Statement of Environmental Effects Proposed 2 Lot Subdivision Lot 6 in DP 720190 8 Lind Street

Canberra Office Locations 11-13 Lawry Place T 02 6202 7600 Over 20 offices Veris Pty Ltd Macquarie @veris.com.au across Australia ABN 53 615 735 727 ACT 2614 veris.com.au veris.com.au/contactus

DOCUMENT REVISION CONTROL

Revision Date Description Author A 1/03/2021 For review MS

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TABLE OF CONTENTS

1.0 INTRODUCTION 5

2.0 SITE ANALYSIS 5

2.1 The Site 5

2.2 Topography & Drainage 5

2.3 Natural Features 5

2.4 Current Development 6

2.4.1 Onsite Development 6

2.4.2 Surrounding Development 6

2.5 Cadastral Information 6

2.6 Zoning 6

3.0 STATUTORY PLANNING FRAMEWORK 7

3.1 Integrated Development Considerations 7

3.1.1 Rural Fires Act 1997 8

3.1.2 Roads Act 1993 8

3.2 Yass Valley Local Environment Plan 2013 8

3.2.1 LEP 2013 – Zoning 9

3.2.2 LEP 2013 – Minimum Lot Size 9

3.2.3 LEP 2013 – Additional Local Provisions 9

4.0 PROPOSED DEVELOPMENT 11

4.1 Subdivision 11

4.2 Access 12

4.3 Lot Layout 12

4.4 DESIGN RESPONSES TO PLANNING FRAMEWORK 12

4.4.1 Roads Act 1993 12

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4.4.2 LEP 2013 – Earthworks 12

4.4.3 LEP 2013 – Flood Planning 12

4.4.5 LEP 2013 – Essential Services 13

Electricity 13

Potable Water 13

Wastewater 13

Stormwater 13

Communications 13

4.4.6 Gundaroo Master Plan 14

5.0 CONCLUSION 17

APPENDIX A: SITE LOCALITY PLAN 18

APPENDIX B: SITE SURVEY AND PROPOSED SUBDIVISION PLAN 19

APPENDIX C: SITE PHOTOS 21

APPENDIX D: UNDERLYING CADASTRAL INFORMATION AND TITLE SEARCH 25

APPENDIX E: RELEVANT LEP 2013 MAPS 27

APPENDIX E1: LEP 2013 – ZONING MAP 27

APPENDIX E2: LEP 2013 – MINIMUM LOT SIZE MAP 28

APPENDIX E4: LEP 2013 – BUSHFIRE MAP 29

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1.0 INTRODUCTION

The site of the proposed 2 lot subdivision is situated to the north of Gundaroo Village in the Local Government Area of Yass Valley, Parish of Gundaroo and the County of Murray. The proposed development site is Lot 6 in DP 720190 (also known as 8 Lind Street.)

This Statement of Environmental Effects is prepared by Veris Australia for , and relevant approval authorities, to provide information that allows for the assessment of likely environmental impacts of the proposed development.

An overview of the proposed development site is provided in Section 2.0 and a thorough analysis of the statutory planning framework relevant to the proposed subdivision is considered in Section 3.0. The proposed development is then described in Section 4.0, along with an assessment of potential environmental impacts and how the development has been designed to mitigate these potential impacts.

2.0 SITE ANALYSIS 2.1 The Site The site of the proposed development is situated to the north of Gundaroo Village. Gundaroo is a small village in the of , Australia and in Yass Valley Council. It is situated to the east of the , about 16 kilometres north of Sutton, about 15 kilometres west of the Lake George range. At the 2016 census, Gundaroo "state suburb" had a population of 1,146 and further growth in the area is expected. Gundaroo is ideally located for commuting to the larger urban areas of and Canberra while providing a semi-rural lifestyle for its residents. For a site locality analysis please see Appendix A.

The subject site, Lot 6 DP720190, is an irregular shaped parcel of land with an area of 4858m2, a frontage of 112.37 metres to Morning Street and a frontage of 35.14 metres to Lind Street. A number of photos have been taken of the site and are attached in Appendix C.

2.2 Topography & Drainage The proposed development site is a relatively flat site well suited to residential development. The land slopes gradually downwards from Morning Street in a westerly direction. The high point of the site is on the eastern side approximately at the intersection of the proposed subdivision boundary with the Morning street frontage.

2.3 Natural Features The site generally consists of flat grass areas with three native trees south of the existing dwelling and a clump of trees in the north western corner of the site. A detail survey of the site attached in Appendix B shows the location, height and canopy spread of each tree.

