VICTORIAN CIVIL AND ADMINISTRATIVE TRIBUNAL
administrative DIVISION
planning and environment LIST	vcat reference No. P1108/2018
Permit Application no. KP-578/2016	
CATCHWORDS	
Kingston Planning Scheme; use and development within a Green Wedge Zone; Place of worship within a Green Wedge Zone.     	

APPLICANT	Defenders of the South East Green Wedge Inc	
responsible authority	Kingston City Council	
Referral authority	VicRoads	
RESPONDENT	Kingston City Church	
SUBJECT LAND	448-450 Heatherton Road
CLAYTON SOUTH  VIC  3169	
WHERE HELD	Melbourne	
BEFORE	Michael Deidun, Member	
HEARING TYPE	Hearing	
DATE OF HEARING	16 April 2019	
DATE OF oral reasons	17 April 2019	
Date of written reasons	31 May 2019	
CITATION	Defenders of the South East Green Wedge Inc v Kingston CC [2019] VCAT 806	

Order

1	In application P1108/2018 the decision of the responsible authority is varied. 
2	In planning permit application KP-578/2016 a permit is granted and directed to be issued for the land at 448-450 Heatherton Road, Clayton South in accordance with the endorsed plans and the conditions set out in Appendix A.  The permit allows:
•	Use of the land for a place of worship
•	To construct a building and construct or carry out works
•	The display of advertising signage
•	Reduction of the standard car parking requirement
•	Removal of native vegetation
•	To create or alter an access to a road in a Road Zone, Category 1

Michael Deidun
Member			

Appearances
For applicant	Mr Barry Ross, in person 	
For responsible authority	Mr Mark Stanojevic, Town Planner of Ask Planning Services Pty Ltd	
For respondent	Mr Rob McKendrick, Town Planner of Planning & Property Partners 
He called the following witnesses:
•	Kel Twite (town planner) of SJB Planning
•	Shelley McGuinness (agricultural scientist) of RM Consulting Group
•	Leigh Furness (traffic engineer) of Traffix Group
As none of the parties sought to cross examine Mr Furness, he was not called to give oral evidence.	

Information
Description of proposal	Use and development of the land for a place of worship	
Nature of proceeding	Application under section 82 of the Planning and Environment Act 1987 – to review the decision to grant a permit.	
Planning scheme	Kingston Planning Scheme	
Zone and overlays	Green Wedge Zone 2	
Permit requirements	Clause 35.04-1 to use land within the Green Wedge Zone for a Place of Worship
Clause 35.04-5 to construct a building and construct or carry out works associated with a Section 2 use on land within the Green Wedge Zone
Clause 52.05-13 to display business identification signage
Clause 52.06-3 to reduce the standard car parking requirement
Clause 52.17-1 to remove, destroy or lop native vegetation
Clause 52.29-2 to create or alter access to a road in a Road Zone, Category 1	
Relevant scheme policies and provisions	Clauses 11, 14, 15, 18, 19, 21, 22.03, 22.04, 22.05, 22.07, 22.15, 22.20, 22.21, 35.04, 51.02, 52.05, 52.06, 52.17, 52.29, 52.34, 65 and 71.02.	
Land description	The land is an irregular shaped allotment with a frontage to Heatherton Road of 57 metres, a sideage to Boundary Road of 86.7 metres, a sideage to Old Boundary Road of 98.2 metres, and an overall area of 6818 square metres. The land presently supports a single storey detached dwelling and outbuildings.	
Tribunal inspection	The Tribunal inspected the site and surrounding area prior to the hearing, on 10 April 2019.	

