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10 July 2019 Ref: WTJ19-171
Statement of Environmental Effects
Proposed Alterations and Additions to existing Distribution Facility 69 Sargents Road, Minchinbury Lot 1 DP880175 Prepared by Willowtree Planning Pty Ltd on behalf of Woolworths Group July 2019
Statement of Environmental Effects Proposed Alterations and Additions 69 Sargents Road, Minchinbury (Lot 1 DP880175) WTJ19-171
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Document Control Table
Document Reference:
WTJ19-171
Date Version Author Checked By
30 May 2019 1 C Ishac A Cowan
26 June 2019 2 E Burton A Cowen
10 July 2019 3 E Burton E Burton
© 2019 Willowtree Planning (NSW) Pty Ltd This document contains material protected under copyright and intellectual property laws and is to be used only by and for the intended client. Any unauthorised reprint or use of this material beyond the purpose for which it was created is prohibited. No part of this work may be copied, reproduced or transmitted in any form or by any means, electronic or mechanical, including photocopying, recording, or by any information storage and retrieval system without express written permission from Willowtree Planning (NSW) Pty Ltd. Willowtree_v1_10/2018
Statement of Environmental Effects Proposed Alterations and Additions 69 Sargents Road, Minchinbury (Lot 1 DP880175) WTJ19-171
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TABLE OF CONTENTS
PART A PRELIMINARY ........................................................................................................... 4
1.1 INTRODUCTION ............................................................................................................... 4
PART B SITE ANALYSIS ......................................................................................................... 9
2.1 SITE LOCATION AND CHARACTERISTICS .......................................................................... 9 2.2 SITE CONTEXT ............................................................................................................... 10
PART C PROPOSED DEVELOPMENT ..................................................................................... 11
3.1 OVERVIEW .................................................................................................................... 11 3.2 DEVELOPMENT PARTICULARS ........................................................................................ 12
PART D LEGISLATIVE AND POLICY FRAMEWORK ............................................................... 13
4.1 STATUTORY PLANNING FRAMEWORK OVERVIEW ............................................................ 13 4.2 ENVIRONMENTAL PLANNING & ASSESSMENT ACT 1979 .................................................. 13 4.3 ENVIRONMENTAL PLANNING & ASSESSMENT REGULATION 2000..................................... 14 4.4 WATER MANAGEMENT ACT 2000 .................................................................................... 14 4.5 BIODIVERSITY CONSERVATION ACT 2016 ...................................................................... 14 4.6 STATE ENVIRONMENTAL PLANNING POLICY (INFRASTRUCTURE) 2007 ............................ 15 4.7 STATE ENVIRONMENTAL PLANNING POLICY NO 33 – HAZARDOUS AND OFFENSIVE ......... 15 4.8 STATE ENVIRONMENTAL PLANNING POLICY NO. 55 – REMEDIATION OF LAND ................ 16 4.9 BLACKTOWN LOCAL ENVIRONMENTAL PLAN 2015 ........................................................... 16 4.10 DRAFT ENVIRONMENTAL PLANNING INSTRUMENTS ........................................................ 19 4.11 NON-STATUTORY PLANNING FRAMEWORK OVERVIEW .................................................... 19 4.12 BLACKTOWN DEVELOPMENT CONTROL PLAN 2015 ......................................................... 19 4.13 GREATER SYDNEY REGION PLAN: A METROPOLIS OF THREE CITIES................................ 20 4.14 CENTRAL CITY DISTRICT PLAN ....................................................................................... 21
PART E LIKELY IMPACTS OF THE DEVELOPMENT ............................................................... 22
5.1 CONTEXT AND SETTING ................................................................................................. 22 5.2 BUILT FORM .................................................................................................................. 22 5.3 TRAFFIC & TRANSPORT ................................................................................................. 22 5.4 STORMWATER ............................................................................................................... 25 5.5 EROSION & SEDIMENT CONTROL ................................................................................... 26 5.6 CONTAMINATION .......................................................................................................... 26 5.7 VISUAL .......................................................................................................................... 26 5.8 NOISE ........................................................................................................................... 27 5.9 WASTE .......................................................................................................................... 27 5.10 HERITAGE ..................................................................................................................... 27 5.11 FLORA AND FAUNA ........................................................................................................ 27 5.12 CONSTRUCTION ............................................................................................................ 27 5.13 NATIONAL CONSTRUCTION CODE OF AUSTRALIA ........................................................... 27 5.14 UTILITIES ...................................................................................................................... 28 5.15 SAFETY AND SECURITY .................................................................................................. 28 5.16 CUMULATIVE IMPACTS ................................................................................................... 29 5.17 SUITABILITY OF SITE FOR DEVELOPMENT ...................................................................... 30 5.18 SUBMISSIONS ................................................................................................................ 30 5.19 THE PUBLIC INTEREST ................................................................................................... 30
PART F CONCLUSION .......................................................................................................... 31
Statement of Environmental Effects Proposed Alterations and Additions 69 Sargents Road, Minchinbury (Lot 1 DP880175) WTJ19-171
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APPENDICES
Appendix Document Prepared by
1 Architectural Plans HL Architects
2 Landscape Plans Arcadia Landscape Architecture
3 Engineering Plans Henry & Hymas
4 Cost Summary Report Rider Levett Bucknall
5 NCC Compliance Capability Report Vic Lilli & Partners
6 Review of As-installed Sprinkler System Lehr Consultants International
7 Flora and Fauna Assessment Eco Logical Australia
8 Geotechnical Investigation JK Geotechnics
9 Stormwater Design Assessment Henry & Hymas
10 Transport Impact Assessment GTA Consultants
11 Pre-Application Meeting Minutes Blacktown City Council
12 BDCP2015 Compliance Assessment Willowtree Planning
FIGURES
Figure 1. Aerial Map of Site (Source: NSW Globe, 2019) ........................................................................ 9 Figure 2. Cadastral Map of Site (Source: SIX Maps, 2019) ..................................................................... 9 Figure 3. Site Context Map (Source: Google Maps, 2019) ..................................................................... 10 Figure 4. Proposed Site Plan (Source: HL Architects, 2019) .................................................................. 11 Figure 5. BLEP2015 Zoning Map (Source: Blacktown City Council, 2019)............................................... 16 Figure 6. Flood Precinct Map (Source: Blacktown City Council, 2019).................................................... 19 Figure 7. Central City District Industrial and Urban Services Land and Freight Assets (Source: Greater
Sydney Commission, 2019) ................................................................................................................ 21 Figure 8. Existing car parking arrangement (Source: GTA Consultants, 2019) ....................................... 23
TABLES
Table 1. Previous Consents .................................................................................................................. 5 Table 2. Pre-Lodgement Notes ............................................................................................................. 5 Table 3. Development Particulars ....................................................................................................... 12 Table 4. Operational Details ............................................................................................................... 12 Table 5. Section 4.15(1)(A) Considerations ......................................................................................... 13 Table 6. Blacktown Local Environmental Plan 2015 .............................................................................. 17 Table 7. Development Standards ....................................................................................................... 18 Table 8. Onsite Detention Basins ........................................................................................................ 25
Statement of Environmental Effects Proposed Alterations and Additions 69 Sargents Road, Minchinbury (Lot 1 DP880175) WTJ19-171
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PART A PRELIMINARY
1.1 INTRODUCTION
This Statement of Environmental Effects (SEE) has been prepared by Willowtree Planning on behalf of
Woolworths Group, and is submitted to Blacktown City Council (Council) to support a Development Application (DA). This DA seeks development consent for alterations and additions to the existing
distribution facility within 69 Sargents Road, Minchinbury (the Site). The Site is legally described as Lot 1 DP880175.
