Initial Findings Report — Summary Record

Project: R2G-2026-013 — Lot 2226, Stage 2C, 913 Appin Road, Gilead

Client: Simon Canov

Engagement: FP-2026-013 Desktop Feasibility Offer — signed 6 July 2026, $2,750 inc GST

Deliverable type: R2G Initial Findings Report (produced under the r2g-initial-findings-report skill/template)

This is a vault record of the Initial Findings Report produced for this job. The full illustrated HTML report (cover, 10 sections, embedded figures) is the client-facing deliverable and is not duplicated here in full — this note captures the findings for internal tracking and to close the loop on 01_Intake/intake_brief.json's open density_mismatch (red) flag.

1. What was tested

The client requested 8 x two-storey multi-dwelling units (Class 1a) on Lot 2226, Stage 2C. This report tested that yield against the actual Contract of Sale bundle, the Stage 2C subdivision plan, and the title-registered Building Envelope Plan — no site survey or fresh planning certificate has been commissioned yet.

2. Headline finding

Three independent, differently-sourced records all point toward a maximum of 2 dwellings, not 8:

• Title — Deposited Plan Instrument (Sheet 9/20) names Lot 2226 as a "Duplex Lot" (one of only 5 in the Stage 2C release).

• Building Envelope Plan (Drawing FTH‑2C‑CC‑AAP‑CV‑SKT‑0001, legally binding on title via Restriction BEP‑5) flags Lot 2226 with a "potential dual occupancy — two dwellings" marker, subject to Council approval.

• Numbers — 718.8 m² clears Campbelltown LEP 2015 cl.4.1C's 700 m² minimum for a semi-detached dwelling in Zone R2 by only 18.8 m².

Separately, multi-dwelling housing is not a permitted use in Zone R2 (only in R3) under the Campbelltown LEP 2015 land use table — and R2 is the better-supported zone reading here (see §3 below). This is independent of, and in addition to, the title/BEP finding.

3. Correction to the file — zoning

Both PROJECT.md and 01_Intake/intake_brief.json record the zoning as "RU2 — Rural Landscape". The actual Section 10.7 Planning Certificate (Application No. 202502439, issued 11 June 2025, for the parent parcel Lot 3 DP 1240836) does not list RU2 anywhere. It lists R2 Low Density Residential, RE1 Public Recreation, SP2 Infrastructure (Classified Road) and R3 Medium Density Residential. A separate Biodiversity Certification Agreement background report in the same Contract of Sale bundle independently states the residential subdivision DA land is zoned R2 Low Density Residential and RE1 Public Recreation. On balance, R2 Low Density Residential is the better-supported reading for the Stage 2C residential lots, including Lot 2226 — not RU2. This should be corrected in PROJECT.md and intake_brief.json.

4. This closes (but does not clear) the density_mismatch red flag

intake_brief.json's red flag (30 Jun 2026) asked whether multi-dwelling housing is permissible under the recorded RU2 zoning. The zoning premise was wrong (see §3), but the underlying concern was directionally correct: the requested 8-unit yield is not supported by the records now in hand, for two independent reasons (prohibited use in the likely-correct R2 zone, and the title-registered 2-dwelling BEP notation). The flag should be updated to reflect the actual basis, not closed as resolved — no Council confirmation has been sought yet.

Where to find the full report

The full 10-section report with the structural-gaps analysis, blocking-items matrix, and ordered path-to-confirmation is at: web/Lot 2226, Stage 2C, 913 Appin Road, Gilead — Initial Findings Report.html.