Lot 2226 in an unregistered Deposited Plan (Stage 2C, Figtree Hill) · Campbelltown City Council
Requested: 8 x Two-Storey Multi-Dwelling Units (Townhouse/Villa, Class 1a)
Initial Findings — Requested Yield Tested Against Title, Subdivision & Building Envelope Records
The owner has asked R2G to test the feasibility of 8 x two-storey multi-dwelling units (townhouse/villa, Class 1a) on Lot 2226, Stage 2C, 913 Appin Road, Gilead — the yield and project type set out in R2G's Desktop Feasibility Offer FP‑2026‑013 (5 July 2026). This report is not that feasibility deliverable itself; it is the initial findings check against the property records actually in hand right now — the Contract of Sale bundle, the Stage 2C subdivision plan, and the title-registered Building Envelope Plan — before any further design or fee spend proceeds. It states what those documents show about the requested yield, what they show about a fallback yield, and what remains unconfirmed. It does not determine a final approval outcome.
Two distinct sources feed every R2G initial findings report, and they carry different obligations. Stating this distinction up front avoids documents the client already owns being written up as if R2G needed to "obtain" them, and avoids R2G-commissioned work being mistaken for something the client already had.
The Contract of Sale bundle for Lot 2226, Stage 2C (contract date 14 June 2025), including the Section 10.7 planning certificate (Application No. 202502439, issued 11 June 2025), the Deposited Plan Instrument sheets, the Figtree Hill Design Essentials, the Bushfire Assessment Report reference, and the Biodiversity Certification Agreement annexures — supplied by the client from their purchase file. Also client-supplied: R2G's own Desktop Feasibility Offer FP‑2026‑013, which is the source of the requested 8-unit yield tested in this report.
None at this stage. No site survey, updated planning certificate, or bushfire/geotechnical assessment has yet been separately commissioned by R2G. This report is a desktop read of the client-supplied bundle and the publicly available Stage 2C subdivision and Building Envelope Plan drawings prepared by LTS (surveyor) and Arcadis (for Stockland/SRCP) — nothing more.
Five documents from the client-supplied Contract of Sale bundle and the R2G engagement file were available for this review. Every finding below traces to one of these five; nothing has been assumed beyond what they actually state.
Issued for "Lot 3 Appin Road, Gilead" (Lot 3 DP 1240836) — the broader parent parcel, not a lot-specific certificate for Lot 2226, which does not yet exist as a separate registered title. States that R2 Low Density Residential, RE1 Public Recreation, SP2 Infrastructure and R3 Medium Density Residential all apply somewhere across the parent land under Campbelltown LEP 2015; confirms bush fire prone land, a proclaimed Mine Subsidence District, and flood-related development controls apply to the certificate land; states Council has insufficient information to determine contamination status; and lists the Campbelltown (Sustainable City) DCP 2015 as the applicable DCP. No figure — this document is a text certificate, not a plan.
Registers Restriction on the Use of Land (O2C) (Design) numbered 3, which otherwise ties every dwelling to the Figtree Hill Design Essentials, but expressly defines "Duplex Lot" as each of Lots 2222, 2225, 2226, 2288 and 2289, and exempts Duplex Lots from the restriction's usual subdivision constraint. This is the title-level source for treating Lot 2226 as a designated two-dwelling (duplex) allotment rather than a general single-dwelling lot.
Shows Lot 2226 at 718.8 m², a corner allotment within the 99-lot Stage 2C release (94 residential + 5 residue lots), with boundary dimensions of 23.99 m, 24.295 m, 23.92 m, a 5.235 m corner splay, and a 28 m party boundary to Lot 2227. Confirms Lot 2226 sits at the edge of Stage 2C adjoining existing residential subdivision to the north-west.
This is the plan given legal force by title Restriction (BEP) numbered 5, which prohibits development on Lot 2226 unless it accords with this drawing. It flags Lot 2226 with the "Potential Dual Occupancy Development" triangle symbol — defined in the plan's own legend as a development resulting in two dwellings on a single allotment of land, subject to Campbelltown Council approval, with driveway locations not fixed. The drawing does not show, and gives no indication of contemplating, an 8-unit configuration on this lot.
The source of the requested 8-unit yield and the project parameters tested in this report. Notes the site's parent-parcel zoning as "RU2 Rural Landscape — subject to post-subdivision confirmation." This is inconsistent with the Section 10.7 certificate below, which does not list RU2 for the certificate land at all — see the correction note in §04.
No detail or contour survey of Lot 2226 has been commissioned by R2G, or supplied by the client, for this engagement. Everything below is read off the Stage 2C subdivision plan and Building Envelope Plan — both preliminary, both marked "not to be used for construction" by their own authors — cross-checked against the title restrictions in the Contract of Sale bundle. Until a survey is commissioned, every siting finding in this report is unsurveyed and indicative only.
