Mod 4 - Design Change

* The modification is considered to be substantial in impact, should it not be a fresh development application ? A possible 25% increase in population, traffic, density and runoff represents a significant change.

* With the increase in allotments there will be a greater impact on the remnant vegetation in the riparian corridors. Restriction on titles needs to ensure there is no fencing or disturbance of the riparian vegetation. An alternative superior environmental outcome, would be to utilise Clause 4.1E of the ELEP and create smaller lots with the riparian corridors placed in public reserves.
* The proposed lots generally having a length to width ratio that far exceeds the standard applied under Council's DCP of 1:2.5 for lots less than 1200m2, confirming it is a poor retrofitted outcome.
* The narrow lot outcome will create residential amenity and streetscape consistent with an R2 zone and not the spatial separation that normally characterises the large lot R5 zone.
* In dealing with current dwelling DAs on Bayridge lots that include the vegetation corridors greater than 20m that adjoin the Kings & Princes Highway frontages the width of the corridor (restriction on title) is causing the bushfire construction requirements to be higher (BAL 40 & FZ) than the subdivision approval intended.
* Where road works are proposed there is impact for the neighbouring allotments with the steep batters often in conflict with the building envelopes shown on the plan. The building envelopes shown on plan are a response to bushfire criteria and not slope suitability. In the earlier stages of Bayridge the Council has had to deal with a number situations where the building envelopes are shown on plan so as to achieve a BAL 29 subdivision approval, but prove not to be workable in reality, and the building instead has to be placed in a BAL 40 or FZ situation.
* Is there still a need for the public pathway (bushfire access) on the eastern boundary ? The tree canopy to the east has been reduced and approvals are in place for further modification as the Clyde Road Estate continues to develop. What mechanism is to be employed to ensure it does not become a vehicular short cut? The Council will not accept responsibility for maintenance of this.
* Carriage width of the Spine Road should accord with Council's IDS, which requires 7.5m width and 2.5m indentations for bus bays.

See attached submission objecting to the application and suggesting modifications