Steps following subdivision approval

Hello

Sorry for the long post....

I have received council approval for a DA submitted to subdivide my corner block house.

In the approval document, there are a number of sections. Is this all quite standard stuff? What do I need to be aware of / cautious of? Any other advice? This is the first time I am doing a subdivision.

REQUIREMENTS PRIOR TO THE ISSUE OF A CONSTRUCTION CERTIFICATE
3. Building Code of Australia
4. Contract of Insurance (Residential Building Work)
5. Notification of Home Building Act, 1989 Requirements
6. Sydney Water – Quick Check


REQUIREMENTS PRIOR TO THE COMMENCEMENT OF ANY WORKS
7. Erection of Construction Sign
8. Toilet Facilities
9. Tree Protection Barriers
10. Erosion and Sediment Control

REQUIREMENTS DURING CONSTRUCTION
11. Construction Work Hours
12. Works near Trees
13. Maintain Canopy Cover
14. Council Property
15. Disturbance of Existing Site

REQUIREMENTS PRIOR TO THE ISSUE OF A SUBDIVISION CERTIFICATE
16. Water/Electricity Utility Services
17. Stormwater Drainage – Dwellings
18. Internal Driveway/Vehicular Areas
19. Vehicular Crossing
20. Road Works
21. Damage to Council Assets
22. Creation of Easements
23. Works as Executed Plan
24. s94 Infrastructure Contributions



REQUIREMENTS PRIOR TO THE ISSUE OF A CONSTRUCTION CERTIFICATE
3. Building Code of Australia
All building work must be carried out in accordance with the requirements of the Building Code of Australia.
4. Contract of Insurance (Residential Building Work)
In the case of residential building work for which the Home Building Act, 1989 requires there to be a contract of insurance in force in accordance with Part 6 of that Act, that such a contract of insurance is in force before any building work authorised to be carried out by the consent commences.
5. Notification of Home Building Act, 1989 Requirements
Residential building work within the meaning of the Home Building Act, 1989 must not be carried out unless the principal certifying authority for the development to which the work relates (not being Council) has given Council written notice of the following information:
a) In the case of work for which a principal contractor is required to be appointed:
a) The name and licence number of the principal contractor.
b) The name of the insurer by which the work is insured under Part 6 of that Act.
b) In the case of work to be done by an owner-builder:
a) The name of the owner-builder.
b) If the owner-builder is required to hold an owner-builder’s permit under that Act, the number of the owner-builder’s permit.
Note: If arrangements for doing the residential building work are changed while the work is in progress so that the information notified becomes out of date, further work must not be carried out unless the principal certifying authority for the development to which the work relates (not being Council) has given Council written notification of the updated information.
6. Sydney Water – Quick Check
The application must be submitted to a Sydney Water ‘Quick Check Agent’ or ‘Customer Centre’ for approval to determine whether the development will affect any Sydney Water infrastructure, and whether further requirements are to be met.
Note: Refer to www.sydneywater.com.au or telephone 13 20 92 for assistance.
REQUIREMENTS PRIOR TO THE COMMENCEMENT OF ANY WORKS
7. Erection of Construction Sign
A sign must be erected in a prominent position on any site on which building work, subdivision work or demolition work is being carried out:
a) Showing the name, address and telephone number of the principal certifying authority for the work,
b) Showing the name of the principal contractor (if any) for any demolition or building work and a telephone number on which that person may be contacted outside working hours, and
c) Stating that unauthorised entry to the work site is prohibited.
Note: Any such sign is to be maintained while the building work, subdivision work or demolition work is being carried out, but must be removed when the work has been completed.
8. Toilet Facilities
Toilet facilities must be available or provided at the works site before works begin and must be maintained until the works are completed at a ratio of one toilet for every 20 persons employed at the site. Each toilet must:
a) be a standard flushing toilet connected to a public sewer; or
b) be a temporary chemical closet approved under the Local Government Act, 1993; or
c) have an on-site effluent disposal system approved under the Local Government Act, 1993.
9. Tree Protection Barriers
Tree protection fencing must be erected around trees numbered 2, 3 & 4 to be retained at the nominated Tree Protection Zones (TPZ) listed below. The tree fencing must be constructed of 1.8 metre ‘cyclone chainmesh fence’ or star pickets spaced at 2 metre intervals, connected by a continuous high-visibility barrier/hazard mesh at a height of 1 metre.
Table 1: Tree Protection Zones (TPZ)
TREE TPZ
2 3m
3 3m
4 5m
Note: A certificate from a qualified Arborist (AQF 5) is to be submitted to the Principal Certifying Authority stating that all tree protection measures are in accordance with the above and consistent with the intentions of the Australian Standard ‘Protection of Trees on Development Sites (AS 4970-2009) prior to commencement of works.
10. Erosion and Sediment Control
Erosion and sediment control measures must be provided and maintained throughout the construction period in accordance with the manual ‘Soils and Construction 2004 (Bluebook)’, the approved plans, Council specifications and to the satisfaction of the principal certifying authority. The erosion and sediment control devices must remain in place until the site has been stabilised and revegetated.
Note: On the spot penalties up to $1,500 may be issued for any non-compliance with this requirement without any further notification or warning.
REQUIREMENTS DURING CONSTRUCTION
11. Construction Work Hours
All work on site (including demolition and earth works) must only occur between 7am and 5pm Monday to Saturday.
No work is to be undertaken on Sundays or public holidays.
12. Works near Trees
All required tree protection measures are to be maintained in good condition for the duration of the construction period.