Reasons

1	Defenders of the South East Green Wedge Inc (the ‘Applicant’) seek a review of the decision of Kingston City Council to grant a permit for the proposed use and development of a place of worship on land at 448-450 Heatherton Road, Clayton South (the ‘review site’).  The Applicant’s grounds raise concerns with the nature of the proposed land use, the extent of development and its suitability for a Green Wedge area, compliance with policy and zone provisions, and its impact on the potential use of the land for agriculture.
2	I have decided to vary the Council’s decision, and direct the grant of a planning permit subject to conditions.  Reasons for my decision were given orally at the conclusion of the hearing.
3	Following the hearing, the Applicant requested a written copy of the oral reasons.  Some time has passed since that request, due to my annual leave, followed by a delay in obtaining the recording of the hearing.  What follows is an edited version of the oral reasons.
4	This is an Application for review under section 82 of the Planning and Environment Act 1987 where the Defenders of the South East Green Wedge Inc has sought a review of the decision of the Kingston City Council to grant a permit for the use and development of the review site for a Place of worship.  Along with the use and development, there is a whole suite of other permissions that are required including removal of native vegetation, reduction of car parking and alteration of access to a road in a Road Zone. 
5	Mr Ross raises a broad range of concerns which can be distilled into his opposition to the use and its intensity, the proposed built form and setbacks, the landscaping opportunities, and the incompatibility of the proposal with what he says should be permitted in the Green Wedge Zone. 
6	An important aspect in this proceeding is the context of the review site.  By context, I am referring to the physical context, and that the review site has a physical context that is very different to much of the land within the Green Wedge Zone.  It is a parcel of land that would be at the smaller end of the range of parcels within the Green Wedge Zone, and it is entirely surrounded by arterial roads on three sides and the fourth side by a road that is still within a Road Zone, Category 1. 
7	The physical context is also different due to the nearby land uses.  There is a school on one side, a panel beaters on part of the northern interface, and a broader range of uses in this context than one would normally find on Green Wedge Zone land.  An important part of the physical context is that the Church which is proposed to operate from the review site currently operates in the school next door.  So this is not a proposal for a new use in this Green Wedge Zone area. 
8	Having understood that context, I will now go to each of the concerns raised by Mr Ross, and the first is in relation to the proposed use of the land.  It is my finding that the proposed use of the land for a Place of worship and for the other ancillary uses proposed is supported and encouraged by the Kingston Planning Scheme. 
9	I am going to refer to various parts of the Kingston Planning Scheme here in making that finding.  The first reference is to State and regional policy at Clause 11.01-1R which seeks to, “Support development in the green wedge that provides for environmental, economic and social benefits,” and this proposed use and development certainly brings about social benefits, which I will describe later in these reasons. 
10	At a local policy level, we come to Clause 21.10.  There are a number of objectives there that primarily relate to development but which also seek to protect the use of land for agricultural purposes.  I do not believe that is an objective that is relevant here, as I accept the evidence of Mrs McGuinness that the review site cannot practically be used for agricultural purposes. 
11	The next policy reference is at 22.04 South East Non Urban Area Policy, where the preferred uses include churches for non-urban land.  The next relevant policy is at Clause 22.07, the Enterprise Sites Policy, which identifies the review site as part of a small collection of sites along Clayton, Boundary and Heatherton Roads where a more diverse range of uses are encouraged, and where certain urban design or landscape outcomes are also encouraged. 
12	Also I have had regard to Clause 51.02 Metropolitan Green Wedge Land, which talks about the scale of use being compatible with the non-urban character of the Metropolitan Green Wedge Land.  That needs to be considered in the physical context which I have already described, where the land is surrounded on three sides by arterial roads and by a range of other land uses. 
13	I have also had regard to the Kingston Green Wedge Plan, and on pages 75 and 79 of that Kingston Green Wedge Plan it, “Supports the establishment of community service uses, including churches.” 
14	Finally I have had regard to the provisions of the Green Wedge Zone itself, where a Place of worship is a section 2 use, and where I need to consider whether the site is suitable for the use and development and the compatibility of the proposal with adjoining land uses.  Here I have already identified the adjoining land uses include the school that is associated with this church and there would be a strong level of compatibility between the two land uses.  So I consider that the use of the review site as a Place of worship is broadly consistent with this guidance.  While I also consider and agree with the submissions of Mr Ross that this Church at this site could be described as an urban use, I find that this is a use that is suitable, acknowledging the mix of uses that is encouraged at this site having regard to the policy framework that I have just described. 
