback 1.0 metres from the John Street alignment thus, not in conformity with the setback provisions for the northern side boundary under DCP 2013.
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The proposal would be unacceptably out of character and scale with the building in the street
Comment: Both the CAP and Council’s Heritage advisor have not raised issue with the character of the proposed development as it sits in the local streetscape.
The heritage details submitted are unsatisfactory
Comment: Council’s Heritage adviser has studied the heritage impact report as submitted with this application and did not raise issue with it in terms of the heritage matters addressed in such document.
The proposal would introduce an altered façade treatment that would adversely affect the area
Comment: Both the CAP and Council’s Heritage advisor have not raised issue with the change to the façade treatment and hence the scale and character of the proposed development as it sits in the local streetscape.
Any new windows with views facing our property should be fixed and opaque or fitted with louvres/shutters to allow them the required light and supply us with the privacy that we are entitled
Comment: The views from the windows of the proposed development as far as unreasonable loss of privacy is concerned have been addressed in the conditions of the recommendation below with the requirement for opaque glazing and/or the installation of fixed external shutters.
The visual impacts on our heritage dwelling at 38 Mary Street will be completely unacceptable
Comment: Both the CAP and Council’s Heritage advisor have not raised issue with the likely effect of the proposed development on the heritage significance of the adjoining heritage item.
If you approve a development application without requiring a proper solution to this raised soil level you will be contributing to the negligence of the applicant which may be a negligence action under section 177 of the Conveyancing Act 1919 (NSW)
Comment: The matter of the level of the soil having been recently raised on the perimeter of the site is presently a private matter between the two owners. However, this one is further addressed in conditions of consent that relates to any further earth works.
You must insist that Sydney Water approval be obtained prior to issuing any Council approval
Comment: The possibility of the applicant building over the sewer is one for Sydney Water and there is a standard condition set out in the recommendation that requires the approved DA plans to be referred to Sydney Water prior to the issue of a Construction Certificate.
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As this addition is a new structure we would expect it to be built to Council specifications with a setback of a minimum of 1.5 metres
Comment: The proposed development is for alterations and additions to an existing dwelling, plus partial demolition, and the matter of the side setback non-conformity has been assessed as, in this case, the site is relatively narrow at 12.3 metres in width. Further, the existing two- storey house on the site is setback 1.0 metre from the southern boundary and is not proposed to be altered.
The ground floor section of the proposed additions will be setback 1.0 metre from the southern boundary for a length of 4.7 metres and setback 2.0 metres for a length of 7.7 metres from such boundary for the single-storey part of the additions. Here, they do not comply with the provisions of clause 3.3.3 in relation to side setbacks requiring a 1.5 metre setback. As the non-compliance is for the ground floor section only and such part does not create an issue in relation to loss of privacy or solar access, it is considered acceptable to this relatively minor non-conformity in the circumstances.
There is the deck shown on the south western corner of the additions which encroaches on the 6 metre rear setback of the DCP 2013. In this case, the deck will be setback 1 metre from the southern boundary (the same as the structure it abuts) 4.0 metres from the western (rear) boundary. In this case, it is considered that the encroachments of the deck are of minimal consequence due to the fact that such deck is relatively small and opens off the sitting room.
The height of the 2nd storey wall appears to be 8.4 metres which is well in excess of the 7.2 metres stipulated in the council Hunters Hill Consolidated DCP 2013
Comment: The proposal however does not comply with the other part of the measured height restriction of 7.2 metres under clause 3.3.2 in that part of the rear two-storey addition in that the height of the external southern wall varies from 5.0 metres to 7.8 metres with the non-conformity applying over a length of 1.5 metres. This is a result of having a gable ended roof on the north and south elevations. The proposed additions do however comply with the statutory height restriction of Local Environmental Plan 2012.
Council however at its meeting on 12 May 2014 resolved in part that the plans be amended so as to reduce the overall height of the proposed additions by lowering the external wall height by 600-800mm. The intent of the resolution of Council relating to height reduction was to mainly improve the privacy for the residents to the south and to improve their solar access as well. The applicant in the latest plans has not provided for the reduction in the height of the building by 600mm to 800mm as resolved by Council which was also to reduce to opportunity for overlooking from the rear deck thus to further improve the privacy for the local residents.
The heritage management document must be written by a qualified person and inaccuracies and deficiencies for Council requirements fulfilled
Comment: The heritage document submitted with the application was not required to be a heritage management plan but a heritage impact statement which has been assessed accordingly by the Council’s Heritage Adviser.
Side boundary setbacks – breach
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This matter has been assessed as in this case, the site is relatively narrow at 12.3 metres in width. The existing two-storey house on the site is setback 1.02 metres from that boundary and is not proposed to be altered. The proposed additions will be setback 1.0 metres from the southern boundary for a length of 4.7 metres and setback 2.0 metres for a length of 7.7 metres from such boundary for the single- storey part of the additions. Here, they do not comply with the provisions of clause 3.3.3 in relation to side setbacks. As there is one window serving a bedroom on the upper south level, with the elevation having a 1.0 metre setback from the southern boundary, it is considered acceptable to this relatively minor non-conformity in the circumstances.
Eaves – breach
Comment: The proposed development complies with the eave overhang of the Building Code of Australia. There are no controls under Council’s DCP 2013 that sets out requirements for eaves. Therefore the matter of the eaves in relation to the new additions is a matter of design merit for assessment by the CAP and Council’s Heritage Adviser who did not raised issue with the extent and placement of the eaves for this design.
Heritage item – 38 Mary Street – breach
Comment: This matter has been assessed by both the CAP and Council’s Heritage Adviser who did not raise issue with the effect of the proposed development on the heritage significance of the adjoining heritage item.
The upgraded Heritage Management Document submitted to Council on 10 July 2014 was referred to Council’s Heritage Adviser who stated by report that it is now suitable for the nature of the work.
Privacy and noise – breach
Comment: The loss of privacy and noise emission have been comprehensively addressed in the body of the report as well as in part in the schedule 1 portion of the recommendation and are not considered to be major impediment to an approval of the development.
Sunlight – breach
Comment: Despite the shadow effects of the proposed development on the adjoining premises to the south, such premises will still receive a minimum of 3 hours mid-winter sun in their main recreation areas.
Landscaped area – breach
Comment: Based on the CAD drawing for landscaped area as submitted with this application and on checking such area calculations, the proposed development will not be in conflict with the minimum 50% Landscaped Area requirements of Local Environmental Plan 2012.
Sydney Water Assets. DA conditions must include the requirement to provide a Service Protection Report
Comment: The possibility of the applicant building over the sewer is one for Sydney Water and there is a standard condition set out in the recommendation that requires the approved DA plans to be referred to Sydney Water prior to the issue of a Construction Certificate.
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Ground and soil tampering
Comment: The matter of the raising of the level of the soil on the perimeter of the site is presently a private matter between the two owners. However, this one is further addressed in conditions of consent.
False representations – warning
Comment: These are matters unsubstantiated and unrelated to the development proposal and could not be reasonably used as a basis for refusal of such application.
Subsequent to the previous report to Council, an e-mail was received from the adjoining owner at No.38 Mary Street. This submission is summarised as follows:
Donald MacPhee All windows with views of our living area both single 38 Mary Street and 2 storey additions be fitted with fixed shutters to Hunters Hill maintain our privacy Council will recheck garden area for 50% compliance ensuring that no non-compliant area (regardless of how small the non-compliance) is included in the calculation Confirmation that the cladding to be used is of weatherboard in keeping with the houses in the area
All windows with views of our living area both single and 2 storey additions be fitted with fixed shutters to maintain our privacy
Comment: It was recommended to Council that the new upper level bedroom window on the southern elevation be glazed with opaque glass or alternatively having fixed external louvres/shutters. It was deemed that there would be no loss of privacy to your premises resultant from the windows on the ground floor southern elevation due to the relative levels and the dividing fence.
Council will recheck garden area for 50% compliance ensuring that no non- compliant area (regardless of how small the non-compliance) is included in the calculation
Comment: The landscaped area has been checked on the plans and complies with the 50% minimum as set out in clause 6.9 of Local Environmental Plan 2012. In any case, this will have to be given compliance in any subsequent Construction Certificate plans based on a standard condition that such landscaped area is certified by a registered surveyor prior to completion of the development.
Confirmation that the cladding to be used is of weatherboard in keeping with the houses in the area
Comment: The amended finished surface details submitted with the development application by the applicant shows the external finish of the additions to be ‘externally lined with weatherboard cladding in profile and paint colour to match existing cottage’.
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CONCLUSION
In terms of assessment of bulk, scale and character and the appropriateness in relation to the Heritage Conservation Area controls for the area, the plans were referred to Council’s Heritage Adviser and the Conservation Advisory Panel. Both parties did not raise issue generally with the final design outcome. The Heritage Adviser had raised issue with the proposed garage door and roof details and, as such, this matter has been suitably incorporated in the conditions relating to plans for approval as set out in the recommendation.
There would be no unreasonable impacts upon the amenity of the residents of adjoining premises in terms of loss of privacy, loss of solar access or on the local streetscape, subject to the conditions as set out in the recommendation. The proposal has been assessed in terms of the public interest and having compliance with the relevant provisions and objectives of Development Control Plan 2013 and Hunters Hill Local Environmental Plan 2012, the application is considered suitable for approval.
The proposal has been assessed as being reasonable for approval having regard to the relevant matters for consideration under s.79C of the Environmental Planning and Assessment Act 1979, Hunters Hill Local Environmental Plan 2012 and Development Control Plan 2013. For the reasons outlined in this report, it is considered that the proposed development would not detrimentally impact upon the amenity of the residents of the adjoining properties and, accordingly, is recommended for a ‘deferred commencement’ development approval to give compliance to Schedule 1 conditions based on the requirement to provide the window treatment to ensure privacy protection for adjoining owners, details of the new front fence to be lodged, the setback of the two-storey additions being 1.5 metres from the northern boundary, the overall height to be reduced by 600-800mm and upgraded details of the finished colours and materials.
FINANCIAL IMPACT ASSESSMENT
There is no direct financial impact on Council’s adopted budget as a result of this report.
ENVIRONMENTAL IMPACT ASSESSMENT
There is no direct environmental impact on Council arising from Council consideration of this matter.
SOCIAL IMPACT ASSESSMENT
There is no direct social impact on Council arising from Council consideration of this matter.
RISK ASSESSMENT
There are no direct or indirect risks impacting on Council arising from consideration of this matter.
HUNTERS HILL 2030
This matter relates to ensuring that heritage and conservation of the area is respected, preserved and enhanced including the preservation of the character, views to and from the Municipality, and the preservation of the tree canopy.
Minutes of the Ordinary Meeting No. 4364 held on 11 August 2014. This is page
REPORT OF DEVELOPMENT & Meeting 4364 - 11 August 2014 D21 REGULATORY CONTROL
RECOMMENDATION
That a “Deferred commencement” consent No.DA2014-1006 be approved pursuant to Section 80(3) of the Environmental Planning and Assessment Act, 1979 in respect of No. 38A Mary Street, Hunters Hill, for the construction of alterations and additions to the existing dwelling and the demolition of the existing garage structure plus altered side fence.
The development consent as contained in Schedule 2 shall not operate (or be issued) until such time as the matters contained in Schedule 1 are finalised to the satisfaction of Council.
Schedule 1
1. The window to bedroom No.5 on the southern wall being glazed with opaque glass or alternatively having fixed external louvres/shutters provided to ensure privacy for the residents of No.38 Mary Street.
2. Details being submitted for the new front fence and gates with such ‘picket fence on low stone wall’ along part of the John Street frontage with such fence not exceeding 1.2 metres above footpath level.
3. No part of the northern elevation of the two-storey additions standing closer than 1.5 metres to the John Street alignment in accordance with the provisions of clause 3.3.3 of DCP 2013.
4. The details of external colours and finishes to reflect the changes to the finishes including the garage door.
5. Reduce the overall height of the proposed additions by lowering the external wall in overall height by 600-800mm to improve the privacy, the bulk and scale of the additions and solar access for the adjoining residents.
Schedule 2
That Development Application No. 2014-1006 for the construction of alterations and additions to the existing dwelling including demolition of the sewer vent at No.38A Mary Street, Hunters Hill, be approved, subject to the following conditions:
Special Conditions:
1. Pursuant to the provisions of the Environment Planning & Assessment Act 1979 this approval shall lapse and be void if the building work or use to which it refers is not physically commenced within five (5) years after the date of approval.
2. The development consent No. 2014-1006 relates to the plans prepared by Martin Pickrell Design drawing No.DA 01c to DA 03c dated 14 July 2014 as received by Council on 21 July 2014 except where amended by conditions of this consent.
3. Pursuant to section 80A(1) of the Environmental Planning and Assessment Act 1979, and the Hunters Hill Section 94A Developer Contributions Plan 2011, a contribution of $2,649.90 shall be paid to Council.
The amount to be paid is to be adjusted (if required) at the time of the actual payment, in accordance with the provisions of Hunters Hill Section 94A Developer Contributions Plan 2011. The contribution must be paid to Council:
Minutes of the Ordinary Meeting No. 4364 held on 11 August 2014. This is page
REPORT OF DEVELOPMENT & Meeting 4364 - 11 August 2014 D22 REGULATORY CONTROL
(a) in the case of Complying Development;
prior to the time notice is given to Council under s86 of the Act of the applicant's intention to subdivide, commence work or erect a building;
prior to the commencement of any work pursuant to the complying development certificate;
prior to the issue of any subdivision certificate; prior to the issue of any occupation certificate;
whichever occurs first.
(b) in all other instances:
prior to the issue of any construction certificate;
prior to the issue of any subdivision certificate;
prior to the commencement of any work pursuant to the development consent;
prior to the issue of any occupation certificate;
whichever occurs first.
4. Compliance with the provisions of the Basix Certificate No.A170459_02 dated 17 January 2014.
5. The materials and colours to be used in the development being in accordance with the ‘External Colours’, as prepared by Martin Pickerell Design drawing No.DA 07 dated 14 January 2014 as received by Council on 20 January 2014.
6. Compliance with the conclusion and recommendations of the Arborist report dated 28 April 2014 prepared by All About Trees as received Council on 30 April 2014. This includes protection and preservation of trees on the site and in the John Street nature strip.
7. Redundant driveway crossover length to be restored to full kerb and nature strip.
8. New driveway crossover length to be constructed in plain concrete 125 mm thick. The width at the nature strip is not to exceed 3 metres. To be constructed under Council supervision following payment of Driveway Supervision Fee.
9. Stormwater line to be run to Council’s kerb as indicated on submitted Site Plan, under Council supervision when connection is made across the footpath to the kerb in John Street.
10. Skip bins may only be placed on the roadway with Council permit, bins wider than 1.8 metres will not be approved.
Minutes of the Ordinary Meeting No. 4364 held on 11 August 2014. This is page
REPORT OF DEVELOPMENT & Meeting 4364 - 11 August 2014 D23 REGULATORY CONTROL
11. The provision of any pump for any rainwater tank and any air-conditioning equipment to be installed on the outside of the building being acoustically treated to ensure that noise does not exceed 5dBA above ambient noise levels on the boundaries at any time.
12. The rainwater tank not being connected up to Sydney Water’s mains supply for its topping up with water.
13. The levels of the soil surrounding the development are not to differ from those as shown on the survey plan prepared by Bee & Lethbridge Pty Ltd dated 26 March 2014.
Standard Conditions:
A4 to A9, B1, B7 ($1,000), C1 to C5, C19, C31 to C35, C40, C42, C44, C45, D1, S1, S7 (50%), W1.
ATTACHMENTS
1. Locality Map 2. Proposed Plans 3. Submissions 4. Previous submissions 5. Heritage Management Document
Minutes of the Ordinary Meeting No. 4364 held on 11 August 2014. This is page
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5 A DALRYMPLE AVE LANE COVE NSW 2066 TEL: 02 9427 5475 MOB: 041B 275 475 FAX: 02 9428 5209 EMAIL: [email protected]
SlleAfe^46L?.«qm PROJECT TITLE: DRAWING TITLE: DRAWING NUMBER: GFA Existing *145.6 MARTIN GFA Proposed - 264.88 FSR Proposed - 0.67:1 ( N/A: LEP2012 4.4 (2a)) PETERS RESIDENCE Site Plan / Site Analysis DA 01c Landscaped Area - 234.23 sqm (50% ol Sile) P ICKRELL Maximum Height - 8.3m (Maximum allowed 8.5m) PROJECT ADDRESS: SUBURB: DRAWN BY: CW SCALE: Maximum Wall Height - 6.3m (Maximum allowed 7.5m) DESIGN ISSUE: DA CHARTERED ARCHITECT 38A Mary Street______HUNTERS HILL d a te : 14th J u ly 2014 1:100 ■ Sit
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SOUTH ELEVATION WEST ELEVATION Scale 1:100 Scale 1:100
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E.W-ul«Udaddrato' 5 A DALRYMPLE AVE LANE COVE NSW 2066 TEL: 02 9427 5475 MOB: 0416 275 475 FAX: 02 9428 5209 EMAIL: [email protected] .MARTIN PROJECT TITLE: DRAWING TITLE: DRAWING NUMBER: PICKRELL PETERS RESIDENCE Elevations & Sections DA 03c PROJECT ADDRESS: SUBURB: DRAWN BY: CW SCALE: DESIGN ISSUE: DA CHARTERED ARCHITECT 38A Mary Street HUNTERS HILL DATE: 14th July 2014 1:100 Submissions Page 1 of 1
Show Header
DA 2014/1006
From : 'Donald Macphee"
To : Council Emails Letter No: o2^jT757 Referred: ^52>g> Semfc: 23 May 2014 11:50:52
Attn Steve Kourepis
Dear Steve
I am writing in response to your letter dated 20 May 2014.
I also believe, as I outlined in my letter dated 19th May 2014, that there were other considerations to be addressed, as expressed by the Councillors at the Council meeting dated 12th May 2014.
) 1) All windows with views of our living area both single and 2 story additions be fitted with fixed shutters to maintain our privacy. 2) Council will recheck garden area for 50% compliance ensuring that no non compliant area (regardless of how small the non compliance) is included in the calculation. 3) Confirmation that the cladding to be used is of weatherboard in keeping with the houses in the area.
Please confirm by return mail that these issues are also being addressed.
PS My wife and I have had a meeting with your heritage adviser Mr Patch who will be investigating if there is any Heritage significance with the demolition of the garage due to it being the stables of our heritage listed home.
Regards
Donald MacPhee ) 0408 979 125 38 Mary Street Hunters Hill NSW 2110
httD://infoxDert/docs/Develonment%20Ann1ications/DA2014/D A2014-1006/DA%202. 26/05/2014 PrewB©us SobmossBoins 2 John Street
Hunters Hill 2110
5th February, 2014
98171813
The General Manager Hunters Hill Council Alexandra Street Hunters Hill 2110
Dear Sir,
Development Application No 2014=1006 Proposed Development Alterations and additions to existing dwelling Premises 38A Mary Street hunters Hill
We refer to the above and object to such development on the following grounds:
1. We have a copy of the objections made by Donald and Vicky MacPhee of 38 Mary Street Hunters Hill dated 1st February and we adopt all those objections and give them our support in making them to the Council as if they were fully set out herein.
