Construction Project: Analyzing Council Constraints & Sydney LEP 2005

This report examines the council constraints affecting construction projects, focusing on compliance with the Sydney Local Environmental Plan (LEP) 2005. It begins by outlining the regulatory framework under the Environmental Planning and Assessment Act 1979 and Regulation 2000 in New South W...Read More

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CONSTRUCTION
By (Name)
The Name of the Class (Course)
Professor (Tutor)
The Name of School (University)
The City and State where it is located
The Date

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Table of Contents
1. Council Constraints..................................................................................................................3
Requirements for strategic planning............................................................................................3
2. Site constraints.........................................................................................................................4
Land Use Zone.............................................................................................................................4
Heights of Buildings....................................................................................................................6
Floor space ratio...........................................................................................................................7
Car Parking..................................................................................................................................9
Approvals process........................................................................................................................9
3. References..............................................................................................................................11

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1. Council Constraints
Requirements for strategic planning
Development and planning in NSW are conducted by the Environmental Planning and
Assessment Regulation 2000 and Environmental Planning and Assessment Act 1979. There are
laid down processes of approval which may be considered by the NSW for development. The
recommended works must be by the Local Environmental Plan and State Environmental
Planning Policy (Madanipour & Hull, 2017).
The recommended plans of the demolition of buildings existing on the site and the construction
of new building for commercial purposes is to be assessed in relation with various State
Environmental Planning Policies such as SEPP 2007 responsible for infrastructure and SEPP
2008 responsible for Exempting and Complying Development Codes (Howes et al., 2017). A
private certifier may give out Complying Development Certificate required for development
under the mentioned instruments thereby the approval of the council, or the DA is not required.
As a result of reviewing SEPP's, the activities were critical to follow the requirements of the
Exempt and Complying Development Code. Moreover, this was not a structure for public use,
for example, a police station, university or school the constructions were not allowed as per the
SEPP infrastructure 2007 policy (Robèrt et al., 2018).
Since one is not in a position to acquire the Complying Development Certificate from the SEPP
such an individual requires a Development Consent under the City of Sydney Council Local
Environmental Plan of 2005. A Development Application was made to the City of Sydney
Council so as consent for Development could be obtained (Schiller & Kenworthy., 2017). The
applications contained the following;

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a. Permission of the owner
b. Environmental effects statement
c. Geotechnical Report
d. Acoustic Report
e. A comprehensive report on the summary of the cost from a recognized Quantity Surveyor
f. A study on Parking and Traffic
g. An electronic copy of the very recent Architectural drawings such as floor plans,
sections, survey plans, shadow diagrams, elevations, and landscape plans.
h. A BCA statement from a Consultant from of buildings regulations.
i. A heritage effect report because the works were very close to other buildings listed under
heritage.
j. A plan on how to manage the environment
k. A plan on how waste will be managed
l. A reflectivity report
m. A plan on construction management
n. A report on efficient energy
Before the Development Application was submitted, the Sydney LEP of 2005 was reviewed to
make sure that the recommended development is by the planning instruments requirements.
Various keys areas of LEP associated with construction are discussed as follows:
2. Site constraints
Land Use Zone
It is the most challenging part in ensuring that the development must be approved as it
determinant to the authorized uses within such an area. The local authorities cannot recommend

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the use which has not been authorization within a given land use zone. For instance, a structure
for business purposes within an area people designated to live in cannot be authorized, and it
would need a variation to the LEP so as the construction can continue. As shown in the below
diagram it is for sure that this development is found within the Land use zone in the City Centre
(Broman & Robèrt, 2017).
The Sydney LEP 2005 under section 36 stipulates the aspirations of the City Centre Zone
(Bondarenko et al., 2017). The main ambitions of the zone as laid down in the Sydney LEP of
2005 and the manner in which development meets such requirements is followed;
 To enhance works and construction of structures with character and scale consistent in
attaining other zone's objectives. Such growth should be of the same size and height to
that of other building around the region.
 Promote the growth and the role of Central Sydney as one of the leading centers for
tourism, government, finance, retailing, entertainment, commerce and cultural functions

