Agenda of Planning and Development Committee

Planning and Development Committee 3 March 2020

2.1 Items Approved Under the Delegated Authority of Council

RECORD NUMBER: 2019/2660

AUTHOR: Paul Johnston, Manager Development Assessments

EXECUTIVE Summary

Following is a list of development applications approved under the delegated authority of Council.

Link To Delivery/OPerational Plan

The recommendation in this report relates to the Delivery/Operational Plan strategy “7.1 Preserve - Engage with the community to develop plans for growth and development that value the local environment”.

Financial Implications

Nil

Policy and Governance Implications

Nil

Recommendation

That Council resolves to acknowledge the information provided in the report by the Manager Development Assessments on Items Approved Under the Delegated Authority of Council.

further considerations

Consideration has been given to the recommendation’s impact on Council’s service delivery; image and reputation; political; environmental; health and safety; employees; stakeholders and project management; and no further implications or risks have been identified.

Reference:	DA 3/2009(2)	Determination Date	15 January 2019
PR Number	PR22287
Applicant/s:	Mr D and Mrs M Taylor
Owner/s:	Mr G J and Mrs M Taylor
Location:	Lot 105 DP 1109491 - 1938 Millthorpe Road, Shadforth
Proposal:	Modification of development consent - subdivision (seven lot rural). The modified proposal seeks to amend the previously approved farm management plan for proposed Lot 6. The application, when originally submitted, also sought to delete a condition that requires fencing to be installed along Summer Hill Creek to prevent stock entering the creek system. This element of the modification application was removed by the applicant.
Value:	$0

Reference:	DA 4/2012(3)	Determination Date	23 December 2019
PR Number	PR26330
Applicant/s:	Orange Ex-Services Club Limited
Owner/s:	Orange Ex-Services Club Limited
Location:	Lot 200 DP 1191450 - 225-243 Anson Street, Orange (previously referred to as Lot 103 DP 1037584, Lot 1 DP 517210, Lot 1 DP 710943, Lot 26 DP 531801, Lot 104 DP 1037584, Lot 23 DP 531801, Lot 1 DP 797346 – 225‑227 and 231-243 Anson Street, 42 Sale Street, and 94 and 98 Byng Street, Orange)
Proposal:	Modification of development consent - demolition, alterations and additions to a registered club, motel, shop and business identification signage. The modified proposal seeks to reconfigure the on-grade car parking layout; increase the number of car parking spaces from 25 to 44; and enable the on-grade car park to be accessed via the existing driveway along the western side of the demolished PCYC building, instead of creating new access points and driveways to ingress and egress off Byng Street as approved.
Value:	N/A

Reference:	DA 18/2012(2)	Determination Date	29 January 2020
PR Number	PR15084
Applicant/s:	Appledale Processors Co-Operative Ltd
Owner/s:	Appledale Processors Co-Operative Ltd
Location:	Lots 137 and 200 DP 750387, Lot B DP 346260 - Hiney Road, Orange
Proposal:	Modification of development consent - dwelling and detached shed. The modified proposal seeks consent to amend the approved Farm Plan to bring DA 18/2012(1) into consistency with DA 233/2019(1) which applies to the site and provides for the reinstatement of the orchard on the site.
Value:	N/A

Reference:	DA 284/2012(4)	Determination Date	3 February 2020
PR Number	PR26859
Applicant/s:	Allity Aged Care Pty Ltd
Owner/s:	Australian AC Partners Property Pty Limited
Location:	Lot 200 DP 1202634 - 1501 Forest Road, Orange (formerly known as Lot 142 DP 750401 – 1501‑1503 Forest Road, Orange)
Proposal:	Modification of development consent - demolition (existing weatherboard dwelling/cafe and steel garage) and seniors housing (retirement village). The modification involves: amending the approved footprint and building design for the remaining wing of the nursing home; reducing the number of beds in the remaining wing from 43 as approved, to 36 as proposed; recalculation of sewer and water headworks charges due to amended bed numbers to be retained at Calare Nursing Home (March Street).
Value:	$9,800,000

Reference:	DA 225/2013(3)	Determination Date	5 December 2019
PR Number	PR5116
Applicant/s:	Mr S Forsyth
Owner/s:	Mr B A and Mrs R R Westgeest
Location:	Lot 2 DP 660443 - 87 Hill Street, Orange
Proposal:	Modification of development consent - food and drink premises. The modification will involve the placement of two (2) tables and eight (8) chairs in the rear yard and five (5) seats along the rear fence to be used during the approved hours.
Value:	N/A

Reference:	DA 407/2013(3)	Determination Date	23 December 2019
PR Number	PR22203
Applicant/s:	Statspan Pty Ltd
Owner/s:	Statspan Pty Ltd
Location:	Lot 1 DP 1109351 - 120-122 Summer Street, Orange
Proposal:	Modification of development consent - food and drink premises, retail premises and demolition (minor). The modification involves internal and external alterations to the pub component of the development.
Value:	N/A

Reference:	DA 109/2015(2)	Determination Date	27 November 2019
PR Number	PR8530
Applicant/s:	Mr O K and Mrs K M Reid
Owner/s:	Mr O K and Mrs K M Reid
Location:	Lot 205 DP 756869 - 791 Mitchell Highway, Orange
Proposal:	Modification of development consent - secondary dwelling (change of use), and dwelling house (new). The modification seeks to alter the built-form of the dwelling house, and alter the setbacks of the dwelling house.
Value:	$250,000 (being $250,000 more than the original development)

Reference:	DA 228/2015(2)	Determination Date	17 December 2019
PR Number	PR7067
Applicant/s:	RDC and JSC No 2 Pty Ltd
Owner/s:	RDC and JSC No 2 Pty Ltd
Location:	Lot 2 SP 22368 - 2/298 Lords Place, Orange
Proposal:	Modification of development consent - restaurant or cafe and outdoor dining. The modified proposal will alter the internal layout of the approved café.
Value:	N/A

Reference:	DA 212/2017(2)	Determination Date	13 January 2020
PR Number	PR18287
Applicant/s:	Lovick Engineering
Owner/s:	Lovick SF Pty Ltd
Location:	Lot 34 DP 1035913, Lot 350 DP 1243925 - 13 and 15-17 Colliers Avenue, Orange
Proposal:	Modification of development consent - general industry and business identification signage. The modification involves: · the consolidation of Stages 3 and 4 into a single stage · the reduction in the extent of retaining structures and earthworks (up to 1500mm lower) to allow for the building to better complement the existing ground levels · an increase in the overall height of the ridgeline · the stepping of the floor levels to allow the building to relate to existing ground levels better and for the roof’s ridgeline (between the two buildings under the various stages) to be a more consistent height · inconsequential changes to the floorplan · the relocation and part enclosure of the dust extraction system · four additional 200,000 litre rainwater tanks and water detention tanks · the construction of the paint booth in Stage 2 with it being relocated to the western elevation · new wash bay and additional transmission dyno to be completed in Stage 2 · to amend Condition number 5 of the Consent that relates to the provision of landscaping along the Northern Distributor frontage.
Value:	N/A