15	Mr Ross was particularly concerned about the proposed café and whether that was ancillary to the church.  I consider that it is ancillary, there is a condition drafted by Council which would ensure that the operating hours would be ancillary to the use of the land as a church.  I consider that the café is an appropriate ancillary use to a church in this location. 
16	Finally, in relation to need, Mr Ross raised a concern in relation to the need of this use and whether it was justified given the allowance for expansion of the church that can occur on the school site on the adjoining property.  I do not need to be persuaded that there is a need for this proposal.  Instead, I need to consider whether it is an appropriate outcome for this site. 
17	So that deals with the question of the use of the land. 
18	I next come to a consideration about the proposed built form.  I consider that a different built form approach is warranted in this physical context which I have already described, to what one would expect to see elsewhere and on different sites within the Green Wedge Zone. 
19	Mr Ross submits that the building will be too large, dominant and out of place in this context.  In contrast, my finding is that the proposed built form is a contextual response to the manner in which some of the nearby properties are developed, and it will sit comfortably in this mixed context. 
20	Mr Ross also draws a comparison between this proposal and others determined by this Tribunal in Ross v Greater Dandenong CC [2018] VCAT 1734 and Victory Worship Centre v Cardinia SC & Ors [2009] VCAT 810.  I consider that both of the locations involved in the other Tribunal decisions are more rural and open environments and are a very different physical context to the one which I face here. 
21	Mr Ross says that the proposal is not appropriate for the Green Wedge low intensity area, but one needs to have regard to that low intensity area in the context of the policy at Clause 22.07.  I regard that this proposal is appropriate when one reads both those policies together. 
22	Mr Ross referred to the Building Design Guidelines that is contained in the Kingston Green Wedge Plan.  I note that these are only contained in the reference document and have not found their way into the Kingston Planning Scheme by way of a Design and Development Overlay or other tool.  Therefore I need to give them the appropriate weight that is given to a reference document.  The reference document refers to an 8.0 metre height limit.  This is a guideline and I find that the proposal at two storeys and 10.0 metres in height can fairly be described as low scale and an appropriate response to this guideline. 
23	Overall I find that the proposal has appropriate setbacks that will allow landscaping opportunities to all boundaries and an architecture that will fit into this neighbourhood. 
24	I will now deal with some of the other issues that arose during the course of the hearing.  There was a dispute over whether this proposal will result in an alienation of agricultural land but I accept the evidence of Mrs McGuinness that the land is no longer realistically capable of being in agricultural production of a viable manner. 
25	In terms of the landscaping proposal, while the landscaping is of a more formal nature, I find that this is consistent with how many rural landscapes occur in a Green Wedge Zone.  I consider that the proposal will bring about an improved landscaping outcome as compared to the manner in which the site is presently landscaped. 
26	The removal of the one native tree on site is appropriate.  There is no offset required under Clause 52.17 and its removal is more than compensated by the extent of the planting proposed on site. 
27	Finally, the proposal appropriately provides for appropriate car parking numbers, noting the off-site supply that is available at the adjacent school.  The proposal will also result in appropriate traffic outcomes, noting that Mr Furness’s evidence on these matters was not challenged by the other parties. 
28	My ultimate task is to determine whether the proposal will achieve a net community benefit.  We have heard of some of the activities that the Church undertakes in terms of assisting those people within the surrounding community who are more disadvantaged, with food, clothing, counselling and the like.  I consider that is important benefit that is associated with the proposal as well, which goes into the mix when considering some of the built form impacts that will occur to this neighbourhood. 
29	I also choose to give weight to the balanced and thorough independent analysis of Council who support the grant of a planning permit for the proposed use and development. 
30	It therefore follows that I will vary the Council’s decision.  I will primarily adopt the conditions as drafted by Council and direct the grant of a permit.  However, I will direct some changes to the conditions as drafted by Council. 
31	The first change is to the preamble.  There is no longer a proposal for internally illuminated signage, and there is no permit required in terms of the waiver of a loading bay.  I also need to add to the conditions, a requirement for the changes to the car park layout as recommended by Mr Furness in his evidence.  I will also amend Condition 15 to clarify that only part of the car park needs to be constructed as part of a stage 1 works. 
32	I will add an expiry condition to deal with the use and development and to allow three years for the entire development to commence and six years to complete, noting that there are two stages within that. 
33	Finally, I will not be requiring any footpaths to be constructed around the perimeter of the site as I adopt the evidence of Mr Twite that there is no nexus between this proposal and the need for those footpaths. 

