Lambros v Randwick City Council

Case •

[2014] NSWLEC 1190

•

15 September 2014

Land and Environment Court


New South Wales

  • Amendment notes
Medium Neutral Citation: Lambros v Randwick City Council [2014] NSWLEC 1190
Hearing dates:5-6 August 2014
Decision date: 15 September 2014
Jurisdiction:Class 1
Before: O'Neill C
Decision:

1. The appeal is upheld.

2. Modification Application No. DA/72/2013/1, for the removal of an approved set of stairs and revisions to the garage, streetfront and terrace over, is approved, subject to the consolidated conditions of consent at Annexure 'A'.

3. The exhibits, other than exhibits 1, 8, A and H, are returned.

Catchwords: MODIFICATION APPLICATION: impact on heritage item; impact on streetscape.
Legislation Cited: Environmental Planning and Assessment Act 1979
Land and Environment Court Act 1979
Category:Principal judgment
Parties: Mr Mike Lambros (Applicant)
Randwick City Council (Respondent)
Representation: Mr I Hemmings SC (Applicant)
Mr A Seton Solicitor (Respondent)
Gionis Legal & Advisory (Applicant)
Marsdens Law Group (Respondent)
File Number(s):10394 of 2014

Judgment

  1. COMMISSIONER: This is an appeal pursuant to the provisions of s 97AA of the Environmental Planning and Assessment Act 1979 against the refusal to modify a development consent (DA/72/2013) granted by the respondent Council on 17 September 2013 (the consent). The consent relates to land at 10 Victory Street, Clovelly (the site) and approves the demolition of the existing structures and the construction of a new dwelling and garage. The grant of consent is conditional and it requires the amendment of the approved plans, which are specified in conditions 2, 3 and 4 of the consent.

  1. The proposed modification of the consent, DA/72/2013/1 (the proposal) includes the removal of a set of approved stairs between the footpath and Victory Street; an increase in the size of windows in the facade of the garage forming the western edge of the entry courtyard; relocation of the front entry gate; and changes to the position of the fence around the terrace over the garage.

  1. The disputed conditions of consent provide:

2(b). The vertical slotted windows on the eastern wall of the garage behind the planter box within the entry courtyard/bin store must have a height of not more than 1500mm, as measured from the finished floor level of the courtyard.
3. The proposed pedestrian entry gate to the forecourt/bin storage area must be relocated from the front of the retaining wall to the bottom of the public stairs, in order to provide a greater length of the reconstructed sandstone wall to the street. Amended drawings are to be submitted to and approved by Council's Director City Planning, in accordance with Section 80A(2) of the Environmental Planning and Assessment Act 1979 prior to the construction certificate being issued for the development.
4. The proposed "lower terrace" is to be replaced by an unfenced, non-accessible area with mass shrubbery planting, in order to improve consistency with the landscaped area treatment of other recently completed developments in Victory Street.
The eastern retaining wall to the upper terrace (denoted as "front terrace" on the drawings) is to be extended to the south in accordance with the markings in red on the approved drawings, in order to enclose the "lower terrace". The topmost point of the extended retaining wall is to be no less than RL13.90. A maintenance staircase of not more than 1m in width may be constructed to provide maintenance access from the "front terrace" to the "lower terrace".
Amended drawings are to be submitted to and approved by Council's Director City Planning, in accordance with Section 80A(2) of the Environmental Planning and Assessment Act 1979 prior to a construction certificate being issued for the development.
6. The existing sandstone blocks are to be reused for the reconstructed sandstone retaining wall. The reconstructed sections of the existing sandstone retaining wall are to match the original wall as closely as possible in terms of size, texture, bond pattern and alignment of blocks, mortar joint colour, and detail of capping.
7. Demolition of the existing sandstone retaining wall is to be carefully carried out to minimise any damage to the original sandstone blocks and to facilitate their reuse. Note: The existing sandstone blocks can be placed on pallets and transported to Council's Depot for temporary storage prior to reconstruction works if required. Please contact Council for further information.

  1. The appeal was subject to mandatory conciliation on 5 August 2014, in accordance with the provisions of s 34AA of the Land and Environment Court Act 1979. As agreement was not reached during the conciliation phase, the conciliation conference was terminated pursuant to s 34AA(2)(b) and the proceedings dealt with as a hearing held forthwith, pursuant to s 34AA(2)(b)(i). The parties consented to the admission of evidence given during the conciliation conference in the hearing, pursuant to s 34(12) LEC Act.