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in the Asia-pacific area. This development offers further growth of the region by
providing extra space for government employment, space for retailers, commerce and
finance (de et al., 2018).
 Safeguarding of Central Sydney's urban fine-grained fabric particularly the already set
network of lanes and streets and offer the best development of higher quality that leads to
the present urban status. The expansion enhances the creation of space for café retailers.
 Allowing diverse uses which encourage the Central Sydney's multi-use character. This
development contains spaces for both commercial and retail offices.
 Enhancing the conservation of heritage importance regions and items. This site is situated
close to heritage tools although a statement of the heritage effect was created outlining
the impacts the development may have on adjacent buildings listed under heritage.
 To facilitate active street frontages. Street frontages shall have cafes on the ground floor
to enhance active frontages.
 To expand retail business on frontages to equip streets with retailers.
Heights of Buildings
Some requirements of the Sydney LEP are that in specific regions, buildings are to be of a
certain height. As laid down in the Sydney LEP it is to make sure that;
 There is a transition of building heights between street blocks and localities.
 Buildings have the high-quality urban standards while keeping the fulfillment daylight
and exposure to the sky.
 The development of the tower takes place on sites that can give the most preferred urban
amenity and form.
 The sunlight reaches the significant places of the public majority

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 Heights that will offer a transition in land use and built state intensity between the joint
lower scale regions and the City Centre areas found in and close to Central Sydney are
nominated.
 Sunlight reaches the important sandstone structures in Special Regions so as for boost the
quality of the ground level environment used by the public (Whitehead et al., 2017).
 There is proper height transition between recent buildings and Special Areas or heritage
items
 There is the sharing of the view along the ends of Central Sydney.
The LEP sets a particular maximum height for structures situated in specific regions so as such
requirements can be met. In the below diagram 10.2 the site is located in a zone which allows
structures heights of about 60m. The recommended development will consist of a height of 24m
hence it is by the Sydney LEP 2005 requirements (Linnenluecke et al., 2017).
Floor space ratio
The ratio of the total building’s floor area to the site region is what is known as the space floor
ratio. The significant aspirations of the floor space ratio as indicated in the Sydney LEP 2005 are
as follows:
 To facilitate the provision of guests and residential accommodation
 To offer a framework for the allocation and award of heritage floor area
 To enhance some level of equality associated with potential development sites of various
sizes and other locations in different regions of Central Sydney (Alwan et al., 2017).
 To facilitate enough floor space for preferred quality development for the predictable
future.

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 To make sure that recommendations for new structures are assessed in consideration with
the development plan, urban design, design excellence and built form requirements of the
given plan.
 To control the amount of generation and development of pedestrian and vehicular traffic
 To promote the facilitation of certain facilities and uses that are of public importance.
For the set requirements to be met, the space of the floor ratio map contained in the LEP must be
met. The site is situated in a place where commercial structures can hold the highest floor ratio of
8:1. The development space is ……………………. While the total space of the floor of the
building is ………………………….. Hence the development meets the requirements of the floor
ratio as outlined in Sydney LEP 2005.
A map of the Floor Space of Central Sydney

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Car Parking
The main objectives of Sydney City associated with parking of cars as contained in Sydney LEP
2005 are dominantly for:
 To reduce the facilitation of public parking of vehicles
 To promote public transportation as the most efficient and important
 Promote public transport as a means of commuting to Central Sydney to discourage those
motor vehicles going to and through Central Sydney and boost the quality of the general
environment and pedestrian facilities.
Therefore, the development lacks the space for parking cars because this encourages public
transport use. Moreover, the existing path for bicycles that is situated particularly in front of the
development shall be re-instated after the development has been completed. The bus station
located at the corner of Kent and Druitt Street directly opposite the road together with the town
train hall directly opposite Druitt Street. Hence sufficient public transport facilities are situated
within the area and to promote the use of such facilities there will no space will be provided for
parking cars (Baum, 2017).
Approvals process
In regards to the Development Consent issue, works have not been already authorized to begin.
A Notice of Commencement and a Construction Certificate both must be given to the council.
The Commencement Notice gives 48 hours of notification that the development may begin and
the Principal Certifying Authority may be appointed for the project (Gentry et al., 2017).
However, for this development, an independent certifier was chosen for the turn-around
moments and getting in touch will be easier compared as opposed to using the council. This