Note: The applicant is to ensure that no excavation, including sub-surface trenching for stormwater or other services, filling or stockpiling of building materials, parking of vehicles or plant, disposal of cement slurry, waste water or other contaminants is to occur within the nominated Tree Protection Zone of any tree to be retained.
13. Maintain Canopy Cover
To maintain canopy cover, one (1) tree a Melaleuca bracteata (Black Tea Tree) is to be planted on the Berowra Rd nature strip at the front of the property.
a) Dial Before You Dig must consulted/contacted prior to planting.
b) Plantings that fail to survive or do not exhibit normal health and vigour growth characteristics for their species prior to reaching a height greater than three metres (3m), must be replaced at the expense of the property owner.
c) A certificate from suitably qualified and experienced Horticulturalist is to be submitted to the Principal Certifying Authority stating that all plant stock meet the specifications outlined in ‘Specifying Trees’ (Ross Clark, NATSPEC Books) and that the planting methods are current professional (best practice) industry standards at the time of planting.
Note: Replacement planting is to be appropriately placed and spaced so that safe vehicular and pedestrian passage is maintained within the road reserve.
14. Council Property
During construction works, no building materials, waste, machinery or related matter is to be stored on the road or footpath. The public reserve is to be kept in a clean, tidy and safe condition at all times.
15. Disturbance of Existing Site
During construction works, the existing ground levels of open space areas and natural landscape features, (including natural rock-outcrops, vegetation, soil and watercourses) must not be altered unless otherwise nominated on the approved plans.
REQUIREMENTS PRIOR TO THE ISSUE OF A SUBDIVISION CERTIFICATE
Note: For the purpose of this consent, a reference to ‘occupation certificate’ shall not be taken to mean an ‘interim occupation certificate’ unless otherwise stated:
16. Water/Electricity Utility Services
The applicant must submit written evidence of the following service provider requirements:
a) Energy Australia/ Ausgrid – a letter of consent demonstrating that satisfactory arrangements have been made to service the proposed development.
b) Sydney Water – the submission of a ‘Notice of Requirements’ under s73 of the Sydney Water Act 1994.
Note: Sydney Water requires that s73 applications are to be made through an authorised Sydney Water Servicing Coordinator. Refer to www.sydneywater.com.au or telephone 13 20 92 for assistance.
17. Stormwater Drainage – Dwellings
The stormwater drainage system for the development must be designed and constructed for an average recurrence interval of 20 years and be gravity drained in accordance with the following requirements:
a) Connected directly to Council’s street drainage system in Gray Street.
18. Internal Driveway/Vehicular Areas
The driveway and parking areas on site must be designed in accordance with Australian Standards 2890.1, 2890.2, 3727 and the following requirements:
a) Design levels at the front boundary be obtained from Council.
b) The driveway grade must not exceed 25 percent and changes in grade must not exceed 8 percent.
c) Two car spaces are to be provided for the existing house and shall be paved (bitumen sealed or concreted).
19. Vehicular Crossing
A separate application under the Local Government Act, 1993 and the Roads Act, 1993 must be submitted to Council for the installation of a new vehicular crossing and the removal of the redundant crossing. The vehicular crossing must be constructed in accordance with Council’s Civil Works Design, 2005 and the following requirements:
a) Approval obtained from all relevant utility providers that all necessary conduits be provided and protected under the crossing.
Note: An application for a vehicular crossing can only be made to one of Council’s Authorised Vehicular Crossing Contractors. You are advised to contact Council on 02 9847 6940 to obtain a list of contractors.
20. Road Works
All road works approved under this consent must be constructed in accordance with Council’s Civil Works Design and Construction Specification, 2005 and the following requirements:
a) A kerb and gutter along the frontage of the subdivision (both Berowra Road and Gray Street) and pavement in line with the adjoining subdivision, together with footpath formation, necessary drainage and sealing of road pavement between the existing pavement and lip of the gutter.
b) The existing road pavement to be saw cut a minimum of 300 mm from the existing edge of the bitumen and reconstructed.
c) A construction certificate application s is to be submitted to Council.
Note: Council isd the only authority that can approve works within Council’s road reserves.
21. Damage to Council Assets
Any damage caused to Council’s assets as a result of the construction of the development must be rectified in accordance with Council’s written requirements and at the sole cost of the applicant.
22. Creation of Easements
The following matter(s) must be nominated on the plan of subdivision under s88B of the Conveyancing Act 1919:
a) The creation of a “Positive Covenant” over the proposed Lot 372 requiring that any future development is to provide an on-site detention system. The on-site detention system is to have a storage capacity of 5 cubic metres and a maximum discharge of 8 litres per second into Council’s drainage system in accordance with Council’s prescribed wording.
Note: Council must be nominated as the authority to release, vary or modify any easement, restriction or covenant.
23. Works as Executed Plan
A works-as-executed plan(s) must be prepared by a registered surveyor and submitted to Council for completed, kerb & gutter and public drainage system. The plan(s) must be accompanied by a certificate from a registered surveyor certifying that all pipelines and associated structures lie wholly within any relevant easements.
24. s94 Infrastructure Contributions
The payment to Council of a contribution of $20,000 for one additional lot towards the cost of infrastructure identified in Council’s Development Contributions Plan 2007-2011.
Note: The value of contribution is capped at $20,000 per additional lot in accordance with Ministerial Direction (Section 94E of the Environmental Planning and Assessment Act 1979) issued on 16 September 2010. In the event that this Direction is repealed or amended, Council will apply the value of the contribution from the date of this consent, adjusted from this date in accordance with the underlying consumer price index for subsequent financial quarters.
It is recommended that you contact Council to confirm the value of the contribution prior to payment.
- END OF CONDITIONS –
 
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