Issues

  1. The Council's contentions in the matter can be summarised as:

  • The proposed amendment to remove the public stairs will have an adverse impact on the quality of the public domain and will remove the connectivity between the existing public footpath and natural landmarks;
  • The proposed amendment to increase the width of the garage door will have an adverse impact on the heritage significance of the existing sandstone retaining wall;
  • The proposed amendment to increase in height the vertical slotted windows on the eastern wall of the garage will have an adverse impact on the curtilage of the heritage sandstone wall when viewed from the streetscape;
  • The proposed amendment to relocate the front entry gate adjacent to the garage door opening will have an adverse impact on the heritage significance of the reconstructed sandstone wall;
  • The proposed amendment to increase the trafficable area above the garage is not compatible with use of the adjoining upper stratum lots;
  • The proposed amendments to conditions 6 and 7 do not provide sufficient information to demonstrate the final form of the sandstone retaining wall and how the new wall will accommodate the thickness of the existing sandstone blocks. The proposed amendment does not conserve the heritage significance of the sandstone wall.

  1. The applicant submitted that in the event the pedestrian stairs are to be retained, the Council should indemnify the applicant against all damages made against the applicant by any person for an injury sustained when using the stair, by including additional conditions in the consent (exhibit D).

The site and its context

  1. The site is located on the western, high side of Victory Street. The site is 660.8sqm in area and contains a two storey building.

  1. The site is located on the headland between Gordon's Bay and Clovelly Beach and overlooks the car park in Bundock Park, to the east. There is a popular coastal walk around the headland.

  1. In 2003, the former Victory Street road reserve in front of the site was subdivided (DA/638/2003), adding the stratum between RL8.3 (the road level) and RL13.0 to Lot 100 of DP 1024941 (the site), which included an easement above RL11.7 for a section across the privatised stratum containing utilities (exhibit 3, f 133 and site survey in exhibit A).

  1. This arrangement of subdividing a stratum of the road reserve and adding it to the existing title of each property was carried out at the same time for numbers 4, 6, 8 and 12 Victory Street.

Planning Framework

  1. The site is zoned R2 Low Density and the proposal is permissible with consent, pursuant to Randwick Local Environment Plan 2012 (LEP 2012).

  1. The relevant aims of LEP 2012 at cl 1.2 are:

(e) to promote sustainable transport, public transport use, walking and cycling,
(i) to protect, enhance and promote the environmental qualities of Randwick,
(j) to ensure the conservation of the environmental heritage, aesthetic and coastal character of Randwick,

  1. The relevant zone objectives are:

To recognise the desirable elements of the existing streetscape and built form or, in precincts undergoing transition, that contribute to the desired future character of the area.
To protect the amenity of residents.

  1. The 'Victory Street sandstone retaining wall', in the road reserve at 2-14 Victory Street is a heritage item (LEP 2012 Heritage Map Sheet HER_007 and item L33, Schedule 5, Part 1 Heritage Items). The relevant objectives of the heritage conservation provisions of LEP 2012 at cl 5.10 are:

(a) to conserve the environmental heritage of Randwick,
(b) to conserve the heritage significance of heritage items and heritage conservation areas, including associated fabric, settings and views,

  1. Development consent is required for demolishing, moving or altering the external appearance of a heritage item, at cl 5.10(2)(a)(i) of LEP 2012.

  1. The heritage inventory form for the 'Victory Street sandstone retaining wall' dated February 2009 (exhibit E), authored by Julia Dowling of Godden Mackay Logan Pty Ltd and based on a report 'Randwick Landscape Elements, Heritage Assessment and Policies' by Godden Mackay Logan Pty Ltd (exhibit F), includes the following statement of significance:

The Victory Street road cutting and retaining walls are significant as evidence of the early twentieth-century development of civic infrastructure and road building in a sandy and undulating landscape. The sandstone retaining walls have historic associations with the operation of the stone quarries throughout the Randwick municipality and the workers employed in them. There is also some research potential in showing the relationship between the quarrying operations and the construction of the walls. The Victory Street sandstone retaining walls are well-constructed landscape features that evoke the early twentieth-century development of Randwick.

