Building Survey Australian Standards of Assessment

Building Surveying assessment_ , 4

Task 1: Planning application requirements for Mosman Council

a. Documents Required

It is always a priority to check the kind of approval needed.

Development Exempt

A lot of minor changes to buildings such as renovations of the interior and other work touching on non-structural part may fall under the exempt development category. Retention of fences, walls, blinds, awnings, greenhouses, gazebos, sheds, privacy screens, enclosures, pathways, driveways, decks, pathways, internal structures that are non-load bearing, maintenance repairs and landscaping are some of the exemption works cited (NSW Government, n.d). If the alterations suggested comply with all the requirements for exemption indicated in the NSW Environmental Planning Policy, they be done without securing consent from the Council

Complying Development

Internal and external changes that are not exempted must fulfill complying development criteria. Complying development refers to a specific class of low effect development that complies with criteria already established by either the Environmental Planning Policy of the state or a Council Local Environmental Plan (NSW Government, n.d). If a proposal satisfies the whole set of complying requirements, i.e. the exempt and complying development codes of 2008, a complying development certificate is required before work is started.

Development Requiring A Development Application

In the event that a development does not meet the complying or exempt criteria, it requires lodging a development application with the Council authorities. If an approval for a development is secured for the works proposed, a construction certificate is also required before starting the building project. This project is an extension to a dwelling. Therefore, it is not a new construction. Nevertheless, it does not meet the exempt criteria. The information availed is not sufficient to determine whether it falls within the exempt criteria or complying development. Therefore, it is concluded that the development requires a development application. The documents required for the development application for Mosman Council approval include:

· a model of architectural plan. The plan is always required if the works are worth above $ 1.3 million

· the Statement of Heritage Impact; if it is affected by heritage

· a parking and traffic impact study; needed for multi-residential and commercial development

· The Australia building Code(BCA); it is particularly needed for developments to which BCA may affect the building design

· An acoustic report; if the proposed project may lead to the generation of nose effect and development of residential structures on Spit and Military Roads;

· Where works are grouped as Integrated Development there are extra fees and additional documentation needed so as to present them to the relevant government agencies such as the National Parks and Wildlife Service. The council should be contacted for additional information regarding Integrated Development.

· An arborist report

· Schedule of, new building, finishes

· A geotechnical report

· A BASIX Certificate (Monsan Council n.d).

If information is missing on the checklist, the application will be sent back along with a letter containing the required information. If it fulfills all requirements the application will be lodged officially and the process of assessment started.

b. Compliance with statutory requirements

The Planning Development and Infrastructure Act of 2016 also referred to as the PDI Act 2016 outlines the statutory requirements for approving applications for development of buildings including alterations and additions.

General Design Criteria

The proposed development includes articulated facades meant to avoid a bulky look. In order to achieve such an end, the present project utilizes various elements such as setbacks and modulation in the construction of walls, verandahs, pergolas and balconies. According to the documents for planning, there is evidence that the building is constructed from the group upwards. The ground Floors are located at a level near the natural ground level. It includes normal ceiling heights. The pitch of the roof isn’t exaggerated (Mosman Municipal Council 2004). The project includes multiple dwellings with clear entrance hierarchy. There is provision for direct access to the street to the ground floor dwellings which have a lobby entrance that is distinct from individual dwelling entrances.

The design of the alterations and additions shows architectural concordance with the buildings already in place. The additions on the first floor have been interlaced with the design to prevent a bulk/scale relationship dominance of the street, the existing building or the neighboring ones. The structures are in conformity with the originals in massing, proportion terms and the fabric in existence. The alterations and additions make use of similar bulk and scale to the base building and also make sure that the new structure avoids dominating. The proposed part of the building is smaller than the original one.

Roof Design of Building

The roof characteristics below have been taken into consideration in the context of the item, i.e. the material, the scale, materials, gable, symmetry/asymmetry, eave and verge specifics. The alterations consider the design of the original structure. The type of roof, material and pitch including the proportion of the doors and windows the voids and solids ratio are important in developing a design that is compatible (Mosman Municipal Council 2004). The original material has not been altered in any way. The new development is easily distinguishable from the original.