Reference:	DA 57/2018(3)	Determination Date	15 January 2020
PR Number	PR28282
Applicant/s:	Mr G Millar
Owner/s:	Mr G W and Mrs T M Millar
Location:	Lot 207 DP 1248730 - 29 Emmaville Street, Orange (formerly known as part Lot 3 DP 787088 – 45 William Maker Drive, Orange)
Proposal:	Modification of development consent - subdivision (19 lot residential) (3 stage) – demolition. The modified proposal involves removal of a protected tree on Lot 207, pursuant to the Tree Protection Plan required by Condition 4.
Value:	N/A

Reference:	DA 77/2018(3)	Determination Date	13 February 2020
PR Number	PR26464
Applicant/s:	Aero Refuellers
Owner/s:	Orange City Council
Location:	Lot 200 DP 1195298 - 136 Aerodrome Road, Huntley
Proposal:	Modification of development consent - airport (bulk fuel tanks (2) and refuelling facility). The modified proposal involves removal of Condition 4a from DA 77/2018(2). Condition 4a is a ‘Low Hazard’ condition pursuant to HIPAP No. 12 and states: (4a) A Hazard and Operability (HAZOP) Study for the development shall be prepared in accordance with the recommendations of the Preliminary Hazard Analysis (JBS&G dated 25 April 2018, Ref. 54843/115042 Rev A). The HAZOP Study shall be consistent with the Department of Planning’s Hazardous Industry Planning Advisory Paper No. 8 “HAZOP Guidelines.” The HAZOP Study may be undertaken by the proponent as part of their internal commissioning processes. The proponent’s environmental consultant (JBS&G Australia Pty Ltd 19 December 2019) supports the deletion of Condition 4a.
Value:	N/A

Reference:	DA 104/2018(2)	Determination Date	6 February 2020
PR Number	PR17373
Applicant/s:	Kent's H Hardware
Owner/s:	Mr D M and Mrs J M Kent
Location:	Lot 102 DP 880908 and Lot 3 DP 1238633 – 151 and 155 Dalton Street, Orange
Proposal:	Modification of development consent - hardware and building supplies (alterations and additions). The modified proposal seeks to reconfigure and resize the approved awning to comply with fire safety requirements, as well as provide fire safety measures such as door and masonry upgrading, fire hydrant and hose provisions, etc. as described in the “Proposal” section of this report.
Value:	N/A

Reference:	DA 178/2018(4)	Determination Date	30 November 2019
PR Number	PR26723
Applicant/s:	MAAS Group Properties Westwinds Pty Limited
Owner/s:	MAAS Group Properties Westwinds Pty Limited
Location:	Lot 81 DP 1202584 – 386 Molong Road, Orange Lot 6 DP 1065578 - Northern Distributor Road, Orange
Proposal:	Modification of development consent - subdivision (103 lots, comprising 96 residential lots, 6 open space lots and 1 residue lot). The modified proposal will increase the residential lot yield by one (1) additional lot from 94 to 95 residential lots, thus seeking an overall modification for a 103 lot subdivision, comprising 95 lots, six (6) open space lots and two (2) residue lots.
Value:	N/A

Reference:	DA 372/2018(3)	Determination Date	7 February 2020
PR Number	PR16982
Applicant/s:	Ramsay Health Care Pty Ltd
Owner/s:	HCOA Operations (Australia) Pty Limited
Location:	Lot 62 DP 877808 and Lots 1 - 5 SP 57262 – 261 March Street, Orange
Proposal:	Modification of development consent - hospital (alterations and additions). The modified proposal seeks to make amendments to the approved external appearance through a reduced roof ridge height and roof pitch, and altered cladding, screening and fencing materials, as set out in “The Proposal” section of this report.
Value:	N/A

Reference:	DA 446/2018(2)	Determination Date	28 November 2019
PR Number	PR24252
Applicant/s:	Banks Family Pty Limited
Owner/s:	Banks Family Pty Limited
Location:	Lot 9 DP 2986 - 26 Cox Avenue, Orange
Proposal:	Modification of development consent - demolition (garage and trees), multi dwelling housing (two additional dwellings), subdivision (two lot Torrens) and subdivision (three lot Community). The proposal seeks to amend Engineering Condition (9) on the original consent which relates to the required width of the driveway.
Value:	N/A

Reference:	DA 25/2019(2)	Determination Date	18 November 2019
PR Number	PR4927
Applicant/s:	Tipperary Investment Holdings Pty Ltd and Mr R A Commins
Owner/s:	Tipperary Investment Holdings Pty Ltd
Location:	Lot 1 DP 770447, Lot 1 DP 111535, Lot 1 DP 195511 and Lot 1 DP 114618 – 1 Hampden Avenue and 259-261 Lords Place, Orange
Proposal:	Modification of development consent - subdivision (four lot boundary adjustment). The proposal involves boundary adjustment in order to create a shared carpark.
Value:	N/A

Reference:	DA 94/2019(1)	Determination Date	27 November 2019
PR Number	PR28288
Applicant/s:	Willowdene Constructions Pty Ltd
Owner/s:	Mr G J and Mrs K L Stevenson
Location:	Lot 213 DP 1248730 - 6A Emmaville Street, Orange
Proposal:	Dual occupancy and subdivision (two lot Torrens title)
Value:	$470,000

Reference:	DA 159/2019(2)	Determination Date	12 December 2019
PR Number	PR21840
Applicant/s:	Bassmann Drafting Services
Owner/s:	Mr H J and Mrs D J Courtney
Location:	Lot 132 DP 1103278 - 5 Jade Avenue, Orange
Proposal:	Modification of development consent - dual occupancy and subdivision (two lot residential). The modified proposal will contain a skylight in order to obtain solar access to the northern open plan living area.
Value:	N/A

Reference:	DA 185/2019(1)	Determination Date	18 December 2019
PR Number	PR4605
Applicant/s:	Mr W G Ryan
Owner/s:	Mr W G Ryan
Location:	Lot 100 DP 1258232 - 291 Giles Road, Springside
Proposal:	Dwelling alterations and additions, secondary dwelling
Value:	$400,000

Reference:	DA 190/2019(1)	Determination Date	23 December 2019
PR Number	PR6929
Applicant/s:	Formdell Pty Ltd
Owner/s:	Formdell Pty Limited
Location:	Lot 59 DP 736583 - 173 Lords Place, Orange
Proposal:	Demolition, restaurant or cafe and office premises
Value:	$1,500,000