2. The deck on the SW corner does not comply with Council requirements as it is too close to the boundary. It faces a bedroom and will be the source of excessive noise.
3. The upstairs bathroom will have a window that will overlook onto our property. It will invade privacy of the front bedroom, garden and porch.
4. The extension will create a shadow problem and no plans have been submitted in this regard, it can therefore be assumed that the effect would be adverse.
5. The area shown as the back yard comprising 79.81 m2 is not accurate
6. The total size of the development is no less than the earlier Development Application which was refused by Council on 16th January, 2014. 7. The material used is inappropriate for the heritage area as ail properties in the street have been extended using weatherboad material and this is especially true of Mary Gtreet.
8. The development is far too large in the circumstances^ it in fact consists o fa disguised dual development and is effectively identical to that which was refused on f8th January, 2014.
9. The proposal does not satisfy the provisions of the Environmental Planning Act 579C
10.The proposed development contravenes the Landscaped Area development standard as set out under clause 8.9 of the Local Environment Plan 2012 and no submission has been made in any case under4,8 of such instrument.
11. The proposed development is inappropriate for the subject site and as such would not perform well in respecting the distinctive character and heritage of the area.
12.The proposed new garage forward of the building will breach the predominant building line.
18.The proposal would be unacceptably out of character and scale with the building in the street.
14.The heritage details submitted are unsatisfactory.
18.The proposal would introduce an altered facade treatment that would adversely affect the area.
Please let me have your confirmation within to d a y s that the plan in its present form will he rejected failing which further action will he taken.
Yours faithfully
Ron Gouder and Ivan Foo h n c l q/ f e >6 HUNTERS HILL COUNCIL -I I T&>5"t 1 1 FEB M ™ . s i x -z RECEIVED
2 John Street
Hunters Hill 2110
5th February, 2014
98171813
The General Manager Hunters Hill Council Alexandra Street Hunters Hill 2110
Dear Sir,
Development Application No 2014=1006 Proposed Development Alterations and additions to existing dwelling Premises 38A Mary Street hunters Hill
We refer to the above and object to such development on the following grounds:
1. We have a copy of the objections made by Donald and Vicky MacPhee of 38 Mary Street Hunters Hill dated 1st February and we adopt all those objections and give them our support in making them to the Council as if they were fully set out herein. )> 2. The deck on the SW corner does not comply with Council requirements as it is too close to the boundary. It faces a bedroom and will be the source of excessive noise.
3. The upstairs bathroom will have a window that will overlook onto our property. It will invade privacy of the front bedroom, garden and porch.
4. The extension will create a shadow problem and no plans have been submitted in this regard, it can therefore be assumed that the effect would be adverse.
5. The area shown as the back yard comprising 79.81 m2 is not accurate
6. The total size of the development is no less than the earlier Development Application which was refused by Council on 16th January, 2014. 7. The material used is inappropriate forthe heritage area as ail properties in the street have been extended using weatherboad material and this is especially true of Mary 8treet.
8. The development is far too large in the circumstances^ it in tact consists ota disguised dual development and is effectively identical to that which was refused on 18th January, 2014
9. The proposal does not satisfy the provisions of the environmental Planning Act 8 7 90
10.The proposed development contravenes the Landscaped Area development standard as set out under clause 8.9 of the Local environment Flan 2012 and no submission has been made in any case under 4,8 of such instrument.
11. The proposed development is inappropriate for the subject site and as such would not perform well in respecting the distinctive character and heritage of the area.
12.The proposed new garage forward of the building will breach the predominant building line.
18.The proposal would be unacceptably out of character and scale with the building in the street.
14.The heritage details submitted are unsatisfactory
18 The proposal would introduce an altered facade treatment that would adversely affectthearea
Flease let me have your confirmation within14days that the plan in its present form will he rejected failing which further action will he taken. u-v-f jo m - v s z s fa
38 Mary Street
Hunters Hill NSW 2110 i FEB 20tt donaldmacpheel(£> Rmail.com
BY: 11th February 2014
9816 4851
0408 979 125
The General Manager
Hunters Hill Council
Alexandra Street
Hunters Hill NSW 2110
Dear Sir,
Development Application - No 2013-1091 (2nd plan)
Proposed Development - Alterations to the rear of existing dwelling
Premises - 38A Mary Street Hunters Hill
We refer to the above DA and object to this development as proposed on the following grounds:
1 General
There does not seem to be any significant difference between the size, scale and use of building materials of the two plans submitted except for the 90 deg relocation of the 2 storey addition. The proposed additions would fall short of the 50% required for landscaped area required under council guidelines. I believe the area stated in their Landscape Area Diagram is incorrect as landscape area as it appears to include non compliant area less than 2m in width. Looking at the calculation provided for just the rear yard being 6m from the boundary and width of the block 12.34m would give an area of 74.04sq/m compared to the 79.81sp/m quoted in their Landscape Area Diagram. This discrepancy would suggest there is some deception in the diagram and it should be examined independently for its accuracy. The inclusion of 15.67sq/m between our properties is an area that would receive no direct sunlight and therefore should not be considered as landscape area. If the applicant wants to seek some lee-way in failing the garden area they should not do so by falsifying measurements.
The choice of cladding does not fit with the conservation plans for Hunters Hill. All recent additions in our block i.e. (3 4 ,3 6 ,36a, Mary Street) have been constructed using weather board not a rendered polyurethane product. As the original house is clad in weather board this would be a more suitable
Page 1 of 7 product infittingwith the conservation ofour area. The size ofthe project is not consistent with size of homes in the area in relation to the iand size. Dltimatelythese considerations should be guided bya Heritage Management Document prepared hy an appropriately qualified person. The resident has again submittedaHeritage Management Document preparedby himself. This is completely inappropriate and makesafarce ofthe planning process (see below).
2 privacy
Any newwindows with views facing our property should be fixed and opaque orfitted with fixed louvers/shutterstoallowthem the required light and supply us with the privacythat we are entitled.
Privacy impacted bythe proposed windows. Anywindows overlooking our residence and yard must be modified (with fixed louvers/shutters) so that privacy can be maintained as they do notstateifthey are see through or can be opened which would cause an impact for noise and privacy asthese would open andface our living area.
The original house is setback lm and the proposed garage extension is set back 0.5 metres. DNLYAVEgy 5MALL5ECTIDN (the proposed family room) is set back2metresW HIL5TTHEMAIDglTYOF THE OWELDNGI55IGNIFICANTtyAND5D35TANTIALtyWITHINTH5IVilNIIVIDM55T8ACXthisclearlyfailsyour Consolidated 0CF2013(5ideboundarysetbacksb(ii))^NDTDNtyi5THI5A0lgECTFAILDg5DFTHE0CF 8UTTHI5IMFD5E5MD5TINNAFgDFglATELYDNAHEglTAG5tl5T5DHDD5E
the proposed baddmg may be contracted 1.5 the side boundog^rovfdedthot on equivalent portion q/thebuffdmp.hosc scdback which is greater than the rcqudedmddmum and which atso matcbes the area q/tbet/raqased setback eacroacbmeat."
The majority ofthe completed dwelling will be entirely 7ess than 1 .5 metres^rom the side hounda^ and minor counterbalancing ^which is greater than the requiredminimum". Dnlythe small section which is the proposed family room is setback2metres, which is ineffectual in meetingyour objectives in Part 3.3.3.
The visual impacts on our heritage dwelling at 38 Mary street will be completely unacceptable.
The applicant has tampered with the soil surface in the area between the applicants building and our boundary having built it up 300mm. The applicant has placed the soil againstthetimberfence perhaps in an attempttocreateafalse naturalground level. This now allows soil to enter our property both through and underthe fence. The dividingfence does not amountto the structure ofaretainingwall. If you approveadevelopment application without requiringaproper solution to this raisedsoillevel you will becontributingto the negligence oftheapplicantwhich may beanegligence action under section 177ofthe DonveyancingAct 1919 (N5W).Dbviouslywhere the soil is running into our propertythis also involves imposingastorm water/drainage solution on the applicants side ofthe boundary. We wouldexpectthatthis be addressed in anyfurther approval process. This area also showsa rainwatertankwhich due to its location and inaccessibility would render it almost unusable.
4 5ewerLme
previous sewage diagrams have shown this addition would be built over an existing sewerline. I understand thatthe5ydneyWaterwould not allow Hunters Hill Gouncil to temporarily relocate the seweriinecontained in 59-61 OonnefinHoad when you were carrying outyour drainage works. How is it possible fortheapplicantto do whatyou could not2 You must insistthat the 5ydney Water approval be obtained priorto issuing any council approval.
Any DA must include asacondition the applicant providinga5ervice protection report. Inotethat 5ydney Water recommends thatthe5ervice protection report be carried out priorto the detailed surveythatwould be required as part of any development/building application. The detail survey must locate the pegs/marks indicating 5ydney Water assets and the property boundaries, permanent structuresor recovery marks shown on the report. The company or person preparingthe excavation or building plan must use the information on the detail surveyto accurately plot 5ydneyWaterassets on the plan (site plan). Any precautions or adjustmentto5ydney Water assets must be carried out in accordance with 5ydneyWateBsrequirements.
When structural engineering plans are requiredforthe excavation or building plan approval, they must show 5ydneyWateBsexisting and proposed assets on plan and cross sections,in accordance with the pian.The structural plans must be produced in accordance with 5ydneyWateBs specifications.
Apropertyownerwho proposes to build overBadjacenttoa5ydney Water pipe or structure may be required to providealetter indemnifying 5ydney Water against any claims arising out ofthe presence, operation andBor maintenance ofa5ydney Water assetwithin the subject property.
Any proposal to buildover/adjacent toawastewater pipe appears unlikely to be approved by 5ydney Water.
In light ofthe sewer line and soil tampering issues it seems reasonable to require the applicantto prepareaGeotechnical report before you considerthe DA.
5
The plans providedappearto be misleading and insultthe intelligence of both council and other affected parties. The only setbacks shown are of 1m (non compliant) butthis appears to be the setback ofthe 1^ storey component and notthe true location ofthe ground level componentwhich still appears to be set at 500mm (non compliant). The 5tatement of Environmental Effect neglects to make any mention ofthis non compliant area. This combined with the lack of detail on the plans (measurements) make any detailed analysis impossible. The plans are clearly deficient for DA purposes.
We receivedacopy ofthe reasons for refusalforthe original application (dated 24^ January 2014) and Item4appears to be even closerto the side boundarythan the originalplan. It does not appearthat they have addressed any ofthe reasons forthat refusal in the new submission. Asthisadditionisanew structure we would expect it be builtto council specifications withasetback of aminimum of 1.5m.Eaveswould be considerably less but not stated on the plan. Although ^Mmor encroacboients into setback areas wbfcb arepermfssfb/emcfaderoq/eaves" the extent ofthe proposed encroachment cannot be considered minor.
The height ofthe 2"dstoreywall appears to be 8.4m which is well in excess ofthe7.2m stipulated in the council Hunters Hill consolidated DDF 2013. The plan generally omits the dimensioning of external wall heights. I don^tsee how council can assessadevelopment proposes that lacks the detail for adequate analysis. This new plan showsagreaterimpactfrom shadows produced would almost completely shadow our home at 3pm which would impact our use ofthe sun to warm our home in winter and also impactthe installation of solar panels to be used for either power generation or solar hot water service as they are required to face north for maximum efficiency.
Our privacy will be impacted by the upstairs window and also allowadirect view into our living area and towards our bathroom. Accordingly, these windows could not be approved as proposed but would have to be modifiedtomeetthe privacy criteria, reflections from the proposed metal roofing could impact our living area.
6 heritage Management Document
This is the same Heritage Management Document as submitted previouslywith the same inaccuracies and also prepared by an unqualified person.
The Heritage management Document must be written byaqualified person and inaccuracies and deficiencies for council requirements fulfilled.
The heritage management document lodged was written bythe owner ofthe proposed development Matthew Feters which accordingto your councilguidelines as shown belowwould not meet the requirementsfor an author ofthis type of report.
The belowis an extractfrom the Heritage report:
Tbis picture is o^tbeberitageproperty at.no 35b4ary5treet..bwaskke/ybai/t in tbe^atel^BOs.Tberc basbeeaareceatraa/r^storotfonandextensk.viatrbe rearcamp/etedsevera/years ago. These comments state incorrectlythatthepropertywas built in the late 197fTsandarear extension completed in the last several years both statements are factually incorrect.
The housewas built in 1874(not in the late 197(Ts) and is listed as an item of Environmental Heritage in the LEP.(^ item 254) and is also included in the publication "The Heritage of Hunters Hill" published by the Hunters HillTrust.
Italsostatesthat our property has had extensions completed in the lastseveral years. This is in fact not true,there have been no extensions to the existing property and it is in the same footprintthatitwas when we purchased the property 20years ago.
Accordingly, the heritage management document cannot be relied upon and another must be re-commissioned by an appropriatelytTHALIEIE0EXEE8T.
We do not believe that as stated "this proposal would haveaminor effect on our rear garden area".
At 8.4m eternal wall height breachesthe controlplan, is too tall and willproduce major shadowing on our home.
We believe the structures will not allow anyview of our heritage listed propertyfrom John 5treet.
ItemEunder setbacks/Objectives suggestthere will be NO impactto our privacy orviewslwould strongly disagree with this statementwith windows looking directly into ouryard and living area and also blocking any northerlyview and haveasignificant solar impact.
They also state thatthere will be minimal impactfrom the extensions due to there already beingtrees in our property and that it is already almost completelyshaded bytrees,the "trees" in our property are mainly shrubs nottrees. My understanding is that existingtrees should not be used asamitigating factorwhen assessing shadow im pactfrom anew development. The main offendingtreeisthe tree that casts shade into ouryard in the afternoon isatree locatedat 38A Mary 5treetwhichisa20mgum tree. The light comingfrom those trees isfiltered light as they are not denselyfoliated trees andstill allowa significantamount of sunlight in ouryard which the proposed extension would not permit.
Ifany proposed addition takes place we would like the participation ofthe council tree preservation officerregarding an existingtree that would require pruningforthedevelopmentto be commenced, previous work undertaken at 38A has seen workmen hack away at another existingtree. We would also like some guarantee that no air conditionerwould be installed between our properties. We have submitted an objection to council regardingarecent installation of an air conditioner.We received backaless than adequate response, regulations regarding placement of an air conditioner next toaHeritage House states itshould be placed in the rearyard. When this was questioned with your council the replywas because itwasacornerblockthatthey could deem the 1m wide area between their house and the side boundaryto be classed as their backyard.lfind this statementto be inaccurate as theiraddress and front door are both in Mary 5treet and therefore would expect the current location ofthe air conditionerto be atthe side oftheir home. We were informed atthe sametime (November 22"d2013)tbattbeyweregoingtofitanoise suppression blanketto the existing unit but attbis stage this has not occurred, ideaiiywe would like this re-examined and the offending unit relocated to the rearyard,anyassistancewithmatterwould be greatly appreciated.
http://w^v.huntershlll.nstv.^ov.au/ffles/GonsolldatedD(29/IHI-lt2 DDF 12 August 2012.odh
3.3.2 HEIGHT
G8JEGTIVI25 (a)Avoid adverse impacts upon an existing residential area which result from excessive height, scale or bulk.
(b)Ensure that proposed buildings are compatible with height,scale and bulk ofthe locality^sexisting anddesired characters.
(c) Maintain and enhance the domestic scale, form and variety vBhich are characteristic o fth e surrounding residential area.
(d) Ensure that newB developments minimise adverse visual impacts, the obstruction of views and loss of privacy or sunlight to existing residential development.
(e) Minimise adverse visual impacts upon any Heritage conservation Area or Heritage Item nearby.
5toreys 8: external walls
Developmentproposals should comply with the following controls which complement objectives ofthe Hunters Hill 1EP 2012 in relation to maximum building height:
(a)New buildings,including alterations and additions,should contain not more than two storeys which should be measured In relation to ground level (existing) immediately below.
(b) The height of external walls generally shouldnot be more th a n 7 .2 metres which should be measured in relation to ground level (existing) immediately below.
Notes. 5torey is defined by the Hunters Hill 1EP 2012, and does not include an attic or mezzanine (also defined), orabasementwhere the floor level of the storey immediately above is less thanlm etre above ground level (existing).
Ground level(exlsting) is defined by the Hunters Hill 1EP 2012.
Height of external walls should be measured to the pitching point of the roof (or the lowest eave),butshouldnot include taller portions of an end wall beneathagable or skillion roof,or walls that encloseadormerwindow. 3.3.3 FRONT, SIDE & REAR SETBACKS
Objectives Objectives in relation to setbacks for residential developments are: Hunters Hill Consolidated DCP 2013 Part Three Page 40 (a) Ensure that the siting of new buildings, or of alterations and extensions to an existing building, respects the pattern of setbacks that are characteristic ofthe surrounding locality, particularly in relation to pre-1930's buildings which define the Municipality's identity. (b) Maintain adequate garden space between buildings for compatibility with the Municipality's existing character and to minimize adverse visual impacts for adjacent properties. (c) Comply withforeshore building lines that are specified by the Hunters Hill LEP 2012. (d) In riverfront areas that are specified by the Hunters Hill LEP 2012: maintain and, where possible, improve views between buildings towards waterways. (e) Ensure equitable access to sunlight, privacy and private views. (f) Preserve and enhance streetscape character. Controls Side boundary setbacks Development proposals require side boundary setbacks that should comply with the following requirements and numeric controls: Hunters Hill Consolidated DCP 2013 Part Three Page 41 (a) Generally, side boundary setbacksshould not be less than 1.5 m etres. (b) Side boundary setbacks should provide a staggered alignment for walls that would face a side boundary: (i) The staggered alignment shouldaccommodate windows that are oriented at 90° to the boundary in order to avoid direct overlooking of the neighbouring property. (ii) Where the alignment of side walls is staggered, part ofthe proposed building may be constructed less than 1.5 metres from the side boundaryprovided that an equivalent portion o fth e building has a setback which is greater than the required minimum and which also matches the area of the proposed setback encroachment. (c) Minimum side boundary setbacks may be reduced for single storey structures, such as carports or garages, provided that the proposed development would be consistent w ith objectives of this section.
As this proposed development is in a conservation area and will impact our Heritage listed home with both privacy and sunlight issues as well as non compliant height and setbacks, we would like to be informed at each stage ofthe council's processes. I would also like to be advised that this proposal in its present form will be rejected and kept up to date on any changes submitted.
Yours faithfully
Vicki MacPhee Donald MacPhee Fred M Grotte & Ms. D. M. Bell P.O. Box 5678, West Chatswood NSW 1515 Wk: 9411.2566 Fx: 9413.1573
FMG:
12 February 2014
/ HIU % \ Mr Barry Smith General Manager Ag © \ Hunters Hill Council | 1 2 FEB Z014 Alexandra Street HUNTERS HILL NSW 2110 \ RECEIVED /
Mr. Steve Kourepis Development Manager Hunters Hill Council Alexandra Street ^ HUNTERS HILL NSW 2110 % ! f > .
Dear Sirs,
Development Application - No 201/1091 38A Mary Street Hunters Hill Proposed Development - Alterations to the rear of existing dwelling Premises
We object to the above DA as proposed on the following grounds:
The poor quality of the plans available for perusal is appalling and is likely distributed in this way to avoid proper analysis by affected parties. For example we can see only one dimension for the external wall height but not to the “ taller portions o f an end wall beneath a gable or skillion roof or walls that enclose a dormer window” HH Consol DCP 2013 page 39.