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2.4 Current Development 2.4.1 Onsite Development The site is currently utilised for residential purposes. There is an existing recently constructed dwelling located on the proposed northern lot, while a shed is currently under construction. A water tank is located west of the new dwelling. A concrete driveway leads from Morning Street to a concrete slab south of the dwelling (see Appendix B).

2.4.2 Surrounding Development The area to the north of Gundaroo Village has been the subject of numerous low-density subdivisions in the past few years. A recent (2006) 2 lot subdivision is located to the north west of the development site. Three subdivisions of original lots in DP720190 occurred in the 1990’s.

2.5 Cadastral Information The proposed development site is Lot 6 in DP720190. A title search has been completed for this lot (see Appendix D) and, besides a mortgage, reservations, and conditions in favour of the Crown, and exclusion of minerals, there are no encumbrances on the Certificate of Title:

2.6 Zoning The proposed development site and surrounding land is zoned RU5 – Village under the Yass Valley Local Environmental Plan 2013.

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3.0 STATUTORY PLANNING FRAMEWORK

Under Section 4.15 (1) of the Environmental Planning and Assessment Act 1979 (EPA Act), when assessing a development application Yass Valley Council must take into account:

(a) the provisions of: (i) any environmental planning instrument, and (ii) any proposed instrument that is or has been the subject of public consultation under this Act and that has been notified to the consent authority (unless the Secretary has notified the consent authority that the making of the proposed instrument has been deferred indefinitely or has not been approved), and (iii) any development control plan, and (iii) any planning agreement that has been entered into under section 93F, or any draft planning agreement that a developer has offered to enter under section 93F, and (iv) the regulations (to the extent that they prescribe matters for the purposes of this paragraph), and (v) any coastal zone management plan (within the meaning of the Coastal Protection Act 1979), that apply to the land to which the development application relates, (b) the likely impacts of that development, including environmental impacts on both the natural and built environments, and social and economic impacts in the locality, (c) the suitability of the site for the development, (d) any submissions made in accordance with this Act or the regulations, (e) the public interest.

This section of the report describes the relevant planning instruments taken into account during the preparation of the development application.

3.1 Integrated Development Considerations

Section 4.46 of the EPA Act applies to any development which will require development consent and approval from one or more relevant approval authorities (this is known as integrated development). The purpose of integrated development is to streamline the approvals process and avoid duplication and conflicting decisions.

The proposed development will not require Yass Valley Council to obtain approvals from other approval authorities. Associated relevant legislation and approval authorities are described below.

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3.1.1 Rural Fires Act 1997 Under Section 10.3 of the EPA Act, local Councils must provide a map of areas that are bushfire prone and provisions for bushfire planning. The Yass Valley Council Bushfire Prone Land Map (see Appendix E4) does not show any bush fire related constraints relating to the site. A bush fire safety authority from the Commissioner of the RFS is thus not required for the proposed development.

3.1.2 Roads Act 1993 The legislation that controls and classifies roads in NSW is the Roads Act 1993. Under section 138 of the Roads Act 1993, no person can carry out work on a public road, disturb a public road, remove or interfere with any structure on a public road or connect a road to a classified road without consent from the relevant authority. The relevant approval authority can either be Road Maritime Services or the local council.

In relation to the proposed development site, Yass Valley Council is the approval authority for any work or development related to Rutledge Street. Access to the existing dwelling is achieved from Rutledge Street and an additional access point is proposed as part of this development application. The new access point will replace the existing access.

3.2 Yass Valley Local Environment Plan 2013

Under Division 3.4 of the EPA Act, Yass Valley Council has issued the Yass Valley Local Environmental Plan 2013 (LEP 2013), which applies to the proposed development site. The aims of the LEP 2013 are:

(a) to protect and promote the use and development of land for arts and cultural activity, including music and other performance arts, (b) to establish planning controls that promote sustainable development, (c) to protect high quality agricultural land and encourage emerging agricultural industries, (d) to encourage housing diversity, (e) to promote employment-generating tourism, (f) to provide for commercial and industrial development, (g) to encourage the establishment of retail and professional services in urban locations, (h) to protect and enhance the character of each of the villages in Yass Valley, (i) to enhance service provision in each of the villages in Yass Valley, (j) to protect and conserve the cultural heritage and history of Yass Valley, (k) to protect and enhance the environmental and biodiversity values of Yass Valley, (l) to minimise land use conflicts.

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This section identifies the relevant parts of the LEP 2013 and Section 4.0 of this report demonstrates how the proposed development will satisfy each of these sections.