Reference:	DA 228/2019(2)	Determination Date	27 November 2019
PR Number	PR8135
Applicant/s:	Mr T D and Mrs S A Watson
Owner/s:	Mr T D and Mrs SA Watson
Location:	Lot 1 DP 780993 - 39 McLachlan Street, Orange
Proposal:	Modification of development consent - demolition (part dwelling and tree removal), dwelling (alterations, additions and detached outbuilding- workshop). The modified proposal involves removing the approved secondary dwelling, altering the internal structure and using the structure instead as a storage workshop.
Value:	N/A

Reference:	DA 240/2019(2)	Determination Date	12 December 2019
PR Number	PR10126
Applicant/s:	Wentworth Golf Club
Owner/s:	Wentworth Golf Club
Location:	Lot 199 DP 756899, Lot 181 DP 1154782 – 130 Ploughmans Lane, Orange
Proposal:	Modification of development consent - registered club (ancillary buildings), recreation facility (outdoor). The modification is intended to expand the temporary clubhouse space within the building. This involves moving the office from inside the temporary clubhouse into the middle bay, adding a storeroom next to the office and allowing the rest of the space to be used as a gaming room (poker machines).
Value:	N/A

Reference:	DA 250/2019(1)	Determination Date	20 November 2019
PR Number	PR6918
Applicant/s:	Mr T Kerry
Owner/s:	Ophir Tavern Land Pty Ltd
Location:	Lot 50 PCE C DP 817766 - 133 Lords Place, Orange
Proposal:	Take away food and drink premises (drive‑through coffee shop)
Value:	N/A

Reference:	DA 262/2019(1)	Determination Date	24 December 2019
PR Number	PR28293
Applicant/s:	Mr J Richard
Owner/s:	Beltrasna Property Pty Ltd
Location:	Lot 218 DP 1248730 - 43 William Maker Drive, Orange
Proposal:	Multi dwelling housing, subdivision (two lot Torrens title) and subdivision (three lot Community title)
Value:	$900,000

Reference:	DA 272/2019(1)	Determination Date	13 December 2019
PR Number	PR20240
Applicant/s:	Marks Fuel Delivery Pty Ltd
Owner/s:	Tura Holdings Pty Limited
Location:	Lot 72 DP 1077737 - 59 Astill Drive, Orange
Proposal:	Service station and business identification signage
Value:	$520,000

Reference:	DA 287/2019(1)	Determination Date	18 November 2019
PR Number	PR1514
Applicant/s:	Mr K P McNamara
Owner/s:	Mr K P and Mrs M E McNamara
Location:	Lot 1 DP 347378, Lot 1 DP 341704 and Lot 1 DP 387792 and Lot 2 DP 513219 - 80 Bletchington Street and 263 and 265 Dalton Street, Orange
Proposal:	Demolition (existing dwelling, outbuildings and tree removal), shed (relocation of existing shed), carports (two new carports) and subdivision (three lot residential)
Value:	$100,000

Reference:	DA 304/2019(1)	Determination Date	25 November 2019
PR Number	PR3433
Applicant/s:	Mr M Jacobs
Owner/s:	BT Orange Property Pty Ltd
Location:	Lot 2 DP 5265 - 149 Dalton Street, Orange
Proposal:	Vehicle repair station (change of use and alterations to existing building) and business identification signage
Value:	$15,000

Reference:	DA 318/2019(1)	Determination Date	25 November 2019
PR Number	PR9719
Applicant/s:	Mr F and Mrs G Slack-Smith
Owner/s:	Mr F and Mrs G Slack-Smith
Location:	Lot 16 Sec 5 DP 2193 - 325 Peisley Street, Orange
Proposal:	Dwelling house (minor alterations), demolition (garage and tree removal), secondary dwelling and carport
Value:	$250,000

Reference:	DA 324/2019(1)	Determination Date	18 November 2019
PR Number	PR15668
Applicant/s:	Mr C J Cunich
Owner/s:	Mr C J and Mrs K A Cunich
Location:	Lot 1 DP 839889 - 1-5 Ash Street, Orange
Proposal:	Subdivision (two lot industrial)
Value:	N\A

Reference:	DA 337/2019(1)	Determination Date	18 December 2019
PR Number	PR10713
Applicant/s:	Psychological Solutions
Owner/s:	Mr A C and Mrs M A Roberts
Location:	Lot 1 DP 85324 - 14 Sale Street, Orange
Proposal:	Health services facility (change of use)
Value:	N/A

Reference:	DA 338/2019(1)	Determination Date	24 January 2020
PR Number	PR26101
Applicant/s:	Braid Superannuation Pty Limited
Owner/s:	Braid Superannuation Pty Limited
Location:	Lot 5 DP 1183249 – (Tenancy 1) 168 Dalton Street, Orange
Proposal:	Recreation facility (indoor) (change of use and internal alterations to existing building) and business identification signage
Value:	$60,000

Reference:	DA 342/2019(1)	Determination Date	6 January 2020
PR Number	PR16311
Applicant/s:	Fenton Developments Pty Ltd
Owner/s:	Mr M N and Mrs K A Bilske and Mr B L and Mrs J J Bailey
Location:	Lots 2 and 3 DP 859235 – 3 and 4 Yackerboon Place, Orange
Proposal:	Subdivision (29 lot residential)
Value:	N/A

Reference:	DA 349/2019(1)	Determination Date	24 January 2020
PR Number	PR28112
Applicant/s:	Willowdene Constructions Pty Ltd
Owner/s:	Mulgoa Corporations Pty Ltd
Location:	Lot 41 DP 1244657 - 9 Geraldton Street, Orange
Proposal:	Multi dwelling housing (five dwellings) and subdivision (six lot Community title)
Value:	$1,100,000

Reference:	DA 369/2019(1)	Determination Date	9 December 2019
PR Number	PR15091
Applicant/s:	Mr G Thornberry
Owner/s:	Mr A R Hutchinson
Location:	Lot A DP 346260, Lot 164 DP 750387 – 159 Hiney Road, Orange
Proposal:	Dwelling house (replacement) and farm building
Value:	$1,000,000

Reference:	DA 376/2019(1)	Determination Date	23 December 2019
PR Number	PR28331
Applicant/s:	Mr J Simpson
Owner/s:	Keronga Developments Pty Limited
Location:	Lot 20 DP 271090 - Cedar Street, Orange
Proposal:	Subdivision (eight lot Community Title residential)
Value:	N/A