  1. The recommendations of the heritage inventory form include, 'significant individual retaining walls and associated landscape elements should be retained and conserved' and 'no new openings should be made in significant individual retaining walls to accommodate vehicular access'.

Public submissions

  1. Two resident objectors provided written submissions to Council objecting to the proposal on the basis that the applicant should be required to provide a stair for public access between the footpath and Victory Street as other properties along Victory Street have been required to do so.

Expert evidence

  1. Expert evidence was provided by Mr Matthew Choi (planning) and Mr Peter Romey (heritage) on behalf of the Council and Mr Anthony Betros (planning) and Ms Margaret Fallon (heritage) on behalf of the applicant.

  1. The following contentions refer to the Council's contentions in exhibit 1.

Contention 1: deletion of the stairs between the footpath and Victory Street

  1. The consent includes the demolition of the existing garage and stairs and the construction of a new garage and a new stair, 1.3m wide, adjacent to the northern boundary (exhibit 3, tab 4) (the approved stair). The proposal includes the deletion of the approved stair adjacent to the northern boundary.

Evidence

  1. The heritage experts agreed on the following (exhibit 4):

  • the overall integrity of the Victory Street retaining wall has been incrementally diminished in recent years by the insertion of new garages and the demolition of original wall fabric, which has resulted in the introduction of new stone, wider garage door openings, the loss of original sections of the wall and a reduction in the extent of sloping landscaping that previously connected the tops of the retaining walls to the public footpath;
  • notwithstanding the impacts on the integrity of the wall caused by recent developments, it remains of local significance and its continued listing as a heritage item is warranted;
  • the new developments at 4, 6 and 12 Victory Street are intrusive as they do not comply with the traditional pattern of garage/retaining wall/stairs where the section of low retaining wall, with its sloping garden above, is the dominant element in the composition. In the recent developments at 4, 6 and 12 Victory Street, the garage/high wall extending across the full width of the frontage has become the primary element in the composition, exacerbated by its increased height and construction in new stone;
  • the stairs that are a component of the pattern of the original retaining wall were probably constructed for the private use of the respective property owners, as there was no internal access between the residences and the garages. There is physical evidence to suggest each stair had a gate at the Victory Street level to control access.

  1. According to Mr Romey, it is desirable to retain the approved stair as it is a derivative component of the original elements that comprised the heritage item (the narrow garages, the low retaining walls with sloping gardens above and stairs with access openings at the street frontage). In his view, the consent is preferable to the proposal because it includes a new stair and the stairs are historically significant and the retention of a stair as a component of the traditional pattern of the Victory Street retaining wall is warranted (exhibit 4, par 24).

  1. According to Ms Fallon, the proposal maintains the rhythm of garage/gate/retaining wall and the preservation of this pattern is more important than providing the approved stair.

  1. In Mr Choi's opinion, stair access should be provided between the footpath and Victory Street at the site, as the stairs provide pedestrian connectivity to the coastal walkway and contribute to the streetscape. Mr Choi agreed under cross examination that the stairs are used primarily by residents of this section of Victory Street.

Findings

  1. As the consent has approved the demolition of the existing garage and stair in the former road reserve at 10 Victory Street, the 'heritage question' is not what is the heritage significance of the existing stair, or what contribution does it makes to the to the heritage item (the sandstone retaining wall), or is it an element of the heritage item; but instead the 'heritage question' is whether a new stair, in a new configuration and position adjoining the northern boundary, will in any way aid in interpreting the heritage item. The 'planning question' is whether the approved stair is desirable to provide pedestrian connectivity between the footpath and the street.

  1. In Mr Romey's view, the approved stair is a derivative component of the original elements of the heritage item and in Ms Fallon's view, it is more important to maintain the pattern of the elements of the heritage item than to provide a new stair in a location that is not consistent with the original configuration of the elements of the heritage item. It is also relevant to note that Council's heritage officer had no objection to the deletion of the approved stair on heritage grounds (exhibit 3, f 130).

  1. I accept the agreement of the heritage experts that the overall integrity of the Victory Street retaining wall, between 4 and 14 Victory Street, has been incrementally diminished by the insertion of intrusive, new garages at 4, 6 and 12 Victory Street and the consequent demolition of original wall fabric, which has resulted in the introduction of new stone, wide and large garage structures with double garage door openings, the loss of original sections of the wall and a reduction in the extent of sloping landscaping that previously connected the tops of the retaining walls to the public footpath. It was not disputed that new developments are intrusive and the garage/high wall extending across the full width of the frontage has become the primary element in the composition, exacerbated by the bulk and scale of the elements and the unsympathetic materials used to clad these structures.