| Item | Detail |
|---|---|
| Lot area | 718.8 m² — consistent across the subdivision plan and the Building Envelope Plan. Not survey-verified. |
| Existing structures | None shown or referenced — Lot 2226 is vacant, unregistered subdivision land. |
| Ground levels | Design contours are shown on the Building Envelope Plan (Fig. 3 area) but have not been independently checked; no benchmark or datum reduction has been sighted for Lot 2226 specifically. |
| Registered easements / restrictions | Per the Deposited Plan Instrument: Restriction (N2C) (Filling), Restriction (L2C) (BAL — construction to AS3959 and the Stage 2C Bushfire Assessment Report), Restriction (O2C) (Design — exempted for Lot 2226 as a Duplex Lot), and Restriction (BEP) numbered 5 (development must accord with Drawing FTH‑2C‑CC‑AAP‑CV‑SKT‑0001). Lot 2226 is annotated (N2C)(L2C) on the subdivision plan. No easement for drainage (D2C) is shown crossing Lot 2226 itself on the sighted extract. |
| Benchmark | Not established for Lot 2226 — no R2G-commissioned survey exists. |
| Control | Applies to site |
|---|---|
| Height of buildings | Not sighted — no Height of Buildings clause/map extract was included in the certificate's attachments. Confirm separately. |
| Applicable DCP | Campbelltown (Sustainable City) DCP 2015 (certificate Item 1(3)). Specific numeric standards for the achievable dwelling type not yet sighted. |
| Heritage | Certificate Item 2(g): no item of environmental heritage on the certificate land. A general note flags possible unmapped Aboriginal heritage on the AHIMS register (not site-specific). |
| Bushfire | Certificate Item 11: all of the certificate land is mapped bush fire prone land. Lot-specific BAL rating not confirmed — see §03 and §07. |
| Flood | Certificate Item 9: land within the flood planning area, subject to flood-related development controls. Lot-specific extent for Lot 2226 not confirmed. |
| Mine subsidence | Certificate Item 13: certificate land is within a proclaimed Mine Subsidence District — Subsidence Advisory NSW approval required for subdivision and building. |
| Contamination | Certificate Item 10: Council records are insufficient to determine whether the land is contaminated. |
| Contributions | Campbelltown Local Infrastructure Contributions Plan 2018 (Amendment 1) and a s7.4 Voluntary Planning Agreement for the Mount Gilead site both apply (certificate Item 3). The State "Housing and Productivity Contribution" may also apply. |
| Key SEPPs engaged | SEPP (Biodiversity and Conservation) 2021; SEPP (Exempt and Complying Development Codes) 2008; SEPP (BASIX) 2004; SEPP (Housing) 2021; SEPP 65 — as listed in the certificate. Note: the certificate land is separately confirmed (elsewhere in the Contract of Sale bundle) as covered by the Mt Gilead Biodiversity Certification Agreement, meaning biodiversity impact is not a separate consent consideration for this DA site. |
| Site area | 718.8 m² |
| Implied area per dwelling | ≈89.8 m² / dwelling |
| Land use permissibility | Multi dwelling housing is not a permitted use in Zone R2 (Campbelltown LEP 2015 land use table) — the zone best indicated for this lot |
| Site area | 718.8 m² |
| Title designation | "Duplex Lot" (DP Instrument, Sheet 9/20) |
| BEP notation | "Potential Dual Occupancy Development" — 2 dwellings, subject to Council approval |
| Zone-clause fit | 718.8 m² clears the 700 m² cl.4.1C minimum qualifying site area for a semi-detached dwelling in Zone R2 by 18.8 m² |
This report leans toward a fallback finding — that Lot 2226 is designed and titled for a maximum of two dwellings, not the requested eight. That lean is well-supported by three independent sources (§05). It is still not a confirmed position, for two structural reasons.
The approval pathway (DA or CDC) for either yield has not been determined, so this checks the gating requirements common to any pathway — permissible use, minimum lot size, and the title restrictions specific to this lot — rather than a single code's numeric development standards.
| Standard | Requirement | Site Condition | Status |
|---|---|---|---|
| Permitted land use — Multi dwelling housing (8 units, as requested) | Permitted with consent in Zone R3 Medium Density Residential only; not listed as permitted in Zone R2 (Campbelltown LEP 2015 land use table) | R2 Low Density Residential is the better-supported zone indication for this lot (§04) — not yet lot-certified | Blocking item |
| Minimum qualifying site area — semi-detached dwelling, cl.4.1C (Zone R2) | 700 m² minimum | 718.8 m² per subdivision plan / BEP — clears the threshold by 18.8 m² | Passes |
| Title Restriction (O2C) (Design) | Dwelling must comply with Figtree Hill Design Essentials, unless the lot is exempted as a Duplex Lot | Lot 2226 is named as a Duplex Lot and is exempted from this restriction's subdivision constraint — general Design Guideline compliance still applies where relevant | Confirm |
| Title Restriction (BEP) numbered 5 | No development except in accordance with Drawing FTH‑2C‑CC‑AAP‑CV‑SKT‑0001 | Drawing shows only a 2-dwelling "potential dual occupancy" notation on Lot 2226 — no 8-unit configuration is shown or contemplated | Blocking item |
| Corner lot provisions (Setbacks Plan Legend) | Secondary street setback ≥3 m; corner lot articulation and corner lot fencing required | Lot 2226 appears to be a corner allotment (two road frontages, §03) — not yet checked against a specific design | Confirm |
| Bushfire construction standard (Restriction L2C) | Construction to AS3959‑2009 and the Stage 2C Bush Fire Assessment Report (Ref. 220989C, 25 Mar 2024, DA 41/2023/DA‑SW) | Certificate confirms the parent parcel is bush fire prone land; lot-specific BAL rating for Lot 2226 not sighted | Confirm |
| Mine subsidence clearance | Subsidence Advisory NSW approval required for subdivision and building in a proclaimed Mine Subsidence District | Parent parcel confirmed within the district (certificate Item 13); lot-specific clearance not sighted | Confirm |
| Height of buildings / FSR | Campbelltown LEP 2015 cl.4.3 (height) / applicable FSR, if any | Not included in the certificate's Attachment 2 extracts sighted — no figure obtained | Confirm |
Ordered by dependency — later items assume the earlier ones have resolved.
This report is provided for information only and does not constitute:
In the order they would actually happen. This report does not include a fee schedule for these steps — that is a separate, per-job decision for R2G and the client to confirm before it is added.