Reference:	DA 377/2019(1)	Determination Date	18 December 2019
PR Number	PR19676
Applicant/s:	Trustees of the Roman Catholic Diocese of Bathurst (Orange Parish)
Owner/s:	Trustees Roman Catholic Church
Location:	Lot 20 DP 1073611 - Park Street, Orange
Proposal:	Place of public worship (alterations and additions), presbytery (alterations and additions) and carport
Value:	$700,700

Reference:	DA 378/2019(1)	Determination Date	18 December 2019
PR Number	PR28435
Applicant/s:	Mr F D Pigot
Owner/s:	Mr F D Pigot
Location:	Lot 11 DP 1255039 - 54 Hill Street, Orange
Proposal:	Demolition (tree removal)
Value:	$350

Reference:	DA 393/2019(1)	Determination Date	10 February 2020
PR Number	PR3884
Applicant/s:	Mr T Zinger
Owner/s:	Junci Properties Pty Limited
Location:	Lot 18 Sec 8A DP 979858 - 56 Endsleigh Avenue, Orange
Proposal:	Subdivision (two lot residential), subdivision (three lot Community title), demolition (outbuildings and removal of street tree), dwellings (two) and attached garages and carport (new construction)
Value:	$800,000

Reference:	DA 394/2019(1)	Determination Date	7 January 2020
PR Number	PR2280
Applicant/s:	Mr D R and Mrs A A Davis
Owner/s:	Mr D R and Mrs A A Davis
Location:	Lot 1 DP 8196 - 28 Caroline Street, Orange
Proposal:	Dual occupancy (alterations to existing dwelling to create attached dual occupancy) and subdivision (two lot Strata)
Value:	$60,000

Reference:	DA 395/2019(1)	Determination Date	10 January 2020
PR Number	PR28409
Applicant/s:	James Richmark Pty Ltd
Owner/s:	James Richmark Pty Ltd
Location:	Lot 1 DP 1258217 (formally Lot 2 DP 1250343, Lots 100 and 101 DP 1147525) – 1517, 1515 and 1539 Forest Road, Orange
Proposal:	Subdivision (four lot Community title) and Subdivision (eight lot Strata title)
Value:	N/A

Reference:	DA 396/2019(1)	Determination Date	12 February 2020
PR Number	PR14629
Applicant/s:	Orange Pre-School Kindergarten Ltd
Owner/s:	Orange City Council (lessee Orange Pre-School Kindergarten Ltd)
Location:	Lots 2 and 3 DP 237232 - 13 Moad Street, Orange
Proposal:	Centre based child care facility (alterations and additions to existing building)
Value:	$489,250

Reference:	DA 397/2019(1)	Determination Date	16 December 2019
PR Number	PR611
Applicant/s:	Ms H Zhang, Ms X Xing and Xing and Zhang Wellcare Pty Ltd
Owner/s:	Bindawalla Securities Pty Limited
Location:	Lot 5 DP 711877 - 213 Anson Street, Orange
Proposal:	Business premises (remedial massage)
Value:	$20,000

Reference:	DA 403/2019(1)	Determination Date	6 January 2020
PR Number	PR26330
Applicant/s:	Orange Ex-Services Club Limited
Owner/s:	Orange Ex-Services Club Limited
Location:	Lot 200 DP 1191450 – 225-243 Anson Street, Orange
Proposal:	Registered club (alterations and additions to existing building)
Value:	$1,100,000

Reference:	DA 411/2019(1)	Determination Date	10 February 2020
PR Number	PR25814
Applicant/s:	Hiflow Concrete Pumps
Owner/s:	Mr N P and Mrs J Brooking
Location:	Lot 10 DP 1176470 - 3 Atlas Place, Orange
Proposal:	Mixed use development (depot and warehouse or distribution centre)
Value:	$300,000

Reference:	DA 420/2019(1)	Determination Date	10 February 2020
PR Number	PR7446
Applicant/s:	Mr T Ford
Owner/s:	Mr A J Ford
Location:	Lot 6 DP 37468 and Lot 1 DP 455302 -55-57 March Street, Orange
Proposal:	Office premises (change of use from shop)
Value:	N/A

Reference:	DA 4/2020(1)	Determination Date	30 January 2020
PR Number	PR20604
Applicant/s:	Mustang Rocks Pty Ltd
Owner/s:	Mr A Blyth and Ms D L Chappel
Location:	Lot 16 DP 1085726 - 120 McLachlan Street, Orange
Proposal:	Demolition (tree removal)
Value:	$1,500

TOTAL NET* VALUE OF ALL DEVELOPMENTS APPROVED UNDER DELEGATED AUTHORITY IN THIS PERIOD: $19,836,800.00

* Net value relates to the value of modifications. If modifications are the same value as the original DA, then nil is added. If there is a plus/minus difference, this difference is added or taken out.

Planning and Development Committee 3 March 2020

2.2 Development Application DA 33/2020(1) - 1521 Forest Road (Private Hospital Fitout - Operating Theatres)

RECORD NUMBER: 2020/295

AUTHOR: Summer Commins, Senior Planner

EXECUTIVE Summary

Application lodged	3 February 2020
Applicant/s	James Richmark Pty Ltd
Owner/s	James Richmark Pty Ltd
Land description	Lot 1 DP 1258217 - 1521 Forest Road, Orange
Proposed land use	Hospital (fitout works relating to existing building: operating theatres, associated support areas and facilities- Level 4, Ground Level and Rooftop)
Value of proposed development	$4,900,000

This development application relates to the private hospital building within the Bloomfield private health precinct at Lot 1 DP 1258217 – 1521 Forest Road, Orange (see locality at Figure 1).

The proposed development involves internal fit-out works on Level 4 of the private hospital building to provide seven (7) operating theatres and associated support facilities and spaces. Minor external works will also be undertaken to accommodate rooftop plant, and ground level waste store and medical gas compound.

The proposed development for part-hospital fitout will be entirely consistent with the intent of the Major Project Approval (private hospital and medi-motel) (MP 08_0233) relating to the subject land that was approved by the Department of Planning, Industry and Environment. The development is not contrary to applicable Local and State planning provisions. Approval of the application is recommended.

Figure 1 – locality plan

DECISION FRAMEWORK

Development in Orange is governed by two key documents Orange Local Environment Plan 2011 and Orange Development Control Plan 2004. In addition the Infill Guidelines are used to guide development, particularly in the heritage conservation areas and around heritage items.

Orange Local Environment Plan 2011 – The provisions of the LEP must be considered by the Council in determining the application. LEPs govern the types of development that are permissible or prohibited in different parts of the City and also provide some assessment criteria in specific circumstances. Uses are either permissible or not. The objectives of each zoning and indeed the aims of the LEP itself are also to be considered and can be used to guide decision making around appropriateness of development.

