Building Survey Australian Standards of Assessment

Building Surveying assessment; , 5

Task 1

a. All documentation for boarding house in Marrickville Council

i. Cost of Works – fee cost

ii. Structural Engineer certificate or Party Wall Consent

iii. Plans

· Site Plan

· Site Analysis Plan

· Roof and Floor Plans

· Survey Plan

· Landscape Plan

· Sections and Elevations

· Notification Plans

· Shadow Diagrams

· Storm water Drainage Concept Plan

· Vehicle Access and Car Parking Plans

· Subdivision Plan

· Extra Solar Access Prerequisites

iv. Supporting Documentation

· BASIX Certificate

· Environmental Effects Statement

· Arborist Report

· Flood Risk Management Report

· Water Management Statement

· Heritage Impact Statement

· Foreshore Risk Management Report

· Conservation Management Plan

· Waste Management Plan

· Structural Engineer’s Construction Methodology and Report

· SEPP65 – Developments

· Development Standards Exceptions

· Fire Safety Schedule

· Geotechnical Report

· Access Report

· RAP in case of Contaminated Land

· Acoustic Report

· Parking and Traffic Assessment

· Social Impact Assessment

· 3D Model

· Photomontage and

· Sample and Materials Board Management Plan (Inner west Council N.D.a)

The extant application lacks a few key plans and supporting documentation mandated by the Inner West (Marrickeville) Council for development application. Particularly, it lacks a storm water Drainage Concept Plan and the council does not provide its approval for incomplete applications.

b. Compliance with statutory requirements

Affordable Rental Housing or State Environmental Planning Policy (SEPP) 2009 constitutes the key legislation permitting boarding houses. SEPP offers a set of boarding house standards whose compliance may not be utilized for refusing boarding houses (Marrickville Council N.D.a). The 2011 Marrickville Development Control Plan’s A.2.6 mandates drainage plans in case of boarding houses. The development application in question lacks such a plan, which leads to the conclusion that the application fails to adhere to Marrickville council’s development planning statutory requirements.

c. Council documentation requirements compared to legislation

Yes, Marrickville Council has more documentation requirements than what the law requires. The legislature concerned with Marrickville Council development planning includes; the 1993 Development Act, Building Code of Australia, New Zealand/Australian Standards, the 2008 Development Regulation, the 1999 Local Government Act, the 2016 Planning, Development and Infrastructure Act 2016, and the 2016 Local Nuisance and Litter Control Act. For compliance with the above legislature, Marrickville Council outlines additional documents which must be presented for guaranteeing compliance according to regional conditions and circumstances. Local Australian councils possess statutory control over development approval procedures and land-use zoning. Moreover, they are required to formulate and put local and strategic plans into effect (Yigitcanlar 2006). This, thus, makes it mandatory for the council to require additional development planning-related documentation.

d. Council development application checklist

i. Details and Plans to be presented before the council

· Survey plan

· Context analysis and site report and plan

· Scaled plans, sections and elevations

· A4 sized elevations and plans

· Finish and color schedule

· Drainage plan

· Landscape plan

· Shadow diagrams

· Subdivision plan

· Sediment and erosion plan

· Photo montages and photographs

· Waste management and recycling plan

ii. BASIX

ii. Environmental effects statement

iii. SEPP 65 assessment

iv. Minimum lodgment conditions

v. Plan of Management

vi. BCA (Building Code of Australia) compliance report (Marrickville Council, N.D.b)

Task 2: Compliance assessment report

Every external work’s development application needs to encompass an exterior finish and color schedule, presented as material and colour samples or manufacturer code-bearing trade brochures placed neatly atop a sample board. Materials and colours presented need to be referenced carefully to every planned elevation. The sample board’s coloured copies need to be included in the application as well. The existing application lacks a finish and color schedule as legally mandated.

Most development applications need an in-depth landscape plan. This plan needs to be created by an experienced and competent landscape designer or architect. It needs to display a grasp of both the plot and the context. Furthermore, it needs to be created to the scale of the survey plan, elevations and other plans. The existing application for boarding house construction fails to provide such a plan.

Every fresh structure and additions and modifications potentially leading to storm water drainage related modifications need drainage plans. Such a plan needs to demonstrate the way rainwater management will be done for the property. The council ought to be got in touch with for understanding drainage requirements applicable to the land prior to preparing a drainage plan. Further, the plan’s scale must be the same as that of the elevations and plans. Additionally, it needs to depict swales, soakage trenches, permeable or landscaping pavements and other storm water management measures. (Infiltration shouldn’t be utilized within zones characterized by rock situated near the surface or the water table being close to planned or extant surface levels.

Task 3: analysis of the acoustic report

Acoustic reports need to: a) Establish extant levels of background noise; b) Detect every potential source of noise from premise operations and all mechanical instruments and plants; c) Assess probable noise emission levels; d) Establish desired conditions for acoustics performance; and e) Offer mitigation measure recommendations (which include sound proofing management and construction) necessary for meeting the required noise conditions (Acoustics Australia 2017). The boarding house planned will encompass communal and boarding rooms. Lodgers can watch TV or listen to music within the common room or their respective rooms. Amplified music may reach 90dB(A) at one meter from the source’s center. A public health research on social noise among a sample representing young adults (i.e., between 18 and 25 years of age) revealed the preferred listening level to be 74 dB(A) (Patterson 2004). The present acoustic report has been largely limited to external noise management, and fails to adequately address internally-created noise.

Besides the solutions the report offers, the adoption of further sound management techniques has been recommended. Similar use areas (for instance, bathrooms or bedrooms) need to be located back to back, for internal noise transmission minimization. Management must supervise lodgers all the time and ensure they adhere to house rules, for minimizing the noise levels produced by boarders, according to a Management Plan. It is prohibited to organize large-scale social gatherings or to play any music within outdoor common spots. A key recommendation when it comes to noise management is: when music or the television is played within the common room or individual boarding rooms, lodgers must be urged to close their doors and windows (Patterson 2004). Signs must be posted in the common room and the house’s hallways and entryway as a reminder to lodgers that others reside nearby and noise must thus be minimized. This will help ensure all sounds and music remain within the boarding house property and the neighbors aren’t disturbed.

Task 4: determination on approval

I would not issue any permit. It is necessary to present the missing documentation needed for approval of the application by Marrickville Council. Moreover, the acoustics report-related recommendation ought to be considered as well, for approval.

a. Deferred commencement

According to deferred commencement, the consent isn’t operable so long as the applicant fails to satisfy the Council with regard to a given matter. This matter in question ensures retention of Council control over consent operability, besides ensuring maintenance of the certification of a key developmental element, of great significance to residents, in the hands of the Council (Western Australia 2010).

Within the jurisdiction of Marrickville Council, the consent for deferred commencement is inoperable and might not be executed if the Council’s delegate or the Council itself is not satisfied with: A Remediation Action Plan formulated and presented to the Council, to its satisfaction, according to appropriate Environment, Water and Climate Change Departmental guidelines, describing remediation to the areas the development impacts, and validated to ensure all contamination on the site is managed appropriately. Evidence on these matters needs to be put forward before the Council’s delegate or the Council itself within a couple of years from the determination’s date, failing which the consent lapses (Marrickville Council, N.D.a).