Michael Deidun
Member			

Appendix A – Permit Conditions

Permit Application No	KP-578/2016	
Land	448-450 Heatherton Road, Clayton South	

What the permit allowS	
In accordance with the endorsed plans:
•	Use of the land for a place of worship
•	To construct a building and construct or carry out works
•	The display of advertising signage
•	Reduction of the standard car parking requirement
•	Removal of native vegetation
•	To create or alter an access to a road in a Road Zone, Category 1	

Conditions
1	Before the development starts amended plans to the satisfaction of the Responsible Authority must be submitted to and approved by the Responsible Authority.  When approved, the plans will be endorsed and will then form part of the permit.  The plans must be drawn to scale with dimensions and three copies must be provided.  The plans must be substantially in accordance with the plans submitted to Council on 18 April 2018, but modified to show: 
(a)	the provision of an improved landscape plan and associated planting schedule for the site showing the proposed location, species type, mature height and width, pot sizes and number of species be planted on the site, with such plans to be prepared by a suitably qualified landscape professional and incorporating:
i	an associated planting schedule showing the proposed location, species type, mature height and width, pot sizes and number of species to be planted on the site. The schedule must be shown on the plan;
ii	the delineation of all garden beds, paving, grassed areas, retaining walls, fences and other landscape works including areas of cut and fill throughout the development;
iii	all existing trees on the site and within three (3) metres to the boundary of the site on adjoining properties, accurately illustrated to represent actual canopy width and labelled with botanical name, height and whether the tree is proposed to be retained or removed;
iv	a range of plant types from ground covers to large shrubs and trees;
v	adequate planting densities (e.g.: plants with a mature width of 1 metre, planted at 1 metre intervals);
vi	the provision of twenty five (25) suitable medium sized (at maturity) canopy trees within the front setback (landscape buffer along Centre Dandenong Road, and a minimum of ten (10) suitable medium sized (at maturity) trees within the site, with species chosen to be approved by the Responsible Authority;
vii	sustainable lawn areas and plant species taking current water restrictions into consideration;
viii	all trees provided at a minimum of two (2) metres in height at time of planting;
ix	medium to large shrubs to be provided at a minimum pot size of 200mm; and
x	the provision of notes on the landscape plan regarding site preparation, including the removal of all weeds, proposed mulch, soil types and thickness, subsoil preparation and any specific maintenance requirements.
(b)	the provision of dimensions of the disabled car spaces, in accordance with the requirements of the relevant Australian Standard;
(c)	dimensions of the bicycle spaces in accordance with the requirements of Clause 52.34 of the Kingston Planning Scheme, with these to be provided with weather protection;
(d)	details notated on plans regarding the implementation of ESD measures outlined in the Sustainability Assessment;
(e)	the provision of external shading devices designed to be appropriate to their respective façade orientation;
(f)	vehicle crossings must constructed at a 90 degree alignment with the kerb on Old Boundary Road and all internal driveways must align with the existing / proposed vehicle crossing;
(g)	prior to the commencement of development, property boundary, footpath and vehicle crossing levels must be obtained from Council’s Roads and Drains Department with all levels raised or lowered to the satisfaction of the Responsible Authority;
(h)	vehicle crossings are to be constructed to Industrial strength;
(i)	the provision of high sill, mechanically operable sash windows to the Church building (for heat purging purposes);
(j)	the surface material of all driveways / accessways and car parking spaces nominated, with all-weather coloured concrete sealcoat, or similar specified for a minimum of 6 metres inside the property boundary and the remainder to be  nominated with a permeable treatment; and
(k)	the provision of a full colour, finishes and building materials schedule, including samples (illustrated on an A4 or A3 sheet), for all external elevations and driveways of the development, incorporating non-reflective materials and colours.
(l)	The changes to the access and car park layout recommended in the evidence of Mr Furness, namely:
i	The turning bay increased to 4.2 metres in width
ii	Wheel stops provided in accordance with AS2890.1-2004 for car spaces facing the forecourt
iii	The pedestrian paving treatment at the main entrance continued across the access aisle and into the pedestrian link to Old Boundary Road
iv	The landscaping either side of the pedestrian link between Old Boundary Road and the main church entrance not be greater than 900mm in height
v	The tables and chairs shown within car spaces in the forecourt removed
vi	The ‘shared zone’ treatment extending west of the forecourt across the car park aisle removed
2	The development and use as shown on the endorsed plans must not be altered without the prior written consent of the Responsible Authority.
3	No more than 600 people may be on the site at any one time.
4	The church café is to only be used for church purposes and during daytime hours (8:00am- 5:00pm).
5	The replacement of all footpaths, including offsets, must be constructed the satisfaction of the Responsible Authority.
6	All reinstatements and vehicle crossings must be constructed to the satisfaction of the Responsible Authority. 