Is the absence of these essential dimensions an attempt to deceive? DCP 2013 requires the height of the proposed development to minimise adverse impacts upon any heritage item. The plans supplied do not provide sufficient detail to determine the height impact on the adjacent 1874 listed heritage property.
Without the proper dimensioning it is not possible to correctly assess most impacts of this development application.
Page 1 of 5 s e tb a c k s
Again there is an absence of dimension details to enableaproper assessment. Why are there only2dimensions from the boundary on the 3iteTlan and no other measurements?
The garage extension appears to be setback 9.5metres orl.Ometre,in any case entirelywithin the 1.5 metre side boundary setback. The original house is setback 1m from the side boundary i.e. entirely within the 1.5 metre side boundary setback. There appears to be an ineffectual attempt to ameliorate the impact,byproposingastaggered alignment with the proposed family room. However the majority ofthe completed dwelling will be significantly and substantially within the minimum setback. This clearly fails the Consolidated DCP 2013 3ide boundary setbacks criteria at b(iij on pagedT.
The DGT2913refers to au equivalent portion of the building i.e. half of the ffontofthe existing dwelling to the rear ofthe garage to be setback to match the area ofthe proposed setback encroachment. The current proposal is in breach ofthis requirement.
The visual impacts on the dwelling on 38 Mary 3treetaheritage listed property is completely unacceptable.
The eaves encroach even further into the side setback. Although the extent ofthe proposed encroachment cannot be considered minor.
Adding the scale ofthis encroachment is unacceptable.
The dwelling located on the southern side boundary vix. 38 Mary street, isaheritage building constructed in the late 1899's and predominately of sandstone. Gouncifs planning criteria requires the proposed development to minimise adverse visual impacts upon any Heritage Gonservation Area or Heritage Item nearby (DGT2913 (page 38 Height3.3.2(ejjj. The development as proposed imposes an overbearing visual impact on the adjacent heritage- protected cottage.
The Heritage Management Document does not appear to haveaqualified author. It appears to have been written bythe resident. Is Matthew Tetersaqualified heritage expert? Who is he to incorrectly allege that the residence at 38 Mary street was built in 1979's when it is listed as an item ofEnvironmental Heritage? Aproper independent expert's report must be commissioned to meet this planning requirement.
Wesearched the internet to see whether or not Matthew Tetershadabackground or association with heritage conservation and/or with heritage issues in Hunters Hill. Nothing.
Tage2of5 Matthew Reters appears to haveamedical background. Is this the person you are relying on tor your Heritage Management Document?
When m)i wife andlobtainedasection 96 development approval from Hunters Hill Gouncil,you required us to obtainabre safety enuineer'sreportfthat bricks and ^lass were not combustible materialsjin order to get the construction certificate for this portion of our development. Why would you insist that we have to obtain the report ffomafire safety engineer yet you allow Matthew Reters to step into the shoes ofaqualiEed heritage expert??? Tour guidelines for heritage management documents state that they can only be written by professionals who can demonstrate practical and academic(orequivalenf) experience in heritage conservation and preferably withafamiliarity with heritage issues in Hunters Hill.
The Development Application-No 2913-1991 is deEcient and cannot be assessed while it is incomplete.
The development application appears to be seeking approval for removal and reinstatement of the dividing fence.
Gouncil must not approve the removal ofan existing dividing fence. Any expressed or implied approval may amount to approval to trespass which you have no right to do. Further if there are pets in eitherproperty these must not be allowed to transgress on to the otherproperty. This must beamatter governed by the appropriate 3tate legislation and resolved between the residents. Tou must ensure that any approval does not infer approval for removal and reinstatement ofthe dividing fence.
Tou must ensure that the site has adequate safety fencing installed and any trees on the site have safety fencing installed around each tree.
The windows appearing in the "3GUTHFLFVATIDN" impact the privacy of38 Mary street. Any windows overlooking the residence and yard must be modified so that privacy can be maintained, suitable treatment may include fixed louvre screens.
Gn the issue of privacy,you forced us to construct eitheraExed screen oraplanter on the East side of our balcony in Hunters Hill even though it is setback from the boundary by more than3 metres. The proposed widows are less than halfthat distance from the side boundary. Wemake this comparison because in your HUblTERB3HIEEGGUNGIEGHARTERpoint8states that you must:
Here you must imposeacondition to enforce that the windows are either fixed and permanently opaque or haveapermanent fixed louvre screen to protect the privacy ofthe garden and dwelling located at 38 Mary street.
Rage3of5 The impact for noise is equally valid and the south facing windows in the familyroom should be permanently closed as these would be open and face living areas.
3imilarlythere must beacondition requiring any air-conditioning units to be placed well back Eom the southern boundary. Tour Development Gontrol Rian N o.l9E xem pt and Gomplying Development states that to be an exempt development air conditioning units must be located behind the building line and beam inim um l.5 metres from side or rear property boundary. Accordingly as neither the original dwellingnor the proposed garage/living development is setback 1.5 metres from the southern side boundary any air conditioning units cannot be located there andacondition must be included in any consent to make this requirement clearly understood.
DGR 2913 (page 38 Height3.3.2(djjrequires that new developments minimise the loss of privacy or sunlight to existing residential development.
DGR 2913 (page 56 3olarAccess3.5.2(ajjrequires that new developments provide adequate daylight and sunlight to living areas and private open spaces.
It would appearthat the optimal location ofthe garage/living area would be adjacent to the northern boundary and NGT the southern boundary otherwise the reduction ofsunlight into the yard of38 Mary street at the winter solstice appears to breach the planning criteria.
DGR 2913 (page42Height3.3.4(djjrequires gardens that are useful and accessible with adequate sunlight.
The inadequate strips ofland to between the proposed development and the southern boundary do not satisfy this requirement. This isafurther argument for moving the garage/living area adjacent to the northern boundary andNGTthe southern boundary. Ti
Weunderstand that Development Application-No 2913-1991 may involve development above an existing sewer line.
WeareawarethatHuntersHillGounciRsMr. David fnnesEnalisedastormwater design, publicly tendered these documents and engagedacontractor all without obtaining Sydney Water approval for the temporary relocation ofan existing sewer line. Sydney Water refused the application and Mr. David Innes was required to amend the design and incur additional costs with the contractor.
In DGR 2913 at page 181you ask developers to seek early consultation with Sydney Water. Is this not appropriate in these circumstances? DA conditions must include the requirement to providea8erviceRrotection Report. In this way the residents will be more efficient than their manager for Works and services.
Rage4of5 Soil and Ground Level Tampering
It appears that the applicant has back filled a newly constructed dividing fence placed on the southern boundary.
My wife and I were required to provide a geotechnical engineer’s report for our proposed residential development and it appears that there is a necessity for this to obtained and correlated with a registered surveyor’s report. Then if there has been back filling and/or soil tampering a suitable stormwater/drainage solution should be required.
False Representation *** WARNING ***
The existing eaves on the current dwelling encroach up to the side boundary with 38 Mary Street for the full length of this building. The site plan/ site analysis DA01 indicates that the eaves are almost in alignment with the existing eaves and that these are set back from the boundary. From our attendance at the site and observation THIS IS FALSE. >; The Model Code of Conduct in its Scope requires you to:
" ...fulfil (your)statutory duty to act honestly and exercise a reasonable degree of care and diligence (section 439),"
And at 3.2 of the Model Code of Conduct:
"You must act lawfully, honestly and exercise a reasonable degree o f care and diligence in carrying out your functions under the Act or any other Act. (section 439)."
Accordingly you cannot process this documentation.
Conflict of Interest
A conflict of interests exists where a reasonable and informed person would perceive that you could be influenced by a private interest when carrying out your public duty.
We understand that there may be such a (non-pecuniary) conflict (Point 4.10 of the Model Code of Conduct) between Mayor Quinn and the applicant and/or a relative of the applicant. Please provide these details and how Council will act to avoid any bias.
Further Notification
Please keep me directly informed of any further submissions made in respect of the proposed development of 38A Mary Street Hunters Hill. As this proposed development is in a conservation area and will impact a Heritage listed home we would like to be informed at each stage of the council’s processes. We would also like to be advised that this proposal in its present form will be rejected and kept up to date on any changes submitted.
Yours sincerely, Fred M Grotte
Page 5 o f 5 Amended heritage report 1 o ju l m V x RECEIVED Heritage Management Document for Proposed alterations and additions at 38A Mary Street. Hunters Hill-amended 9 Itilv. 2014
Prepared by:
Martin Pickrell B.Arch (hons)
Architectural consultant of Sue Rosen & Associates- Heritage Assessment and History, (HAAH) www.haah.com.au
Martin Pickrell has 25 years experience in heritage architecture and conservation and has worked for ten years as architectural consultant to Sue Rosen and Associates.
For:
Helen and Matthew Peters
38A Mary Street, Hunters Hill
Date:
9 July, 2014
This document is prepared based on Hunters Hill Council's Guidelines For Heritage Management Documents
Heritage Assessment
Documentary Research
The land which included the present sites, 38 and 38A Mary Street was originally one of two adjacent 30 acre land grants awarded to Mary Reiby in December 1835. Didier Joubert subsequently acquired the site which includes the subject sites.
This subdivision plan from 1876 indicates the site at the corners of Mary Street and Jones Street as Lot 16. As discussed below, this lot was subsequently subdivided to become 38 and 38A Mary Street.
20 1 41006 JOHN ST ea too
100 0,1.9 ea.
too too
The residence at 38 Mary St was the first house built in Mary Street for Captain Lewis Truscott, Master Mariner, and his wife Elizabeth. Elizabeth acquired the title to the Mary St property in 1878 from Didier Joubert.
Captain Truscott was born in Penzance, Cornwall. He was baptised in the Parish of Madron in Penzance in September 1810. He and Elizabeth (nee Irwin) had been married in 1857 at St Mary's Cathedral. At around the same time Elizabeth was living in George Street Sydney and was one of the fund-raisers for the establishment of St Vincent's Hospital.
In the 1860’s, Captain Truscott had operated his marine business from a property in Balmain East, south-east of the current East Balmain wharf, although a later public notice, in SMH in 1871, in relation to his former agent, listed his address as Villa Maria, Hunters Hill.
It is possible that he was living on the Marist Fathers' property as Captain Truscott had served on vessels that supported the Marist Fathers' Missions in the South Pacific. Captain Truscott had also been on many ships that supported fishing and whaling with frequent journeys recorded in and out of Sydney to Boyd Town (Eden). In the 60th Anniversary regatta on Sydney harbour in 1848, the crew of his ship Edward competed in the race for whaling ships with usual crew.
He had also stood for Alderman in the Borough of Hunter's Hill in 1879. Captain Truscott died in 1881. He was recorded as being aged 67 but he would actually have ben over 70! He is buried in St Charles' Church Cemetery a t Ryde. His funeral notice is shown below. s u u o itu a . fWlHH FHIK>'1>S of thp devffls^d Ciptnin LEWIS JL lUUdCOT r are routxlfiilly invkV-fi Uj attvntlh’* I’nii'r*!; 80 more from hit- J*te reslA-ticf, tlu n tc r’* m il. T H ls MORNIXf«. a t hslf-piut So'tiVk-k. from Iht-ncp to Villa Mb’.in Church, u1 10 o'clock. A'.id nnvm l to Cemetery o I 8t. ( hailve", Uytlv. 1.1 11 o'ei-irlt. THOMAS. 1’r.d^rfrtl.cr. ill, YotkeMm't,
The streets in the area were laid out in 1888. The present Augustine Street was then named Austen Street having previously been Government Road. The residence at 38 Mary St was occupied by Mrs Elizabeth Truscott and at this time Dacre Villa was the only other house on the west side of Mary St between John St and Gladesville Rd. In January 1888, a century after English settlement, Dacre Villa was described in this way in an advertisement in the Sydney Morning Herald.
UNTER'S HILL.—To LET, Dacre VILLA, Mary- Htrret, 7 room#, i-*ntrr, washhouse* Urge garden, paddock, abundanceH of fruit and dowers, plenty of water, and mar tnu fern , Applv Mr*. TItVSCOTT,next door.
After the death of Elizabeth Truscott, aged 85, on August 25,1907, the title for 38 Mary St was passed on to her niece Miss Elizabeth Irwin who is listed along with her brother Louis Irwin as Mary St residents in Sands' Directory in 1918. Whether they were both in the house is not clear, however, their father Edwin, Elizabeth Truscott's brother, was listed as a resident of Mary Street at the time of his death in 1913. Elizabeth Irwin died in!933,agedbl,and the followingisaclippingfrom the Catholic Eress newspaper from March thatyear.
Miss Elizabeth Irwin, Miss Elizabeth Irwin, a well-known and highly-respected resident of Hunter’s Hill, passed to her eternal reward on Saturday, 41 It Inst., after an illness extending over a long period. Miss Irwin was a devoted member of the Children of Marv Sodality, and, as an ardent worker in all the parish activities, she leaves a record of » good and useful life. The remair.ji were ramm ed from the Mater Miserieordiae Private Hospital to the Church of the Holy Name of Mary, Villa Maria, where a Requiem
Mass was celebrated for the rcposo of her soul. The large number who attended manifested in no uncertain manner the popularity and esteem in which Miss Irwin was held. The funeral afterwards left the church for Field of Mars Cemetery, accompanied by Rev. Father J. Barra, 8.M., who recited the last prayers at the grave side, in the presence of the sorrowing rela tives and a large number of friends, who had assembled to pay a last mark of re spect to one who, by her many sterling qualities, had won tlio esteem of all who knew her. The funeral arrangements were carried out by W. N. Bull, Ltd.—R.T.P.
Elizabeth Irwin's brother, Louis Irwin acquired the title in 1934.
The subsequent ownership of 38 Mary Street was as follows ignoring recent times:-
John Breen 17/1/1938
Thomas Skinner 28/8/1957
Frederick Waller and Gloria Waller 30/9/1958
Gloria Waller was Thomas Skinner's daughter. She married Frederick Waller in 1955.
Charles and Eleanor Throsby 11/8/1967 38A Marv Street
In 1938, 38 Mary Street was subdivided. Mr John Breen, owner of 38 Mary St, retained the title until 1955 when 38A Mary Street was sold to Thomas Skinner. The survey for the subdivision shows that 38A include the brick garage which remains a part of the property. The dimensions and construction of the garage does not support the proposal that it had, at one time been a stable building for number 38.
/P/% The garage,however,can be seenln the 1943aerlal photos and had presumably previously served as the garage for 38 Mary St.
The first dwelling builtatSOAMaryStand occupied bythe Skinner familywasasimple weatherboard cottage.Itsdesignatedstreetnumberwas originally 40 Mary Street. The footprintwassmallerthan the current dwelling. The original cottage extended to the e^istingrear door adjacentto the present kitchen. Mrs Skinnerwas renowned in the area forthe beauty other rose garden.^Source Mrs Janice Miller who wasachild in the 19S0'slivinginl6JohnStreetJ The house can be seen in the aerial photo ^orthophotomapjfromthe!970's. Drthophotomaptromadate in the late!970's. The date is not certain bntpreceded the developmentotthe Brother Emilian HallatStJoseph'sCollege.
Mr Skinner later purchased 38 Mary Street, briefiy reuniting ownership otthe two properties,and owned itin the periodl957D19S8betore title wastransterred to his daughterCloria Waller and her husband Frederick. Thomas Skinnerdiedinl982. He was 80 and still livingin Hunters Hill a tth e time. 1 WlfW’V V ** y/ »»•*» \ • Rest In peace. P. SKINNER, Thomae Henry. —• tee. June 12 1982, at hospital, late (0 < ra. of Hunters HUi. dearly beloved In Car husband of Violet, dearest father ries and father-in-law Of Vi and her Laurie. Jim and Lois, Stan and C , Joan. Gloria and Fred, fond ion, grandfather and great-grand K i»nt. father of their families. sd). Aged 60 years. o ; Rest in peace. N
fce.ee A 1 M The title for 38A Mary Street was transferred to Violet Skinner in July 1985 before the property was acquired by the Marist Brothers in October of that year. The dwelling at 38A was extensively altered in 1987-88 enlarging the ground floor and providing a second storey addition. The builder was Mr Brian Darcey from Castle Hill. The home was occupied for the next 15 years by Boarding Masters from St Joseph's College. The requirement for more Boarding Master accommodation followed the decline in the number of Religious Brothers at the College.
When Viewforth, 42 Mary Street, was subdivided the new brick residence on the opposite corner of John and Mary Street was numbered 40 Mary Street and the then 40 Mary Street became the current 38A. All three properties were owned and occupied by Brothers or lay staff at St Joseph's College.
In the 1990's, internal renovations were made to the garage. The house later became surplus to St Joseph's College requirements in part because additional on-site accommodation had been built in the south-east corner of the St Joseph's College property.
Site Assessment The site is located at the corner of Mary Street and John Street and is configured so that the long boundary runs east west along John Street. The existing residence at 38A Mary Street is located at the east end of the site and has a setback from Mary Street which is consistent with the pattern of setbacks along that street. The setback from John Street is approximately 2 meters. As discussed, the site is adjacent to 38 Mary Street, which includes a heritage listed residence. To the west along John Street, the neighbouring properties are semi-detached residences constructed in the early decades of the 20th century. The existing residence addresses Mary Street and front garden and picket fence wrap across the Mary Street boundary around the corner to a point in line with the east face of the residence. From this point to the western boundary, a paling fence screens the existing private open space. A garage and rumpus room occupy a freestanding building at the western end of the site. The east-west configuration of the site and the location of the existing buildings with the two storey mass located to the east allow a view to the rear of the heritage listed neighbour. That view of the listed building, however, has been compromised by later additions at the rear of the building.
Streetscape Assessment The existing residence at 38A Mary Street repeats a pattern of two storey house along the southern section of Mary Street. Whilst most of its neighbours have second level additions located 'in roof, the subject residence is a full two storey house. Whilst the second storey addition is not consistent with the architecture of its neighbours, it is nonetheless a comfortable fit with the neighbourhood. The rear of the property is dominated by the garage which existed at the time of sub-division from 38 Mary Street. The roof of this garage is visible from Jones Street. The existing residence and garage have no significantimpacton appreciation ofthe heritage item from Mary Street.The view from John Street to the heritage item is somewhat compromised hynnsympatheticadditions to the rear of the listed building. Heritage Impact Assessment
Description ofWork The proposal which is the subjectofthe Heritage Management Document consists of the removal of the existing garage and the construction ofanewgarage with second level'attic'bedrooms over.The garage building also includesasmall sitting area andalaundry.Asinglestoreyfamily room connects the garage buildingto the main residence.Adrivewayis located to the east ofthe existing driveway necessitating the removal ofthatdrivewayand associated curb rectification. Elease see drawings and statement of environmental effects. Design Options The following options are apparent whenconsidering an appropriate designs d. Asecond storey addition to the existing garage withasingle storey link to the existingresidence. This option requires approval ofabuildinglocated closer to the south and west boundaries than acceptable under the Hunters Hill DOE.Whilst there is m eritin retaining the old garage,its condition is such that itwouldrequireacom plete rebuild leaving little or no remnants ofthe original structure. 2. Atwo storey addition to the rear ofthe existing residence located directly to the existing two storeybuilding. This option providesacost effective solution which meets most ofthe requirements ofthe DOE.Itwould, however,totallyscreen the viewto the rear ofthe neighbouring heritage item, and would result in significant building bulk v^ith associated streetscape and shading consequences. 3. Anew two storey building located so thataview to the heritage item is possible between that newbuilding and the existing residence. This option will provideabreak-up in building bulk which can be further mitigated by locating the required bedrooms in the garage roof as attic rooms.This allows the new building to be kept lowinheightalongwitb minimising apparent building mass.