The proposed development specifically includes the following:
▪ Site preparation works;
▪ Demolition of existing turnstile and existing truck wash;
▪ Removal of vegetation;
▪ Modify existing carparking layout and increase the number of carparking spaces, which will provide
a total of 718 car parking spaces, inclusive of 12 accessible spaces;
▪ Relocation and reconfiguration of B-Double and semi-trailer truck parking on the west of the Site;
▪ Erection of a new fence;
▪ Extension of existing slip lane;
▪ Multi-level gatehouse and canopy;
▪ New hardstand, pavement and drainage system for Chevron truck holding area;
▪ New Pantech parking;
▪ New weighbridge;
▪ New truck wash;
▪ Relocation of truck workshop and truck wash;
▪ Removal of small pocket of existing vegetation central to the Site; and
▪ Amendments to existing infrastructure network to service the Site.
The proposed development is consistent with surrounding land uses to which the Blacktown Local Environmental Plan 2015 (BLEP2015) applies. The proposed development is located on land that is zoned B5 Business Development, within the Blacktown Local Government Area (LGA).
Given the existing Site characteristics and proximity to existing services and infrastructure, the proposal is considered to represent an orderly and logical upgrade to the existing facility, that would ensure better
amenities for employees and ongoing demand would continue to be met.
This SEE has been prepared pursuant to Section 4.12 of the Environmental Planning and Assessment Act 1979 (EP&A Act) and Clause 50 and Part 1 of Schedule 1 of the Environmental Planning and Assessment Regulations 2000. Assessment against the relevant matters for consideration under Section 4.15(1) of the
EP&A Act has also been carried out.
The structure of this SEE is as follows:
▪ Part A Preliminary
▪ Part B Site Analysis ▪ Part C Proposed Development
▪ Part D Legislative and Policy Framework ▪ Part E Likely Impacts of the Development
▪ Part F Conclusion
Based on the assessment undertaken, it is recommended that favourable consideration to the approval of
the Development Application be given.
Statement of Environmental Effects Proposed Alterations and Additions 69 Sargents Road, Minchinbury (Lot 1 DP880175) WTJ19-171
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1.2 DEVELOPMENT HISTORY
Below is a summary of the DAs relating to the Site that have been determined:
1.3 PRE-APPLICATION CONSULTATION
A Pre-Application Meeting was held with Council on 22 May 2019 with Pauline Daw (Co-ordinator –
Gateway), Tamim Omar (Town Planner), Abdun Noor (Senior Traffic Management Officer), Anita Alexander (Design Engineer), Aneesh Singh (Senior Development Engineer).
A copy of the Pre-Application Meeting minutes are included in Appendix 11.
The following notes were provided by Tamim Omar and Pauline Daw on 31 May 2019 and commentary against each matter has been provided.
Table 1. Previous Consents
Application ID Description
DA-96-116/2 Warehouse and road transport terminal.
DA-00-6213 Transport Office.
DA-01-391 Construction of a truck wash facility and 2 x 55,000 litre underground fuel tanks
with associated fuel dispensers.
DA-02-2831 Truck wash facility.
DA-05-3440 Installation of a truck refuelling facility, including two x 110,000 litre above ground
diesel storage tanks and associated works (i.e. pumps, pipework, refuelling stand
and canopies, bunding etc), ancillary to the existing Woolworths warehouse.
DA-08-1364 Alterations and additions to the existing transport contractors office at the
Woolworths Distribution Centre.
2004 - S96 to
DA-96-116/2
Changes to Stage 2 of the approved Woolworths Warehouse and Road Transport
Terminal.
2005 - S96 to
DA-96-116/2
Changes to Stage 2 of the approved Woolworths Warehouse and Road Transport
Terminal including dock extension to the north eastern corner of the building with
an awning enclosed on two sides.
Addition of goods stores A, B and C.
2005 - S96 to
DA-96-116/2 Modifications to the approved building including the reconfiguration of internal
layouts to create additional storage areas and loading docks and expand the
existing cool room facilities. Specifically, the 7° cool room is to be relocated with
the 13° cool room, including the expansion to the size of the 13° cool room. The
proposal also seeks to create an additional 7 flush docks on the southern and
western elevations and increase the size of the returns area on the eastern
elevation.
CDC-17-00929 Privately issued Complying Development Certificate – Factory Alterations/
Additions.
Table 2. Pre-Lodgement Notes
Council Comments Applicant Response
Planning
Owner’s consent
▪ All land owners to which the proposed development application relates are to provide consent to the
lodgement of the development application. This includes where ILP road patterns are proposed to be varied and
easements over other property or properties.
Land owner’s consent and a copy of the associated Power of
Attorney has been provided by Queensland Property Investments
Pty Ltd.
Statement of Environmental Effects Proposed Alterations and Additions 69 Sargents Road, Minchinbury (Lot 1 DP880175) WTJ19-171
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▪ Please note, where the land is in company or charity ownership, it may be necessary to provide an ASIC or
confirmation of authority respectively to support the
owner’s consent.
▪ A copy of any power of attorney will be required where
owner’s consent relies upon it.
Compliance with relevant planning policy
▪ Any development application must address all relevant
environmental planning instruments and the
development control plans.
This SEE addresses all the relevant environmental planning
instruments and development
control plans.
Car parking and traffic
▪ Uses proposed cannot create on street parking problems.
▪ Disabled parking is to be provided at a rate of 2% minimum for all developments proposing over 50 parking
spaces.
▪ Car parking areas are to be suitably treated with
landscaping to soften the appearance of the areas and to
provide shade for parked cars.
Refer to Transport Impact
Assessment, included in Appendix 10, prepared by GTA
Consultants.
Waste management
▪ A waste management plan is to be submitted with the
DA.
An operational and construction waste management plan will be
prepared at a later date.
Landscaping
▪ A landscape plan is to be submitted with the DA.
▪ Trees are to be retained where possible to provide shade
for vehicles and in accordance with Council’s resolution in
May 2018.
▪ At a minimum standard, for areas where new parking is
proposed; one tree should be planted every 10 metres
and be at a minimum height of 1m at the time of planting. For older existing parkin areas that are to
remain, Council encourages the planting of trees where it
is practical to do so.
A Landscape Plan package,
prepared by Arcadia Landscape
Architrecture, is attached which shows replacement planting in
accordance with Council requirements (refer Appendix
2).
Engineering (Drainage)
On site detention basin (OSB)
▪ Permanent OSD is required for the development area
unless it can be demonstrated that this area has already been considered for the existing basin west of the site.
Design of the existing basin needs to be verified to demonstrate that the site for the current land use is
included in the design.
▪ If OSD is required, it is to be provided for the
development area in accordance with the requirements of Council’s Engineering Guide for Development 2005.
Design and construct the On-sire Detention Basin/Tank so as to comply, as a minimum, with the requirements of
Council’s Water Sensitive Urban Design (WSUD) Standard Drawings Plan No. A(BS)175M and associated
OSD Deemed to Comply Tool — Developer’s Edition.