7	Vehicle crossings and other reinstatements must be constructed to council’s industrial strength specifications. 
8	All redundant vehicle crossings must be removed (including redundant portions of vehicle crossings) to the satisfaction of the Responsible Authority.  
9	All front and side fences must be contained wholly within the title property boundaries of the subject land.  
10	Before the commencement of any buildings and works on the Land, a Construction Management Plan (CMP), to the satisfaction of the Responsible Authority, must be submitted to and approved by the Responsible Authority. When approved, the plan will be endorsed as evidence of its approval and will then form part of the permit and shall thereafter be complied with.  The CMP must specify and deal with, but not limited to, the following: 
(a)	a detailed schedule of works including a full project timing;
(b)	a traffic management plan for the site, including when or whether any access points would be required to be blocked; an outline of requests to occupy public footpaths or roads, or anticipated disruptions to local services; and preferred routes for trucks delivering to the site;
(c)	the location for the parking of all construction vehicles and construction worker vehicles during construction;
(d)	delivery of materials including times for loading/unloading; unloading points; expected frequency; and details of where materials will be stored and how concrete pours would be managed;
(e)	proposed traffic management signage indicating any inconvenience generated by construction;
(f)		fully detailed plan indicating where construction hoardings would be located;
(g)	a waste management plan including the containment of waste on site: disposal of waste, stormwater treatment and on-site facilities for vehicle washing;
(h)	containment of dust, dirt and mud within the site and method and frequency of clean up procedures in the event of build up of matter outside the site;
(i)		business operations on the site during construction; 
(j)		site security; 
(k)	public safety measures;
(l)		construction times, noise and vibration controls;
(m)	restoration of any Council assets removed and/or damaged during construction;
(n)	protection works necessary to road and other infrastructure (limited to an area reasonably proximate to the site);
(o)	remediation of any damage to road and other infrastructure (limited to an area reasonably proximate to the site);
(p)	an emergency contact that is available for 24 hours per day for residents and the Responsible Authority in the event of relevant queries or problems experienced;
(q)	traffic management measures to comply with provisions of AS 1742.3-2002 Manual of uniform traffic control devices – Part 3: Traffic control devices for works on roads; and
(r)		all contractors associated with the construction of the development must be made aware of the requirements of the Construction Management Plan.
11	A pre construction site and immediate surrounds inspection and condition assessment of all road ways and footpaths abutting the development is to be submitted to and approved in writing by the Responsible Authority. This must occur in a media (photos/video) which is able to accurately illustrate the full condition of all potentially impacted assets prior to the construction commencing. In the event of damage during construction, such damage will be required to be repaired by the developer, at the developer’s cost and to the satisfaction of the Responsible Authority.
12	During the construction, the following must occur:
(a)	any stormwater discharged into the stormwater drainage system is to comply with EPA guidelines;
(b)	stormwater drainage system protection measures must be installed as required to ensure that no solid waste, sediment, sand, soil, clay or stones from the premises enters the stormwater drainage system;
(c)	vehicle borne material must not accumulate on the roads abutting the site;
(d)	the cleaning of machinery and equipment must take place on site and not on adjacent footpaths, roads or parks;
(e)	all litter (including items such as cement bags, food packaging and plastic strapping) must be disposed of responsibly; and
(f)	all site operations must comply with the EPA Publication TG302/92 (including all revisions or replacement guidelines).
13	Unless with prior written consent of the Responsible Authority, before the development commences the following Integrated Stormwater Management (drainage) documents must be prepared, by a suitably qualified person, to the satisfaction of the Responsible Authority:
(a)	Stormwater Management (drainage) Plan(s) must be prepared, with supporting computations, showing the stormwater (drainage) works to the nominated point of discharge. The plan(s) must show all details of the proposed stormwater works including all existing and proposed features that may have an impact on the stormwater (drainage) works, including landscaping details.
(b)	Prior to submitting detailed plans, a comprehensive stormwater management (drainage) strategy for the site must be prepared that addresses the requirements specified within Council’s “Civil Design requirements for Developers – Part A: Integrated Stormwater Management”. 
(c)	The stormwater management (drainage) strategy must include a report with MUSIC modelling results demonstrating water sensitive urban design treatments that achieve Victorian best practice objectives. These may include the use of an infiltration or bio-retention system, rainwater tanks connected for reuse, or other treatments to the satisfaction of the Responsible Authority.
(d)	The water sensitive urban design treatments as per conditions 13a, 13b and 13c above must be implemented on-site, unless an alternative agreement for stormwater quality in-lieu contribution is reached with the Responsible Authority.