Dption3is considered to be the option with the most merit as it minimises the impact of the projecton the neighbouring heritage item and the amenity ofthe neighbours occupying that residence.This option also allows compliance with the H unters Hill DEE. Effect ofW ork The proposed design which is the outcome of selection ofDption3above will result in the following effects onstreetscape and neighbouring buildings^Bee statement of Environmental EffectsJ. The proposed addition will partiallyscreen the viewfromJohnBtreetto the rear of the roofofthe heritage listed residence.On the other hand,the design in partallows this view,aview which is oflittle significance after additions and alterations have left the west facing roof ofthe building ina'non-original'state.
Effect ofWork
The proposal which is the outcome ofselectingEption 3, will the followingimpacts, both negative and positive, on the appreciation ofthe heritage item and the conservation area.
4. The proposed addition will partiallyscreen the view from johnBtreetto the rear ofthe heritage item. This view is alreadypartiallyscreenedbythe roof ofthe existing garage. The rear ofthis building is onlypartoriginal^see aerial photographsjand,asaresult, the significance ofthisviewis compromised. The proposal will retain views ofthe rearrooffrom various locationsonjohn street. 2. The proposal results inabuildingwhich is in two relativelymodest parts and the buildingmass does not dominate its location at the intersection ofMaryBtreet and John Btreet. In turn, the proposal will not dominate the heritage item nor interruptthe pattern of developmentalong either MaryBtreet or John Btreet. 3. Eroposedreplacementofasection ofthe pallingfence on John 3treetwitha picketfence will seeasignificantimprovementin the waythesubjectresidence addresses its corner location. The cottage garden which isafeature ofthe existingresidence will return alongthe north face ofthe existingresidence. Whilst having little direct impacton 38 MaryBtreet,this improvementwill have an impact on the conservation values of the neighbourhood. 4. An assessment ofthe surrounding neighbourhood suggests thatthe proposal will haveaneutral impact on the conservation area asawhole. The neighbourhood features several significant listed buildings and others which contribute to the quality ofthe area. There are alsoasignificantnumberofrecent buildings which are generally ofascale which is in character with the conservation qualities of the area. The Hunters HillTelephone Exchange,alarge brick box ofabuilding,is an exception in both scale and form and is located about BOmeters from the subjectsite. Buildings alongthe western boundary ofthe Btjoseph'ssite are also inconsistentwith the neighbouring conservation area. Blease see below discussion ofthe two streets which are potentially impacted bythe proposal-
a. fobnBtreet^ The listed buildings in John Btreetareatnumber4A,4and 44. Humber 4AjohnBtreetisaweatherboard cottage with corrugated steel roof. This buildingis the closestto the subjectaddition and shares the proposals weatherboard cladding and steel roof. Further alongjohn Btreet to the w est,num berfisasandstone cottage with corrugated steel hipped roof. Humber441ocatedabout40Bmeters to the west is alsoa sandstone cottage with corrugated steel hipped roof. Eloserto the subject building,number6johnBtreetisamuchlargertwo storey sandstone buildingwith gable ended slate roofofsimilarformbutmuch greater scale compared to tbe proposed addition. Tbe proposed addition to 38A MaryBtreetis generally consistentin scale and form with neighbouring buildings in John Btreet. buildings in John Btreet.
b. MaryBtreeflTothe south of38A Mary Btreet,listed buildings at38 and 36 MaryBtreetare also ofsimilarformbutmuchlargerscale than that of the proposed addition. Humber 38 MaryBtreetisasandstone cottage with gable ended steel roof and dormers. Humber 36 is also ofasimilar buildingform with weatherboard cladding as is 36AMaryBtreet. Further to the north,number42M aryBtreetrepeats the gable ended roof form though in this case with slate. In factthisbuildingform is scattered through the neighbourhood with examples constructed earlyin the life of the neighbourhood and recentalterationsemulatingthisbuildingform ^34MaryBtreetJ. The proposed additionismuchsmallerthan these examples butisconsistentin form and materials.
c. Bt Josephs Eollege^Immediatelyopposite the subjectsite, two large modern school buildings presentblank walls to MaryBtreetwhich do not relate to the neighbouringconservation area. The sandstone school wall, whilstmitigatingtheimpactofthe buildings beyond, has little relevance to the proposed addition.
Eonservation
The proposal has no direct impacton the fabric ofthe heritage item at 38 Mary Btreet, norneighbouring heritage items in john Btreet or Mary Btreet. Hnderthe Burra Eharter, however,the heritage significance ofabuilding or object can be affected byits setting particularlyin cases where the setting mightinfluence the cultural significance ofthe heritage item. The listed item at 3 8 MaryBtreethas significant cultural and architectural significance. This significance is embodied in both buildingfabricand setting or,in this case,neighbourhood.
A characteristic ofthe neighbourhood is the location ofbuildings in garden settings with streettrees and those located on site break-up the builtforms and recallingoriginal bushland. However, this characteristic and, in particular, the emphasis on native species isarecentphenomenon. The proposal is consistentwith this theme,respectingthe importance ofsignificanteucalypts located atthe western end ofthe site.
The proposal retains the scale and character ofthissettingwhilsthavingno significant impacton the wayin which this charactermightbe understood or appreciated. Mitigation Measures
The followingmeasures have been taken to minimise the impactofthe proposed additions both on the neighbouring heritage item and the conservation area^
4. The addition results in two modest forms ratherthan one large bulkwhich would have been the result ofatw o storey addition. 2. Both the link and the two storey additionhave been kept low to minimise bulk and allow view to the listed building and vegetation. 3. The proposed materials, corrugated steel roofing, weatherboard cladding, timber windowsanddoors,areconsistentwithmaterialsandtexturesfoundinadjacent cottages. The proposal will resultinabuildingwhich sits comfortablyina cottage neighbourhood.
Ho further mitigation is necessary.
E x c lu s io n s
The proposal has no significant impact on the neighbouring heritage item whilst improvingthe amenity ofthe subject property. This proposal,due its scale and location, will notdetract from the streetscape nor detract from the quality ofthe conservation areaasawhole.
W ebelievethatthis proposal isasensitive alteration and addition which will meetthe reasonable requirements ofmy clients in the provision ofarelativelymodestfamily home. Eouncil should recognise the merits ofthe proposal and approve the application.
Martin Bickrell
B.Arch^HonsJ14TB,B.A.^MacqJ
REPORT OF DEVELOPMENT & Meeting 4364 - 11 August 2014 D24 REGULATORY CONTROL
ITEM NO : 2
SUBJECT : CONSOLIDATED DCP 2013, PART FOUR - GLADESVILLE VILLAGE CENTRE (PROPOSED AMENDMENT TO KEY SITE SETBACK CLAUSES)
CSP THEME : OUR HERITAGE & BUILT ENVIRONMENT
DELIVERY PLAN : ASSESS ALL APPLICATIONS AGAINST THE NEW STRATEGY LEP/DCP
REPORTING OFFICER : PHILIPPA HAYES
INTRODUCTION
At Council’s Ordinary Meeting 4363 held on 28 July 2014, the following resolution was made:
240/14 The following minor wording amendments are made to Hunters Hill DCP 2013
1. Consolidated DCP 2013 at p 119:
Part 6
Objectives – add an additional objective:
(e) ensure adequate landscaping, deep soil planting, pedestrian amenity and buffering between Key Site and surrounding residential areas.
2. Consolidated DCP 2013 at p120:
Figure 4.5 – minor wording amendment as follows:
Figure 4.5 – Diagram entitled “Precinct 4 East-West Section – requires following wording change:
(a) 4 metre setback from the Flagstaff Street boundary alignment.
Under the existing controls the setback off Flagstaff Street required for the Key Site/Block 21, is zero for the basement and lowest 2 levels of any proposed development.
REPORT
The required changes to the relevant sections of the DCP have been made and the amended pages are attached for review. Simply adding text to the diagram referenced in the second part of the resolution would have resulted in a conflict with the actual diagram. Therefore the diagram has also been altered to show the 4m setback control required by the Councillors.
Clause 18 of the Environmental Planning and Assessment Regulation 2000 requires that any amendments to a development control plan be publicly exhibited.
Minutes of the Ordinary Meeting No. 4364 held on 11 August 2014. This is page
REPORT OF DEVELOPMENT & Meeting 4364 - 11 August 2014 D25 REGULATORY CONTROL
18 Draft development control plan must be publicly exhibited
(1) Following the preparation of a draft development control plan, the council:
(a) must give public notice in a local newspaper of the places, dates and times for inspection of the draft plan,
(b) must publicly exhibit at the places, on the dates and during the times set out in the notice:
(i) a copy of the draft plan, and
(ii) a copy of any relevant local environmental plan or deemed environmental planning instrument, and
(c) must specify in the notice the period during which submissions about the draft plan may be made to the council (which must include the period during which the plan is being publicly exhibited).
(2) A draft development control plan must be publicly exhibited for at least 28 days
CONCLUSION
To comply with Clause 18 of the Environmental Planning and Assessment Regulation 2000 the proposed amendments to Council’s DCP will be advertised in the local newspaper and additionally, stakeholder groups and those in the immediate vicinity of the Key Site/Block 21 will be notified.
FINANCIAL IMPACT ASSESSMENT
There is no direct financial impact on Council arising from Council consideration of this matter.
ENVIRONMENTAL IMPACT ASSESSMENT
There is no direct environmental impact on Council arising from Council consideration of this matter.
SOCIAL IMPACT ASSESSMENT
There is no direct social impact on Council arising from Council consideration of this matter.
RISK ASSESSMENT
There are risks associated with consideration of this matter. As discussed in the previous staff report addressing this matter (28 July 2014), amending development controls without undertaking the background analysis to support the changes may have unforeseen negative impacts and weakens the integrity of all the controls that apply to the Key Site/Block 21. This view was reinforced in a letter submitted on 22 July 2014 by Architectus. Architectus are the independent consultants employed by Council to undertake the assessment of the recently withdrawn GSV application. The following is the extract taken from their letter which was included in Council staff’s previous report.
Minutes of the Ordinary Meeting No. 4364 held on 11 August 2014. This is page
REPORT OF DEVELOPMENT & Meeting 4364 - 11 August 2014 D26 REGULATORY CONTROL
“Architectus does not recommend providing a ground level setback to Cowell and Flagstaff St for a future development on the Gladesville Shopping Centre site. Any revision to the Cowell/Flagstaff Street setback control would need to be considered in context of a holistic review of the Gladesville town centre controls, which take into consideration any changes to desired pedestrian movement, built form, streetscape and the hierarchy of streets within the town centre. Even then, Architectus considers ground level setbacks would prove to be unjustified.”
HUNTERS HILL 2030
This matter relates to ensuring that heritage and conservation of the area is respected, preserved and enhanced including the preservation of the character, views to and from the Municipality, and the preservation of the tree canopy.
RECOMMENDATION
In accordance with the Environmental Planning and Assessment Act 1979 and Regulation, Council resolve that:
1. The amendments to Hunters Hill Consolidated Development Control Plan 2013, as contained in Attachment 1, be publicly exhibited for a period of 28 days. Notice of the exhibition will be provided in the local paper and relevant stakeholders and those in the immediate vicinity of “Block 21” will be notified.
2. Following exhibition a further report be put to Council summarising the results of the exhibition and making further recommendations in relation to the adoption of the amendments.
ATTACHMENT
1. Amended sections of the Consolidated DCP 2013. The first amendment on Page 119 is shown in bold and the second amendment on Page 120 is circled in red.
Minutes of the Ordinary Meeting No. 4364 held on 11 August 2014. This is page
Hunters Hill Consolidated DCP 2013 Part Four
6. Building lines & setbacks
Objectives
Within the Key Site, objectives in relation to building lines and setbacks are:
(a) Ensure compatibility with existing two storey “main street” building frontages along Victoria Road.
(b) Provide high levels of amenity for residential components of mixed-use developments.
(c) Maximise the visibility of desirable shop frontages facing public streets to support the most-effective retail activity.
(d) Specify limits for the scale and intensity of future development.
(e) ensure adequate landscaping, deep soil planting, pedestrian amenity and buffering between Key Site and surrounding residential areas.
Controls Development proposals should comply with the following requirements and numeric controls which are shown on figure 4.5 (which appears overleaf):
(a) Building forms should not exceed envelopes that are applicable to their street and laneway frontages according to figure 4.5.
(b) In Precinct 4, the combined footprints of residential components should not exceed 40% of the podium area below.
(c) Also, building forms shall comply with provisions of section 4.3.7, and with the Residential Flat Design Code under State Environmental Planning Policy No 65 in relation to requirements for sunlight, natural cross ventilation and amenity separation.
(d) Minor encroachments beyond the specified envelopes by elements such as balconies and roofs are acceptable provided that:
(i) Sunlight to public places and streets would not be restricted as a result.
(ii) Amenity of any existing dwelling nearby would not be compromised.
(iii) Heritage values of any listed item would not be affected.
(e) Note that maximum envelopes might not be achievable in some situations:
(i) If requirements of the Residential Flat Design Code cannot be satisfied.
(ii) In the event of excessive shadow impacts upon any existing dwelling nearby. (iii) Where identified values of any heritage item demand special consideration.
Page 119
Hunters Hill Consolidated DCP 2013 Part Four
Figure 4.5 Building lines & setbacks for the Gladesville Village Key Site
PRECINCT 1: NORTH -SOUTH SECTION
PRECINCT 2: NORTH -SOUTH SECTION
PRECINCT 3: EAST -WEST SECTION PRECINCT 3: NORTH -SOUTH SECTION
PRECINCT 4: EAST -WEST SECTION PRECINCT 4: NORTH -SOUTH SECTION
Notes. Figure 4.5 illustrates the maximum permissible building envelope for each precinct. Interior floor levels are indicative only. Residential storeys are shown in yellow, and commercial or retail storeys are shown in orange.
Page 120
REPORT OF DEVELOPMENT & Meeting 4364 - 11 August 2014 D27 REGULATORY CONTROL
ITEM NO : 3
SUBJECT : NON SMOKING SIGNS
CSP THEME : OUR HERITAGE & BUILT ENVIRONMENT
DELIVERY PLAN : ASSESS ALL APPLICATIONS AGAINST THE NEW STRATEGY LEP/DCP
REPORTING OFFICER : STEVE KOUREPIS
PURPOSE OF REPORT
To advise Council on the results of recently erected signage which relates to the new no- smoking laws and the signs were installed at the following areas:
(a) Gladesville Bus Stop (corner of Victoria Road and Cowell Street)
(b) Gladesville Shopping Centre main entrance
(c) Gladesville TAB.
INTRODUCTION
The Environmental Projects Advisory Group considered initiatives aimed at cleaning up the appearance of the Gladesville business precinct and have expressed concern regarding the constant and significant littering by smokers at the Gladesville bus stop. As of January 7, 2013 it is now illegal in NSW to smoke at any bus stop or within 4m of the pedestrian access point of any public building.
At the most recent EPAG meeting it was resolved that a motion be put to Council requesting the enforcement of these laws by a Council Rangers.
Councillors, Quinn and Bird moved the following motion at Ordinary Meeting No. 4348 to be held on 14 October 2013, that
We, the undersigned Councillors, intend to move the following motion at Ordinary Meeting No. 4348 to be held on 14 October 2013, that:
1. Council direct rangers to begin issuing cautions to smokers violating the new laws in the following areas:
a. Gladesville Bus Stop (corner of Victoria Rd and Cowell St) b. Gladesville Shopping Centre main entrance c. Gladesville TAB during
2. After a period of 1 month the council rangers begin issuing infringement notices.
.
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REPORT OF DEVELOPMENT & Meeting 4364 - 11 August 2014 D28 REGULATORY CONTROL
This matter was considered and Council resolved as follows:
305/13 RESOLVED on the motion of Clr McLaughlin, seconded Clr Bird that:
1. Council requests the General Manager to begin issuing verbal cautions to smokers violating the new no-smoking laws in the following areas:
(a) Gladesville Bus Stop (corner of Victoria Road and Cowell Street)
(b) Gladesville Shopping Centre main entrance
(c) Gladesville TAB.
2. Appropriate signage be erected for six months and then removed and results reported back to Council
REPORT
As a consequence of Council’s resolution “No Smoking “ signs were placed on the existing street bins along Victoria Road near the existing Bus Stop (near Vespa restaurant) and outside the Gladesville TAB. The existing street bins were the only practical location for installation of these signs. Issues such as appropriate head heights, obstruction and impediment by existing street side awnings and safety issues were the constraints for siting of the signs.
With regards to the signs for Gladesville Shopping Centre these where installed by the Centre management (private property).
After the signs were installed, one (1) verbal warning has been issued to a person at the Gladesville Shopping Centre who was smoking outside the Coles entry doors. No penalty infringement notices (PIN’s) have been issued as Council’s rangers have no authorization to enforce this matter, only certain Health Inspectors (not all) have authorization to issue notices regarding this matter. Attached is a copy of the relevant legislation document, Smoke – Free Environment Act 2000 relating to this matter.
By observation, since the installation of the signs there has been no strong evidence of behavioral changes by persons in the community regarding this matter.
Considering the lack of power of enforcement available to Council’s rangers it is recommended that the “No Smoking” signs currently erected on the existing street bins along Victoria Road near the existing Bus Stop (near Vespa restaurant) and outside the Gladesville TAB be removed.
This action follows the recommendation of the Ordinary Meeting No. 4348 held on 14 October 2013.
Further to the above, Council rangers do have the power to issue notices for littering, however there is a process that needs to be followed including strong evidence which involves resources (manpower) and time.
As you would be aware there are other similar important day to day matters which require the attention of Councils officers including the reactive matters which need to be responded to as a matter of urgency, such as dog attacks, illegal removal of trees, rubbish dumping and the like.
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REPORT OF DEVELOPMENT & Meeting 4364 - 11 August 2014 D29 REGULATORY CONTROL
FINANCIAL IMPACT ASSESSMENT
There is no direct financial impact on Council’s adopted budget as a result of this report. However, there would be cost associated for Council officers in removing the “No Smoking “signs from their current locations.
ENVIRONMENTAL IMPACT ASSESSMENT
There is no direct environmental impact on Council arising from Council consideration of this matter.
SOCIAL IMPACT ASSESSMENT
There is no direct social impact on Council arising from Council consideration of this matter.
RISK ASSESSMENT
There are no direct or indirect risks impacting on Council arising from consideration of this matter.
HUNTERS HILL 2030
This matter relates to ensuring that heritage and conservation of the area is respected, preserved and enhanced including the preservation of the character, views to and from the Municipality, and the preservation of the tree canopy.
