Town Planning Report

Page 2

Aerial View 200m radius (Nearmaps June 2021)

Setbacks
PO8
Notwithstanding that intensive rural activities may need greater separation distances,
buildings and other structures are appropriately sited and designed to:
    a) avoid environmental harm or nuisance to sensitive land uses, including adverse
        impacts on amenity values, over and above what could reasonably be expected
        in the rural zone;
    b) avoid adverse impact on ecologically important areas including National Parks,
        watercourses, and wetlands;
    c) mitigate risks associated with the use of chemicals or air pollutants; and
    d) avoid conflict with rural uses and activities on adjoining properties.

Editor's note- For uses that are subject to impact assessment, required setback and separation distances will vary with the scale
and type of rural activity. Relevant factors that will be taken into account when determining appropriate distances include the
type and scale of buildings and structures proposed, the use of buildings and structures, construction methods, level of
containment and ventilation, potential noise, odour or air pollutant nuisance, topography, climatic variables, existing vegetation
between land uses, and a range of management practices that can be employed to mitigate off-site impacts.

Page 3

Response:

    (a) The proposed shed and garage are to be located to avoid environmental harm
        or nuisance to sensitive land uses. No amenity will be impacted, and the
        setback would still maintain the Rural character.
    (b) The proposed shed and garage to be located to avoid environmental harm or
        nuisance to sensitive land uses.
    (c) The shed and garage setback to the side boundary would allow sufficient
        space for landscape screening to protect the non habitable shed from any
        chemical over spay.
    (d) The shed and garage setback to the side boundary would allow sufficient
        space to avoid conflict with the adjoining lots rural activities.

The proposed dwelling and shed aims to maintain the Rural character and is to be
located so that the Agricultural activities can be maintained in the area. We request
that Council decide on the proposed dwelling house and shed with reasonable and
relevant conditions.

Should you require any further information regarding to above please do not hesitate
to contact the office on the above numbers or email any further requests.


Yours faithfully



Richard Holden
Building Certifier

Page 4

Attachment:

Owners’ reasons to build the house in the left hand corner of the property:

1. It is close to an existing power pole, extending the power to the non agricultural
are will be prohibitively expensive. To get the power line extended to the overlay
free zone will cost at least $100k based on an estimate from at local electrician.
2. It will have a minimal impact on the block - Building a safe road for cement trucks
and vehicles to go down the slow to the non agricultural overlay area will not only
be prohibitively expensive, but a safe switchback road will destroy much more
agricultural land than what the house pad will.
3. The topography of the non agricultural area is not well suited for a dwelling.
4. The fire risk in the non agricultural area is much higher for a dwelling.
5. Flood management and water damage risk in the non agricultural area in the
valley is much higher for a dwelling.
6. The proposed building site is on mostly flat land, minimising the earthworks that
have to be done in the property. The overlay free zone is a lot steeper, and will
require much more expensive earthworks and much more damage to the property.
7. The proposed site gets a constant sea breeze, that means we can built a more
energy efficient house that will not require much air conditioning.
8. The overlay free zone is identical to the rest of the agricultural overlay, it is
grassland, fit for cattle, so it will make no difference whether a house is built on the
overlay free or overlay section, the same amount of pasture will be lost.
9. The overlay free zone has no views, the corner of the proposed site on top of the
hill has amazing views of the whole property, as well as the whole valley system to
the left.
10. The overlay free zone is in the exact spot of the beginning of the water
catchment area of the entire valley system, any run off from a building site there,
and house will flow firstly into the dams and then into neighbouring dams/ water
system.
11. The overlay free zone is much closer to the Koala habitat area that the proposed
site.
12. From a financial and practical perspective, building at the entrance makes the
most sense, it will be a lot cheaper as access will be easier, and the resale value in
the future.