Refer to Stormwater summary
letter, included in Appendix 9,
prepared by Henry & Hymas.
Water Quality
▪ Permanent water quality treatment is required for the
development area. Water quality treatment is assessed
using MUSIC.
Refer to Stormwater summary
letter, included in Appendix 9,
prepared by Henry & Hymas.
Water Conservation
▪ Rainwater tank is required to meet water conservation targets under Part J for the relocated truck wash
Refer to Stormwater summary
letter, included in Appendix 9,
prepared by Henry & Hymas.
Statement of Environmental Effects Proposed Alterations and Additions 69 Sargents Road, Minchinbury (Lot 1 DP880175) WTJ19-171
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facilities. Council’s target to meet a minimum of 80% of non— potable water demand for vehicle washdown is to
be met through the reuse of rainwater. Due to the
limited roof area available within the development itself this target may not be achievable, however roofwater
from adjoining existing buildings should be utilised to
improve this and improve the Stream Erosion Index.
▪ The daily demand for rainwater reuse is to be calculated
according to the usage rate per day.
▪ MUSIC is generally used to assess the performance of the rainwater tank using the node water balance and an
electronic copy of the MUSIC model needs to be provided
to Council for assessment.
▪ Allow for a 20% loss in rainwater tank size volume in
MUSIC to that shown on the design plans to allow for
anaerobic zones, mains water top up levels and overflow levels. e.g. where a 50,000 L tank is specified on the
drainage plan it is to be modelled as 40,000 L.
▪ Where the 80% water demand cannot be achieved consult with Council for an acceptable reuse P at a
reasonable tank size.
Traffic engineering
Traffic Impact Assessment Report
▪ Applicant is to submit a Traffic Impact Assessment
Report detailing the following
o Traffic count survey to be undertaken at the existing
roundabout at peak periods.
o SIDRA modelling to be undertaken for the roundabout, in order to demonstrate cumulative
impact of the additional car parking within the site
accessing via the roundabout.
Refer to Transport Impact Assessment, included in
Appendix 10, prepared by GTA
Consultants.
Parking and Access Design
▪ Design of the parking module and access to be compliant with AS2890.1, AS2890.2 and AS2890.6 as
applicable.
Refer to Transport Impact Assessment, included in
Appendix 10, prepared by GTA
Consultants.
Building
Any changes to the existing structures/buildings on the site and
their location is to comply with the Building Code of Australia.
No changes to the existing structures/building are proposed;
however understood and noted.
Environmental Health
Acoustic impacts
▪ Applicant is to address acoustic impacts for proposed car park, relocated hardstand, wash bay and new
truck/vehicle routes.
No additional acoustic impacts are
anticipated.
Stage 2 Site Investigation Plan
▪ Applicant is to submit a Stage 2 Site Investigation Plan
after demolition of wash-bay and maintenance
workshop.
Understood and noted.
Wash bay – Detailed plans
▪ Detailed plans on wash bay, including bunding that is
designed and installed in accordance with
o Department of Environment and Conservation
Guidelines - Technical BU Bunding and Spill
Management;
Refer to Drawing 180511-DA-A030, included in Appendix 1,
prepared by HL Architects.
Statement of Environmental Effects Proposed Alterations and Additions 69 Sargents Road, Minchinbury (Lot 1 DP880175) WTJ19-171
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o Department of Environment and Conservation Guidelines “Surface water management on the
covered forecourt areas of service stations";
o Australian Standard 1940—2004: The storage and
handling of flammable and combustible liquids; and
o Australian Standard/New Zealand Standard
4681:2000: The storage and handling of Class 9
(miscellaneous) dangerous goods and articles.
Further recommendations
Council encourages the applicant’s initiative in seeking to
increase the onsite parking capacity of its car park which should
assist in reducing reliance on the road for on-street parking.
Refer to Transport Impact
Assessment, included in
Appendix 10, prepared by GTA
Consultants.
DA submission and supporting documentation
Owner’s Consent Supplied
Statement of Environmental Effects Supplied
Plans
▪ Proposed and existing ground level (including levels of adjoining properties), natural ground level and finished
ground levels to AHD must be clearly indicated on the
submitted plans (including all elevations and sections).
▪ Retaining wall and boundary fencing details (if applicable) to
be constructed on site as part of the development shall be
submitted at DA stage, including proposed use of materials and RLs to AHD for the top of the walls. Please note that
Council requires the construction of masonry retaining walls (i.e. no timber walls) on property boundaries. Any
retaining walls must comply with the requirements of
Blacktown Development Control Plan 2015.
Supplied – Refer to Appendix 1.
Survey Plan
▪ A survey plan of the property indicating existing levels to
Australian Height Datum (AHD). Location and roof ridge and eave levels of dwellings on adjoining properties
must also be indicated on the plans. Existing trees on
site must be identified on the survey plan.
Supplied – Refer to Appendix 1.
Colours and finishes
▪ Details of proposed external colours, materials and
finishes (for new buildings).
Not applicable
Landscape plans
▪ Detailed landscape calculations as part of a comprehensive landscape plan indicating suitable
communal outdoor space with a component of deep soil which is capable of accommodating the planting of more
substantial trees. Relevant landscaping calculations (overall and permeable) must be provided to
demonstrate compliance against numerical controls.
Supplied – Refer to Appendix 2.
Stormwater plans
▪ Detailed stormwater plans (to the standards required by
Council’s drainage engineers] prepared by a qualified
hydraulic engineer. This may necessitate separate
discussions with the engineers.
Supplied – Refer to Appendix 3.
Statement of Environmental Effects Proposed Alterations and Additions 69 Sargents Road, Minchinbury (Lot 1 DP880175) WTJ19-171
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PART B SITE ANALYSIS
2.1 SITE LOCATION AND CHARACTERISTICS
The Site subject to this DA is identified as 69 Sargents Road, Minchinbury, which is legally described as Lot
1 DP 880175. The Site exhibits a total area of approximately 21.55 hectares (ha) and is subject to applicable provisions outlined within BLEP2015. The Site has a frontage to Sargents Road to the north and is
surrounded by existing industrial development to the north and east, comprising Warehouse and Distribution Centres, similar to the proposed development.
Figure 1. Aerial Map of Site (Source: NSW Globe, 2019)
In its existing state, the Site comprises a large two (2) storey irregularly shaped building currently being
used as the Woolworths Minchinbury Distribution Centre, including awnings, loading docks and associated hardstand and car parking areas.
Figure 2. Cadastral Map of Site (Source: SIX Maps, 2019)
The Site
The Site
Statement of Environmental Effects Proposed Alterations and Additions 69 Sargents Road, Minchinbury (Lot 1 DP880175) WTJ19-171
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Vehicular access to the Site is facilitated via two (2) driveway crossings, one (1) entry for cars and trucks
and one (1) separate carpark exit. The north western driveway links to an internal road, which includes carparking spaces, as well as a pedestrian crossing. Heavy vehicles are able to enter and exit the Site in a
forward direction; noting the Site’s available turning loops, which controls vehicular movements and traffic
volumes accordingly. Dedicated car parking areas are also provided, allowing cars to manoeuvre within the Site and exit in a forward direction.
The existing Site characteristics are shown in Figure 1 and Figure 2.