Orange Development Control Plan 2004 – the DCP provides guidelines for development. In general it is a performance based document rather than prescriptive in nature. For each planning element there are often guidelines used. These guidelines indicate ways of achieving the planning outcomes. It is thus recognised that there may also be other solutions of merit. All design solutions are considered on merit by planning and building staff. Applications should clearly demonstrate how the planning outcomes are being met where alternative design solutions are proposed. The DCP enables developers and architects to use design to achieve the planning outcomes in alternative ways.

DIRECTOR’S COMMENT

The proposed development involves internal fitout works on Level 4 of the private hospital building to provide seven (7) operating theatres and associated support facilities and spaces, together with minor external works to accommodate rooftop plant, and ground level waste store and medical gas compound. The building itself has been constructed pursuant to the Major Project Approval (private hospital and medi-motel) (MP 08_0233) relating to the subject land that was approved by the Department of Planning, Industry and Environment. It is recommended that Council supports the development as proposed.

Link To Delivery/OPerational Plan

The recommendation in this report relates to the Delivery/Operational Plan strategy “10.1 Preserve - Engage with the community to ensure plans for growth and development are respectful of our heritage”.

Financial Implications

Nil

Policy and Governance Implications

Nil

Recommendation

That Council consents to development application DA 33/2020(1) for Hospital (fitout works relating to existing building: operating theatres, associated support areas and facilities - Level 4, Ground Level and Rooftop) at Lot 1 DP 1258217 - 1521 Forest Road, Orange pursuant to the conditions of consent in the attached Notice of Approval.

further considerations

SUPPORTING INFORMATION

BACKGROUND

The Bloomfield private hospital precinct was initially the subject of a Major Project Concept Approval (MP07_0072) granted by the NSW Minister for Planning on 23 November 2008. The concept approval and the 2 project approvals have been the subject of various amendments which have been subsequently approved by the Department of Planning Industry and Environment. The Concept Approval had four distinct precincts as follows (refer Figure 2):

Precinct 1:

Health facilities (pathology, medical imaging, medical suites) and retail (convenience store, hairdresser, takeaway food and drink premises). Project Approval has been granted for Precinct 1 (MP 08_0232 (as modified)).

Precinct 2:

Private hospital and medi-motel. Project Approval has been granted for Precinct 2 (MP 08_0233 (as modified)).

Precinct 3:

Child care centre (100 places) and residential purposes (7,500m² GFA or 59 x two bedroom apartments).

Precinct 4:

Residential purposes (17,000m² GFA or 157 x two bedroom apartments).

Figure 2: Project Concept Approval Masterplan

The applicants have recently surrendered the concept approval relating to the site so as to facilitate the further consideration of the planning proposal for future retail opportunities. The proposed development relates to the private hospital building within Precinct 2, as circled in red in Figure 2. The private hospital is now known as Bloomfield Medical Centre.

The Project Approval for the private hospital (MP 08_0233 Mod 2) required that further development consent be obtained for fitout of the building (Condition D5). Consent is now sought for fitout works generally relating to Level 4.

Level 4 currently comprises an open space with a floor area of some 2,285m² with central core of lift well, stairwell, plant and toilets.

THE PROPOSAL

The proposal involves fitout of Level 4 to provide:

· seven (7) (general and specialist) operating theatres and adjacent support facilities and spaces;

· patient recovery areas;

· nurses’ stations;

· staff offices;

· reception and waiting area;

· admissions and interview rooms;

· public amenities;

· stores and utility rooms, and

· waste room.

Minor internal demolition works relating to the existing plant room and toilets will be required to accommodate the proposed new spaces. The proposed Level 4 floor plan is depicted below (see Figure 3).

Figure 3 – proposed Level 4 floor plan

The proposal also involves an expansion to the existing rooftop plant enclosure to accommodate air handling units. The expanded enclosure will be provided with a powder-coated screen to match the existing, as depicted in Figure 4.

Figure 4 – rooftop plant screen enclosure (north elevation)

A medical gas compound will be constructed at ground level, external to the south side of the existing building. The compound will comprise a new structure and extended waste bin enclosure adjacent to the loading area, as depicted below (see Figure 5). A medical gas room will also be established internally at ground level.

Figure 5– external medical gas compound internal gas room

The proposed development also involves a remote oxygen storage tank and enclosure adjacent to the southern boundary and accessed via the internal cul-de-sac (see Figure 6).

Figure 6 – oxygen storage tank and enclosure

MATTERS FOR CONSIDERATION UNDER THE ENVIRONMENTAL PLANNING AND ASSESSMENT ACT 1979

Section 1.7 - Application of Part 7 of the Biodiversity Conservation Act 2016 and Part 7A of the Fisheries Management Act 1994 (cont)

Section 1.7 of the EP&A Act 1979 identifies that Part 7 of the Biodiversity Conservation Act 2016 and Part 7A of the Fisheries Management Act 1994 have effect in connection with terrestrial and aquatic environments.

The Biodiversity Offset Scheme does not apply to the development. The proposed works will be wholly located within the building envelope or the immediate (cleared) curtilage and will have nil impact on biodiversity or habitat values.

SECTION 4.15 EVALUATION

Provisions of any Environmental Planning Instrument S4.15(1)(a)(i)

Orange Local Environmental Plan 2011

Part 1 - Preliminary

Clause 1.2 Aims of Plan

The particular aims of Orange LEP 2011 relevant to the proposal include:

(a) to encourage development which complements and enhances the unique character of Orange as a major regional centre boasting a diverse economy and offering an attractive regional lifestyle,

(b) to provide for a range of development opportunities that contribute to the social, economic and environmental resources of Orange in a way that allows present and future generations to meet their needs by implementing the principles for ecologically sustainable development,

(f) to recognise and manage valued environmental heritage, landscape and scenic features of Orange.

The application is considered to be consistent with the applicable aims of the plan as outlined in this report.

Clause 1.6 Consent Authority

Clause 1.6 is applicable and states:

The consent authority for the purposes of this Plan is (subject to the Act) the Council.

Clause 1.7 - Mapping

The subject site is identified on the LEP maps in the following manner:

Land Zoning Map:	Land zoned R1 General Residential
Lot Size Map:	No minimum lot size
Heritage Map:	Not a heritage item or conservation area; adjacent to a heritage item
Height of Buildings Map:	No building height limit
Floor Space Ratio Map:	No floor space limit
Terrestrial Biodiversity Map:	No biodiversity sensitivity on the site
Groundwater Vulnerability Map:	Groundwater vulnerable
Drinking Water Catchment Map:	Not within the drinking water catchment
Watercourse Map:	Not within or affecting a defined watercourse
Urban Release Area Map:	Not within an urban release area
Obstacle Limitation Surface Map:	No restriction on building siting or construction
Additional Permitted Uses Map:	No additional permitted use applies
Flood Planning Map:	Partly within a flood planning area

Those matters that are of relevance are addressed in detail in the body of this report.