RECOMMENDATION
That the “No Smoking” signs currently erected on the existing street bins along Victoria Road near the existing Bus Stop (near Vespa restaurant) and outside the Gladesville TAB be removed as recommended at the Ordinary Meeting No. 4348 held on 14 October 2013.
ATTACHMENT
1. Smoke-Free Environment Act 2000 Sect 4 – New South Wales Consolidated Acts
Minutes of the Ordinary Meeting No. 4364 held on 11 August 2014. This is page
SMOKE-FREE ENVIRONMENT ACT 2000 - SECT 4 Definitions Page 1 of 1
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SMOKE-FREE ENVIRONMENT ACT 2000 - SECT 4
Definitions
4 Definitions
In this Act:
"certificate of authority"means a certificate of authority referred to in section14.
"commercial outdoor dining area"has the meaning given in section4A.
"Director-General"means the Director-General of the Department of Health.
"enclosed public place"means a public place that has a ceiling or roof and, except for doors and passageways, is completely or substantially enclosed, whether permanently or temporarily.
"exempt area"has the meaning given by section 11.
"exercise" a function includes perform a duty.
"function" includes a power, authority or duty.
"inspector" means an inspector appointed under 14.section
"occupier" of premises or a part of premises means a person having the management or control, or otherwise being in charge, of those premises or part.
"outdoor public place"means a public place that is not an enclosed public place.
"public place" means a place or vehicle that the public, or a section of the public, is entitled to use or that is open to, or is being used by, the public or a section of the public (whether on payment of money, by virtue of membership of a club or other body, or otherwise).
"smoke" means smoke, hold or otherwise have control over, an ignited smoking product.
"smoke-free area"means a smoke-free area under section 6 or 6A.
"smoking product"means any tobacco or other product that is intended to be smoked.
"vehicle" means a train, bus, tram, aeroplane, taxi or hire car, or ferry or other vessel.
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SMOKE-FREE ENVIRONMENT ACT 2000 - SECT 14A
Police have functions of inspectors in transport-related smoke-free areas
14A Police have functions of inspectors in transport-related smoke-free areas
A police officer has the functions of an inspector in respect of a person smoking in a smoke-free area referred to in section 6A (1) (d)-(h).
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^MUKE-EREE ENVIRONMENT AGT2000^EGTI4
Appointment nfmspectors
I4Appointmentofinspeetors
(1)The Director-General may,by instrument in writing,appoint persons to be inspectors tor tbe purposes of this Act.
(2)An inspector has such functions as are conferred on the inspector by this Act or the regulations.
(2) Each person appointed as an inspector is to be issued witbacertificate of authority that states the name ofthe inspector and the tact ofhis or her appointment.
(4)Aformer inspector must not,without reasonable excuse,fail to return his or her certificate ofauthority to the Director-General on demand.
(6) The regulations may prescribe classes ofinspectors (however described) appointed under other legislation who are to be taken to be inspectors appointed under this section.
(6) Ifan inspector ofaclass so prescribed hasacertificate of authority (however described) by virtue of other legislation under which he or she is an inspector:
(a)the certificate of authority may be used by the inspector tor the purposes ofthis Act as ifit had been issued under this section,and
(b)subsection(4) does not apply to the certificate of authority.
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REPORT OF DEVELOPMENT & Meeting 4364 - 11 August 2014 D30 REGULATORY CONTROL
ITEM NO : 4
SUBJECT : DELEGATED AUTHORITY
CSP THEME : OUR HERITAGE & BUILT ENVIRONMENT
DELIVERY PLAN : ASSESS ALL APPLICATIONS AGAINST THE NEW STRATEGY LEP/DCP
REPORTING OFFICER : STEVE KOUREPIS
INTRODUCTION
In accordance with Section 327 of the Local Government Act 1993, authority is hereby delegated to the Group Manager, Development and Regulatory Control to exercise and perform those powers, duties and functions in line with the authority and limitations of that position. These include approval and refusal of Development Applications as per Section 10 of Hunter's Hill Council Delegations of Authority.
REPORT
Development Application No. DA 2014-1074 Zone R2 Construction Certificate No. N/A Notification Yes Applicant E Mustillo & P Trickett Value $308,400 Premises 64 Barons Crescent Garden Area 60% Hunters Hill Classification (BCA) 1a Date lodged 9 May 2014 Assessing Officer Norm Fletcher Determination 4 July 2014 Date Proposal New two storey dwelling with garage Determination Approval
Development Application No. DA2011-1144-1 Zone R2 Construction Certificate No. N/A Notification Yes Applicant Peter Downs Value N/A Premises 19 Bonnefin Road, Garden Area 60% Hunters Hill Classification (BCA) 1a,10a,10b Date lodged 14 May 2014 Assessing Officer Shahram Zadgan Determination 16 July 2014 Date Proposal Demolition of existing dwelling and construction of new dwelling and pool – s96 – Various minor changes including windows, internal walls and water storage tank added under carport Determination Approval
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Development Application No. DA 2014-1100 Zone Res R2 Construction Certificate No. N/A Notification Yes Applicant Chris Spencer Value N/A Premises 7 Toocooya Road Garden Area N/A Hunters Hill Classification (BCA) N/A Date lodged 8 July 2014 Assessing Officer Anna Hopwood Determination 24 July 2014 Date Proposal Removal of one (1) tree. Determination Approve removal of one (1) tree, with one (1) replacement tree.
Development Application No. DA 2014-1093 Zone R2 Construction Certificate No. N/A Notification Yes Applicant Hilma Else Value N/A Premises 44 Woolwich Road Garden Area N/A Classification (BCA) N/A Date lodged 01.07.2014 Assessing Officer Anna Hopwood Determination 23.07.2014 Date Proposal Pruning of two (2) trees. Determination Approve, with conditions to impose extent of pruning.
Development Application No. DA2011-1062-2 Zone R2 Construction Certificate No. N/A Notification Yes Applicant Tony McLain Value N/A Premises 20 Woolwich Road, Garden Area 62% Hunters Hill Classification (BCA) 1a, 10a,10b Date lodged 29 April 2014 Assessing Officer Shahram Zadgan Determination 28 July 2014 Date Proposal Alterations and additions to rear of property with new pool (in- ground and converted garage – s96 Application – Minor increase in the northward extension of the approved additions, and minor reconfiguration of associated patios and steps Determination Approval
Development Application No. DA 2014/1020 Zone Res R2 Construction Certificate No. N/A Notification Yes Applicant Green Square Design P/L Value $40,480 Premises 2 Mount Street Garden Area N/A Hunters Hill Classification (BCA) N/A Date lodged 18 Feb 2014 Assessing Officer Kerry Smith Determination 24 Jul 2014 Date Proposal To render & paint the external walls of the exiting residential Flat building Determination Approval
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REPORT OF DEVELOPMENT & Meeting 4364 - 11 August 2014 D32 REGULATORY CONTROL
Development Application No. DA 2014-1102 Zone Zone R2 Construction Certificate No. N/A Notification Yes Applicant Peter Reid Value N/A Premises 32 Hillcrest Avenue, Garden Area N/A Gladesville Classification (BCA) N/A Date lodged 8 July 2014 Assessing Officer Anna Hopwood Determination 28 July 2014 Date Proposal Removal of one (1) tree. Determination Approve, with one (1) replacement tree.
Development Application No. DA 2014-1092 Zone R2 Construction Certificate No. N/A Notification Yes Applicant Sally Greenaway Value N/A Premises 2 Reserve Street, Hunters Garden Area N/A Hill Classification (BCA) Date lodged 25 June 2014 Assessing Officer Anna Hopwood Determination 4 Aug 2014 Date Proposal Removal of two (2) trees. Determination Approve removal of two (2) trees, with one (1) replacement tree.
Development Application No. DA 2014-1037 Zone Res R2 Construction Certificate No. N/A Notification Yes Applicant Peter James Shad Value $665,500 Premises 76 Prince Edward Street Landscaped 50% Gladesville Area Classification (BCA) 1a, 10a & 10b Date lodged 12 Mar 2014 20 May 2014 Assessing Officer Kerry Smith Determination 4 Aug 2014 Date Proposal Demolition of existing dwelling and construction of a two-storey dwelling with in-ground pool and front fence Determination Refusal
FINANCIAL IMPACT ASSESSMENT
There is no direct financial impact on Council’s adopted budget as a result of this report.
ENVIRONMENTAL IMPACT ASSESSMENT
There is no direct environmental impact on Council arising from Council consideration of this matter.
SOCIAL IMPACT ASSESSMENT
There is no direct social impact on Council arising from Council consideration of this matter.
RISK ASSESSMENT
There are no direct or indirect risks impacting on Council arising from consideration of this matter.
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REPORT OF DEVELOPMENT & Meeting 4364 - 11 August 2014 D33 REGULATORY CONTROL
HUNTERS HILL 2030
This matter relates to ensuring that heritage and conservation of the area is respected, preserved and enhanced including the preservation of the character, views to and from the Municipality, and the preservation of the tree canopy.
RECOMMENDATION
That the report be received and noted.
ATTACHMENT
There are no attachments to this report.
Minutes of the Ordinary Meeting No. 4364 held on 11 August 2014. This is page
H
General Manager
H - General Manager
4364 - 11 August 2014
Index
1. Unreasonable Complainant Conduct Policy 1 2. Request for Leave of Absence 5 3. Report on Outstanding Matters 7
Barry Smith GENERAL MANAGER
REPORT OF GENERAL MANAGER Meeting 4364 – 11 August 2014 H1
ITEM NO : 1
SUBJECT : UNREASONABLE COMPLAINANT CONDUCT POLICY
CSP THEME : OUR COUNCIL
DELIVERY PLAN : COUNCILLORS ARE WELL-INFORMED ABOUT STRATEGY ISSUES/PROJECTS
REPORTING OFFICER : BARRY SMITH
INTRODUCTION
While Council’s current ‘Service Requests and Complaints Handling (Corp.S-Pol.22) contains a section specifically entitled ‘Managing Difficult Complainants’ (page 14) advice from the ICAC and NSW Ombudsman suggests that a separate policy on dealing with Unreasonable Complainant Conduct (UCC) will assist Council and staff to respond confidently, firmly and consistently to UCC in a way that discourages such conduct and effectively manages it. (Managing Unreasonable Complaint Conduct Practice Manual – 2nd Edition, May 2012).
The NSW Ombudsman also advises that organisations that fall under their jurisdiction, such as Councils, can expect their support where they have implemented an approach and strategies for UCC in a fair, appropriate and reasonable manner.
The approach and the strategies suggested in this proposed policy are based on the clear understanding that: • They are equally relevant and applicable to all staff within an organisation including frontline staff, supervisors and senior managers. • All complainants are treated with fairness and respect. • In the absence of very good reasons to the contrary, all complainants have a right to access public services. • All complaints are considered on their merits. • Unreasonable complainant conduct does not preclude there being a valid issue. • The substance of a complaint dictates the level of resources dedicated to it, not a complainant’s demands or behaviour. • Anger is an understandable and, to some degree, an acceptable emotion among frustrated complainants as long as it is not expressed through aggression or violence. • Staff safety and well-being are paramount when dealing with unreasonable complainant conduct. • The decision to change or restrict a complainant’s access to services as a result of their behaviour, will only be made at a senior management level and in accordance with clearly defined policies and procedures. • Senior managers will ensure relevant systems, policies and procedures are in place to manage complaints and Unreasonable Complainant Conduct (UCC) and that all staff who interact with complainants will receive training, guidance and direction about using the strategies suggested in this policy.
(Managing Unreasonable Complaint Conduct Practice Manual – 2nd Edition, May 2012, page V)
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REPORT OF GENERAL MANAGER Meeting 4364 – 11 August 2014 H2
REPORT
Councils and many other public sector organisations are increasingly being confronted with behaviour that goes beyond what is acceptable from people. The types of behaviours are becoming more complex, utilise a disproportionate amount of Council resources and increase staff stress levels. Attachment 2 to this report provides insights into UCC.
The proposed policy (Attachment 1) is designed to help staff take a systematic and consistent approach to managing their interactions with complainants. It provides a series of suggestions and strategies to assist all staff members – not just frontline officers – to deal with complainants, in particular those who behave unreasonably.
The proposed policy is designed to work in tandem with the NSW Ombudsman publication - Managing Unreasonable Complaint Conduct Practice Manual – 2nd Edition - May 2012.
When does conduct become unreasonable?
In considering the merits of this policy proposal it is worth reflecting on pages 20 and 21 of the Managing Unreasonable Complaint Conduct Practice Manual.
“As a result, the following list of criteria has been developed to assist you to assess whether a complainant’s conduct is, or has become, unreasonable. These criteria will need to be balanced against each other in each case to determine whether the conduct in question is unreasonable.
They are:
1. The merits of the case • Is there substance or value in the complainant’s matter? • Is there an inherent right or wrong in the matter? • Does it appear that the complainant may have suffered a relatively substantial loss, either in financial terms or impact on their wellbeing?
2. The complainant’s circumstances • Does the complainant have the health, intellectual, linguistic, financial and social resources needed to cooperate and meet the requirements of the complaint process? If they do, then more can be expected of them in terms of their conduct than if some or all of these resources are absent. • Are there any cultural influences that may be affecting the complainant’s conduct that you are misinterpreting – e.g. in some cultures people prefer to talk quite closely which others may perceive as being intrusive. Also in certain cultures there are underlying apprehensions or reluctances to engage with government or authority figures which may affect your interactions with complainants from these cultural groups.
3. Proportionality • Is the complainant’s behaviour/reaction proportionate when compared to the loss or harm they have suffered? • Are the complainant’s demands on time and resources proportionate to the seriousness of their issue – e.g. wanting it dealt with by a supervisor or senior officer?
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REPORT OF GENERAL MANAGER Meeting 4364 – 11 August 2014 H3
4. The complainant’s responsiveness • Do calming measures and explanations help to settle the complainant down? • Is this the first time the complainant has displayed this type of behaviour or has it occurred in the past? • Has the complainant been warned previously about their conduct?
5. Personal boundaries • Have your personal boundaries been crossed? For example, do you feel unusually stressed, anxious, threatened or otherwise uncomfortable when interacting with the complainant?
Note: everyone’s personal boundaries are different. Some of us may have a high tolerance for swearing, raised voices or insults, but others will not. This question is therefore completely individual to you.
6. Conduct that is unreasonable and unacceptable under all circumstances • Does the conduct involve aggression, harassing words or actions, threats, violence or assault which should not be tolerated under any circumstances?
7. Jurisdictional issues • Is there any law, legislation or policy that might limit or affect the types of strategies you can use to manage the complainant’s conduct? For example, does the complainant have a statutory right to the services provided by your organisation thereby preventing you/your organisation from terminating their access to those services?”
CONCLUSION
Council is in receipt of a number of matters that may be considered to fall into the category of being ‘unreasonable’. Adoption of a formal and separate policy will assist Council staff to deal with these and any future matters.
FINANCIAL IMPACT ASSESSMENT
There is no direct financial impact on Council’s adopted budget as a result of this report.
However, availability and use of the policy may reduce or ameliorate disproportionate costs or use of resources.
ENVIRONMENTAL IMPACT ASSESSMENT
There is no direct environmental impact on Council arising from Council consideration of this matter.
SOCIAL IMPACT ASSESSMENT
There is no direct social impact on Council arising from Council consideration of this matter.
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REPORT OF GENERAL MANAGER Meeting 4364 – 11 August 2014 H4
RISK ASSESSMENT
There are no direct or indirect risks impacting on Council arising from consideration of this report.
However, availability and use of this policy in future may reduce or ameliorate risks of potential insurance claims or litigation from complainants and/or staff.
Both risk and likelihood are considered to be low.
HUNTERS HILL 2030
This matter relates to HH2030, the delivery program and/or the operational plan through Item 1.3.2 Councillors are well informed about issues and 1.3.2.5 Review and update policies.
RECOMMENDATION
That the draft policy ‘Unreasonable Complainant Conduct’ is adopted.
ATTACHMENT
1. Draft Unreasonable Complainant Conduct Policy
2. Early warning signs of UCC (pages 18 & 19 - Managing Unreasonable Complaint Conduct Practice Manual – 2nd Edition, May 2012).
3. The UCC Manual is available from the following link: http://www.ombo.nsw.gov.au/__data/assets/pdf_file/0004/3568/GL_Unreasonable- Complainant-Conduct-Manual-2012_LR.pdf A copy will be tabled at the meeting.
Minutes of the Ordinary Meeting No. 4364 held on 11 August 2014. This is page
HUNTER’S HILL COUNCIL POLICY REGISTER
POLICY NO. To be allocated
POLICY TITLE UNREASONABLE COMPLAINANT CONDUCT (UCC) POLICY
STATUS External
BUSINESS PROGRAM OUR COUNCIL
DOCUMENT ID
BACKGROUND The behaviour of difficult complainants, if not properly managed, has the potential to pose significant resource management and equity issues for Council. Such behaviour has the potential to force Council to divert resources to address the demands of a small minority that may have been more appropriately allocated elsewhere.
Unreasonable complainant conduct can be divided into five categories: unreasonable persistence ; unreasonable demands ; unreasonable lack of cooperation; unreasonable arguments ; unreasonable behaviours.
PURPOSE The purpose of this policy is to assist staff in dealing with difficult people and managing unreasonable complainant conduct.
The aim of the policy is to ensure that all staff: Feel confident and supported in taking action to manage UCC.
Act fairly, consistently, honestly and appropriately when responding to UCC.
Are aware of their roles and responsibilities in relation to the management of UCC and how this policy will be used.
Understand the types of circumstances when it may be appropriate to manage UCC using one or more of the following mechanisms:
o The strategies provided in the Managing Unreasonable Complainant Conduct Practice Manual (2nd edition) (‘practice manual’) including the strategies to change or restrict a complainant’s access to our services. o Alternative dispute resolution strategies to deal with conflicts involving complainants and members of our organisation. o Legal instruments such as trespass laws/legislation to prevent a complainant from coming onto our premises and orders to protect specific staff members from any actual or apprehended personal violence, intimidation or stalking.
Hunter’s Hill Council – Unreasonable Complainant Conduct Policy 1
HUNTER’S HILL COUNCIL POLICY REGISTER
Have a clear understanding of the criteria that will be considered before we decide to change or restrict a complainant’s access to our services.
Are aware of the processes that will be followed to record and report UCC incidents as well as the procedures for consulting and notifying complainants about any proposed actions or decisions to change or restrict their access to our services.
Are familiar with the procedures for reviewing decisions made under this policy, including specific timeframes for review.
APPLICABILITY This policy applies to:
Staff Councillors Residents and customers of Council
SCOPE This policy provides clear processes regarding the procedures that will be implemented in situations where Council is dealing with difficult people, or unreasonable complainant conduct.