2.2 SITE CONTEXT
The site is located in the suburb of Minchinbury which forms part of the Blacktown LGA. Contextually, the Site is located approximately 8.75km south west of Blacktown, 17.5km west of Parramatta and 37.5km
north west of the Sydney Central Business District (CBD).
Figure 3. Site Context Map (Source: Google Maps, 2019)
The Site is located within an existing industrial area comprising of various industrial uses and selected
supporting commercial land uses. It is located approximately 1.8km south of Rooty Hill Station, 2km south east of TAFE NSW Mount Druitt, 2.5km south east of Mount Druitt Hospital and 350m east of Ropes Creek.
Dagara Badu Reserve and the M7 Westlink adjoin the Sites western and southern boundaries respectively.
The nearest residential development is located in the suburb of Colyton, being 550m to the east of the Site
as well as residential development located in the suburb of Minchinbury 660m west of the Site.
The site is directly accessible via Sargents Road, with nearby road infrastructure also including Erskine Park Road, M7 Westlink, M4 Motorway and the Great Western Highway.
The local context is shown in Figure 3 above.
Statement of Environmental Effects Proposed Alterations and Additions 69 Sargents Road, Minchinbury (Lot 1 DP880175) WTJ19-171
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PART C PROPOSED DEVELOPMENT
3.1 OVERVIEW
This DA seeks development consent for alterations and additions to the existing Site. Specifically, the
proposal includes the following:
▪ Site preparation works;
▪ Demolition of existing turnstile and existing truck wash;
▪ Removal of vegetation
▪ Modify existing carparking layout and increase number of carparking spaces;
▪ Erection of new fence;
▪ Extension of existing slip lane;
▪ Multi-level gatehouse and canopy;
▪ New hardstand, pavement and drainage system for Chevron truck holding area;
▪ New Pantech parking;
▪ New weighbridge;
▪ New truck wash;
▪ Relocation of truck workshop and truck wash;
▪ Removal of small pocket of existing vegetation central to the Site; and
▪ Amendments to existing infrastructure network to service the Site.
The proposal also includes the proposed extension of the existing slip lane, which will provide passage from
the existing access road, as well as at-grade car parking, accommodating a total of 718 car parking spaces and 48 trucking parking spaces.
Figure 4. Proposed Site Plan (Source: HL Architects, 2019)
Statement of Environmental Effects Proposed Alterations and Additions 69 Sargents Road, Minchinbury (Lot 1 DP880175) WTJ19-171
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The proposed development and indicative Site layout have been informed and prepared with regard to
detailed opportunities and identified constraints through a comprehensive Site analysis. The Site context is considered to be the principle influence on the design, with the intent to respond to the Site’s permissibility
based on the Site being zoned B5 Business Development. Furthermore, the Site and proposed development
do not intend to intensify the existing development, the increase in car parking spaces is to accommodate for shift changeover and provide employees with a better amenity and safe passage to the existing building.
The proposed development would result in minimal impact on the surrounding environment and maintain the local character.
Architectural Drawings, prepared by HL Arcitects, illustrating the proposed development are located in Appendix 1.
3.2 DEVELOPMENT PARTICULARS
The proposed development includes those works as identified in Table 3 below.
3.3 OPERATIONAL DETAILS
Table 4 below provides operational details of the proposed development.
Table 3. Development Particulars
Component Proposed
Site Area 21.55ha
Building Type Warehouse and Distribution Centres
Gross Floor Area No change
Floor Space Ratio No change
Building Height No change
Number of Storeys No change
Number of tenancies/units No change
Landscaping Additional landscaping to new car park area
Earthworks Refer to engineering drawings – 19354_DA_C100 & 19354_DA_C101
Roads / Driveways There is adequate capacity in the surrounding road network to cater
for the traffic generated by the proposed development
Car Parking 718 car parking spaces
48 trucking parking spaces
Bicycle Parking No change
Tree Removal / Planting 0.14ha of Urban Native/Exotic vegetation is proposed to be removed
Signage No change
Infrastructure and Servicing No change
Cost of works $5,980,000
Table 4. Operational Details
Component Proposed
Nature of Use Warehouse and Distribution Centres
Hours of operation 24 hours
Number of staff 150 at any one time (max)
Vehicle types The site is expected to accommodate vehicles up to a 25m
articulated vehicle (semi-trailer) and 26m B-Double
Number of vehicle movements No additional truck movements
Statement of Environmental Effects Proposed Alterations and Additions 69 Sargents Road, Minchinbury (Lot 1 DP880175) WTJ19-171
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PART D LEGISLATIVE AND POLICY FRAMEWORK
4.1 STATUTORY PLANNING FRAMEWORK OVERVIEW
This Part of the SEE assesses and responds to the legislative and policy requirements for the project in
accordance with the Environmental Planning and Assessment Act 1979 (EP&A Act). The statutory planning framework relevant to the preparation of the SEE includes:
State Planning Context
▪ Environmental Planning and Assessment Act 1979 ▪ Environmental Planning and Assessment Regulation 2000 ▪ Water Management Act 2000 ▪ Biodiversity Conservation Act 2016 ▪ State Environmental Planning Policy (Infrastructure) 2007 ▪ State Environmental Planning Policy No. 33 – Hazardous and Offensive Development ▪ State Environmental Planning Policy No. 55 – Remediation of Land
Local Planning Context
▪ Blacktown Local Environmental Plan 2015 ▪ Blacktown Development Control Plan 2015
4.2 ENVIRONMENTAL PLANNING & ASSESSMENT ACT 1979
The EP&A Act is the principle planning and development legislation in New South Wales. Pursuant to Part 4
of the EP&A Act, the proposal is local development.
4.2.1 Section 4.15(1) of the EP&A Act
Section 4.15(1) of the EP&A Act specifies the matters which a consent authority must consider when
determining a DA. The relevant matters for consideration under Section 4.15(1) of the EP&A Act are
provided in Table 5 below.
Table 5. Section 4.15(1)(A) Considerations
Section Response
Section 4.15(1)(a)(i) any environmental planning
instrument, and Blacktown Local Environmental Plan 2015
(BLEP2015) - This is addressed in Part D of this
report.
Section 4.15(1)(a)(ii) any proposed instrument
that is or has been the subject of public consultation under this Act and that has been
notified to the consent authority (unless the
Planning Secretary has notified the consent authority that the making of the proposed
instrument has been deferred indefinitely or has
not been approved), and
No draft instruments are applicable to this
application.
Section 4.15(1)(a)(iii) any development control
plan, and
Blacktown Development Control Plan 2015
(BDCP2015) – this is addressed in Part D of this
SEE and in Appendix 12.
Section 4.15(1)(a)(iiia) any planning agreement
that has been entered into under section 7.4, or
any draft planning agreement that a developer
has offered to enter into under section 7.4, and
N/A
Statement of Environmental Effects Proposed Alterations and Additions 69 Sargents Road, Minchinbury (Lot 1 DP880175) WTJ19-171
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4.2.2 Section 4.46 of the EP&A Act – Integrated Development
Section 4.46 of the EP&A Act defines ‘integrated development’ as matters which require consent from
Council and one or more authorities under related legislation. In these circumstances, prior to granting consent, Council must obtain from each relevant approval body their General Terms of Approval (GTA) in
relation to the development.