  1. Despite the address of the heritage item in Schedule 5 of LEP 2012 (2 - 14 Victory Street) and the map in the heritage inventory form which shows the heritage item in a boomerang shape extending from 14 Victory Street to the corner of Victory Street and Walker Street (exhibit E, p 6), there remains very little extant fabric of the original elements comprising the sandstone retaining wall between 4 and 14 Victory Street and no original fabric at all outside 4, 6, 12 and 14 Victory Street. The only original fabric of the retaining wall is at 8 Victory Street and the site, and as the consent retains only salvaged sandstone blocks in a new boundary wall, the only original components of the retaining wall (between 4 and 14 Victory Street) will be the undeveloped garage, stair and wall remaining at 8 Victory Street.

  1. Consequently, the integrity of the heritage item relies on the intact section of wall to the north of the stair at 4 Victory Street and continuing around to the Walker Street intersection and it is this section of the sandstone retaining wall that justifies its continued heritage listing and not the scant remaining original fabric between 4 and 14 Victory Street.

  1. I do not accept that the contemporary stairs built in the road reserve in front of 14 Victory Street and in the former road reserve in front of 4 and 6 Victory Street are somehow evocative of the original configuration shown in the 1943 aerial photograph of 2 - 12 Victory Street (exhibit F, p 7). In my view, the form, finishes and arrangement of the large garage structures at 4, 6 and 12 Victory Street have obliterated any sense of continuity or connection between what little fabric remains of the sandstone wall at 8 Victory Street and the surviving, significant section of retaining wall north of 4 Victory Street to the corner of Walker Street.

  1. While it is commendable to require the incorporation of salvaged sandstone blocks in a new front boundary wall in the consent (and the proposal), I do not accept that the consent, with a new wide, straight stair, in a new configuration and position adjoining the northern boundary of the site, adjacent to a contemporary sized garage structure, will in any way contribute to or aid in the interpretation of the heritage item or provide any historical reference to the original elements comprising the sandstone retaining wall. Therefore I see no justification on heritage grounds for the retention of the approved stair in the consent.

  1. The second question in relation to the stairs is the 'planning question', that is whether the approved stair is desirable to provide pedestrian connectivity between the footpath and the street.

  1. The stairs in the former road reserve between 4 and 14 Victory Street are a practical device to overcome the unusual configuration in Victory Street of entries to each dwelling accessed from the footpath, with the garages at the street level below, primarily a result of the unusual topography and excavation and partly the result of the evolution of ownership of the road reserve. Traditionally, the occupier (having parked the car in the garage) and visitors, accessed the dwelling from Victory Street, via each stair in the road reserve, to reach the footpath and cross the front boundary of the property to the front door. Following the privatisation of the stratum for garages, the contemporary solution appears to be to provide subterranean access to each dwelling for occupants via the garage when arriving by car, with access for visitors to each dwelling still at ground level from the footpath, which requires a stair from Victory Street to the footpath to provide connectivity across the former road reserve in front of or close to each dwelling.

  1. The proposal seeks to provide a front door at the street level and subterranean access to the dwelling for both occupants and visitors, via the garage. This arrangement arises from the prerogative of the applicant and as a consequence, the stair in the former road reserve is not required by the applicant to provide access to the dwelling. There is also an entry to the dwelling from the footpath.

  1. If the approved stair is not required by the applicant, is it required by the public? Mr Choi agreed that the existing stairs in the former road reserve are used primarily by residents of this section of Victory Street. There is currently ample access to the footpath for passing pedestrians or visitors to the dwellings at 2 to 12 Victory Street, as the footpath rises from Cliffbrook Parade; there is a stair appropriately located in the public road reserve in front of 14 Victory Street and there is access to and from the public footpaths to the north of the site. In my view, there is ample pedestrian connectivity in the immediate area of the site and the approved stair would not necessarily augment the routes taken by pedestrians.

  1. For these reasons, I am satisfied that the approved stair can be deleted from the consent.

Contention 2: increase the width of the garage door

  1. The consent includes a new garage which is 4.9m wide internally, adjacent to the street boundary, with an opening of 4m. The proposal seeks to widen the garage to 5.1m internally, with an opening of 4.5m.

Evidence

  1. The planning experts agreed that 4 Victory Street has a garage door opening 5m wide, 6 Victory Street has a garage door opening 5.8m wide and 12 Victory Street has a garage door opening 6m wide (exhibit 5, p 5). The heritage and planning experts agreed in oral evidence that the proposal to widen the garage by 200mm and the opening by 500mm was acceptable, if the garage door is centred within the street elevation.

Findings

  1. I accept the agreement of the experts and I am satisfied that the proposal to modify the consent so that the garage has an internal dimension of 5.1m and an opening of 4.5m, centred in the street elevation, is acceptable.

Contention 3: height of vertical slot windows

  1. The consent includes five slotted windows in the facade of the garage forming the western edge of the entry courtyard. Condition 2(b) of the consent requires the window head to be at a maximum height of 1.5m above the finished floor level (FFL) of the courtyard. The proposal seeks to increase the height of the windows to 2.1m above the FFL of the courtyard.

Evidence

  1. The heritage experts agreed that the proposal to increase the height of the slotted windows from 1.5m to 2.1m above the FFL of the courtyard is acceptable and will not impact the heritage significance of the heritage item, as the windows are in a new secondary wall set back more than 4m from the Victory Street alignment and the 2.1m high windows will not result in an adverse impact on the significance of the reconstructed wall (exhibit 4, p 6).

  1. The planning experts disagreed on the appropriate height of the slotted windows in the garage. According to Mr Choi, the 2.1m high slotted windows will be visible from the public domain above the top of the reconstructed sandstone wall and this would introduce a new, uncharacteristic and detrimental element into the streetscape and indicate that there is a habitable space behind the facade. According to Mr Betros, the 2.1m high slot windows would increase natural light into the garage and while he agreed they are an uncharacteristic element, they would not, in his view, have a detrimental impact on the streetscape.

Findings

  1. I accept the agreement of the heritage experts that the 2.1m high slotted windows in the facade of the garage forming the western edge of the entry courtyard will not result in an adverse impact on any heritage significance of the salvaged sandstone blocks to be incorporated in a new front boundary wall. I am satisfied that the increase in height of the slotted windows from 1.5m to 2.1m above the FFL of the courtyard will not have a detrimental impact on the streetscape, because the windows are discrete; the facade containing the windows is setback from the street boundary; the appearance of the slotted windows will be softened by the vegetation in the landscape bed in front; and it is common practice to have windows in garages to provide natural light internally.

Contention 4: relocation of front entry gate

  1. Condition 3 of the consent requires the proposed pedestrian entry gate to the forecourt/bin storage area to be relocated from the front of the retaining wall to the bottom of the public stairs, in order to provide a greater length of the reconstructed sandstone wall to the street. The parties agreed that the position of the entry gate formed part of the dispute regarding whether the approved stair is retained in the consent. As the approved stair can be deleted from the consent, it follows that the position of the gate, on the northern side of the garage structure at the street boundary, is acceptable.

  1. Furthermore, the heritage experts agreed that the condition of the existing sandstone blocks in the retaining wall on the site makes it likely that there will not be sufficient salvageable sandstone blocks to construct the new front boundary wall in its entirety. For this reason, the wording of condition 6 of the consent is to be amended, by agreement (paragraph 51). Therefore the thrust of this contention, to provide a greater length of reconstructed wall to the street, would have been negated by the fact that there is likely to be insufficient salvageable sandstone to construct the wall.

Contentions 5 and 6: lower terrace design and public access to lower terrace

  1. Condition 4 of the consent requires the proposed lower terrace, above the garage entry and within the stratum that is the road reserve above RL13.0, to be replaced by an unfenced, non-accessible area with mass shrubbery planting, in order to improve consistency with the landscaped area treatment of other recently completed developments in Victory Street. The proposal seeks to provide an accessible area on the lower terrace, with a balustrade concealed behind landscaping.

Evidence

  1. The heritage experts agreed that the proposal is acceptable, if the landscape plan is amended to better achieve landscape connectivity with the upper terrace, by having a wide planted area in front of the balustrade not less than 1m deep on the south-eastern corner and gently curving around the north-eastern corner, so that the vegetation conceals the balustrade on the lower terrace. Their agreement was reflected in an amended landscape plan (exhibit H), although the planting noted on the lower terrace of exhibit H is 'low informal planting' and not a nominated species to a height of 1m, which would be required to conceal the balustrade.