DEFINITIONS Difficult Person May fall into one of these categories: 1. People who cannot be satisfied. 2. People who make unreasonable demands. 3. People who constantly raise the same issue with different staff. 4. People who are rude, angry and harassing Unreasonable A complainant’s conduct is unreasonable if it has unacceptable Complainant Conduct consequences to one or more parties to a complaint – this being the case officer and the organisation handling their complaint, other complainants and service users, and the complainant himself/herself in certain circumstances. (UCC Practice Manual, May 2012, page 21)
Hunter’s Hill Council – Unreasonable Complainant Conduct Policy 2
HUNTER’S HILL COUNCIL POLICY REGISTER
POLICY GUIDELINES
1. SERVICE COMMITMENT
Councillors and staff will: Treat each person as a valued customer; Give customers as much relevant information as possible, and ensure that it is accurate; Never be afraid to acknowledge and apologise for mistakes made by the Council; Never be afraid to express appropriate concern and empathy for a customer’s problem or situation; Try to put themselves in the customer’s position and try to see the situation from that perspective; and Explain the rationale of any Council Policy, Protocol or Procedure to ensure that Council is not hiding behind an inflexible system.
2. POLICY THRESHOLD CONSIDERATIONS
Prior to invoking the provisions of this policy staff must have complied with the provisions of the following Council Policies: Service Requests and Complaints Handling Policy Access to Information Policy Communication Policy Council Charter. Council Values Council Code of Administrative Good Conduct
Two further key threshold considerations must be considered before the provisions of this Policy are to be implemented:
Has the Service Requests and Complaints Handling Policy been correctly implemented so far as possible to this point and no material element of the complaint been overlooked or inadequately addressed?
Has the behaviour of the person become so habitual, obsessive or intimidating that it constitutes an unreasonable demand on Council’s resources?
It is clearly inappropriate to limit access to services merely because they have made a complaint about Council or its staff.
Internal Review or appeal procedures must be exhausted before service or access restrictions are placed on difficult people.
Hunter’s Hill Council – Unreasonable Complainant Conduct Policy 3
HUNTER’S HILL COUNCIL POLICY REGISTER
3. DIFFICULT PEOPLE CATEGORIES
3.1 People who cannot be satisfied.
Despite the best efforts of Council, some members of the public will not be satisfied with the action taken or the service, despite the service or complaint action being properly implemented and exhausted in accordance with the relevant Council Policy/policies.
If in the opinion of the General Manager, a member of the public who cannot be satisfied and where all appropriate avenues of internal review or appeal have been exhausted and the person continues to write, telephone and/or visit Council, the following actions may be taken
Administrative Procedure
The General Manager will notify the person in writing advising if the person continues to contact Council regarding the matter, Council may: not accept any further calls from the person; not grant any further interviews; exclude them from being eligible to address Council Meetings; require all further communication to be put in writing; and continue to receive, read and file correspondence but only acknowledge or otherwise respond to it, if: o the person provides significant new information relating to their complaint or concern; or o the person raises new issues which in the General Manager’s opinion, warrant fresh action.
The time period for this notification will be at the discretion of the General Manager.
The person shall be given an opportunity to make representations about Council’s proposed course of action to the General Manager.
3.2 People who make unreasonable demands
Members of the public who make unreasonable demands on Council, whether by the amount of information or the nature and the scale of services they seek, or the number of approaches they make, can significantly and unreasonably divert Council's resources away from its other functions or create an inequitable allocation of resources to other customers.
If in the opinion of the General Manager, a member of the public who is making unreasonable demands on Council and the person continues to write, telephone and/or visit the Council the following actions may be taken
Hunter’s Hill Council – Unreasonable Complainant Conduct Policy 4
HUNTER’S HILL COUNCIL POLICY REGISTER
Administrative Procedure
The General Manager will notify the person in writing advising them of Council’s concerns and requesting that they limit and focus their requests and that if the customer continues to place unreasonable demands on the organisation, Council may: not respond to any future correspondence and only take action where, in the opinion of the General Manager the correspondence raises specific, substantial and serious issues; only respond to a certain number of requests in a given period; exclude them from being eligible to address Council ;
The time period for this notification will be at the discretion of the General Manager.
The person shall be given an opportunity to make representations about Council’s proposed course of action to the General Manager
3.3 People who constantly raise the same issue with different staff
Members of the public who are dissatisfied with the action taken, or service provided and constantly raise the same issue with different staff.
If in the opinion of the General Manager, a member of the public who is constantly raising the same issue with different staff the following actions may be taken.
Administrative Procedure
The General Manager will notify the person in writing that: only a nominated person will deal with them in future; they must make an appointment with that person if they wish to discuss their matter; and all future contact with Council must be in writing. they may be excluded from being eligible to address Council;
The time period for this notification will be at the discretion of the General Manager
The person shall be given an opportunity to make representations about Council’s proposed course of action to the General Manager.
3.3 People who are Rude, Angry and Harassing
For a range of reasons, a small proportion of the public will display rude, angry or harassing behaviour in their interactions with Council staff.
Where such behaviour becomes offensive to the extent that it interferes with the ability of Council to provide an equitable service, it may be necessary to give clear messages that such behaviour is unacceptable.
Hunter’s Hill Council – Unreasonable Complainant Conduct Policy 5
HUNTER’S HILL COUNCIL POLICY REGISTER
If in the opinion of any staff member, any person who makes rude, angry or harassing comments or statements in telephone conversations or interviews:
Administrative Procedure
The staff member may: warn the caller that if the behaviour continues the conversation or interview will be terminated; and terminate the conversation or interview if the rude, angry or harassing behaviour continues after a warning has been given.
Where a conversation or interview has been terminated in accordance with this procedure, the staff member must notify the relevant Director/Manager as soon as practicable with a report on the matter. It is the responsibility of the relevant Director/Manager to notify the General Manager of any reported incident.
If in the opinion of the General Manager, any correspondence to Council which contains personal abuse, inflammatory comments or material clearly intended to intimidate, this correspondence will be returned to the sender and not otherwise acted upon
4.0 GENERAL MANAGEMENT OF POLICY
Where the General Manager determines to withdraw services or limit/refuse access to Council in any of the categories specified in this policy, the General Manager must advise the Council as soon as possible of the relevant circumstances and the action taken.
Where appropriate, the General Manager should advise the Department of Local Government, ICAC and NSW Ombudsman of any relevant circumstance and the action taken.
The Public Officer will maintain a list of people, whose access to Council has been restricted in any way, including the specific directions in relation to each person.
5.0 POLICY ASSISTANCE AND GUIDELINES
This policy should be read in conjunction with the following documents:
1. Guideline to Accompany Unreasonable Complainant Conduct Model Policy (NSW Ombudsman, February 2013) (Attachment 1)
2. Managing Unreasonable Complainant Conduct Practice Manual (NSW Ombudsman - 2nd edition – May 2012) (Attachment 2)
Hunter’s Hill Council – Unreasonable Complainant Conduct Policy 6
HUNTER’S HILL COUNCIL POLICY REGISTER
RELATED POLICIES Access to Information and Access to Information held by Council Policy (CORP.S-Pol. 21); Service Requests and Complaints Handling Policy (CORP.S-Pol. 22) Communication Policy (CORP.S-Pol. 20) Council Charter (CORP.S-Pol. 1) Council Values (CORP.S-Pol. 2) Council Code of Administrative Good Conduct (CORP.S-Pol. 6)
POLICY AUTHORITY The policy authority is The General Manager.
GETTING HELP For interpretations, resolution of problems and special situations please contact the General Manager.
TO BE REVIEWED This policy is to be reviewed in line or with any changes to relevant legislation or Council policies.
ADOPTED BY COUNCIL: (To be filled in by AO)
DATE: RESOLUTION NO:
VERSION CONTROL TABLE
Date Version Resolution No. Key Changes Author 1.0 Barry Smith
ATTACHMENTS
1. Guideline to Accompany Unreasonable Complainant Conduct Model Policy (NSW Ombudsman, February 2013) (Attachment 1)
2. Managing Unreasonable Complainant Conduct Practice Manual (NSW Ombudsman - 2nd edition – May 2012) (Attachment 2)
Hunter’s Hill Council – Unreasonable Complainant Conduct Policy 7
Unreasonable Complainant Conduct Model Policy
Background
In 2006 the Australasian Parliamentary Ombudsman began a collaborative project on Managing Unreasonable Complainant Conduct (‘UCC’). The focus of this project has been to develop clear and practical strategies to help organisations and their staff manage their interactions with complainants whose conduct is identified as unreasonable. One of the key principles and messages underlying the Ombudsman project has been the idea that to effectively manage UCC organisations need to recognise that dealing with it is a core part of complainant handling work. As such UCC must be treated as a priority and given adequate resources, including being supported by clear policies and procedures. Accordingly, since the publication of the first edition of the Ombudsman Managing Unreasonable Complainant Conduct Practice Manual in 2009 a number of public organisations have taken steps to develop policies and procedures to assist and support their staff in this regard. While this appears to have led to a general improvement in how UCC is managed, Ombudsman offices across Australasia have observed significant variations in the level of detail and contents of these policies, as well as a general lack of formal procedures to support them. For example, we have found some policies do not adequately define the roles or responsibilities of frontline officers and senior managers to take action in relation to UCC. They do not distinguish between the strategies that frontline officers are authorised to use and those that must be considered and acted on at a senior management level – eg those that seek to change or restrict a complainant’s ability to access their services. Other policies do not provide/are not supported by any procedures for recording or reporting UCC incidents and do not provide guidance on the type of criteria that should be considered when restricting a complainant’s access to services. They also fail to identify any systems or processes for reviewing such restrictions and do not include strategies on how staff can deal with complainants who do not comply with these types of restrictions. As a result, as Stage 2 of the UCC project has progressed, the Parliamentary Ombudsman have identified a number of situations where unclear and/or informal policies and procedures have led to a range of administrative problems and inconsistencies in how UCC is managed. See for example: Commonwealth Ombudsman, Unreasonable customer conduct and ‘write only’ policy.i
i Commonwealth Ombudsman 2010, Department of Human Services, Child Support Agency, Unreasonable customer conduct and ‘write only’ policy, Report no 14/2010, Canberra.
Guideline to accompany the unreasonable complainant conduct model policy - -- February 2013 1 Purpose
The model policy has been developed to clarify the Ombudsman policy recommendations in relation to the management of UCC. It attempts to provide a robust, standardised and consistent model policy and procedure that organisations can use to inform and support their policy development processes. We recommend that all organisations – whether they are in the process of developing a UCC policy and procedure or already have an existing one(s) – take time to review this document to ensure their policies and procedures are fair and consistent, and compliant with Ombudsman’s suggested approach. At the same time it should be noted that this document is only a guide. Each organisation will need to decide how best to implement the information contained in it to suit their own circumstances and existing organisational systems and protocols. Important points and caveats
1. Policy and procedure to be in writing To ensure transparency, accountability, fairness and consistency in the management of UCC, it is essential for an organisation to have a written UCC policy and procedure(s) for its staff. A written policy and procedures will ensure that staff are aware of their roles and responsibilities and have clear guidance and authority to deal with UCC on a daily basis. A written policy and procedure will also provide a reference point for all complainants whose conduct is managed in accordance with it, as well as review bodies, courts or tribunals that may subsequently be tasked with reviewing their application. See the attached Unreasonable Complainant Conduct Model Policy.
2. Contents of a UCC policy A robust and comprehensive UCC policy should include the following basic features: • Clear guidance about the authority vested in frontline staff and senior management to respond to and manage UCC, including taking action to restrict a complainant’s access to services. • An explanation of the types of circumstances where it might be appropriate to change or restrict a complainant’s access to services and the procedures that should be followed when doing so. • A range of possible service restrictions (not just ‘write only’ restrictions) that staff can use to manage UCC. • Guidance about the types of factors that should be taken into account when deciding to change or restrict a complainant’s access to services. • Procedures for communicating with complainants about decisions to change or restrict their access, including the use of template letters. • A centralised system for recording and reporting details of complainants with service restrictions to assist with ongoing management and review of these cases. • A standardised process for reviewing decisions to change or restrict access – including fixed time periods and criteria for review, and a presumption that any restriction will be lifted unless there is a clear need for it to continue. In addition, national organisations and/or those with multiple offices should standardise their UCC policies to ensure overall consistency in how UCC is dealt with in each office. This is particularly important for managing situations where complainants attempt to forum shop from one office to the next or have legitimate reasons for having contact with more than one office – eg Centrelink. See Part 2.1 – model policy and procedure.
3. Avoiding misuses and overuses of UCC policies Organisations also need to take steps to ensure that their UCC policies are applied cautiously and sparingly. The Ombudsman’s approach and UCC policies, in general, should never be seen as a quick solution for dealing with complainants who are angry or frustrated or who are viewed as being annoying or a nuisance. They are intended to be applied in cases where UCC is in fact an issue – that is in cases where a complainant’s conduct raises the types of safety, resource and equity issues identified in the Managing Unreasonable Complainant Conduct Practice Manual (2nd edition) and supporting documents. For most organisations these cases are likely to be very few in number.
Guideline to accompany the unreasonable complainant conduct model policy - -- February 2013 2 Organisations should also take steps to ensure their UCC policies are applied in the least restrictive ways possible. They should never be applied in ways that go beyond what is appropriate and necessary to manage a complainant’s conduct and must always be proportionate to the complainant’s personal circumstances. The aim when applying such policies should not be to punish the complainant but rather to manage the impacts of their conduct. For example, it would be inappropriate for an organisation to restrict a complainant’s access to ‘writing only’ if that complainant is not proficient in English, is illiterate or vision impaired. It would be equally inappropriate to impose access restrictions in ways that would limit a complainant’s ability to exercise a right that has been provided to them by statute. To guard against misuses or overuses of UCC policies, we strongly suggest that all organisations should implement effective systems for: • Recording and reporting all UCC incidents – this includes ensuring that their staff are well trained in appropriate and consistent record keeping practices and ensuring they have in place a centralised case management system where UCC incidents can be easily recorded and accessed. A good case management system – that is capable of delivering timely and accurate information about complainants and their complaints – is essential for the proper management of UCC, particularly if a complainant’s ability to interact with the organisation has been modified or restricted as a result of their behaviour. It can facilitate the sharing and dissemination of information among staff and ensure consistency in the approaches taken. A well implemented case management system is: - easily accessible and searchable - capable of being easily updated with contemporaneous information - contains information and documentation relating to all complaints and complainants - includes a system of alerts and notifications that promptly alert staff to any access changes or restrictions along with contextual information (in summary form) of the nature and reasons for those restrictions - includes a tracking system for monitoring incidents of UCC and their progress. Also, staff need to be clearly advised about whom, within the organisation, they should report UCC incidents to, as well as the proper procedure(s) for doing so. • Tracking and monitoring all uses of their policies – one staff member [eg a nominated senior manager] should be responsible for tracking and monitoring all uses of their UCC policy to ensure that it is being applied consistently, appropriately and effectively and that UCC cases are reviewed at appropriate intervals. • Reviewing all cases where their policies are used – all uses of their UCC policies should be reviewed at regular intervals to ensure that they continue to be necessary, appropriate and effective in the circumstances. See Parts 4, 7.6, 9, and 10 of the attached Model Policy.
4. Handling complaints in ways that will not trigger or exacerbate UCC Organisations must acknowledge that sometimes they and their staff get it wrong and can, in fact, trigger or exacerbate UCC. Mistakes can be made, complaints/cases can be mishandled, processes and procedures can be overly complex or unresponsive to the needs of certain complainants, and delays may occur. In these circumstances, and in any circumstance where an organisation contributes to a complainant’s unreasonable conduct, they should immediately rectify the problem – including providing the complainant with an apology. For further advice on making apologies, see: Apologies – A practical guide, NSW Ombudsman, March 2009). If remediation does not work and the organisation’s relationship with the complainant breaks down, it may be necessary to organise alternative dispute resolution approaches – such as conciliation – to resolve the issue and rebuild the relationship with the complainant to the extent possible. See Part 6 of the attached Model Policy.
Guideline to accompany the unreasonable complainant conduct model policy - -- February 2013 3 Unreasonable complainant conduct – model policy
1. INTRODUCTION
1.1 Statement of support [Organisation name] is committed to being accessible and responsive to all complainants who approach our office for assistance and/or with a complaint. At the same time the success of our office depends on: • our ability to do our work and perform our functions in the most effective and efficient ways possible • the health, safety and security of our staff, and • our ability to allocate our resources fairly across all the complaints we receive. When complainants behave unreasonably in their dealings with us, their conduct can significantly affect our success. As a result, [organisation name] will take proactive and decisive action to manage any complainant conduct that negatively and unreasonably affects us and will support our staff to do the same in accordance with this policy. I authorise and expect all [organisation name] staff to implement the strategies provided in this policy. [CEO/ Director General/Director/General Manager] APPROVAL [Signature]
2. OBJECTIVES
2.1 Policy aims This policy has been developed to assist all staff members to better manage unreasonable complainant conduct (‘UCC’). Its aim is to ensure that all staff: • Feel confident and supported in taking action to manage UCC. • Act fairly, consistently, honestly and appropriately when responding to UCC. • Are aware of their roles and responsibilities in relation to the management of UCC and how this policy will be used. • Understand the types of circumstances when it may be appropriate to manage UCC using one or more of the following mechanisms: - The strategies provided in the Managing Unreasonable Complainant Conduct Practice Manual (2nd edition) (‘practice manual’) including the strategies to change or restrict a complainant’s access to our services. - Alternative dispute resolution strategies to deal with conflicts involving complainants and members of our organisation. - Legal instruments such as trespass laws/legislation to prevent a complainant from coming onto our premises and orders to protect specific staff members from any actual or apprehended personal violence, intimidation or stalking. • Have a clear understanding of the criteria that will be considered before we decide to change or restrict a complainant’s access to our services. • Are aware of the processes that will be followed to record and report UCC incidents as well as the procedures for consulting and notifying complainants about any proposed actions or decisions to change or restrict their access to our services. • Are familiar with the procedures for reviewing decisions made under this policy, including specific timeframes for review.
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3. DEFINING UNREASONABLE COMPLAINANT CONDUCT
3.1 Unreasonable complainant conduct Most complainants who come to our office act reasonably and responsibly in their interactions with us, even when they are experiencing high levels of distress, frustration and anger about their complaint. However in a very small number of cases some complainants behave in ways that are inappropriate and unacceptable – despite our best efforts to help them. They are aggressive and verbally abusive towards our staff. They threaten harm and violence, bombard our offices with unnecessary and excessive phone calls and emails, make inappropriate demands on our time and our resources and refuse to accept our decisions and recommendations in relation to their complaints. When complainants behave in these ways we consider their conduct to be ‘unreasonable’. Unreasonable complainant conduct (‘UCC’) is any behaviour by a current or former complainant which, because of its nature or frequency raises substantial health, safety, resource or equity issues for our organisation, our staff, other service users and complainants or the complainant himself/herself. UCC can be divided into five categories of conduct: • Unreasonable persistence • Unreasonable demands • Unreasonable lack of cooperation • Unreasonable arguments • Unreasonable behaviours 3.2 Unreasonable persistence Unreasonable persistence is continued, incessant and unrelenting conduct by a complainant that has a disproportionate and unreasonable impact on our organisation, staff, services, time and/or resources. Some examples of unreasonably persistent behaviour include: • An unwillingness or inability to accept reasonable and logical explanations including final decisions that have been comprehensively considered and dealt with. • Persistently demanding a review simply because it is available and without arguing or presenting a case for one. • Pursuing and exhausting all available review options when it is not warranted and refusing to accept further action cannot or will not be taken on their complaints. • Reframing a complaint in an effort to get it taken up again. • Bombarding our staff/organisation with phone calls, visits, letters, emails (including cc’d correspondence) after repeatedly being asked not to do so. • Contacting different people within our organisation and/or externally to get a different outcome or more sympathetic response to their complaint – internal and external forum shopping. For more examples of unreasonable persistence see pages 39 – 43 of the practice manual. 3.3 Unreasonable demands Unreasonable demands are any demands (express or implied) that are made by a complainant that have a disproportionate and unreasonable impact on our organisation, staff, services, time and/or resources. Some examples of unreasonable demands include: • Issuing instructions and making demands about how we have/should handle their complaint, the priority it was/should be given, or the outcome that was/should be achieved. • Insisting on talking to a senior manager or the [CEO / Director General/ Director / General Manager] personally when it is not appropriate or warranted. • Emotional blackmail and manipulation with the intention to guilt trip, intimidate, harass, shame, seduce or portray themselves as being victimised – when this is not the case.