Details of the Development and Building Materials

The additions and alterations designs restore the architectural detailing including a barge board, finial trim, awnings and verandahs at the front by choosing profiles and indicating trim for heritage items and around conservation areas. Face brickwork and painting should be avoided. Original treatments for the wall should be avoided. There a careful attention given to brick bonds use in the modification of face brick building via additions. Attention is also paid to the formation of window heads and whether tuck painting is used on mortar joints. Fresh windows have been used in with the existing fabric so as to make sure that the proportion of the windows including the details and materials are in unity with those of the original buildings (Mosman Municipal Council 2004). New Developments have reproduced period details of the base building and also respected the scale and form of the immediate surroundings.

Statutory regulations demand that the addition is sited in a careful way. They should either be at the side or rear of the structure so that alterations to the street façade are avoided and consequently limit the change impact. The alterations and additions for this project are located on the front, for this project. The recommendations notwithstanding, the project is appropriate since the additions involve a garage among others that should be sited at the front.

Consideration the details provided above, it is apparent that the project complies with the statutory requirements needs for its implementation.

c. Council required documentation as compared to legislation

Mosman Council includes a range of planning policies which vary or add to the statutory legislation.

The Design and Building Form

a. Alter intrusive aspects including the post WWII blocks and Inter-War flats so as to reduce their inappropriate form and scale such as window woods, porticos, balconies, out of character modern brickwork and landscaping.

b. To retain the late Victorian, Inter-Wars and Federation residential houses with tiled roofs that are pitched, shingle claddings and verandahs

c. Design of multiple dwelling developments so as to respect the proportions, scale, form and materials of the Federation, Victorian and Inter-War houses without the imitation of architectural specifics (Mosman Council 2018).

Fences:

a. The front fences should be constructed low to allow for the viewing of dwelling structures and the gardens at their fronts. The high fences may be acceptable on Rangers Street Avenue for purposes of reducing noise effect.

Landscaping:

a. Retain rock peering and cliffs of sandstones

b. Make use of selected trees to offer a structure and a point of reference between the residence and the garden places. Valley slope trees such as the Sydney peppermint and Sydney Red Gum that are distinctive should grow without much ado. Others that can thrive include flame trees, and jacaranda.

c. The traditional gardens in the area have enclosed spaces of grass which are defined by plantings of shrub which constitute both formal and informal hedges.

d. Keep the character of the landscape and deter development of formal gardens seen from Sydney harbor.

Streetscape:

a. Find the underground power lines for fresh developments on Avenue Road, Musgrave Street, Boy Street, Rangers Avenue and Reglan Street.

b. Improve access in Badham Avenue and Trumfield Lane by lane widening

Views:

a. Fences on the boundary should allow public views to reach the water.

b. The view for the public between buildings as seen from the streets and walkways and the ones identifiable on the landscape plan should be maintained (Mosman Council 2018)

c. The assessment checklist for this application

d. A properly filled development application document

· The applications for development must come with all the needed information as indicated in Section 2 of the DCPs.

· DA fee

The information below must be supplied with all applications for development

· a USB and a CD with each plan and required document as separate PDF saved in Adobe format

· scaled plans of architecture that has a site plan, sectional details and elevations

· an analysis plan for the site

· 10 copies of reduced A4 plan designed for notification

· Calculations and landscape plans

· Concept plans for drainage. They may need installation of an on-site detention system or creating an easement via the adjoining property

· Shadow diagrams

The information below should be supplied along with development applications where it is applicable

An architectural model; it is important if the value of the project is over $ 1.3 million

A Heritage Impact Statement – if the project is affected by heritage

Parking and Traffic Impact Study for multi-residential and commercial development

An acoustic report if such a proposal has the likelihood of generating a noise effect and construction of residential development on Spit and Military Roads

In the cases where works are categorized as Integrated Development there is a need for extra documentation including fees to be presented to the relevant agencies in government.

