Summary of the Planning Approval Process ­ An informative document to assist owners through the process.

Bentwood Valley Estate, Pokolbin, NSW, 2320 DRAFT : 21 SEPTEMBER, 2009



This document has been created on behalf of the Executive Committee to assist owners of Lots in the Bentwood Valley Estate.




The Executive Committee is bound by the approved by- laws of the CMS. (Community Management Statement) The committee has created a 3 person Building Application sub-committee to deal with all applications for construction and to review and approve building applications from lot owners. They must use the very detailed guidelines stipulated by Singleton Council in the CMS, as well as other associated documents approved by Singleton Council including the Statement of Environmental Effects, and the Visual Impact Statement, to assess each individual application lodged by lot owners. For a "non" Pre Approved Design to be approved it requires a motion to be tabled at a general meeting, the motion then requires "unanimous" approval and it would then have to also be approved by Singleton Council. Applicants must first gain approval through the Executive Committee before having the opportunity of lodging their D.A. You are unable to go straight to Singleton Council if the Executive Committee does not approve your preferred design. Note: Appointed Architects or designers responsible for dwellings not pre approved, will need to be aware of the conditions imposed by council and the relevant statutory authorities and ensure that the design meets these guidelines as well as the CMS, before lodging a concept application to the Executive Committee.

Summary of Guidelines:

1. Lodgment of Conceptual Design Plans to the Executive Committee. 2. On approval of the concept, an email will be sent to Singleton Council, advising them of the decision. 3.

A development Application must then be lodged with Singleton Council.

4. Generally, the D.A will include: on site sewerage management system application, as well as detailed

Landscape plans, SEE, Basix Assessment and detailed Architectural design plans. The pre approved designs do not provide sufficient details for a D.A Lodgment to council.

5. Once the Development Application is approved, a Construction Certificate must be lodged, either with

an independent Private Certifying Authority (PCA) or Singleton Council.

6. Generally, the C.C will include: detailed and dimensioned Architectural plans, detailed Storm water

and sewerage plans and detailed Structural engineering plans. The pre approved designs do not provide sufficient details for a C.C Lodgment to council.

7. Upon Approval of the Construction Certificate, construction on the site may commence, upon the

Certifying Authouritie's approval. Note: Detailed plans and documents will be required by council. It is recommended that these be prepared by qualified professionals.

Summary of Criteria:

The following should be used as a guide when contemplating lodging a conceptual design to the Executive Committee: The Community Management Statement has been formulated under council's guidelines to ensure the integrity and quality of the whole Development. This document is a reference key to assist prospective owners. The council's intention is for all designs in Bentwood Valley Estate to be sympathetic , and to present a "unified" appearance. The management Statement has been prepared to protect the interests of all owners, but also to ensure the standard of construction in the Development is consistent. The CMS is aimed to ensure a high standard and quality of design and construction. The building designs should be a contemporary interpretation of traditional Australian rural residential forms, characterised by a strong relationship between the dwelling, its outbuildings and transitional zones and spaces such as verandas. The designs are to harmonise with the landscape, and incorporate an appropriate mixture of the following materials: Stone, bagged or rendered masonry, timber, fibre cement, aluminium in a timber profile, glass, colorbond sheeting. The primary materials for the villas and communal buildings are structural steel, stone facing, timber decking to balconies, and metal deck roofing. Buildings should be orientated north to maximise the site opportunities for solar access, and draw from the language of the rural barns and woolsheds of the area. Windows and external doors are preferred in timber framing. Roofing may be shingles, cement tiles in a slate pattern and colour only, slate or fibre cement laid as shingles. An amendment has been made to allow pre finished or painted corrugated iron , or close ribbed metal sheet roofing to also be utilised. The roof design should be one of unique modern roof lines with pavilion style eaves and large overhanging veranda type areas. Face brickwork is not permitted. Water tanks are encouraged. Above ground tanks are to be painted galvanised steel and located within the designated building area. A separate tank is also required to each lot for fire fighting purposes. All tanks are seen as important visual elements within the group of buildings on the lot and should be expressed as such. The natural contours of each lot are to be respected and altered as little as possible. Cut and fill on sites is to be kept to a minimum. Buildings which sit lightly on the site are encouraged. External colours are to be compatible with surrounding landscape colours, strongly contrasting colours or reflective surfaces may not be used. Landscaping of individual lots is guided by the approved development plans and the CMS. The anticipated landscaping pattern is one of open grassy allotments, existing and proposed native and local trees and shrubs, lining boundaries and driveways. Landscaping also requires approval from the Executive Committee. Retention of existing trees to each individual lot is encouraged as practically as possible. Buildings and other improvements should be located to avoid existing trees and minimise impact on their root systems. Any tree having a trunk diameter of more than 400mm must be retained.

One main aim is to keep large portions of each lot free of development. Developments should be designed so as to cluster or a group buildings on the site, as this is a characteristic of rural development. Kit Homes are discouraged by council as these generally are not designed with specific consideration to individual site constraints or appropriateness of appearance. It is considered unlikely that Kit homes will meet the aims and objectives of the CMS (Community Management Statement), SOEE (Statement of Environmental Effects), or VIA (Visual Impact Assessment). It must also be remembered that if certain aspects of the pre approved designs are seen as unreasonable or undesirable, then "minor modifications" may be accepted by the committee, as long as the Aims and Objectives of the Architectural and Landscape Design Guidelines are not compromised.

Further Information:

Several varying designs and Styles of dwelling have been pre approved by Singleton Council. These give an accurate indication as to the style of design required. These designs range from 1 bedroom to 4 bedroom designs, from single stand alone dwellings to 2 and 3 attached dwellings. Not all designs will be relevant for all sites depending on physical restrictions and statutory regulations. As well as this are pre approved landscape designs and further relevant design information which is essential for all Lot owners to acquire. The Executive committee has created design packs for each owner which includes all this information. Design packs have been burnt onto disc which include all the available information; approved and altered from the original development through to the latest changes made by the Developers. To begin planning your development, please contact Joseph Panetta and you will be provided with a comprehensive design package. These packs may be mailed out to you to assist in your enquiries.

Further Information: Singleton Council are able to provide you with further detailed advice. Furthermore: A 149 planning certificate is provided in the contract of sale. For further information please call:

Philippe Cussinet Ratnam Chandrasegaran (Chandran) Richard Barclay Joseph Panetta [[email protected]] Chairman Secretary Treasurer 0418 406664 0400 777950 0421 612137

Chairman, Building Applications Sub-Committee

# Disclaimer: This information has been provided on behalf of the Executive Committee as a guide only. The Committee does not guarantee its accuracy; this study is provided for indicative purposes only and is subject to verification and independent investigation by prospective purchasers of the site. This study is a preliminary assessment of council's requirements only. This is not meant to be a comprehensive study, but merely a guide.



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