The proposed development is not deemed as integrated development
4.3 ENVIRONMENTAL PLANNING & ASSESSMENT REGULATION 2000
The proposal has been prepared in accordance with the provisions of the Environmental Planning and Assessment Regulation 2000 (EP&A Regulation). Clause 50 and Part 1 of Schedule 1 of the EP&A Regulation
stipulates how a DA must be “made”. This DA satisfies the relevant criteria of the Regulation as follows:
▪ Clause 50(1)(a) – This DA is accompanied by the necessary information and documentation as part
of this DA Pursuant to Schedule 1 of the EP&A Regulation.
Further, the proposal does not trigger ‘Designated Development’ pursuant Schedule 3 of the EP&A Regulation.
4.4 WATER MANAGEMENT ACT 2000
The object of the Water Management Act 2000 (WM Act) is the sustainable and integrated management of the state’s water for the benefit of both present and future generations.
In accordance with Clause 91 of the WM Act, a controlled activity approval may be required if the proposed
works are within 40 m of a watercourse. An artificial waterbody which appears to be a dam is located
approximately 30 m directly to the west of the Site.
Pursuant to the definition outlined within the Standard Instrument, a watercourse means:
any river, creek, stream or chain of ponds, whether artificially modified or not, in which water usually flows, either continuously or intermittently, in a defined bed or channel, but does not include a waterbody (artificial)
An artificial waterbody means:
an artificial body of water, including any constructed waterway, canal, inlet, bay, channel, dam, pond, lake or artificial wetland, but does not include a dry detention basin or other stormwater management construction that is only intended to hold water intermittently.
Notwithstanding, the closest watercourse comprises the Ropes Creek, which is approximately 79 m west of the Subject Site; therefore, a controlled activity in accordance with the WM Act is not considered warranted
in this respect.
4.5 BIODIVERSITY CONSERVATION ACT 2016
The Biodiversity Conservation Act 2016 (BC Act) is the key piece of legislation in NSW relating to the
protection and management of biodiversity and threatened species. The purpose of the BC Act is to “maintain a healthy, productive and resilient environment, for the greatest well-being of the community,
now and into the future, consistent with the principles of ecologically sustainable development”. The BC Act
Section 4.15(1)(a)(iv) the regulations (to the
extent that they prescribe matters for the
purposes of this paragraph),
The EP&A Regulations are addressed in Part D of
this report.
Section 4.15(1)(b)-(c) Refer to Part E of this report.
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is supported by a number of regulations, including the Biodiversity Conservation Regulation 2017 (BC Regulation).
Under Section 7.7 of the BC Act, a DA for Part activity is not required to be accompanied by a Biodiversity
Development Assessment Report (BDAR) unless the development is likely to significantly affect threatened
species.
The potential triggers have been assessed by Eco Logical Australia and are detailed below.
1. Tests of Significance (five part test)
Tests of Significance concluded that the proposed development is unlikely to constitute a significant impact on any of the threatened species for the following reasons:
▪ no critical habitat will be impacted for threatened species ▪ the proposal will not fragment or isolate any fauna habitat
▪ these species are highly mobile with significant foraging resources available to both the south and west of the study area
▪ the habitat is likely to be used in a transitory nature as no key breeding habitat is present within
the study area 2. Area clearing threshold
The proposed development will remove 0.14 ha of Urban Native/ Exotic vegetation, therefore it does not meet the threshold trigger for the Biodiversity Offset Scheme under s7.3 of the BC Act.
3. Biodiversity Values Map and Areas of Outstanding Biodiversity Value
The vegetation within the study area is not currently mapped on the Biodiversity Values Map, and the subject site is not identified as an Area of Outstanding Biodiversity Value.
A BDAR is not required to be submitted with this DA.
4.6 STATE ENVIRONMENTAL PLANNING POLICY (INFRASTRUCTURE) 2007
Among other functions, State Environmental Planning Policy (Infrastructure) 2007 (SEPP Infrastructure) repeals the former State Environmental Planning Policy No. 11 – Traffic Generating Development and
provides for certain proposals, known as Traffic Generating Development, to be referred to NSW Roads and Maritime Services (RMS) (formally the Roads and Traffic Authority) for concurrence.
Under Clause 104 of SEPP Infrastructure, referral may be required for ‘Traffic Generating Development’ Schedule 3 lists the types of development that are defined as ‘Traffic Generating Development’. The
thresholds for Warehouse or Distribution Centres include:
▪ 8,000m2 in site area or (if the site area is less than the gross floor area) gross floor area with access to a road (generally)
▪ 8,000m2 in site area or (if the site area is less than the gross floor area) gross floor area with access to classified road or to road that connects to classified road (if access within 90m of connection, measured along alignment of connecting road)
The proposed development does not propose to intensify operations of the existing Warehouse and
Distribution Centre; however, the Site has a total area which is greater than 8000m2. Therefore, referral to
Roads and Maritime Services is required as part of this DA.
4.7 STATE ENVIRONMENTAL PLANNING POLICY NO 33 – HAZARDOUS AND OFFENSIVE
The proposed development does not involve the storage and/or handling of potentially dangerous goods or
materials. As such, further assessment and consideration under State Environmental Planning Policy No. 33 – Hazardous and Offensive Development is not warranted.
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4.8 STATE ENVIRONMENTAL PLANNING POLICY NO. 55 – REMEDIATION OF LAND
Clause 7(1) of State Environmental Planning Policy No. 55 – Remediation of Land (SEPP 55) requires that a consent authority must not grant development consent on land unless:
a) it has considered whether the land is contaminated, and b) if the land is contaminated, it is satisfied that the land is suitable in its contaminated state (or will
be suitable, after remediation) for the purpose for which the development is proposed to be carried out, and
c) if the land requires remediation to be made suitable for the purpose for which the development is proposed to be carried out, it is satisfied that the land will be remediated before the land is used for that purpose.
SEPP 55 is not applicable to the proposed development.
4.9 BLACKTOWN LOCAL ENVIRONMENTAL PLAN 2015
BLEP2015 is the primary Environmental Planning Instrument (EPI) applicable to the Site. The relevant provisions of BLEP2015 as they relate to the Subject Site are considered below:
4.13.1 Zoning and Permissibility
The Site is located within the B5 Business Development zone pursuant to the BLEP2015.
Figure 5. BLEP2015 Zoning Map (Source: Blacktown City Council, 2019)
Table 6 below outlines the objectives and land uses applicable to the Site, as stated within the BLEP2015.
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The proposed development is consistent with the objectives of the zone as it will deliver alterations and
additions to the existing Distribution Centre facilities, providing a better outcome for employees as well as
positive economic benefits for the local and regional economies.
The Site is surrounded by similarly zoned land used for similar warehousing, distribution centres or other industrial facilities and is therefore compatible with the surrounding context. The proposed development
will be completely within the subject site and will not exhibit any additional direct offsite impacts during
construction or operational phases. As such the development will not adversely affect any other sites or land uses including road infrastructure and drainage infrastructure.
Table 6. Blacktown Local Environmental Plan 2015
Requirement Application to Proposed Development
Clause 2.3 – Zone
objectives and Land Use
Table
(2) The consent authority must have regard to the objectives for
development in a zone when determining a development application in
respect of land within the zone.
B5 Business Development zone
B5 Business Development
zone – Objectives of the
zone
▪ To enable a mix of business and warehouse uses, and specialised retail premises that require a large floor area, in locations that are close to, and that support the viability of, centres.