· An arborist report

· A plan of finishes for new buildings

· A BASIX certificate

· A Geotechnical report

Task 2: project assessment report

Several details and documents are not on the list provided in the current application

1. A drainage Plan: the drawing does not indicate how the storm water will be drained. There is a need for council officials to be consulted for the provision of details for each individual case

2. Erosion and a plan for sediment- since the site is a slope, it is needed for all building work including additions and alterations which entail changing aspects of storm water drainage systems. The plan should indicate clearly how drainage will be done during the construction work. There is a need for a qualified engineer to be the one to prepare the drawing. The information below is required

· The earthquakes extent, access roads, construction entrances, drainage lines and stockpiles

· Proposed run-off diversion measures

· Proposed runoff measures for diversion

· Suggested sediment trapping tools

· Suggested stabilization and re-vegetation measures

1. A shadow diagram; it is needed for all 2-storey or higher constructions or additions. The shadow diagram must show the following

· The true north point

· Scale 12100

· The position of proposed buildings and the ones existing

· The position of buildings on land adjoining the project

· Shadows cast at equinox including the summer and winter solstice for 9 am, midday and 3pm. Show altitude and azimuth angles

· Show a change in shadows of existing to proposed development

· Indicate the adjoining buildings elevations to show the effect in the shadows that are cast from new buildings (Mosman Municipal Council 2004).

2. View- owing to the fact that the view is within the landscape of Middle Harbor and Pearl Bay, there are more requirements on the view. In the event view is an issue there is a need for photomontages and pictures to be availed. When development suggests that it will exceed the adopted limit of the Council, templates are needed. Such templates must be certified by a registered surveyor. A copy of the report should be submitted to the Council. In some cases where the views are interfered with irrespective of the stipulated limit to the height the items above may be needed.

3. Site water photos from the water where development can be seen: a photo or photographs of the scene should be provided showing how the site looks when viewed from the harbor, the public vintage point or shoreline. Such pictures should be taken when there is a low tide at about 50m the location of the site. They should be shot in sufficient light using a 35-millimeter lens adjusted to 50 mm focal length (Mosman Municipal Council 2004)

Task 3: External consultant analysis report- the geotechnical report

The report for geotechnical stability which is based on technical data that is sound should be suggested to reduce or eliminate the effect of the development and related activity. It should also reassure that the development will be secure for 100 years design period. Options should be taken into consideration, a last resolution proposed and justified by comparing it to the alternatives. The primary requirements include

· Determine the subsoil conditions in existence and the important geotechnical limits for the whole of the slope height.

· Model the conditions of the slope and check its stability. Determine the inclination of the stable slope that is in agreement with the minimum factor of safety of 1.5

· Assess and provide mitigation strategies where they are needed (Mosman council 2013)

As opposed to the needs of a steady technical data source, the present report is anchored on observations. The assessment of stability is informed a detailed inspection of surface and topographic drainage including geological conditions of the project site plus its close environs. The features were related with others of similar lots in the neighboring areas to give a basis that can be compared for risk assessment of the instability influencing the proposed development. The methods used for technical data constitute, but not restricted to boreholes, or drilling; to determine the compactness of the soil; among other aspects. Investigation of subsurface by borehole drilling or probe penetration can go as deep as 80 meters or deeper. Borehole drilling plus the standard penetration test also referred to as SPT test is the commonest and widely applied method for geotechnical investigation for the subsurface since it provides for a deeper investigation, an established correlation of the number N of the blow count and visual sample inspection, sheer strength and related design parameters of geotechnical nature (Phoon and Kulhawy 1999).

There is a need for a geotechnical report for land development at locations near cliffs or on sites that are sloping where there is excavation proposal. Mosman Council requirements demand that a geotechnical report be prepared by a qualified a qualified geotechnical expert. It should also: