Shamia v Manly Council
[2004] NSWLEC 743
•12/23/2004
Land and Environment Court
of New South Wales
CITATION: Shamia v Manly Council [2004] NSWLEC 743 PARTIES: APPLICANT
RESPONDENT
Joseph Shamia
Manly CouncilFILE NUMBER(S): 11158 of 2004 CORAM: Hussey C KEY ISSUES: Development Application :- Demolition of an existing house - construction of a 3-storey residential flat building containing 3 units LEGISLATION CITED: CASES CITED: DATES OF HEARING: 14/12/2004 and 23/12/2004 EX TEMPORE
JUDGMENT DATE :12/23/2004 LEGAL REPRESENTATIVES:
APPLICANT
Mr A Galasso, barristerRESPONDENT
Mr S Griffiths, solicitor
SOLICITORS
Pike Pike & Fenwick
JUDGMENT:
THE LAND AND
ENVIRONMENT COURT
OF NEW SOUTH WALESHussey C
23 December 2004
JUDGMENT11158 of 2004 Joseph Shamia v Manly Council
1 The appeal was lodged against council’s deemed refusal of a development application proposing the demolition of an existing dwelling and subsequent construction of a three storey residential flat building containing three units on the property situated at 90 Lauderdale Avenue, Fairlight.
2 A number of issues were identified and some amendments made by the applicant in response to these issues. Consequently, the main outstanding issues concern the height of the proposal, its arched form roof, streetscape impacts, impacts on views from adjoining properties and amenity impacts on neighbouring properties.
3 The parties agreed to the appointment of Mr A Ludvik as the Court appointed expert for the planning issues and he undertook a detailed assessment of the proposal and that is contained in Exhibit 5. He concluded that the proposal was suitable for conditional consent, which includes some design amendments that he considers necessary to maintain reasonable amenity.
4 The hearing was commenced on site on 14 December, where the site and the surrounding properties were inspected. This inspection then resulted in further negotiations between the parties and subsequent amendments arose out of that meeting. The amendments to the proposal included the curved roof being replaced. There was a reduction in the overall coverage of the roof, reduction in the south-eastern elevation and balconies were decreased in area and the separation between the adjoining property at No. 88 increased. These amendments were then accepted by the council and agreement made for consent orders. However the matter was then adjourned to allow the objectors to consider the terms of the consent orders.
5 On the resumption of the matter today, four further submissions have been received. Mr Du Vernet from 14 Willyama Avenue is concerned about the admissibility of rooms in the roof if they impact on views and he considers that the proposal is still too high and too far forward at the front building line and it will create disamenity for the residents of Willyama Avenue.
6 There was a submission from Mr D Price who is concerned about the additional height and lift overruns. Mrs P Baker from 16A Willyama Avenue is concerned about the height because of its intrusion into her view lines and Mr Seminara from 88 Lauderdale Avenue is concerned about privacy loss overlooking and noise disamenity.
8 In particular I have taken special note of the Court appointed expert Mr Ludvik’s assessment of the initial proposal where he considered that it was satisfactory for consent. In my opinion the further revisions reduce adverse amenity impacts further. I am satisfied that the proposed roof height is acceptable in this context because it covers less area and the amendment results in a marginal improvement in views, but in this regard I do note the original assessment of Mr Ludvik that:7 I have considered these further submissions in the context of the planner’s agreements that the amenity impacts are reasonable so as to initially warrant the grant of the consent orders.
In terms of the height and visual impact, the adjoining dwelling house to the east, 88 Lauderdale Avenue has a parapet at approximately RL 32.2, while the adjoining dwelling house to the west, 92 Lauderdale Avenue has a ridge height of RL 34.11 and eaves at approximately 30.0.
9 As the proposed roof is to be RL 32, I agree with his assessment, there is consistency with this roof line and the height control is contained within the DCP that certainly allows some increase in height over that of the existing dwelling.
10 By reference to the photos in Exhibit 12, I consider that the revised roof does not result in an unreasonable encroachment on the water views that are currently enjoyed. Reference to those photos indicate that substantive views of that section of the waterway, together with the boats are maintained. There is a minimum loss of the foreground area which I do not think is unreasonable and taking into account the view sharing principles, that there is no guarantee that an extent of view would be maintained, within the controls that apply.
11 I also think that the amendments to reduce the balconies results in reasonable setbacks to the adjoining property and they are consistent with the level of separation, and amenity that exists within this established neighbourhood.
Consent orders12 In the ultimate, then I consider that this proposal demonstrates reasonable compliance with the intent of the development control plan and I am satisfied that the consent orders should be granted.
13 The orders of the Court are:
1. The appeal is upheld.
2. Development consent in relation to development application No. 342/04 for demolition of existing residential dwelling and erection of a three level residential flat building containing three units with basement parking, construction of a swimming pool and site landscaping at 90 Lauderdale Avenue, Fairlight, is granted subject to conditions in Annexure A hereto.
3. Exhibits to be returned except for Exhibits 5, 6, 11, A, B, C and D.
4. Costs reserved.
___________________
R Hussey
Commissioner of the Court
rjs
Annexure “A”
Conditions of ConsentManly Council v J Shamia
Premises: 90 Lauderdale Avenue, FairlightLand & Environment Court Proceedings No. 11158 of 2004
1. The development shall be implemented, subject to the conditions of this consent, in accordance with the details set out in the following:-
· Drawings/plans Nos. DA-01 to DA-05, Issue C, prepared by Blackmore Design Group Pty Limited, Architects & Project Managers dated 3.11.04;
· Landscape plan Drawing No 409.01, Issue C, prepared by Tramonte Jensen Pty Ltd, Landscape Architects dated 15.11.04.
· Stormwater Drainage Plan prepared by Cardno Young, Consulting Engineers dated 11.06.04.
2. No portion of the proposed building or works, including gates and doors during opening and closing operations, is to encroach upon any road reserve or other public land.
4. Pursuant to Section 97 of the Local Government Act, 1993, Council requires, prior to issue of the Construction Certificate, or commencement of any excavation and demolition works, payment of a Trust Fund Deposit of $10,000. The Deposit is required as security of compliance with Conditions of Consent, and as security against damage to Council property during works on the site.3. A single entrance is permitted to service the site for demolition and construction. The footway and nature strip at the service entrance shall be planked out.
Note: Should Council property adjoining the site be defective eg, cracked footpath, broken kerb etc., this shall be reported in writing to Council, at least 7 days prior to the commencement of any work on site.
5. No obstruction shall be caused to pedestrian use of Council's footpath or vehicular use of any public roadway during construction.6. The applicant is to notify Council at least 48 hours before commencement of works on any Council road so as to enable Council to supervise the carrying out of the works.
7. Any adjustment to the public utility service is to be carried out in compliance with their standards and the cost is to be borne by the applicant.
8. Details of the builder's name and licence number contracted to undertake the works shall be provided to Council prior to issue of the Construction Certificate.
9. Insurance must be undertaken with the contracted builder in accordance with the Home Building Act, 1997. Evidence of Insurance together with the contracted builder’s name and licence number must be submitted to Council prior to issue of the Construction Certificate.
10. Toilet facilities are to be provided at or in the vicinity of the work site on which work involved in the erection or demolition of a building is being carried out, at the rate of one toilet for every 20 person or part of 20 persons employed at the site, by effecting either a permanent or temporary connection to the Sydney Water's sewerage system or by approved closets.
11. Retaining walls being constructed in conjunction with excavations with such work being in accordance with structural engineer's details. Certification of compliance with the structural detail during construction shall be submitted to the Principal Certifying Authority.
13. A sign must be erected on the subject site in a prominent position stating that unauthorised entry is prohibited and giving details of the name of the builder or the person responsible for the site and 24 hour contact details. The sign is to have dimensions of approximately 500mm x 400mm.12. No person shall use or occupy the building or alteration which is the subject of this approval without the prior issue of an Occupation Certificate.
Note: The sign is not required if the building on the site is to remain occupied during the course of the building works.
14. All construction works shall be strictly in accordance with the Reduced Levels (RLs) as shown on the approved plans with certification being submitted to the Principal Certifying Authority during construction from a registered surveyor certifying ground and finished ridge levels.14. No portion of the proposed building is to encroach onto a Public Road or Reserve, except as may be permitted by the Local Government Act 1993.
15. Consent given to build in close proximity to the allotment boundary is in no way to be construed as permission to build on or encroach over the allotment boundary. Your attention is directed to the provisions of the Dividing Fences Act which gives certain rights to adjoining owners, including use of the common boundary. In the absence of the structure standing well clear of the common boundary, it is recommended that you make yourself aware of your legal position which may involve a survey to identify the allotment boundary.
16. Four (4) certified copies of the Structural Engineer's details in respect of all reinforced concrete, structural steel support construction and any proposed retaining walls shall be submitted to the Principal Certifying Authority prior to the issue of the Construction Certificate.
17. Where any excavation extends below the level of the base of the footing of a building on an adjoining allotment of land, the person causing the excavation shall support the neighbouring building in accordance with the requirements of the Building Code of Australia.
18. The floor surfaces of bathrooms, shower rooms, laundries and WC compartments are to be of an approved impervious material properly graded and drained and waterproofed in accordance with AS3740. Certification is to be provided to the Principal Certifying Authority from a licensed applicator prior to the fixing of any wall or floor tiles.
19. A suitable sub-surface drainage system being provided adjacent to all excavated areas and such drains being connected to an approved disposal system.
20. The implementation of adequate care during demolition/excavation/building/construction to ensure that no damage is caused to any adjoining properties.
21. Prior to excavation applicants should contact the various utility providers to determine the position of any underground services.
22. An adequate security fence is to be erected around the perimeter of the site prior to commencement of any excavation or construction works, and this fence is to be maintained in a state of good repair and condition until completion of the building project.
23. A dilapidation report in regard to 11 Willyama Ave, 88 Lauderdale Avenue, 92 Lauderdale Avenue and the Council land adjacent to the northern and southern boundary of the subject property, is to be submitted to Council with the Trust Fund Deposit prior to the issue of the Construction Certificate.
24. Four (4) sets of Architectural drawings and Services Specifications are to be submitted with the application for Construction Certificate.
25. All plumbing and drainage, including sewerage drainage stacks, ventilation stacks and water service pipes, shall be concealed within the building. Plumbing other than stormwater downpipes shall not be attached to the external surfaces of the building.
26. An approved water interceptor shall be provided across the driveway at the street boundary and all stormwater shall be conveyed by underground pipe to Council's street gutter to the satisfaction of the Principal Certifying Authority.
27. A system of onsite stormwater detention shall be provided within the property in accordance with Council's “Specification for on-site stormwater management 2003”. The design and details shall be submitted with the Construction Certificate Application and be approved by the Principal Certifying Authority prior to the issue of the Construction Certificate.
The specification can be downloaded from Council’s web site free of charge or a hardcopy can be purchased from Council.
28. All demolition is to be carried out in accordance with AS2601-1991.
29. Asbestos cement sheeting must be removed in accordance with the requirements of the WorkCover Authority.
30. Care shall be taken to prevent any damage to adjoining buildings.
31. The building being erected in Type A construction for a Class 2 and 7 building in accordance with the Fire Resistance Provisions of the Building Code of Australia.
32. All building work must be carried out in accordance with the provisions of the Building Code of Australia.
33. All sound producing plant and equipment being installed and operated in such a manner so as not to create a noise nuisance.
35. All healthy trees and shrubs identified for retention on the plan must be:34. Landscaping is to be carried out in accordance with the approved Landscape Plan submitted in conjunction with the Development Application. Evidence of an agreement for the maintenance of all plants for a period of 12 months from the date of practical completion of the building is to be provided to the Principal Certifying Authority prior to issue of the Final Occupation Certificate.
(i) Suitably marked before any development starts and be suitably protected from damage during the construction process; and
(ii) Retained unless their location or condition is likely to cause damage and their removal has been approved by Council.
36. All disturbed surfaces on the land resulting from the building works authorised by this approval shall be revegetated and stabilised so as to prevent any erosion either on or adjacent to the land.37. No tree other than on land identified for the construction of buildings and works as shown on the building plan shall be felled, lopped, topped, ringbarked or otherwise wilfully destroyed or removed without the approval of Council.
38. Details shall be submitted to the Principal Certifying Authority prior to issue of the Construction Certificate indicating the proposed method of water-proofing and drainage of the concrete slabs over which landscaping is being provided.
39. Landscaping being provided in accordance with the approved Landscaping Plan and maintained in accordance with that plan at all times.
40. Precautions shall be taken when working near trees to be retained including the following:
· do not store harmful or bulk materials or spoil under or near trees
· prevent damage to bark and root system
· do not use mechanical methods to excavate within root zones
· do not add or remove topsoil from under the drip line
· do not compact ground under the drip line.41. All lights used to illuminate the exterior of the buildings or site shall be positioned and/or fitted with cut off luminaries (baffles) so as to prevent the emission of direct light onto adjoining roadways and land.
42. Any ancillary light fittings fitted to the exterior of the building are to be shielded or mounted in a position to minimise glare to adjoining properties.
43. Full details of the cooling towers, exhaust fan structures and other structures on the roof are to be provided to the Principal Certifying Authority prior to issue of the Construction Certificate.
44. Prior to the commencement of any works on the land including demolition and site preparation, provision of silt control fences shall be provided. A Sediment/Erosion Control detail shall be submitted to the Certifying Authority prior to the issue of the Construction Certificate.
45. Prior to the sale, transfer, assignment or other disposal of or leasing or parting with provision of any part of the land subject to this approval, a copy of the approval shall be given to the purchaser, transferee, assignee, lessee, occupier or other person of that part of the land.
46. All materials on site or being delivered to the site shall generally be contained within the site. The requirements of the Protection of the Environment Operations Act 1997 shall be complied with when placing/stockpiling loose material, disposing of concrete waste, or other activities likely to pollute drains or water courses.
47. Deleted.
49. The works require the following inspection/certification during the course of construction:-48. A Construction Certificate Application is required to be submitted to and issued by the Council/Accredited Certifier prior to any building works being carried out on site.
Silt control fences x 1
Footing inspection - trench and steel x 1
Reinforced concrete slab x 5
Framework inspection x 1
Wet area moisture barrier x 3
Drainage inspection x 1
Driveway crossing/kerb layback x 3
Landscaping inspection x 1
Swimming pool reinforcing steel inspection x 1
Swimming pool safety fence inspection x 1
Health inspection x 1
Final inspection x 1
The cost of these inspections by Council is $1443 (being $70.00 per inspection and $113.00 for Final inspection inclusive of GST) . Should you require Council to undertake the inspection/certification, then payment is required prior to the first inspection. Inspection appointments can be made by contacting the Development Assessment Unit on 9976 1573 or 9976 1587.
At least 24 hours notice should be given for a request for an inspection and submission of the relevant inspection card. Any additional inspection required as a result of incomplete works will incur a fee of $80.00.
50. An Occupation Certificate is to be issued by the Principal Certifying Authority prior to occupation of the development.
51. Payment of $8,877.88 ($4,438.94 x 2) for the two (2) additional dwellings in respect of the contribution for the provision of the public amenities and public services shall be in accordance with Section 94 of the Environmental Planning and Assessment Act, 1979. Arrangements for such payment are to be made in accordance with Council’s policy prior to issue of the Construction Certificate.
Note: The attached yellow form is to be returned to Council with your payment of the Contribution.
52. All excavated material should be removed from the site in an approved manner and be disposed of lawfully to a tip or other authorised disposal area.
53. Deleted.
54. Any de-watering from the excavation or construction site must comply with the Protection of the Environment Operations Act 1997 and the following:
a) Ground water or other water to be pumped from the site into council’s stormwater system must by sampled and analysed by a NATA certified laboratory or Manly Council for compliance with ANZECC Water Quality Guidelines.
b) If tested by NATA certified laboratory, the certificate of analysis issued by the laboratory must be forwarded to Manly Council as the appropriate regulatory authority under the Protection of the Environment Operations Act 1997, prior to the commencement of de-watering activities.
c) Council will grant approval to commence site de-watering to the stormwater based on the water quality results received.
d) It is the responsibility of the applicant to ensure that during de-watering activities, the capacity of the stormwater system is not exceeded, that there are no issues associated with erosion or scouring due to the volume of water pumped.
e) Turbidity readings must not at any time exceed the ANZECC recommended 50ppm (parts per million) for receiving waters.
f) The developer must contact the Department of Infrastructure, Planning and Natural Resources and comply with any of their requirements.
55. Roof and framing including provision for tie downs, bracing and fixings are to be designed by a practising Structural Engineer. The Engineer is to specify appropriate wind category relating to the site terrain, house design and height of the structure, with details being submitted to the Principal Certifying Authority prior to the commencement of framework.
56. The capacity and effectiveness of erosion and sediment control devices must be maintained to Council’s satisfaction at all times.
57. Stockpiles are not permitted to be stored on Council property (including nature strip) unless prior approval has been granted.
58. Building operations such as brickcutting, washing tools or paint brushes, and mixing mortar not be performed on the roadway or public footway or any other locations which could lead to the discharge of materials into the stormwater drainage system.
60. The applicant and/or builder must prior to the commencement of work, install at the periphery of the site, measures to control sedimentation and the possible erosion of the land.59. All disturbed areas shall be stabilised against erosion to Council’s satisfaction within 14 days of completion, and prior to removal of sediment controls.
The measures must include:-
(i) siltation fencing;
(ii) protection of the public stormwater system; and
(iii) site entry construction to prevent vehicles that enter and leave the site from tracking loose material onto the adjoining public place.
61. All electrical and telecommunication services to the site are to be provided by underground cabling, with the plans notated prior to the issue of the Construction Certificate.63. Building or construction work must be confined to the hours between 7.00am to 6.00pm, Monday to Friday and 7.00am to 1.00pm, Saturday, with a total exclusion of such work on Public Holidays and Sundays. Non-offensive works where power operated plant is not used and including setting out, surveying, plumbing, electrical installation, tiling, internal timber or fibrous plaster fixing, glazing, cleaning down brickwork, painting, building or site cleaning by hand shovel and site landscaping, is permitted between the hours of 1.00pm to 4.00pm Saturdays.62. No blasting is to be carried out at any time during construction of the building.
Note: That the Protection of the Environment Operations Act 1997 may preclude the operation of some equipment on site during these permitted working hours.
64. Approval of the application to Strata Subdivide the subject property is subject to the lodgement of a linen plan for certification and payment of the appropriate fee.65. All waste waters and overflow waters from any swimming pool shall be disposed of to the sewer in accordance with the requirements of Sydney Water.
66. The filter pump and motor shall be suitably housed and located so as to reduce the possibility of noise nuisance to adjoining or nearby residents. Details are to be submitted and approved by Council/Accredited Certifier prior to the issue of the Construction Certificate.
68. The swimming pool is to be surrounded by a child-resistant barrier in accordance with the swimming Pools Act and Regulations 1992 which:67. An approved Resuscitation Notice is to be erected in a prominent position in the immediate vicinity of the swimming pool and kept current at all times.
(a) separates the swimming pool from any residential building situated on the property and from any place adjoining the property; and
(b) is designed, constructed, installed and maintained in accordance with the standards prescribed by the Regulations and appropriate Australian Standard.
69. All surface waters from areas surrounding the swimming pool shall be collected and disposed of to the stormwater system.70. An approved safety railing shall be provided around the outer elevated extremities of the swimming pool walkways, details of which shall be submitted to the Principal Certifying Authority prior to issue of the Construction Certificate.
72. Railings or other safety measures or devices that are approved by the Principal Certifying Authority are to be erected around the sides of the pool surround structure where height above natural ground level exceeds 900mm. All details of the necessary device are to be submitted to and approved by the Principal Certifying Authority prior to issue of the Construction Certificate.71. Any exposed external face of the swimming pool walls shall be concealed by suitable backfilling and landscaping so as to conceal the pool structure and to create a "buffer zone" between the proposed pool and neighbouring properties.
Note: If it is proposed that the railing or other safety measures will form part of the childproof fence or enclosure, the railing or other safety measures shall comply with Council’s requirements for childproof fencing or enclosure which must have a minimum height of 1200mm.
73. The proposed pool gates are to be mounted so that:-
(i) They are clear of any obstruction that could hold the gate open;
(ii) When lifted upward or pulled downward, movement of the gate does not release the latching device, unhinge the gate or provide a ground clearance greater than 100mm; and
(iii) They open outwards from the pool.
74. In accordance with the Roads Act 1993, written consent from Council shall be obtained and shall be in hand prior to any track-equipped plant being taken in or onto any roadway, kerb & gutter, footway, nature strip, or other property under Council's control.75. The public footways and roadways adjacent to the site shall be maintained at all times during the course of the work in a safe condition.
76. The development is to fully comply with the recommendations of the BCA Compliance Report dated 2 June 2004 prepared by Trevor Howse & Associates Pty Ltd.