3.2.1 LEP 2013 – Zoning The proposed development site is zoned RU5 - Village as identified on the Yass Valley Local Environmental Plan 2013: Land Zoning Map – Sheet LZN_005E (see Appendix E1). The objectives of zone RU5 - Village are:

• To provide for a range of land uses, services and facilities that are associated with a rural village. •To ensure that development is compatible with village character and amenity. •To ensure that development is provided with an adequate water supply and the disposal of sewage. The subdivision of the existing site into residential lots for the purpose of construction dwelling houses is a form of development permitted, with consent, as described in the Land Use table for RU5 - Village. Section 4.0 of this report will demonstrate that the proposed development facilitates the provision of dwelling houses that complement the scale, density and form of existing development in the area in accordance with the objectives of the zone.

3.2.2 LEP 2013 – Minimum Lot Size Under Section 4.1 of the LEP 2013, the minimum lot size shown on the Yass Valley Local Environmental Plan 2013: Lot Size Map – Sheet LSZ_005E (see Appendix E2) is 2000m2.

Section 4.3 of this report will discuss the proposed lot layout in detail and show that the lots proposed as part of this development satisfy the minimum lot size requirements.

3.2.3 LEP 2013 – Additional Local Provisions Under Section 6 of the LEP 2013, additional local provisions requiring to be addressed are identified. Relevant matters requiring addressing in this report are earthworks, flood planning, groundwater vulnerability and the provision of essential services.

Section 4.0 of this report will provide further information regarding how the proposed development relates to these issues and measures taken to ensure that the subdivision does not have a detrimental impact on the surrounding environment.

Under Section 6.11 of the LEP 2013, development consent must not be granted unless the consent authority is satisfied that the following services are available:

(a) the supply of water, (b) the supply of electricity, (c) the disposal and management of sewage, (d) stormwater drainage or on-site conservation, (e) suitable vehicular access.

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Section 4.0 of this report will provide information regarding how the proposed development will ensure that all essential services are provided and that suitable vehicular access is achieved.

3.3 Gundaroo Village Master Plan

Yass Valley Council has issued the Gundaroo Village Master Plan to control development in the area. Sections of the Master Plan relevant to this proposal include:

 Lot layout  Drainage  Road access  Street Trees  Neighbourhood character  Water Supply  Street Setback  Due Diligence – Aboriginal Objects

Note that other elements in the Master Plan are not considered as the site falls outside of the designated areas.

The Gundaroo Master Plan provides controls that apply to the proposed development. Section 4.4.6 of this report contains a table which identifies each of the relevant clauses in the Master Plan and describes the design response utilised to satisfy these requirements.

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4.0 PROPOSED DEVELOPMENT

The proposed development is a subdivision of the existing underlying parcel of land, Lot 6 in DP720190. The development will involve a subdivision to create 2 residential lots. Section 4.0 of this report explains the proposed design shown in Appendix G & H. The proposed design takes into account the site analysis in Section 2.0 and the relevant planning instrument discussed in Section 3.0 to provide a development which complements the existing natural environment and adjacent development in the area.

4.1 Subdivision The proposed development is a subdivision of existing Lot 6 in DP720190 into 2 parcels of land (see below and Appendix H).

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4.2 Access Access to the existing dwelling on the proposed development site is achieved from Morning Street. The existing driveway will be retained to provide access to proposed Lot 1. Access to the proposed second lot will be determined at building application stage but could be provided from either Morning or Lind Streets.

4.3 Lot Layout The proposed subdivision plan showing the lot layout is attached in Appendix H and shown above. All lot areas comply with the minimum lot size requirement under Section 4.1 of the LEP 2013. The frontage of all lots is compliant with the requirements listed in the Masterplan.

4.4 DESIGN RESPONSES TO PLANNING FRAMEWORK

4.4.1 Roads Act 1993 Based on similar developments the impact that the proposed development will have on the surrounding road network in accordance with RTA Guide to Traffic Generating Developments (October 2002) is likely to be:

- The proposed development will generate an additional 9 daily vehicle trips and an additional 0.85 weekday peak hour vehicle trips.

The traffic generation described above is not significant when considering the existing traffic volumes on Morning and Lind Streets. Therefore, the traffic impact of the proposed development is minimal.

4.4.2 LEP 2013 – Earthworks The proposed development is not anticipated to involve earthworks. No driveway to the proposed new lot is proposed at this stage. It is suggested that it would be more appropriate for the driveway to be constructed in accordance with the dwelling design of the new owner. Earthworks which may be required for drainage purposes are unlikely to be significant or have a detrimental impact on environmental functions and processes, neighbouring uses, cultural or heritage items or features of the surrounding land.