  1. Mr Choi was concerned that the addition of a balustrade on the lower terrace would add to the overall height of the garage when viewed from the public domain and that the proposal is inconsistent with the treatment of the area over garages at 4, 6 and 12 Victory Street.

Findings

  1. I accept the agreement of the heritage experts that the trafficable lower terrace proposal represented in exhibit H is acceptable and note that the landscape plan requires further amendment to specify the location of species and to nominate an appropriate species to conceal the balustrade on the lower terrace. Mr Choi's concern regarding the balustrade adding to the overall height of the garage has been ameliorated by the amended proposal agreed to by the heritage experts, as the balustrade is concealed behind planting. Any inconsistency between the proposal and the redevelopment and treatment of the road reserve by neighbouring properties does not warrant the refusal of this aspect of the proposal.

Contention 7: conditions 6 and 7 regarding the salvaging and reuse of sandstone

  1. The parties agreed during the conciliation phase of the proceedings to the amended wording of condition 6 and the retention of condition 7. The agreed wording of condition 6 is:

The existing sandstone blocks are to be reused as far as practicable for the reconstructed sandstone retaining wall. The reconstructed sections of the existing sandstone retaining wall are to match the original wall as closely as possible in terms of size, texture, bond pattern and alignment of blocks, mortar joint colour and detail of capping. If necessary, recycled stone blocks of a similar size and pattern salvaged from other demolition projects and approved by Council may be used to supplement those that are able to be reused from the existing wall.

  1. I accept the agreement of the parties regarding the amended wording of condition 6 and the retention of condition 7.

Conclusion

  1. The approved stair in the former road reserve can be deleted from the consent, as there is ample pedestrian connectivity in the public domain within the immediate area of the site; the applicant does not require a stair; and I am satisfied there no justification on heritage grounds for the retention of the approved stair in the consent, as the approved stair will not in any way contribute to or aid in the interpretation of the heritage item or provide any historical reference to the original elements that comprised the wall. As the stair can be deleted, it follows that the position of the front gate directly to the north of the garage is acceptable.

  1. I accept the agreement of all the experts and I am satisfied that the proposal to modify the consent to widen the garage and the garage door opening is acceptable, if the garage door opening is centred in the street elevation.

  1. I accept the agreement of the heritage experts that the slot windows in the western wall of the entry courtyard will not result in an adverse impact on any heritage significance of the salvaged sandstone to be incorporated in a new front boundary wall and I am satisfied that the increase in height of the slot windows will not have a detrimental impact on the streetscape.

  1. I accept the agreement of the heritage experts that the trafficable lower terrace proposal represented in exhibit H is acceptable and note that the landscape plan requires further amendment.

Directions

  1. Directions were handed down on 15 August 2014 for revised plans and consolidated conditions of consent, as follows:

  • incorporate the undisputed amendments in conditions 2(a) and 2(c) of the consent, which are to be shown and noted on the architectural and landscape drawings;
  • include the modifications in the architectural drawings issue C dated 29.1.14, without colour and 'section 96' notes, but with dimensions/notes necessary to clearly explain the proposal;
  • add a key to the landscape plan (exhibit H) to specify the species nominated for each area, including a 1m high species around the upper and lower terraces above the garage; and show the fence in plan, sections and elevations around the front terrace and lower terrace on the architectural drawings; and
  • architectural drawings are to be noted with a further revision, 'for LEC modification approval' or equivalent.

  1. The parties filed the amended plans on 29 August 2014 and a consolidated set of conditions on 12 September 2014.

  1. The orders of the Court are:

(1)   The appeal is upheld.

(2)   Modification Application No. DA/72/2013/1, for the removal of an approved set of stairs and revisions to the garage, streetfront and terrace over, is approved, subject to the consolidated conditions of consent at Annexure 'A'.

(3)   The exhibits, other than exhibits 1, 8, A and H, are returned.

Susan O'Neill

Commissioner of the Court

Annexure 'A'

Amendments

15 September 2014 - dates changed


Amended paragraphs: coversheet and 58

Decision last updated: 15 September 2014

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