Clause 1.9A Suspension of Covenants, Agreements and Instruments

Clause 1.9A is applicable and states in part:

(1) For the purpose of enabling development on land in any zone to be carried out in accordance with this Plan or with a consent granted under the Act, any agreement, covenant or other similar instrument that restricts the carrying out of that development does not apply to the extent necessary to serve that purpose.

(2) This clause does not apply:

(a) to a covenant imposed by the Council or that the Council requires to be imposed, or

(b) to any prescribed instrument within the meaning of Section 183A of the Crown Lands Act 1989, or

(c) to any conservation agreement within the meaning of the National Parks and Wildlife Act 1974, or

(d) to any Trust agreement within the meaning of the Nature Conservation Trust Act 2001, or

(e) to any property vegetation plan within the meaning of the Native Vegetation Act 2003, or

(f) to any biobanking agreement within the meaning of Part 7A of the Threatened Species Conservation Act 1995, or

(g) to any planning agreement within the meaning of Division 6 of Part 4 of the Act.

In consideration of this clause, Council staff are not aware of the title of the subject property being affected by any of the above.

Part 2 - Permitted or Prohibited Development

Clause 2.1 - Land Use Zones

The subject land is zoned R1 General Residential. The proposed development is defined as a hospital.

The proposal is permitted pursuant to Major Project Approval MP 08_0233. Furthermore, health service facilities (including hospitals) are permitted in the R1 General Residential zone pursuant to Clause 57(1) of State Environmental Planning Policy (SEPP) Infrastructure 2007 (see below).

Clause 2.3 - Zone Objectives and Land Use Table

The objectives for land zoned R1 General Residential are:

· To provide for the housing needs of the community.

· To provide for a variety of housing types and densities.

· To enable other land uses that provide facilities or services to meet the day to day needs of residents.

· To ensure development is ordered in such a way as to maximise public transport patronage and encourage walking and cycling in close proximity to settlement.

· To ensure that development along the Southern Link Road has an alternative access.

The proposed development is consistent with the relevant objectives of the R1 zone. The proposal involves hospital fitout and ancillary structures for an approved health services facility, which will meet the needs of local and wider residents. The subject land is serviced by public transport. The site does not have frontage or access to the Southern Link Road.

Part 3 - Exempt and Complying Development

The application is not exempt or complying development.

Part 4 - Principal Development Standards

The Part 4 Development Standards do not apply to the subject land or proposed development.

Part 5 - Miscellaneous Provisions

Clause 5.10 - Heritage Conservation

The subject land is located adjacent to a State-listed heritage item: Item 21- Bloomfield Hospital “Nymagee Lodge” including landscape features, entry gateway, Elm Avenue and grounds).

Clause 5.10 is applicable and states in part:

(4) The consent authority must, before granting consent under this clause in respect of a heritage item or heritage conservation area, consider the effect of the proposed development on the heritage significance of the item or area concerned.

In consideration of this clause, the proposed development will not have adverse impacts on the significance of the nearby listed item. The proposed works will be largely confined to the existing building envelope and/or located at the rear of the building. There will be nil spatial and visual relationship between the heritage item and proposed development.

Part 6 - Urban Release Area

Not relevant to the application. The subject site is not located in an Urban Release Area.

Part 7 - Additional Local Provisions

Clause 7.3 - Stormwater Management

Clause 7.3 is applicable. This clause states in part:

(3) Development consent must not be granted to development on land to which this clause applies unless the consent authority is satisfied that the development:

(a) is designed to maximise the use of water permeable surfaces on the land having regard to the soil characteristics affecting onsite infiltration of water, and

(b) includes, where practical, onsite stormwater retention for use as an alternative supply to mains water, groundwater or river water, and

(c) avoids any significant impacts of stormwater runoff on adjoining downstream properties, native bushland and receiving waters, or if that impact cannot be reasonably avoided, minimises and mitigates the impact.

The proposed development will not alter existing stormwater drainage arrangements that service the subject land and building. The development will not be contrary to Clause 7.3.

Clause 7.6 - Groundwater Vulnerability

The subject land is identified as ‘Groundwater Vulnerable’ on the Groundwater Vulnerability Map. Clause 7.6 applies. This clause states in part:

(3) Before determining a development application for development on land to which this clause applies, the consent authority must consider:

(a) whether or not the development (including any onsite storage or disposal of solid or liquid waste and chemicals) is likely to cause any groundwater contamination or have any adverse effect on groundwater dependent ecosystems, and

(b) the cumulative impact (including the impact on nearby groundwater extraction for potable water supply or stock water supply) of the development and any other existing development on groundwater.

In consideration of Clause 7.6, there are no aspects of the proposed development that will impact on groundwater and related ecosystems. The site is connected to Council’s reticulated sewerage system.

Clause 7.11 - Essential Services

Clause 7.11 applies and states:

Development consent must not be granted to development unless the consent authority is satisfied that any of the following services that are essential for the proposed development are available or that adequate arrangements have been made to make them available when required:

(a) the supply of water,

(b) the supply of electricity,

(c) the disposal and management of sewage,

(d) storm water drainage or onsite conservation,

(e) suitable road access.

In consideration of this clause, the listed utility services are available to the land and adequate for the proposal.

State Environmental Planning Policy 55 - Remediation of Land

SEPP 55 - Remediation of Land is applicable and states in part:

7(1) A consent authority must not consent to the carrying out of any development on land unless:

(a) it has considered whether the land is contaminated, and

(b) if the land is contaminated, it is satisfied that the land is suitable in its contaminated state (or will be suitable, after remediation) for the purpose for which the development is proposed to be carried out, and

(c) if the land requires remediation to be made suitable for the purpose for which the development is proposed to be carried out, it is satisfied that the land will be remediated before the land is used for that purpose.

Contamination clearance was given for the subject land in conjunction with the Major Project Approval. The proposed hospital fitout works will not necessitate further contamination investigation. The subject land is suitable in its current form for the proposed development.

State Environmental Planning Policy (Infrastructure) 2007

Division 10 Health Services Facilities

Pursuant to Clause 57 Development permitted with consent:

(1) Development for the purpose of health services facilities may be carried out by any person with consent on land in a prescribed zone.

Consent is sought for hospital fitout in accordance with this clause.