Guideline to accompany the unreasonable complainant conduct model policy - -- February 2013 2
• Insisting on outcomes that are not possible or appropriate in the circumstances – eg for someone to be sacked or prosecuted, an apology and/or compensation when no reasonable basis for expecting this. • Demanding services that are of a nature or scale that we cannot provide when this has been explained to them repeatedly. For more examples of unreasonable demands see pages 50 – 54 of the practice manual. 3.4 Unreasonable lack of cooperation Unreasonable lack of cooperation is an unwillingness and/or inability by a complainant to cooperate with our organisation, staff, or complaints system and processes that results in a disproportionate and unreasonable use of our services, time and/or resources. Some examples of unreasonable lack of cooperation include: • Sending a constant stream of comprehensive and/or disorganised information without clearly defining any issues of complaint or explaining how they relate to the core issues being complained about – only where the complainant is clearly capable of doing this. • Providing little or no detail with a complaint or presenting information in ‘dribs and drabs’. • Refusing to follow or accept our instructions, suggestions, or advice without a clear or justifiable reason for doing so. • Arguing frequently and/or with extreme intensity that a particular solution is the correct one in the face of valid contrary arguments and explanations. • Displaying unhelpful behaviour – such as withholding information, acting dishonestly, misquoting others, and so forth. For more examples of unreasonable lack of cooperation see pages 64 – 65 of the practice manual. 3.5 Unreasonable arguments Unreasonable arguments include any arguments that are not based in reason or logic, that are incomprehensible, false or inflammatory, trivial or delirious and that disproportionately and unreasonably impact upon our organisation, staff, services, time, and/or resources. Arguments are unreasonable when they: • fail to follow a logical sequence • are not supported by any evidence and/or are based on conspiracy theories • lead a complainant to reject all other valid and contrary arguments • are trivial when compared to the amount of time, resources and attention that the complainant demands • are false, inflammatory or defamatory. For more examples of unreasonable arguments see pages 69 – 71 of the practice manual. 3.6 Unreasonable behaviour Unreasonable behaviour is conduct that is unreasonable in all circumstances – regardless of how stressed, angry or frustrated that a complainant is – because it unreasonably compromises the health, safety and security of our staff, other service users or the complainant himself/herself. Some examples of unreasonable behaviours include: • Acts of aggression, verbal abuse, derogatory, racist, or grossly defamatory remarks • Harassment, intimidation or physical violence. • Rude, confronting and threatening correspondence. • Threats of harm to self or third parties, threats with a weapon or threats to damage property including bomb threats. • Stalking (in person or online). • Emotional manipulation. For more examples of unreasonable persistence see pages 77 – 85 of the practice manual. All staff should note that [organisation name] has a zero tolerance policy towards any harm, abuse or threats directed towards them. Any conduct of this kind will be dealt with under this policy, [insert any other relevant security policy/procedure] and in accordance with our duty of care and occupational health and safety responsibilities.
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4. ROLES AND RESPONSIBILITIES
4.1 All staff All staff are responsible for familiarising themselves with this policy as well as the Individual Rights and Mutual Responsibilities of the Parties to a Complaint in Appendix A. Staff are also encouraged to explain the contents of this document to all complainants particularly those who engage in UCC or exhibit the early warning signs for UCC. See pages 16 - 18 of the practice manual. Staff are also encouraged and authorised to use the strategies and scripts provided in Part 5 of the practice manual to manage UCC, in particular: • Strategies and script ideas for managing unreasonable persistence: pages 39 – 48. • Strategies and script ideas for managing unreasonable demands: pages 50 – 63. • Strategies and script ideas for managing unreasonable lack of cooperation: pages 64 – 68. • Strategies and script ideas for managing unreasonable arguments: 69 – 76. • Strategies and script ideas for managing unreasonable behaviours: pages 77 – 88. However, it must be emphasised that any strategies that effectively change or restrict a complainant’s access to our services must be considered at the [nominated senior management level] or higher as provided in this policy. Staff are also responsible for recording and reporting all UCC incidents they experience or witness (as appropriate) to the [nominated senior manager] within 24 hours of the incident occurring, using the Sample UCC incident form in Appendix B. A file note of the incident should also be copied into [insert name of case management database]. 4.2 The [nominated senior manager] The [nominated senior manager], in consultation with relevant staff, has the responsibility and authority to change or restrict a complainant’s access to our services in the circumstances identified in this policy. When doing so they will take into account the criteria in Part 7.2 below (adapted into a checklist in Appendix C) and will aim to impose any service changes/restrictions in the least restrictive ways possible. Their aim, when taking such actions will not be to punish the complainant, but rather to manage the impacts of their conduct. When applying this policy the [nominated senior manager] will also aim to keep at least one open line of communication with a complainant. However, we do recognise that in extreme situations all forms of contact may need to be restricted for some time to ensure the health and safety and security of our staff and/or third parties. The [nominated senior manager] is also responsible for recording, monitoring and reviewing all cases where this policy is applied to ensure consistency, transparency and accountability for the application of this policy. They will also manage and keep a file record of all cases where this policy is applied. 4.3 Senior managers All senior managers are responsible for supporting staff to apply the strategies in this policy, as well as those in the practice manual. Senior managers are also responsible for ensuring compliance with the procedures identified in this policy and ensuring that all staff members are trained to deal with UCC – including on induction. Following a UCC and/or stressful interaction with a complainant senior managers are responsible for providing affected staff members with the opportunity to debrief and vent their concerns either formally or informally. Senior managers will also ensure that staff are provided with proper support and assistance including medical and/or police assistance and support through programs such as Employee Assistance Program (EAPS), if necessary. Depending on the circumstances senior managers may also be responsible for arranging other forms of support for staff which are detailed in Part 12 of this policy.
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5. RESPONDING TO AND MANAGING UCC
5.1 Changing or restricting a complainant’s access to our services UCC incidents will generally be managed by limiting or adapting the ways that we interact with and/or deliver services to complainants by restricting: • Who they have contact with – eg limiting a complainant to a sole contact person/staff member in our organisation. • What they can raise with us – eg restricting the subject matter of communications that we will consider and respond to. • When they can have contact – eg limiting a complainant’s contact with our organisation to a particular time, day, or length of time, or curbing the frequency of their contact with us. • Where they can make contact – eg limiting the locations where we will conduct face-to-face interviews to secured facilities or areas of the office. • How they can make contact – eg limiting or modifying the forms of contact that the complainant can have with us. This can include modifying or limiting face-to-face interviews, telephone and written communications, prohibiting access to our premises, contact through a representative only, taking no further action or terminating our services altogether. When using the restrictions provided in this section we recognise that discretion will need to be used to adapt them to suit a complainant’s personal circumstances, level of competency, literacy skills, etc. In this regard, we also recognise that more than one strategy may need to be used in individual cases to ensure their appropriateness and efficacy. 5.2 Who – limiting the complainant to a sole contact point Where a complainant tries to forum shop internally within our organisation, changes their issues of complaint repeatedly, reframes their complaint, or raises an excessive number of complaints it may be appropriate to restrict their access to a single staff member (a sole contact point) who will exclusively manage their complaint(s) and interactions with our office. This may ensure they are dealt with consistently and may minimise the chances for misunderstandings, contradictions and manipulation. To avoid staff ‘burn out’ the sole contact officer’s supervisor will provide them with regular support and guidance – as needed. Also, the [nominated senior manager] will review the arrangement every six months to ensure that the officer is managing/coping with the arrangement. Complainants who are restricted to a sole contact person will however be given the contact details of one additional staff member who they can contact if their primary contact is unavailable – eg they go on leave or are otherwise unavailable for an extended period of time. 5.3 What – restricting the subject matter of communications that we will consider Where complainants repeatedly send written communications, letters, emails, or online forms that raise trivial or insignificant issues, contain inappropriate or abusive content or relate to a complaint/issue that has already been comprehensively considered and/or reviewed (at least once) by our office, we may restrict the issues/subject matter the complainant can raise with us/we will respond to. For example, we may: • Refuse to respond to correspondence that raises an issue that has already been dealt with comprehensively, that raises a trivial issue, or is not supported by clear/any evidence. The complainant will be advised that future correspondence of this kind will be read and filed without acknowledgement unless we decide that we need to pursue it further in which case, we may do so on our ‘own motion’. • Restrict the complainant to one complaint/issue per month. Any attempts to circumvent this restriction, for example by raising multiple complaints/issues in the one complaint letter may result in modifications or further restrictions being placed on their access. • Return correspondence to the complainant and require them to remove any inappropriate content before we will agree to consider its contents. A copy of the inappropriate correspondence will also be made and kept for our records to identify repeat/further UCC incidents.
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5.4 When – limiting when and how a complainant can contact us If a complainant’s telephone, written or face-to-face contact with our organisation places an unreasonable demand on our time or resources because it is overly lengthy (eg disorganised and voluminous correspondence) or affects the health safety and security of our staff because it involves behaviour that is persistently rude, threatening, abusive or aggressive, we may limit when and/or how the complainant can interact with us. This may include: • Limiting their telephone calls or face-to-face interviews to a particular time of the day or days of the week. • Limiting the length or duration of telephone calls, written correspondence or face-to-face interviews. For example: - Telephone calls may be limited to [10] minutes at a time and will be politely terminated at the end of that time period. - Lengthy written communications may be restricted to a maximum of [15] typed or written pages, single sided, font size 12 or it will be sent back to the complainant to be organised and summarised – This option is only appropriate in cases where the complainant is capable of summarising the information and refuses to do so. - Limiting face-to-face interviews to a maximum of [45] minutes. • Limiting the frequency of their telephone calls, written correspondence or face-to-face interviews. Depending on the natures of the service(s) provided we may limit: - Telephone calls to [1] every two weeks/ month. - Written communications to [1] every two weeks/month. - Face-to-face interviews to [1] every two weeks/month. For irrelevant, overly lengthy, disorganised or frequent written correspondence we may also: • Require the complainant to clearly identify how the information or supporting materials they have sent to us relate to the central issues that we have identified in their complaint. • Restrict the frequency with which complainants can send emails or other written communications to our office. • Restrict a complainant to sending emails to a particular email account (eg the organisation’s main email account) or block their email access altogether and require that any further correspondence be sent through Australia Post only. Writing only restrictions When a complainant is restricted to ‘writing only’ they may be restricted to written communications through: • Australia Post only • Email only to a specific staff email or our general office email account • Fax only to a specific fax number • Some other relevant form of written contact, where applicable. If a complainant’s contact is restricted to ‘writing only’, the [nominated senior manager] will clearly identify the specific means that the complainant can use to contact our office (eg Australia Post only). Also if it is not suitable for a complainant to enter our premises to hand deliver their written communication, this must be communicated to them as well. Any communisations that are received by our office in a manner that contravenes a ‘write only’ restriction will either be returned to the complainant or read and filed without acknowledgement. 5.5 Where – limiting face-to-face interviews to secure areas If a complainant is violent or overtly aggressive, unreasonably disruptive, threatening or demanding or makes frequent unannounced visits to our premises, we may consider restricting our face-to-face contact with them. These restrictions may include: • Restricting access to particular secured premises or areas of the office – such as the reception area or secured room/facility.
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• Restricting their ability to attend our premises to specified times of the day and/or days of the week only – for example, when additional security is available or to times/days that are less busy. • Allowing them to attend our office on an ‘appointment only’ basis and only with specified staff. Note – during these meetings staff should always seek support and assistance of a colleague for added safety and security. • Banning the complainant from attending our premises altogether and allowing some other form of contact – eg ‘writing only’ or ‘telephone only’ contact. Contact through a representative only In cases where we cannot completely restrict our contact with a complainant and their conduct is particularly difficult to manage, we may also restrict their contact to contact through a support person or representative only. The support person may be nominated by the complainant but must be approved by the [nominated senior manager]. When assessing a representative/support persons suitability, the [nominated senior manager] should consider factors like: the nominated representative/support person’s competency and literacy skills, demeanour/behaviour and relationship with the complainant. If the [nominated senior manager] determines that the representative/support person may exacerbate the situation with the complainant the complainant will be asked to nominate another person or we may assist them in this regard. 5.6 Completely terminating a complainant’s access to our services In rare cases, and as a last resort when all other strategies have been considered and/or attempted, the [nominated senior manager and the CEO/Director General/Director/General Manager] may decide that it is necessary for our organisation to completely restrict a complainant’s contact/access to our services. A decision to have no further contact with a complainant will only be made if it appears that the complainant is unlikely to modify their conduct and/or their conduct poses a significant risk for our staff or other parties because it involves one or more of the following types of conduct: • Acts of aggression, verbal and/or physical abuse, threats of harm, harassment, intimidation, stalking, assault. • Damage to property while on our premises. • Threats with a weapon or common office items that can be used to harm another person or themselves. • Physically preventing a staff member from moving around freely either within their office or during an off- site visit – eg entrapping them in their home. • Conduct that is otherwise unlawful. In these cases the complainant will be sent a letter notifying them that their access has been restricted as outlined in Part 7.4 below. A complainant’s access to our services and our premises may also be restricted (directly or indirectly) using the legal mechanisms such as trespass laws/legislation or legal orders to protect members of our staff from personal violence, intimidation or stalking by a complainant. For more information, about the types of circumstances where legal mechanisms may be used to deal with UCC, please see: • Unauthorised entry onto agency premises – applying the provisions of the Inclosed Lands Protection Act 1901 (NSW) • Orders to address violence, threats, intimidation and / or stalking by complainants.
6. ALTERNATIVE DISPUTE RESOLUTION
6.1 Using alternative dispute resolution strategies to manage conflicts with complainants If the [nominated senior manager] and the [CEO/ Director General/Director/General Manager] determine that we cannot terminate our services to a complainant in a particular case or that we/our staff bear some responsibility for causing or exacerbating their conduct, they may consider using alternative dispute resolution
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strategies (‘ADR’) such as mediation and conciliation to resolve the conflict with the complainant and attempt to rebuild our relationship with them. If ADR is considered to be an appropriate option in a particular case, the ADR will be conducted by an independent third party to ensure transparency and impartiality. However, we recognise that in UCC situations, ADR may not be an appropriate or effective strategy particularly if the complainant is uncooperative or resistant to compromise. Therefore, each case will be assessed on its own facts to determine the appropriateness of this approach. [Insert reference to relevant polic(ies) concerning the use of ADR, mediation, and/or conciliation, if applicable.]
7. PROCEDURE TO BE FOLLOWED WHEN CHANGING OR RESTRICTING A COMPLAINANT’S ACCESS TO OUR SERVICES
7.1 Consulting with relevant staff When the [nominated senior manager] receives a UCC incident form from a staff member they will contact the staff member to discuss the incident. They will discuss: • The circumstances that gave rise to the UCC/incident. • The impact of the complainant’s conduct on our organisation, relevant staff, our time, resources, etc. • The complainant’s responsiveness to the staff member’s warnings/requests to stop the behaviour. • The actions the staff member has taken to manage the complainant’s conduct, if any. • The suggestions made by relevant staff on ways that the situation could be managed. 7.2 Criteria to be considered Following a consultation with relevant staff the [nominated senior manager] will search the [insert name of case management system] for information about the complainant’s prior conduct and history with our organisation. They will also will consider the following criteria: • Whether the conduct in question involved overt anger, aggression, violence or assault (which is unacceptable in all circumstances). • Whether the complainant’s case has merit. • The likelihood that the complainant will modify their unreasonable conduct if they are given a formal warning about their conduct. • Whether changing or restricting access to our services will be effective in managing the complainant’s behaviour. • Whether changing or restricting access to our services will affect the complainant’s ability to meet their obligations, such as reporting obligations. • Whether changing or restricting access to our services will have an undue impact on the complainant’s welfare, livelihood or dependents etc. • Whether the complainant’s personal circumstances have contributed to the behaviour? For example, the complainant is a vulnerable person who is under significant stress as a result of one or more of the following: - homelessness - physical disability - illiteracy or other language or communication barrier - mental or other illness - personal crises - substance or alcohol abuse. • Whether the complainant’s response/ conduct in the circumstances was moderately disproportionate, grossly disproportionate or not at all disproportionate. • Whether there any statutory provisions that would limit the types of limitations that can be put on the complainant’s contact/access to our services.
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Once the [nominated senior manager] has considered these factors they will decide on the appropriate course of action. They may suggest formal or informal options for dealing with the complainant’s conduct which may include one or more of the strategies provided in the practice manual and this policy. See Appendix C – Sample checklist for [nominated senior manager] to consider when deciding to modify or restrict a complainant's access. 7.3 Providing a warning letter Unless a complainant’s conduct poses a substantial risk to the health and safety of staff or other third parties, the [nominated senior manager] will provide them with a written warning about their conduct in the first instance. The warning letter will: • Specify the date, time and location of the UCC incident. • Explain why the complainant’s conduct/ UCC incident is problematic. • List the types of access changes and/or restrictions that may be imposed if the behaviour continues. (Note: not every possible restriction should be listed only those that are most relevant). • Provide clear and full reasons for the warning being given • Include an attachment of the organisation's ground rules and / or briefly state the standard of behaviour that is expected of the complainant. See Appendix A. • Provide the name and contact details of the staff member who they can contact about the letter. • Be signed by the [nominated senior manager or preferably the CEO/Director General/Director/General Manager]. See Appendix D – Sample warning letter. 7.4 Providing a notification letter If a complainant’s conduct continues after they have been given a written warning or in extreme cases of overt aggression, violence, assault or other unlawful/unacceptable conduct the [nominated senior manager] has the discretion to send a notification letter immediately restricting the complainant’s access to our services (without prior written warning). This notification letter will: • Specify the date, time and location of the UCC incident(s). • Explain why the complainant’s conduct/UCC incident(s) is problematic. • Identify the change and/or restriction that will be imposed and what it means for the complainant. • Provide clear and full reasons for this restriction. • Specify the duration of the change or restriction imposed, which will not exceed 12 months. • Indicate a time period for review. • Provide the name and contact details of the senior officer who they can contact about the letter and/or request a review of the decision. • Be signed by the [nominated senior manager or preferably the CEO/Director/General Manager]. • See Appendix E – Sample letter notifying complainants of a decision to change or restrict their access to our services. 7.5 Notifying relevant staff about access changes/restrictions The [nominated senior manager] will notify relevant staff about any decisions to change or restrict a complainant’s access to our services, in particular reception and security staff in cases where a complainant is prohibited from entering our premises. The [nominated senior manager] will also update the [insert name of case management system and/or other centralised register/list] with a record outlining the nature of the restrictions imposed and their duration.