▪ To enable other land uses that provide facilities or services to meet the day to day needs of workers in the area.
▪ To maintain the economic viability of centres by limiting general retailing and commercial activity.
▪ To allow development that is compatible with the scale and form of the surrounding area.
Permitted without consent Nil
Permitted with consent Building identification signs; Business identification signs; Centre-based child care facilities; Food and drink premises; Funeral homes; Garden centres; Hardware and building supplies; Hotel or motel accommodation; Kiosks; Landscaping material supplies; Light industries; Neighbourhood shops; Oyster aquaculture; Passenger transport facilities; Plant nurseries; Respite day care centres; Roads; Rural supplies; Specialised retail premises; Tank-based aquaculture; Vehicle sales or hire premises; Warehouse or distribution centres; Water reticulation systems; Any other development not specified in item 2 or 4
Warehouse or Distribution Centres are permitted with consent within the B5 Business Development zone.
Prohibited Agriculture; Air transport facilities; Airstrips; Amusement centres; Animal boarding or training establishments; Biosolids treatment facilities; Boat building and repair facilities; Camping grounds; Caravan parks; Cemeteries; Commercial premises; Correctional centres; Crematoria; Depots; Eco-tourist facilities; Electricity generating works; Entertainment facilities; Exhibition homes; Exhibition villages; Extractive industries; Farm buildings; Forestry; Heavy industrial storage establishments; Helipads; Highway service centres; Home-based child care; Home businesses; Home industries; Home occupations; Home occupations (sex services); Industries; Information and education facilities; Marinas; Mortuaries; Open cut mining; Pond-based aquaculture Recreation facilities (major); Residential accommodation; Resource recovery facilities; Restricted premises; Rural industries; Sewage treatment plants; Sex services premises; Signage; Tourist and visitor accommodation; Transport depots; Truck depots; Waste disposal facilities; Water recreation structures; Water recycling facilities; Water supply systems; Wharf or boating facilities
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The existing use of the Site is continued to be defined under the BLEP2015 as a warehouse or distribution centre, being:
a building or place used mainly or exclusively for storing or handling items (whether goods or materials) pending their sale, but from which no retail sales are made, and includes local distribution premises.
Warehouses and distribution centres are permitted with consent in the B5 Business Development zone.
Table 7 outlines the developments consistency and compliance with the relevant development standards and controls under BLEP2015.
Table 7. Development Standards
Clause Comment
Clause 4.1 – Minimum lot size The minimum lot size identified for the Site is 1,500
m2.
Clause 4.3 – Height of buildings There is no maximum height of buildings identified
for the Site under the BLEP2015. Therefore Clause
4.3 does not apply to the Subject Site.
Clause 4.4 – Floor space ratio There is no maximum Floor Space Ratio (FSR)
identified for the Site under the BLEP2015.
Therefore Clause 4.4 does not apply to the Subject
Site.
Clause 5.1 – Relevant acquisition authority The Site is not identified for Land Reservation
Acquisition under the BLEP2015. Therefore Clause
5.1 does not apply to the Subject Site.
Clause 5.10 – Heritage Conservation The Site has not been identified as containing any
Heritage items of significance, or it is it located
within close proximity to any Heritage items of
significance. Therefore, Clause 5.10 does not apply
to the Subject Site.
Clause 7.1 – Flood Planning The Site is mapped as being located within a low
flood risk precinct (refer to Figure 6 below). The
Stormwater summary letter and Engineering plans,
which have considered stormwater and flooding,
are attached in Appendix 9 and Appendix 3.
Clause 7.5 – Essential Services The Subject Site will require amendments to
existing services to adequately service the proposed
development.
Clause 7.9 – Development with Frontage to
Certain Roads in Zone SP2
It is noted, that an SP2 Infrastructure Zone
“Classified Road” being the M4 Motorway adjoins
the rear boundary of the Site. The proposed
development does not have vehicular access to and
from the Classified Road, therefore does not cause
an increase in volume or frequency of vehicles
using the road to gain access to the land.
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Figure 6. Flood Precinct Map (Source: Blacktown City Council, 2019)
4.10 DRAFT ENVIRONMENTAL PLANNING INSTRUMENTS
No Draft Environmental Planning Instruments apply to the Site.
4.11 NON-STATUTORY PLANNING FRAMEWORK OVERVIEW
The following non-statutory development control and strategic plans apply to the Site and proposed development.
▪ Blacktown Development Control Plan 2015 ▪ Greater Sydney Regional Plan: A Metropolis of Three Cities ▪ Central City District Plan
4.12 BLACKTOWN DEVELOPMENT CONTROL PLAN 2015
BDCP2015 supplements the BLEP2015 and provides more detailed provisions to guide development. The
objectives of the BDCP2015 are:
(a) Provide a comprehensive document that details a framework for the development of land in the Blacktown Local Government Area
(b) Clearly set out the processes, procedures and responsibilities for the involvement of the community and key stakeholders in the development of land
(c) Promote development that is consistent with Council’s vision of creating a living environment (d) Protect and enhance the natural and built environment, and ensure that satisfactory measures are
incorporated to ameliorate any impacts arising from development (e) Encourage high quality development that contributes to the existing or desired future character of
the area, with particular emphasis on the integration of buildings with a landscaped setting (f) Protect and enhance the public domain
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(g) Encourage a high standard of aesthetically pleasing and functional development that sympathetically relates to adjoining and nearby developments
(h) Provide safe and high quality environments, that also promote the health and wellbeing of residents, workers and visitors of the Blacktown Local Government Area.
(i) Ensure that development incorporates the principles of Ecologically Sustainable Development (ESD). An assessment of the proposal against the relevant provisions of the BDCP2015 is provided in the BDCP2015
Compliance Table attached in Appendix 12.
4.13 GREATER SYDNEY REGION PLAN: A METROPOLIS OF THREE CITIES
The Greater Sydney Region Plan (the Plan), A Metropolis of Three Cities sets a 40-year vision (to 2056) for
growing Greater Sydney with a focus on the regional significance of central and western Sydney in order to contribute to a more productive, liveable and sustainable city. The Plan has been prepared concurrently
with Future Transport 2056 and State Infrastructure Strategy 2018-2038 to align land use, transport and infrastructure outcomes for Greater Sydney.
The Plan envisages Sydney as a metropolis of three (3) cities, including:
▪ The Western Sydney Parkland City; ▪ The Central River City; and
▪ The Eastern Harbour City.