Pursuant to Division 17 Roads and Traffic, Clause 101 Development with frontage to classified road:

(2) The consent authority must not grant consent to development on land that has a frontage to a classified road unless it is satisfied that—

(a) where practicable and safe, vehicular access to the land is provided by a road other than the classified road, and

(b) the safety, efficiency and ongoing operation of the classified road will not be adversely affected by the development as a result of—

(i) the design of the vehicular access to the land, or

(ii) the emission of smoke or dust from the development, or

(iii) the nature, volume or frequency of vehicles using the classified road to gain access to the land, and

(c) the development is of a type that is not sensitive to traffic noise or vehicle emissions, or is appropriately located and designed, or includes measures, to ameliorate potential traffic noise or vehicle emissions within the site of the development arising from the adjacent classified road.

In consideration of this clause, the subject land has frontage and existing access to Forest Road, being a classified road. The siting and design of the access; the nature, volume and frequency of vehicles using the access; and the effects of traffic noise and vehicle emissions within the site were considered for the Major Project Approval. The proposed hospital fitout works will not alter the approved arrangements.

Provisions of any Draft Environmental Planning Instrument that has been Placed on Exhibition 4.15(1)(a)(ii)

State Environmental Planning Policy Draft Remediation of Land

The Draft Remediation of Land SEPP is applicable. The Draft SEPP requires in part that consideration be given to potential contamination on nearby or neighbouring properties and groundwater. Land adjoining the site is not identified or considered to be contaminated. The contamination status of neighbouring residential lands will not impact on the proposed development.

Draft Orange Local Environmental Plan 2011 (Amendment 21)

Draft Amendment 24 has recently completed public exhibition (26 July – 26 August 2019). The Draft Plan involves various administrative amendments to the LEP including updated maps, and new and amended clauses. The proposed development is not contrary to any matter contained in the Draft Amendment.

DESIGNATED DEVELOPMENT

The proposed development is not designated development.

INTEGRATED DEVELOPMENT

The proposed development is not integrated development.

Provisions of any Development Control Plan S4.15(1)(a)(iii)

Development Control Plan 2004

The following parts of DCP 2004 are applicable to the proposed development:

· Part 0 – Transport Routes

· Part 2 - Natural Resource Management

· Part 3 - General Considerations

· Part 4 - Special Environmental Considerations

· Part 15 – Car Parking

The relevant matters in Parts 2, 3 and 4 were considered in the foregoing assessment under Orange LEP 2011.

The relevant matters in Parts 0 and 15 are addressed below.

DCP 2004 - 0 Transport Routes

The DCP Planning Outcomes for Transport Routes include:

· The development provides a high standard of visual appeal to motorists, cyclists and pedestrians as well as adjoining property owners.

· The visual appearance of the development, including any signage, lighting or other ancillary element must not generate a distraction to motorists.

· Any signage must not be animated whether by movement or flashing lights.

· Where land has more than one street frontage, the street with the lower volume of traffic is to provide the principal access to the development…

· Where access is provided onto an arterial road, distributor road or major collector road, the access point must have appropriate safe sight distances…

· Where onsite customer parking is provided that is not immediately visible from public road, clear and unimpeded directional signage must be displayed.

· Where the proposal is residential, or another noise sensitive form, appropriate noise mitigation measures to limit the development from traffic noise must be demonstrated

In consideration of the above Planning Outcomes:

- The proposed works will be internal to the building or at the rear of the building, and will not alter the building appearance. The expanded rooftop plant enclosure will match the existing enclosure. There are no aspects of the proposal that would generate a distraction to motorists.

- The proposed development will not alter existing access arrangements to the subject land via Forest Road. The site does not have secondary frontage to another public road.

- Existing and other approved car parking areas on the subject land are reasonably exposed to the public road.

- The impacts of traffic noise and vehicle emissions were considered during assessment of the Major Project Approval. The proposed fitout works will not alter the approved situation.

DCP 2004 - 15 Car Parking

The relevant DCP Planning Outcomes for Car Parking include:

· Adequate off-street car parking is provided in accordance with the Table…

· Car parking areas are designed according to Australian Standard…

In consideration of the planning outcomes, Project Approval MP 08_0233 (Mod 2) required 243 onsite parking spaces to be provided for Precinct 2 to service the private hospital and medi-motel. It is noted that the parking provision associated with the landuses was based on the minimum parking requirements for hospital and motel as contained in Orange DCP 2004.

The proposed development for hospital fitout is entirely consistent with the defined landuse (hospital) and the intent of Project Approval MP 08_0233. The proposal will not generate additional parking demands than those considered and anticipated for MP 08_0233.

The existing parking provision and car park layout for the private hospital is consistent with the latest approved site Masterplan pursuant to MP 08_0233 (Mod 3) (refer Figure 7). As noted above, a total of 243 car spaces are required, with 259 spaces provided. Potential opportunity for additional parking over and above that provided to date within the areas formerly known as Precincts 3 and 4 will be considered and determined in conjunction with the assessment of any future applications for development on that land.

Figure 7 – approved part site plan: MP 08_0233

DEVELOPMENT CONTRIBUTIONS

Council’s Assistant Development Engineer advises that water and sewer headworks changes have been paid for the private hospital under the Voluntary Planning Agreement. No further headworks charges are applicable to the proposed development.

Provisions Prescribed by the Regulations S4.15(1)(a)(iv)

Demolition of a Building (clause 92)

The proposal does not involve the demolition of a building.

Fire Safety Considerations (clause 93) and Buildings to be Upgraded (clause 94)

Council’s EBHS advises:

The proposal will be located on the 4^th floor of a brand new building which should be compliant with the current requirements. The main BCA compliance issues associated with the fitout of this level will relate to occupant egress (travel distances) and whether any fire safety measures such as fire hydrants, fire hose reels, sprinkler systems or smoke/heat detection systems need to be revised/relocated/adjusted due to the proposed floor plan and uses within that storey. This details will need to be assessed by the Certifier at the CC stage.

BASIX Commitments (clause 97A)

BASIX is not applicable to the proposal. The fitout will need to comply with Section J of the BCA.

The Likely Impacts Of The Development S4.15(1)(b)

Visual Impacts

The proposed development will not have adverse visual impacts for the site and setting. Level 4 fitout works will be internal and will not alter the building appearance. The extension to the rooftop plant enclosure will match the existing enclosure in height, detailing and finishes. The gas compound and waste store will be located at the rear of the building, and are considered to be of acceptable scale and design for back-of-house utility structures. The remote oxygen storage tank and enclosure is an expected visual element within a hospital setting. The structure will be screened from Forest Road by the medi‑motel.

Traffic Impacts

The proposal will not alter the approved situation in relation to site access, car parking and service vehicle manoeuvring. The proposed improvements will not conflict with existing vehicle areas within the site.

Environmental Impacts

Environmental impacts, including sediment and erosion control, groundwater, biodiversity values, cultural values and contamination were considered in the foregoing assessment.