14	Stormwater (drainage) works must be implemented in accordance with the approved stormwater management (drainage) plan and to the satisfaction of the Responsible Authority including the following:
(a)	All stormwater (drainage) works must be provided onsite so as to prevent overflows onto adjacent properties.
(b)	The implementation of stormwater (drainage) detention system which restricts stormwater discharge to the maximum allowable flowrate of 49L/s. 
(c)	All stormwater (drainage) works must be maintained to the satisfaction of the Responsible authority
15	Prior to the occupation of the building approved for Stage 1 of the development, areas set aside on TP202 as part of Stage 1 works on the staging diagram for parking vehicles, access lanes and paths as shown on the endorsed plans must be:
(a)	Constructed to the satisfaction of the Responsible Authority.
(b)	Properly formed to such levels that they can be used in accordance with the plans.
(c)	Surfaced in accordance with the endorsed plans under this permit or in an all weather coloured concrete seal-coat, to the satisfaction of the Responsible Authority.
(d)	Drained and maintained to the satisfaction of the Responsible Authority.
Parking areas and access lanes must be kept available for these purposes at all times and maintained to the satisfaction of the Responsible Authority.
16	In areas set aside for car parking, measures must be taken to prevent damage to fences or landscaped areas, to the satisfaction of the Responsible Authority.
17	Exterior lighting must be installed in such positions as to effectively illuminate the entire car parking areas.  Such lighting must be designed, baffled and located to the satisfaction of the Responsible Authority to prevent any adverse effect on neighbouring land.
18	Prior to the commencement of the use hereby permitted, the landscaping works as shown on the endorsed plans must be completed to the satisfaction of the Responsible Authority.  The landscaping must then be maintained to the satisfaction of the Responsible Authority.
19	Prior to the commencement of the use hereby permitted, all buildings and works and the conditions of this permit must be complied with, unless with the further prior written consent of the Responsible Authority.
20	All works on or facing the boundaries of adjoining properties must be finished and surface cleaned to a standard that is well presented to neighbouring properties in a manner to the satisfaction of the Responsible Authority.
21	Once the development has started it must be continued and completed to the satisfaction of the Responsible Authority.
22	The amenity of the area must not be detrimentally effected by the use or development on the land, including through the:
(a)	Transport of materials, goods or commodities to or from the land,
(b)	Appearance of any building, works or materials,
(c)	Emission of noise, artificial light, vibration, smell, fumes, smoke, vapour, steam, soot, ash, dust, waste water, waste products, grit or oil,
(d)	Presence of vermin, or
(e)	Adverse behaviour of visitors to or from the premises.
to the satisfaction of the Responsible Authority.
23	No external sound amplification equipment or loud speakers are to be used for the purpose of announcement, broadcast, playing of music or similar purpose.
24	Before the development commences, a Sustainable Management Plan (SMP) that outlines proposed sustainable design initiatives must be submitted to and approved by the Responsible Authority.  
The SMP must incorporate consideration of the following sustainable design criteria: 
(a)	Indoor environment 
(b)	Energy efficiency 
(c)	Water resources
(d)	Stormwater management
(e)	Building materials
(f)	Bicycle parking
(g)	Waste Management
(h)	Urban Ecology
(i)	Innovation 
(j)	Ongoing building and site management
25	No signs or other advertising or identification may be erected or displayed on the site without written Council consent.
26	The location and details of the sign(s) as shown on the endorsed plans must not be altered without the prior written consent of the Responsible Authority.
27	All signs must be located wholly within the title boundary of the land and must not protrude above the overall height of the building.
28	Signs must not be illuminated internally or by external lights except with the prior written consent of the Responsible Authority.
29	The sign(s) must not be animated and no flashing or intermittent lights may be displayed.
30	Once the erection of the sign(s) has commenced it must be continued and completed to the satisfaction of the Responsible Authority.
31	The sign(s) shown on the endorsed plans must be constructed to the satisfaction of the Responsible Authority and must be maintained to the satisfaction of the Responsible Authority.
32	This permit (or part of the permit that relates to advertising signs) expires 15 years from the date of issue of the permit.
33	This permit as it relates to use will expire if the use does not commence within four (4) years after the issue date of this permit.
In accordance with section 69 of the Planning and Environment Act 1987, an application may be submitted to the responsible authority for an extension of the period referred to in this condition.
34	This permit will expire if one of the following circumstances applies:
(a)	One of the stages of the development is not started within three years of the issue date of this permit.
(b)	Both stages of the development are not completed within six years of the issue date of this permit.
In accordance with section 69 of the Planning and Environment Act 1987, an application may be submitted to the responsible authority for an extension of the periods referred to in this condition.
– End of conditions –