4.4.3 LEP 2013 – Flood Planning The site is not on land identified in the Gundaroo flood study as being affected by flooding

4.4.4 LEP 2013 - Terrestrial biodiversity

Existing trees should be protected in the proposed development. This may require the imposition of an associated covenant on proposed lots.

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4.4.5 LEP 2013 – Essential Services As discussed in Section 3.2.5 of this report there is a requirement under the LEP 2013 for any proposed development to ensure that appropriate arrangements have been made to provide water, electricity, wastewater, stormwater, and road infrastructure. The site is surrounded by existing dwelling for which services are provided.

Electricity Overhead electricity powerlines are located in both Morning and Lind Streets.

Potable Water Water to dwellings in the area is from tanks. Proposed Lot 1 on which a dwelling is erected has a tank. A similar tank would be required as a condition of approval for the construction of a dwelling on proposed Lot 2.

Wastewater An on-site sewer management system (septic tanks) exist on proposed Lot 1 and will be similarly provided at building application stage for proposed Lot 2.

Stormwater The drainage from the dwelling on proposed lot 1 drains to the water tank at the rear of the dwelling. It is anticipated that a similar tank would be required when an approval for the construction of a dwelling is lodged. The site drains away from Morning Street, with the lowest point on the site is near the existing tank. Proposed Lot 2 drains both to the west and to Lind Street. If required stormwater from proposed Lot 1 could be drained through Lot 2 to Lind Street.

Communications Communication services are available in Morning Street to provide services ties to proposed Lot 2. The existing ties servicing the existing dwelling on Lot 1 will remain. Detailed design will be provided as part of a Construction Certificate application.

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4.4.6 Gundaroo Master Plan The table below identifies each of the relevant clauses in the Gundaroo Master Plan and describes the design response utilised to satisfy these requirements.

GUNDAROO MASTER PLAN Clause Requirements Design Response Lot Layout Design Standards: The proposed lot layout is similar to other subdivisions The subdivision layout in the block. should reflect the adjacent settlement patterns and No trees are impacted by character. the proposed subdivision boundary. Lot dimensions should protect existing vegetation The lots of over 2,000 sq to be retained. meters have ample space for effluent disposal areas. Lots which are not connected to a reticulated sewerage system should be able to accommodate sufficient effluent disposal areas dependent on soil capability testing for the site for the proposed use.

Drainage Each lot created for The lots of over 2,000 sq. residential purposes should metres have ample space be able to accommodate a for the required building rectangular building envelope. The envelope is envelope of at least 10 x 15 not defined on proposed lot metres, clear of any 2 to maximise flexibility for easements, drainage lines the owner. and trees to be retained.

The land slopes to the west The subdivision layout is to and to Lind Street. Drainage ensure that drainage of each can be directed to discharge lot is directed to the street into Lind Street when an drainage system or legal application for construction point of discharge. on proposed Lot 2 is made

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Drainage within the villages If drainage from Lot 1 to is to be provided in the form Lind Street is required, it is of vegetated swales rather proposed that it will be in than concrete kerb and the form of a swale along gutter consistent with their the western boundary of Lot lower density rural 2. character. If the swale from Lot 1 is required to be provided to Lind Street, an inter- allotment drainage easement will be provided over the swale. No inter- allotment drainage provision has been made in similar subdivisions in the area.

Neighbourhood An inter-allotment drainage character easement is required to be created wherever it is necessary to convey stormwater across land, other than the subject site, in order to gain access to the public drainage system or a natural watercourse.

Water Supply The proposed subdivision is similar to other subdivisions of the underlying deposited plan.

Street set back Development should Lot 1 has a tank already reinforce the scale, patterns installed. It is proposed that and predominant building the tank for Lot 2 will be characteristics within a provided when construction streetscape. of a dwelling on the Lot is approved. A covenant in this regard could be Each habitable dwelling provided if required. which is outside a defined Yass Valley Council Water A dwelling is constructed on Supply Area shall have a proposed Lot 1 with a rainwater tank installed with setback of 8m to Morning Street. The location of the

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the minimum capacity set dwelling on proposed Lot 2 out below and connected to will be proposed when entire roof catchment area construction thereof is and plumbed to toilets, applied for. If required, the washing machine and setback requirement can be showers: included in a covenant.