The Suitability Of The Site S4.15(1)(c)

The subject land is suitable for the development due to the following:

· the proposal is entirely consistent with the intent of Project Approval MP 08_0233;

· existing access and parking arrangements are suitable;

· there is no known contamination on the land;

· all utility services are available and adequate;

· the site is not subject to natural hazards;

· the subject land has no particular environmental values; and

· the site is not known to contain any Aboriginal, European or archaeological relics.

Any Submissions Made In Accordance With The Act S4.15(1)(d)

Health services facilities are advertised development pursuant to Council’s Community Participation Plan 2019, excepting when the works relate to an already approved landuse. The subject private hospital has Project Approval pursuant to MP 08_0233. As such, public notice and exhibition of the DA was not required. No submissions have been received in relation to the application.

Public Interest S4.15(1)(e)

The proposal is not inconsistent with any relevant policy statements, planning studies and guidelines etc that have not been considered in this assessment. The proposed development is associated with ongoing expansion of a health services precinct and is considered to be in the public interest.

SUMMARY

The proposed development for part-hospital fitout is entirely consistent with the intent of Project Approval MP 08_0233. The development is not contrary to applicable Local and State planning provisions. A 4.15 evaluation of the application indicates that the proposed development is acceptable. Conditions of consent are included on the attached Notice of Approval to prevent, minimise or offset adverse environmental impacts.

COMMENTS

The requirements of the Environmental Health and Building Surveyor and the Engineering Development Section are included in the attached Notice of Approval.

Attachments

1 Notice of Approval, D20/9734 ⇩

2 Plans, IC20/2179 ⇩

Planning and Development Committee 3 March 2020

2.3 Development Application DA 34/2020(1) - 1521 Forest Road (Private Hospital Fitout - Medical Wards)

RECORD NUMBER: 2020/296

AUTHOR: Summer Commins, Senior Planner

EXECUTIVE Summary

Application lodged	3 February 2020
Applicant/s	James Richmark Pty Ltd
Owner/s	James Richmark Pty Ltd
Land description	Lot 1 DP 1258217 - 1521 Forest Road, Orange
Proposed land use	Hospital (fitout works relating to existing building: medical wards and associated support areas and facilities- Level 3)
Value of proposed development	$4,100,000

This development application relates to the private hospital building within the Bloomfield private health precinct at Lot 1 DP 1258217 – 1521 Forest Road, Orange (see locality at Figure 1).

The proposed development involves internal fitout works on Level 3 of the private hospital building to provide 34 single bed wards, and associated support spaces and facilities.

Figure 1 – locality plan

DECISION FRAMEWORK

Development in Orange is governed by two key documents Orange Local Environment Plan 2011 and Orange Development Control Plan 2004. In addition, the Infill Guidelines are used to guide development, particularly in the heritage conservation areas and around heritage items.

DIRECTOR’S COMMENT

The proposed development involves internal fitout works on Level 3 of the private hospital building to facilitate 34 single bed wards, each with an ensuite. The fitout will also include nurse stations and office, family support spaces including family room, lounge area and children’s playroom, staff amenities and paediatric bathroom, respiratory consult room, food handling room and stores and utility rooms. The building itself has been constructed pursuant to the Major Project Approval (private hospital and medi-motel) (MP 08_0233) relating to the subject land that was approved by the Department of Planning, Industry and Environment. It is recommended that Council supports the development as proposed.

Link To Delivery/OPerational Plan

Financial Implications

Nil

Policy and Governance Implications

Nil

Recommendation

That Council consents to development application DA 34/2020(1) for Hospital (fitout works relating to existing building: medical wards and associated support areas and facilities - Level 3) at Lot 1 DP 1258217 - 1521 Forest Road, Orange pursuant to the conditions of consent in the attached Notice of Approval.

further considerations

SUPPORTING INFORMATION

BACKGROUND

Precinct 1:

Precinct 2:

Private hospital and medi-motel. Project Approval has been granted for Precinct 2 (MP 08_0233 (as modified)).

Precinct 3:

Child care centre (100 places) and residential purposes (7,500m² GFA or 59 x two bedroom apartments).

Precinct 4:

Residential purposes (17,000m² GFA or 157 x two bedroom apartments).

Figure 2: Project Concept Approval Masterplan

The proposed development relates to the private hospital building within Precinct 2, as circled in red in Figure 2. The private hospital is now known as Bloomfield Medical Centre.

Level 3 currently comprises an open space with a floor area of some 2,285m² with central core of lift well, stairwell, plant and toilets.

THE PROPOSAL

The proposal involves fitout of Level 3 to provide:

· 34 single bed wards, each with an ensuite;

· nurse stations and office;

· family support spaces including family room, lounge area and children’s playroom;

· staff amenities and paediatric bathroom;

· respiratory consult room;

· food handling room; and

· stores and utility rooms.

The proposed Level 3 floor plan is depicted below (see Figure 3).

Figure 3 – proposed Level 3 floor plan

MATTERS FOR CONSIDERATION UNDER THE ENVIRONMENTAL PLANNING AND ASSESSMENT ACT 1979

Section 1.7 - Application of Part 7 of the Biodiversity Conservation Act 2016 and Part 7A of the Fisheries Management Act 1994 (cont)

SECTION 4.15 EVALUATION

Provisions of any Environmental Planning Instrument S4.15(1)(a)(i)

Orange Local Environmental Plan 2011

Part 1 - Preliminary

Clause 1.2 Aims of Plan

The particular aims of Orange LEP 2011 relevant to the proposal include:

(a) to encourage development which complements and enhances the unique character of Orange as a major regional centre boasting a diverse economy and offering an attractive regional lifestyle,

(f) to recognise and manage valued environmental heritage, landscape and scenic features of Orange.

The application is considered to be consistent with the applicable aims of the plan as outlined in this report.

Clause 1.6 Consent Authority

Clause 1.6 is applicable and states:

The consent authority for the purposes of this Plan is (subject to the Act) the Council.

Clause 1.7 Mapping

The subject site is identified on the LEP maps in the following manner:

Land Zoning Map:	Land zoned R1 General Residential
Lot Size Map:	No minimum lot size
Heritage Map:	Not a heritage item or conservation area; adjacent to a heritage item
Height of Buildings Map:	No building height limit
Floor Space Ratio Map:	No floor space limit
Terrestrial Biodiversity Map:	No biodiversity sensitivity on the site
Groundwater Vulnerability Map:	Groundwater vulnerable
Drinking Water Catchment Map:	Not within the drinking water catchment
Watercourse Map:	Not within or affecting a defined watercourse
Urban Release Area Map:	Not within an urban release area
Obstacle Limitation Surface Map:	No restriction on building siting or construction
Additional Permitted Uses Map:	No additional permitted use applies
Flood Planning Map:	Partly within a flood planning area