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7.6 Continued monitoring/oversight responsibilities Once a complainant has been issued with a warning letter or notification letter the [nominated senior manager] will review the complainant’s record/restriction every [3 months], on request by a staff member, or following any further incidents of UCC that involve the particular complainant to ensure that they are complying with the restrictions/the arrangement is working. If the [nominated senior manager] determines that the restrictions have been ineffective in managing the complainant’s conduct or are otherwise inappropriate they may decide to either modify the restrictions, impose further restrictions or terminate the complainant’s access to our services altogether.
8. APPEALING A DECISION TO CHANGE OR RESTRICT ACCESS TO OUR SERVICES
8.1 Right of appeal Complainants are entitled to one appeal of a decision to change/restrict their access to our services. This review will be undertaken by a senior staff member who was not involved in the original decision to change or restrict the complainant’s access. This staff member will consider the complainant’s arguments along with all relevant records regarding the complainant’s past conduct. They will advise the complainant of the outcome of their appeal by letter which must be signed off by the [CEO/Director General/Director/General Manager].The staff member will then refer any materials/records relating to the appeal to the [nominated senior manager] to be kept in the appropriate file. If a complainant continues to be dissatisfied after the appeal process, they may seek an external review from an oversight agency such as the Ombudsman. The Ombudsman may accept the review (in accordance with its administrative jurisdiction) to ensure that we have acted fairly, reasonably and consistently and have observed the principles of good administrative practice including, procedural fairness.
9. NON-COMPLIANCE WITH A CHANGE OR RESTRICTION ON ACCESS TO OUR SERVICES
9.1 Recording and reporting incidents of non-compliance All staff members are responsible for recording and reporting incidents of non-compliance by complainants. This should be recorded in a file note in [insert case management system] and a copy forwarded to the [nominated senior manager] who will decide whether any action needs to be taken to modify or further restrict the complainant’s access to our services.
10. PERIODIC REVIEWS OF ALL CASES WHERE THIS POLICY IS APPLIED
10.1 Period for review All UCC cases where this policy is applied will be reviewed every 3 months or 6 months (depending on the nature of the service provided) and not more than 12 months after the service change or restriction was initially imposed or continued/upheld. 10.2 Notifying the complainant of an upcoming review The [nominated senior manager] will invite all complainants to participate in the review process unless they determine that this invitation will provoke a negative response from the complainant (ie further UCC). The invitation will be given and the review will be conducted in accordance with the complainant’s access restrictions (eg if contact has been restricted to writing only then the invitation to participate will be done in writing). See Appendix F – Sample letter notifying a complainant of an upcoming review.
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10.3 Criteria to be considered during a review When conducting a review the [nominated senior manager] will consider: • Whether the complainant has had any contact with the organisation during the restriction period. • The complainant’s conduct during the restriction period. • Any information/arguments put forward by the complainant for review. • Any other information that may be relevant in the circumstances. The [nominated senior manager] may also consult any staff members who have had contact with the complainant during the restriction period. Note – Sometimes a complainant may not have a reason to contact our office during their restriction period. As a result, a review decision that is based primarily on the fact that the complainant has not contacted our organisation during their restriction period (apparent compliance with our restriction) may not be an accurate representation of their level of compliance/reformed behaviour. This should be taken into consideration, in relevant situations. See Appendix G – Sample checklist for reviewing an access change/restriction. 10.4 Notifying a complainant of the outcome of a review The [nominated senior manager] will notify the complainant of the outcome of their review using the appropriate/relevant method of communication as well as a written letter explaining the outcome, as applicable. The review letter will: • Briefly explain the review process. • Identify the factors that have been taken into account during the review. • Explain the decision/outcome of the review and the reasons for it. If the outcome of the review is to maintain or modify the restriction the review letter will also: • Indicate the nature of the new or continued restriction. • State the duration of the new restriction period. • Provide the name and contact details of the [nominated senior manager or relevant officer] who the complainant can contact to discuss the letter. • Be signed by the [nominated senior manager or preferably the CEO/Director/General Manager]. See Appendix H – Sample letter advising the complainant of the outcome of a review. 10.5 Recording the outcome of a review and notifying relevant staff Like all other decisions made under this policy, the [nominated senior manager] is responsible for keeping a record of the outcome of the review, updating [insert case management system or other centralised register/list] and notifying all relevant staff of the outcome of the review including if the restriction has been withdrawn. See Parts 4.2 and 7.5 above.
11 MANAGING STAFF STRESS
11.1 Staff reactions to stressful situations Dealing with complainants who are demanding, abusive, aggressive or violent can be extremely stressful and at times distressing or even frightening for all our staff – both experienced and inexperienced. It is perfectly normal to get upset or experience stress when dealing with difficult situations. As an organisation, we have a responsibility to support staff members who experience stress as a result of situations arising at work and we will do our best to provide staff with debriefing and counselling opportunities, when needed. However, to do this we also need help of all [name of organisation] staff to identify stressful incidents and situations. As a result, all staff have a responsibility to notify relevant supervisors/senior managers of UCC incidents and any stressful incidents that they believe require management involvement.
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11.2 Debriefing Debriefing means talking things through following a difficult or stressful incident. It is an important way of ‘off- loading’ or dealing with stress. Many staff members naturally do this with colleagues after a difficult telephone call, but debriefing can also be done with a supervisor or senior manager or as a team following a significant incident. We encourage all staff to engage in an appropriate level of debriefing, when necessary. Staff may also access an external professional service on a needs basis. All staff can access the Employee Assistance Program – a free, confidential counselling service. To make an appointment call: 1300 366 789. For traumatic incident or crisis counselling, call 1800 451 138. Brochures about this service are available [refer to relevant officers and locations where brochures are kept for employees to access].
12 OTHER REMEDIES
12.1 Compensation for injury Any staff member who suffers injury as a result of aggressive behaviour from complainants is entitled to make a workers’ compensation claim. [Personnel] will assist wherever possible in processing claims. If you are the victim of an assault, they may also be able to apply to the Victim’s Compensation Tribunal for compensation. 12.2 Compensation for damage to clothing or personal affects Where damage is suffered to clothing or personal effects as a result of aggression by a complainant, compensation may be sought. [Insert reference to policy on Compensation to staff for loss or damage to private property]. 12.3 Legal assistance If a staff member is physically attacked, or is a victim of employment generated harassment and the police do not lay charges, the [CEO] will consider providing reasonable legal assistance if the staff members wishes to take civil action. 12.4 Threats outside the office or outside working hours Where threats are directed at a particular staff member and it appears those threats may be carried out outside normal working hours or outside the office, the staff member will receive the support of the office. Requests for such assistance should be made to the [nominated senior manager]. 12.5 Escorts home When a staff member fears for their safety following a threat from a complainant, another staff member may accompany them home or the office can meet the cost of the staff member going home in a taxi. Ask the [nominated senior manager] for more information. 12.6 Telephone threats on home numbers If a staff member or their family have been harassed by telephone at their home and they believe it is connected with their employment they may apply to have the office meet the cost of having their telephone number changed and/or made silent. The staff member should also contact their telephone carrier, as they may provide an interception/monitoring service. If assistance is approved, the office will meet the cost incurred for a period up to 12 months. Once approval is given, the staff member is responsible for making the necessary arrangements and will be reimbursed after producing a paid account. Applications for reimbursement must be approved by the [nominated senior manager and/or the CEO].
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12.7 Other security measures If other security measures are necessary, the office will give consideration to providing all reasonable support to ensure the safety and welfare of the staff member.
13. TRAINING AND AWARENESS
[Name of organisation] is committed to ensuring that all staff are aware of and know how to use this policy. All staff who deal with complainants in the course of their work will also receive appropriate training and information on using this policy and on managing UCC on a regular basis in particular, on induction.
14. OMBUDSMAN MAY REQUEST COPIES OF OUR RECORDS
[Organisation name] will keep records of all cases where this policy is applied, including a record of the total number of cases where it is used every year. This data may be requested by the Ombudsman to conduct an overall audit and review in accordance with its administrative functions and/or to inform its work on UCC.
15. POLICY REVIEW
All staff are responsible for forwarding any suggestions they have in relation to this policy to the [nominated senior manager], who along with relevant senior managers will review it biennially (every 2 years).
16. SUPPORTING DOCUMENTS AND POLICIES
16.1 Statement of compliance This policy is compliant with and supported by the following documents: • [Organisation name] Occupational Health and Safety Policy • [Organisation name] Complaint Handling Policy and Procedures • [Organisation name]Alternative Dispute Resolution Policy and Procedure nd • Managing unreasonable complainant conduct practice manual (2 edition) • Unauthorised entry onto agency premises – applying the provisions of the Inclosed Lands Protection Act 1901 (NSW) [and/or equivalent organisation policy] • Orders to address violence, threats, intimidation and / or stalking by complainants[and/or equivalent organisation policy] • [insert any other relevant documentation/policy that may be relevant]
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Appendix A Individual Rights and Mutual Responsibilities of the Parties to a Complaint
[Note – The information in appendix may need to be altered to suit your organisation’s individual circumstances, including changing certain terminology. Also, the term ‘rights’ is used to demonstrate a guarantee of the standard of service and behaviour that all parties should meet if a complaints process is to be effective. It is not used to depict a legally enforceable entitlement – although some are.] In order for [name of organisation] to ensure that all complaints are dealt with fairly, efficiently and effectively and that occupational health and safety standards and duty of care obligations are adhered to, the following rights and responsibilities must be observed and respected by all of the parties to the complaint process. Individual rights1
Complainants have the right: 2 • to make a complaint and to express their opinions in ways that are reasonable, lawful and appropriate • to a reasonable explanation of the organisation’s complaints procedure, including details of the confidentiality, secrecy and/or privacy rights or obligations that may apply • to a fair and impartial assessment and, where appropriate, investigation of their complaint based on the merits of the case3 4 • to a fair hearing • to a timely response 5 • to be informed in at least general terms about the actions taken and outcome of their complaint • to be given reasons that explain decisions affecting them 6 • to at least one right of review of the decision on the complaint • to be treated with courtesy and respect 7 • to communicate valid concerns and views without fear of reprisal or other unreasonable response. Staff have the right: • to determine whether, and if so how, a complaint will be dealt with 8 • to finalise matters on the basis of outcomes they consider to be satisfactory in the circumstances • to expect honesty, cooperation and reasonable assistance from complainants • to expect honesty, cooperation and reasonable assistance from organisations and people within jurisdiction who are the subject of a complaint • to be treated with courtesy and respect 9 • to a safe and healthy working environment • to modify, curtail or decline service (if appropriate) in response to unacceptable behaviour by a complainant.10 Subjects of a complaint have the right:
• to a fair and impartial assessment and, where appropriate, investigation of the allegations made against them • to be treated with courtesy and respect by staff of the [name of organisation] • to be informed (at an appropriate time) about the substance of the allegations made against them that are being investigated11 • to be informed about the substance of any proposed adverse comment or decision • to be given a reasonable opportunity to put their case during the course of any investigation and before any final decision is made12 • to be told the outcome of any investigation into allegations about their conduct, including the reasons for any decision or recommendation that may be detrimental to them • to be protected from harassment by disgruntled complainants acting unreasonably.
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Mutual responsibilities Complainants are responsible for:
• treating staff of the [name of organisation] with courtesy and respect • clearly identifying to the best of their ability the issues of complaint, or asking for help from the staff of the [name of organisation] to assist them in doing so • providing to the best of their ability the [name of organisation] with all the relevant information available to them at the time of making the complaint • being honest in all communications with the [name of organisation] 13 • informing the [name of organisation] of any other action they have taken in relation to their complaint • cooperating with the staff who are assigned to assess/ investigate/resolve/determine or otherwise deal with their complaint. If complainants do not meet their responsibilities, [name of organisation] may consider placing limitations or conditions on their ability to communicate with staff or access certain services. [Name of organisation] has a zero tolerance policy in relation to any harm, abuse or threats directed towards its staff. Any conduct of this kind may result in a refusal to take any further action on a complaint or to have further dealings with the complainant.14 Any such conduct of a criminal nature will be reported to police and in certain cases legal action may also be considered. Staff are responsible for:
• providing reasonable assistance to complainants who need help to make a complaint and, where appropriate, during the complaint process • dealing with all complaints, complainants and people or organisations the subject of complaint professionally, fairly and impartially • giving complainants or their advocates a reasonable opportunity to explain their complaint, subject to the circumstances of the case and the conduct of the complainant • giving people or organisations the subject of complaint a reasonable opportunity to put their case during the course of any investigation and before any final decision is made15 • informing people or organisations the subject of investigation, at an appropriate time, about the substance of the allegations made against them16 and the substance of any proposed adverse comment or decision that they may need to answer or address17 18 • keeping complainants informed of the actions taken and the outcome of their complaints • giving complainants reasons that are clear and appropriate to their circumstances and adequately explaining the basis of any decisions that affect them • treating complainants and any people the subject of complaint with courtesy and respect at all times and in all circumstances 19 • taking all reasonable and practical steps to ensure that complainants are not subjected to any detrimental action in reprisal for making their complaint20 • giving adequate warning of the consequences of unacceptable behaviour. If the [name of organisation] or its staff fail to comply with these responsibilities, complainants may complain to the [name and contact details of relevant person, position or body]. Subjects of a complaint are responsible for:
• cooperating with the staff of the [name of organisation] who are assigned to handle the complaint, particularly where they are exercising a lawful power in relation to a person or body within their jurisdiction21 • providing all relevant information in their possession to the [name of organisation] or its authorised staff when required to do so by a properly authorised direction or notice • being honest in all communications with [name of organisation] and its staff • treating the staff of the [name of organisation] with courtesy and respect at all times and in all circumstances
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22 • refraining from taking any detrimental action against the complainant in reprisal for them making the complaint.23 If subjects of a complaint fail to comply with these responsibilities, action may be taken under relevant laws and/or codes of conduct. [Name of organisation] is responsible for:
• having an appropriate and effective complaint handling system in place for receiving, assessing, handling, recording and reviewing complaints • decisions about how all complaints will be dealt with 24 • ensuring that all complaints are dealt with professionally, fairly and impartially • ensuring that staff treat all parties to a complaint with courtesy and respect • ensuring that the assessment and any inquiry into the investigation of a complaint is based on sound reasoning and logically probative information and evidence • finalising complaints on the basis of outcomes that the organisation, or its responsible staff, consider to be satisfactory in the circumstances25 26 • implementing reasonable and appropriate policies/procedures/practices to ensure that complainants are not subjected to any detrimental action in reprisal for making a complaint27, including maintaining separate complaint files and other operational files relating to the issues raised by individuals who make complaints • giving adequate consideration to any confidentiality, secrecy and/or privacy obligations or responsibilities that may arise in the handling of complaints and the conduct of investigations. If the [name of organisation] fails to comply with these responsibilities, complainants may complain to the [name and contact details of the relevant person, position or body].
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ENDNOTES
1 The word ‘rights’ is not used here in the sense of legally enforceable rights (although some are), but in the sense of guarantees of certain standards of service and behaviour that a complaint handling system should be designed to provide to each of the parties to a complaint. 2 Differences of opinion are normal: people perceive things differently, feel things differently and want different things. People have a right to their own opinions, provided those opinions are expressed in acceptable terms and in appropriate forums. 3 While degrees of independence will vary between complaint handlers, all should assess complaints fairly and as impartially as possible, based on a documented process and the merits of the case. 4 The ‘right to be heard’ refers to the opportunity to put a case to the complaint handler/decision-maker. This right can be modified, curtailed or lost due to unacceptable behaviour, and is subject to the complaint handler’s right to determine how a complaint will be dealt with. 5 Provided this will not prejudice on-going or reasonably anticipated investigations or disciplinary/criminal proceedings. 6 Such a right of review can be provided internally to the organisation, for example by a person not connected to the original decision. 7 Provided the concerns are communicated in the ways set out in relevant legislation, policies and/or procedures established for the making of such complaints/allegations/disclosures/etc. 8 Some complaints cannot be resolved to the complainant’s satisfaction, whether due to unreasonable expectations or the particular facts and circumstances of the complaint [see also Endnote 25]. 9 See for example WH&S laws and the common law duty of care on employers. 10 Unacceptable behaviour includes verbal and physical abuse, intimidation, threats, etc. 11 Other than where there is an overriding public interest in curtailing the right, for example where to do so could reasonable create a serious risk to personal safety, to significant public funds, or to the integrity of an investigation into a serious issue. Any such notifications or opportunities should be given as required by law or may be timed so as not to prejudice that or any related investigation. 12 Depending on the circumstances of the case and the seriousness of the possible outcomes for the person concerned, a reasonable opportunity to put their case, or to show cause, might involve a face to face discussion, a written submission, a hearing before the investigator or decision maker, or any combination of the above. 13 For example whether they have made a similar complaint to another relevant person or body or have relevant legal proceedings at foot. 14 Other than in circumstances where the organisation is obliged to have an ongoing relationship with the complainant. 15 See Endnote 11. 16 Other than where an allegation is so lacking in merit that it can be dismissed at the outset. 17 See Endnote 11. 18 See Endnote 5. 19 ‘Complainants’ include whistleblowers/people who make internal disclosures. 20 ‘Complaints’ includes disclosures made by whistleblowers/people who make internal disclosures. 21 This does not include any obligation to incriminate themselves in relation to criminal or disciplinary proceedings, unless otherwise provided by statute. 22 See Endnote 19. 23 See Endnote 20. 24 See Endnote 3. 25 Once made, complaints are effectively ‘owned’ by the complaint handler who is entitled to decide (subject to any statutory provisions that may apply) whether, and if so how, each complaint will be dealt with, who will be the case officer/investigator/decision-maker/etc, the resources and priority given to actioning the matter, the powers that will be exercised, the methodology used, the outcome of the matter, etc. Outcomes arising out of a complaint may be considered by the complaint handler to be satisfactory whether or not the complainants, any subjects of complaint or the organisation concerned agrees with or is satisfied with that outcome. 26 See Endnote 19. 27 See Endnote 20.
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Appendix B Sample UCC incident form
This form should only be completed if you encounter unreasonable complainant conduct and consider that steps may need to be taken to change or restrict a complainant’s access to services provide by our organisation. You must complete this form and send it electronically or by hand to [the nominated senior manager] within 24 hours of a UCC incident. They will decide on the necessary and appropriate course of action for responding to and managing the complainant’s conduct. Date: ______Case officer’s name:______Name of complainant: ______Complainant’s case file number:______
Details of the complainant’s conduct/incident including whether emergency services were contacted: ______
Why do you consider this conduct to be unreasonable? For example – has it occurred before/repeatedly, caused significant disruptions to our organisation, has or could raise significant health and safety issues for our staff or other persons. ______
What action, if any, have you taken to deal with/manage the complainant’s conduct? For example – warning the complainant ‘verbally’ about their conduct, other/previous attempts to manage the behaviour etc. ______
What do you think should be done to effectively manage the complainant’s conduct? Note – the final decision on the appropriate course of action will be made by the [nominated senior manager]. ______
Is there any other information that might be relevant to this case? If necessary, attach any supporting documentation. ______
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Appendix C Sample checklist for the [nominated senior manager] to consider when deciding to modify or restrict a complainant’s access