77. The development is to fully comply with the Waste Management Plan prepared by Blackmore Design Group Pty Ltd dated June 2004.
78. The development is to fully comply with the recommendations of the Geo-technical Investigation Report dated 7 June 2004 prepared by GeoEnviro Consultancy Pty Ltd.
79. A detailed stormwater management plan shall be prepared to fully comply with Council's "Specification for On-site Stormwater Management 2003" and shall be submitted with the Construction Certificate application. The stormwater management plan shall be prepared by an experienced Chartered Civil Engineer. The Principal Certifying Authority shall ensure that the design complies with the above said specification prior to the issue of the Construction Certificate.
80. On completion of the drainage works the applicant is required to submit work as executed drawings of the on site stormwater detention system. The work as executed drawings shall be certified by a Chartered Professional Engineer and submitted to Council prior to the issue of the Occupation Certificate.
81. A positive covenant and the restriction on the use of land shall be imposed over the area of land affected by on site stormwater absorption/detention system. The standard wording of the positive covenant shall be obtained from Council's "Specification for On-site Stormwater Management 2003" (Appendix A). The positive covenant shall be imposed prior to the release of the Trust Fund Deposit.
82. The construction of a vehicular footpath crossing and kerb layback is required. The design and construction shall be in accordance with Council's "Specification for Construction of Vehicular Crossings". The work shall be done with plain concrete. It is the responsibility of the owner, developer and builder that they understand the above specification and strictly comply with the specification. The work shall be inspected and approved by Council officers. All works shall be carried out prior to issue of the Occupation Certificate .
83. The location of the existing Council's stormwater pipe shall be identified at site. A registered surveyor's certification of the details of the existing Council's stormwater pipe shall be submitted to Council to show that the proposed construction will not affect council's stormwater pipe. Council's approval shall be obtained prior to a Construction Certificate is issued by a Principal Certifying Authority.
84. Deleted.
85. To protect the privacy of the adjoining property at No 88 Lauderdale Avenue, fixed directional privacy screens are to be provided to the east facing window of bedroom 1 of Units 1 and 2 on the ground floor and Level 1 and the east facing window of bedroom 3 of Unit 2 on level 1. Details of the privacy screens are to be provided to Council/Accredited Certifier prior to the issue of the Construction Certificate .
86. All external toilet/ensuite windows are to be of opaque/translucent glass. Plans to be notated accordingly and provided to Council/Accredited Certifier prior to the issue of the Construction Certificate.
87. The front walls and balcony of Level 1 of the proposed development are to be setback an additional 2.5m to the north and the front walls of the attic level are to be setback a further 1.0m to the north, generally in accordance with the overlay section marked NI1 dated 14 December 2004, a copy of which is annexed hereto, to reduce the impact of the development on the streetscape and improve the view corridor to Unit 3/11 Willyama Avenue. The location of the lift and stairway are to be adjusted accordingly to suit the relocation of the floors. Amended plans are to be submitted to the Council/Accredited Certifier prior to the issue of Construction Certificate.
88. The south facing balcony on the attic level is to be reduced in accordance with drawing SK01 dated 14 December 2004, a copy of which is annexed hereto. Amended plans are to be submitted to the Council/Accredited Certifier prior to the issue of Construction Certificate.
89. Fixed privacy screens to a height of 1800mm are to be provided to the east and west facing sections of the rear balcony at attic level to avoid overlooking onto the adjoining properties. Amended plans are to be submitted to the Council/Accredited Certifier prior to the issue of the Construction Certificate.
90. This approval shall expire if the development hereby permitted is not commenced within 2 years of the date hereof or any extension of such period which Council may allow in writing on an application made before such an expiry.
91. The proposed roof is to be amended generally in accordance with SK02 dated 14 December 2004, a copy of which is annexed hereto, provided that the highest point of the parapet is no greater than RL32.00. The resulting roof and void areas shown on plan DA02C to the east and west of the attic level (unit 3) are to be non-trafficable to preserve the amenity of the adjoining properties Amended plans are to be submitted to the Council/accredited certifier prior to the issue of the Construction Certificate.
____________________________92. The landscape plan shall be amended to provide for the retention of the oleander on the eastern boundary adjacent to the cypress, to preserve the privacy of the adjoining property at No. 11 Willyama Avenue.
R Hussey
Commissioner of the Court
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