The site is located within the Central River City. The Plan seeks to foster productivity, liveability and
sustainability, to be achieved through the ’30 minute city’ model by which more than 60% of people live within 30 minutes of jobs, education, health facilities and services. The creation of the 30 minute city is to
be promoted through infrastructure investment and coordinated transport and land use planning. Priorities for Greater Sydney are summarised as follows:
▪ A productive Sydney: o A growing city of 817,000 additional jobs, 1.74 million additional people, 725,000 new
homes and $655 billion worth of economic activity; o Smart jobs including increased knowledge-intensive, health and education jobs, as well as
increased productivity per worker;
o A 30-minute city characterised by better accessibility to an increased range of jobs, local services and amenities, including for socially disadvantaged areas;
o By 2036 the Central City is envisioned as a health, education, administration, and finance and business services hub;
▪ A liveable Sydney:
o An equitable, polycentric city focusing on access to jobs, education, health services, open space and community/cultural infrastructure, new infrastructure to accommodate growth,
enhanced heritage areas and consideration of demographic change; o Housing choice and diversity to suit people through all stages of life and in different income
groups, including affordable rental housing, social housing, increased supply and the prioritisation of growth close to jobs and in walkable centres;
o A collaborative city across state agencies, local government, service providers and the wider
community; o The vision for the Central City in 2036 is one offering a diversity of housing opportunities,
access to green spaces and cultural and entertainment facilities; ▪ A sustainable city:
o A city in its landscape with aims to improve the health of waterways, protect and enhance
biodiversity, open space, scenic/cultural heritage and productive landscapes and increase access to open space;
o An efficient city by which environmental impacts are minimised and mitigated through the efficient use of energy and resources, recycling of water and materials and the development
of renewable energy sources;
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o A resilient city adapting to the impacts of climate change, minimising exposure to hazards and strengthening social, organisation and infrastructure capacity.
In summary, the proposed development would contribute to the objectives set out in the Greater Sydney
Region Plan by promoting minor environmental impacts and the enhancement of an existing industrial site.
4.14 CENTRAL CITY DISTRICT PLAN
Greater Sydney’s three cities discussed above reaches across five (5) districts. The Greater Sydney Region Plan identifies the Site as being located in the Central City District. The Central City District Plan is a 20-
year plan to manage growth in the context of economic, social and environmental matters to achieve the 40-year vision for Greater Sydney. The District Plan informs local strategic planning statements and local
environmental plans, the assessment of planning proposals, as well as community strategic plans and policies.
Objective 23 of the Central City District Plan states industrial and urban services land is planned, retained and managed. The Plan goes on to say that existing industrial land contributes to Greater Sydney’s role as
Australia’s manufacturing capital. The Site is identified as an industrial and urban services land in the Central City District as seen in Figure 7 below.
It is considered, the proposed preservation and upgrade of the Site would be in accordance with the Central
City District Plan as it would support the ongoing use of the site for industrial purposes and retain the
employment generating operations on the site.
Figure 7. Central City District Industrial and Urban Services Land and Freight Assets (Source: Greater Sydney Commission, 2019)
The Site
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PART E LIKELY IMPACTS OF THE DEVELOPMENT
This section identifies and assesses the impacts of the development with specific reference to the heads of
consideration under Section 4.15(1) of the EP&A Act.
5.1 CONTEXT AND SETTING
The proposal includes additions and alterations of the Site. Specifically, the proposal includes the following:
▪ Creation of new internal slip lane to provide separate entry for light vehicles and trucks
▪ Relocation of access control and gatehouse ▪ Relocation of pedestrian entry and pedestrian traffic signal system
▪ Expansion and consolidation of existing car parks to a single car park which will provide 718 car parking spaces, inclusive of 12 accessible spaces
▪ Relocation and reconfiguration of B-Double and semi-trailer truck parking on the west of the site
▪ Other internal works to relocate truck wash, workshop, maintenance sheds, and weighbridge ▪ Other landscaping and pavement works
Additionally, the proposal includes the proposed extension of the existing slip lane, which will provide
passage from the existing access road. Further, the proposed development includes provisions for at-grade
parking accommodating for a total of 718 car parking spaces and 48 trunk parking spaces.
The proposed development is compatible with surrounding land uses. The Site is not located in the immediate proximity of any residential development or other sensitive land uses and therefore, does not
exhibit any adverse amenity impacts.
The proposed Site layout design will ensure the functional operation of the Site in accordance with the
needs of the end users, whilst not impacting on any other operations. The proposal will not exhibit any significant environmental impacts and will not adversely impact on the amenity or operations of any
adjoining Sites. Therefore, the proposal is considered compatible with the Site context.
5.2 BUILT FORM
The proposed development and indicative Site layout have been informed and prepared with regard to
detailed opportunities and identified constraints through a comprehensive Site analysis. The Site context is considered to be the principle influence on the design, with the intent to respond to the Site’s permissibility,
based on the Site being zoned B5 Business Development.
Furthermore, the Site and proposed development does not intend to intensify the existing development, the
increase in parking spaces is to accommodate for shift changeover and provide employees with a better amenity and safe passage to the existing building.
Additionally, the Site and proposed development would result in a minimal impact on the surrounding
environment and maintain local character.
The Architectural Plans (prepared by HL Architects), illustrating the proposed development, are located in
Appendix 1.
5.3 TRAFFIC & TRANSPORT
A Traffic Impact Assessment (TIA) has been prepared by GTA Consultants and is included in Appendix
10. The TIA sets out an assessment of the anticipated transport implications of the proposed development, including consideration of the following:
▪ existing traffic and parking conditions surrounding the site
▪ suitability of the proposed parking in terms of supply (quantum) and layout
▪ the traffic generating characteristics of the proposed development
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▪ suitability of the proposed access arrangements for the site ▪ the transport impact of the development proposal on the surrounding road network.
5.2.1 Traffic Generation
Truck traffic
The development does not propose any increase in truck activity. For reference, historical data collected by Woolworths Group during an average week (18/02/19-24/02/19) and during a peak week (18/12/18-
24/12/18) indicate that movements are generally consistent throughout the course of a day, varying
between 20 and 50 movements/hour typically with peak volumes of up to 70 truck movements/hour. The data indicates an average hourly volume of 38 trucks in and 38 trucks out during a typical peak week and
29 trucks in and 29 trucks out during a typical average week.
Light vehicle traffic
The forecast increase in light vehicle traffic volumes is derived from the relative increase in parking spaces.
With 138 additional parking spaces1 (a 24% increase), this correlates to the following additional light vehicle trips, summarised in Table 4.1. Values have been rounded up to the nearest whole number.
Refer to the TIA in Appendix 10, prepared by GTA Consultants, for further information on traffic
generation.
5.2.2 Parking
Existing conditions
Existing car parking in the Site is comprised of two car parks, being a larger car park (car park 1) in the
north-west corner of the site, and a smaller car park (car park 2) with adjacent overflow parking located
south of the larger car park.
Figure 8. Existing car parking arrangement (Source: GTA Consultants, 2019)
The existing parking comprises:
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▪ Car park 1: 440 spaces (inclusive of 8 accessible spaces)
▪ Car park 2: 60 spaces (inclusive of 0 accessible spaces) ▪ Car park 2 overflow: 80 spaces (approximate only).
Truck parking is also present throughout the Site in the form of a mixture of angled bays, 90-degree bays, and loading docks.
Access and egress to/from the car parks are secured via boom gates.
Proposed conditions
The proposed development will provide a total of 718 car parking spaces. Therefore, the proposal presents 138 additional car parking spaces, for the exclusive use of staff and visitors of the facility.
The proposed car park layout is largely the same as existing, a result of expanding the extents of the current
car park and following the general functional layout.
It is anticipated that the peak parking demand will occur during the changeover periods where a proportion
of staff will be parked in the car park whilst the subsequent shift arrives. For a robust analysis, the following assumptions are made to provide a conservative assessment:
▪ All staff drive ▪ Average occupancy level is 1.0 (i.e. all single-vehicle trips)
▪ Incoming staff vehicles arrive as early as 30 minutes before the commencement of their shift ▪ Staff vehicles remain in the car park up to 30 minutes after the conclusion of their shift.