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saves time as approvals will be faster. Therefore, it reduces delays in the development
(Moghadam et al., 2017).
By consulting the private certifier and the manager of the project, it was discovered that the
preferred process of approvals that will be very efficient would consist the following:
 Grant construction certificates three times containing the following:
o Excavation CC as will enable excavation activities to begin while documentation
related to the building could as well be designed.
o Demolition CC this permits works to start while the documentation for various
steps of the project will still be acquired at a similar time (Black, 2018).
o Main works CC with this the remaining works may then begin.
The advantages of such a procedure are that works could begin even with no complete
designation of the structure and without meeting all the requirements of the DA. Therefore,
design and structuring works may be conducted at the same time. Furthermore, a single Final
Occupation Certificate shall be given for the whole structure other than giving out Interim
Occupation Certificates for particular areas (Bhowmik et al., 2017).

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3. References
Alwan, Z., Jones, P. & Holgate, P., 2017. Strategic sustainable development in the UK
construction industry, through the framework for strategic sustainable development, using
Building Information Modelling. Journal of Cleaner Production, 140(1), pp. 349-358.
Baum, T., 2017. Sustainable human resource management as a driver in tourism policy and
planning: a serious sin of omission?. Journal of Sustainable Tourism, 26(6), pp. 873-889.
Bhowmik, C., Bhowmik, S., Ray, A. & Pandey, K., 2017. Optimal green energy planning for
sustainable development: A review. Renewable and Sustainable Energy Reviews, 71(1), pp. 796-
813.
Black, J., 2018. Urban transport planning: Theory and practice. 1 ed. Darwin: Routledge.
Bondarenko, T., Isaeva, E., Orekhov, S. & Soltakhanov, A., 2017. Optimization of the company
strategic management system in the context of economic instability. European Research Studies,
20(2), pp. 3-3.
Broman, G. & Robèrt, K., 2017. A framework for strategic sustainable development. Journal of
Cleaner Production, 140(1), pp. 17-31.
de, O. M. J., Homrich, A., de Mello, R. & Carvalho, M., 2018. Applying backcasting and system
dynamics towards sustainable development: The housing planning case for low-income citizens
in Brazil. Journal of Cleaner Production, 193(1), pp. 97-114.
Gentry, R. R., Lester, S.E., Kappel, C.V., White, C., Bell, T.W., Stevens, J. & Gaines, S.D.,
2017. Offshore aquaculture: Spatial planning principles for sustainable development. Ecology
and evolution, 7(2), pp. 733-743.

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Howes, M., Wortley, L., Potts, R., Dedekorkut-Howes, A., Serrao-Neumann, S., Davidson, J.,
Smith, T. & Nunn, P., 2017. Environmental sustainability: A case of policy implementation
failure?. Sustainability, 9(2), pp. 165-165.
Linnenluecke, M., Verreynne, M., de Villiers Scheepers, M. & Venter, C., 2017. A review of
collaborative planning approaches for transformative change towards a sustainable future.
Journal of cleaner production, 142(1), pp. 3212-3224.
Madanipour, A. & Hull, A., 2017. The Governance of Place: Space and planning processes. 1
ed. New England: Routledge.
Moghadam, S., Delmastro, C., Corgnati, S. & Lombardi, P., 2017. Urban energy planning
procedure for sustainable development in the built environment: A review of available spatial
approaches. Journal of Cleaner Production, 165(1), pp. 811-827.
Robèrt, K. H., Borén, S., Ny, H. & Broman, G., 2018. A strategic approach to sustainable
transport system development-Part 1: attempting a generic community planning process model.
Journal of cleaner production, 140(1), pp. 53-61.
Schiller, P. & Kenworthy., 2017. An introduction to sustainable transportation: Policy, planning
and implementation. 1 ed. Sydney: Routledge.
Whitehead, A., Kujala, H. & Wintle, B., 2017. Dealing with cumulative biodiversity impacts in
strategic environmental assessment: A new frontier for conservation planning. Conservation
letters, 10(2), pp. 195-204.