Roof less than or equal to 150sqm 45,000l tank. Roof greater than 150sqm 90,000l tank Aboriginal Heritage A dwelling house should The site is an area already have the following minimum developed and subdivided. setback from the front No heritage items have been boundary identified in the Yass Valle LEP. Where only one existing dwelling on an adjacent lot fronting the same street - the front wall of the development should have a setback from the front boundary of at least:

The same distance of the setback of the front wall of the adjacent existing dwelling or 8 metres whichever is the lesser.

Council may require that the due diligence process has been followed, for any development which will disturb the ground surface, particularly those which involve significant earthworks.

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5.0 CONCLUSION

This statement of environmental effects has been prepared to support the Development Application for the proposed development of Lot 6 DP720190. The development is a 2 lot subdivision situated to the north of Gundaroo Village in the Local Government Area of Yass Valley Council, Parish of Wamboin and the County of Murray. This report is prepared by Veris Australia for Yass Valley Council, and relevant approval authorities, to provide information that will allow for the assessment of likely environmental impacts of the proposed development.

Veris Australia has assessed the proposed development in accordance with the provisions of Section 4.15 (1) of the Environmental Planning and Assessment Act 1979. The proposed subdivision is in compliance with the provisions of the Yass Valley Local Environment Plan 2013 and is in compliance with the objectives of the Gundaroo Master Plan.

The proposal is successful when measured against the desired future characteristics of Gundaroo. The proposed development is appropriate in that:

. The site is zoned to accommodate the proposal in accordance with the LEP 2013. . The proposed lots will be adequately serviced by roads, utilities, and stormwater infrastructure. . It seeks to deliver appropriate residential development in accordance with the Master Plan. . The proposal will support built form and public domain objectives for Gundaroo.

The subdivision complies with Yass Valley planning objectives for the site and its locality and the proposal does not result in any unreasonable impact to adjoining land and therefore is suitable for approval by Yass Valley Council.

Michael Stapleton Planner Veris Australia, Canberra

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APPENDIX A: SITE LOCALITY PLAN

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APPENDIX B: SITE SURVEY AND PROPOSED SUBDIVISION PLAN

19 1 2 3 4 5 6

A

B

C

D

E

F DISCLAIMER: This plan of survey and its associated digital data was prepared under instruction to meet specification as agreed. This information should Tree canopies are shown as a not be used or relied upon by any other party. circular representation only and may not reflect irregular canopies. For the purpose of this plan, the boundary No easements are shown on the relevant deposited information shown is from DP720190 & Services shown hereon have been determined from plan or title. We recommend that easement DP1200845. Boundaries have not been visual evidence only. Prior to any demolition, excavation information should be verified with a title search to remarked. For future development, further or construction on the site the relevant authority should ensure that it is accurate and current. survey and marking of boundaries may be be contacted to establish detailed location and depth. Every effort has been made to ensure that the model necessary. Survey data including services shown on this plan within this data set is an accurate representation of G The symbols used in this plan and associated is correct at the date of survey. Site conditions the actual surface. Isolated deflections in the surface digital data do not necessarily reflect the size may have altered since the date of survey & we could occur between surveyed data points and these and orientation of the object they represent. advise that the survey data may need verification. deflections may not be in the model.

Contour Interval0.25m BM SSM 78961 Client: AMY PRIVE & GRAHAM VANKLEEF Datum A.H.D RL 572.927 CANBERRA PLAN OF PROPOSED SUBDIVISION 0 5 10 20 11-13 Lawry Place, LOT 6 DP 720190 Scale 1:500 Macquarie, ACT. 2614 LOCALITY OF GUNDAROO

Surveyed K.Davidson 16/02/2021 Phone 02 6202 7600 COUNTY OF MURRAY Drawn K.Davidson 17/02/2021 Checked Project No. 22021.17 Rev

Approved Sheet No. 1 of 1 22021.17_DA Surveyor, Registered under the C Veris Australia Pty Limited ABN 53 615 735 727 A3 Surveyors Act 2007.

APPENDIX C: SITE PHOTOS

View from Lind Street

View along Morning Street towards Rosamel Street

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View Morning Street towards Lind Street

New Dwelling

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Shed on slab under construction

New dwelling, slab and water tank in background

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Lind/ Morning Street Intersection with overhead powerline

Lind Street frontage with overhead power line

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APPENDIX D: UNDERLYING CADASTRAL INFORMATION AND TITLE SEARCH

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APPENDIX E: RELEVANT LEP 2013 MAPS

APPENDIX E1: LEP 2013 – ZONING MAP

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APPENDIX E2: LEP 2013 – MINIMUM LOT SIZE MAP

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APPENDIX E4: LEP 2013 – BUSHFIRE MAP

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