Based on these assumptions, the number of vehicles in the car park is forecasted to range between 170
and 600 vehicles. This represents occupancy rates of between 24%-84%, thus falling within the practical
capacity of the proposed car parking provision. The average occupancy is 394.1 vehicles, representing a 55% occupancy rate.
Based on the above analysis, the proposed provision of 718 spaces sufficiency caters to the peak parking
demands arising in the development.
Refer to the TIA in Appendix 10, prepared by GTA Consultants, for further information on parking.
5.2.3 Access and Loading
Vehicle access
The existing site access from the Sargents Road roundabout is to remain unchanged. The car park exit onto Sargents Road (westbound) is also to remain unchanged.
Within the Site, a slip lane will be constructed, diverting light vehicle traffic into the expanded car park. The
existing car park (car park 2) within the truck parking area will be relocated and consolidated within the
expanded car park, hence separating light vehicle traffic from truck traffic and enhancing safety. The existing car park entry will be retained, however, with boom gates closed to provide contingency for
additional ingress/egress capacity if required.
Loading facilities
No major changes are proposed to the loading facilities within the distribution centre compound. The
primary changes proposed in relation to trucks and truck movement is the proposed formalised parking and access arrangement.
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The gatehouse will be reconstructed further to the north, ensuring full access control to the entire site. This access point will allow for two lanes of entry and one lane of exit. This work is considered necessary due to
occurrence of unauthorised truck access and parking within the subject site.
Following entry, the B-Double and semi-trailer parking is proposed to be reconfigured to achieve a more
efficient and safer layout. A minor increase in parking capacity in this section is provided, however no increase in truck traffic activity is proposed.
The truck entry to the distribution centre compound will be through an east-west link immediately south of
the truck parking. A new weighbridge will be installed on the exit lane. The existing truck wash, truck
maintenance area, and Toll prime mover area will be reconstructed south of the entry/exit link.
It should be noted that the new truck entry facilitates truck entry into the inner compound significantly further away from the primary pedestrian movements. This enables greater separation from the major
pedestrian link and provides increased sight distance.
Refer to the TIA in Appendix 10, prepared by GTA Consultants, for further information on access and
loading.
5.4 STORMWATER
The proposed stormwater system has been designed in accordance with the relevant national design
guidelines, Australian Standard Codes of Practice, Blacktown City Council and accepted engineering practice.
A Stormwater Design Assessment has been prepared by Henry & Hymas and is included in Appendix 9.
Stormwater detention
The Site is separated into two catchments as shown on drawing 19354_DA_C250 (Appendix 3). The
northern catchment drains to an existing above ground on-site detention (OSD) basin in the north-east corner of the site and has a catchment area of 9.218 hectares. The southern catchment drains to an existing
above ground on-site detention (OSD) basin in the western side of the site and has a catchment area of 12.235 hectares. All existing basins and in-ground stormwater are proposed to remain.
The volumes of the basins have been estimated based off the survey levels and have been summarised below:
From discussions with Council’s Stormwater Engineer, Tony Merilees, On Site Detention (OSD) will not be required for the site if it can be proven that the above ground basins were sized correctly at the time of the
original development. As per Council’s OSD maps, the Site is located within catchment number 4 “All other Hawkesbury river sub-catchments”, which had an OSD storage requirement of 264m3/ha. As shown above,
both basins have a volume in excess of this requirement and hence it can be surmised that there are no
additional OSD requirements for the proposed development.
Refer to Stormwater Design Assessment in Appendix 9, prepared by Henry & Hymas, for further information on stormwater detention.
In-ground drainage system
Table 8. Onsite Detention Basins
Characteristics Northern Basin Southern Basin
Catchment size 9.128 ha 12.235 ha
Volume 3,080m3 6,390m3
Storage per hectare 337m3/ha 522m2/ha
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The existing stormwater system is generally proposed to remain for the redevelopment. The development involves the removal and reconstruction of some kerbs and pavements in order to adjust the parking and
site access. This will require existing pits to be adjusted to tie in flush with the proposed levels and for some new pits to be constructed over existing stormwater pipes to avoid trapped low points. All existing in-ground
drainage is proposed to remain and both existing above ground basins are proposed to remain.
Refer to Stormwater Design Assessment in Appendix 9, prepared by Henry & Hymas, for further
information on stormwater drainage.
Water conservation
The majority of the proposed redevelopment consists of the removal and reinstatement of kerbs and on-
grade concrete pavement in the external car park. In addition to these works, the existing truck maintenance shed and truck wash down bay are proposed to be relocated 20m to the south to accommodate the revised
access road alignment. The relocated shed and wash down bay are the only proposed roof areas associated with the redevelopment. No rainwater tanks have been proposed as a part of the proposed works for the
following reasons:
▪ There is no change in the demand for water usage of the truck wash down bay. Apart from
relocating the building 20m to the south, the truck wash bay facility will operate as per the current condition.
▪ There is a total of 822kL of rainwater tank storage provided on site via 6 x 137kL above ground
tanks in the eastern part of the site, which demonstrates that water conservation and reuse was considered and implemented as a part of the original development.
▪ The proposed roof area is very small in comparison to the high water demand of the truck wash down bay. The 80% reuse demand target as outlined in council’s DCP is not considered possible to
meet.
Refer to Stormwater Design Assessment in Appendix 9, prepared by Henry & Hymas, for further
information on water conservation.
Flooding
It is understood that there are no flood requirements anticipated for this development given the nature of
the proposed works and the fact that the redevelopment is confined to within the western car park.
5.5 EROSION & SEDIMENT CONTROL
During the demolition, earthworks and construction phases of the proposed development, an Erosion and
Sediment Control Plan will be in place to protect the downstream drainage system and receiving waters from sediment laden runoff.
Refer to Erosion and Sediment Control Plan (19354_DA_SE01) included in Appendix 2.
5.6 CONTAMINATION
The proposed development does not intend to intensify the existing development, therefore it is considered that a Contamination Report is not warranted.
5.7 VISUAL
The proposed development does not intend to intensify the existing development. The proposed Site layout design will ensure the functional operation of the Site in accordance with the needs of the end users, whilst
not impacting on any other operations. The proposal would not exhibit any significant visual impacts and would not adversely impact on the amenity or operations of any adjoining Sites.
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5.8 NOISE
The proposed development would not result in an intensification of the Site. The proposed development seeks to make parking more efficient and will not cause an increase in trucks or an increase in vehicle
numbers.
The proposed development will not have any undue impacts to residents with regards to noise as the
nearest residential development is located in the suburb of Colyton being 550m to the east of the Site as well as residential development located in the suburb of Minchinbury 660m west of the Site. To the north
and east of the Site are similar industrial developments and the M4 Motorway adjoins the Sites southern
boundary. Furthermore, Dagara Badu Reserve is located directly to the west of the Site.
Therefore, as the Site is surrounded by a Reserve, M4 Motorway, similar industrial developments and the closest residential development is over 500m away, the proposed development is considered acceptable
from a noise perspective and an Acoustic Report is not warranted at this stage.
5.9 WASTE
Details of construction and operation waste are to be confirmed at a later date. Where practical and feasible
all construction materials would be recycled either on Site or through reuse or offsite at a licenced facility. Waste would be transported and disposed of off-site by a licenced contractor to a licensed landfill facility.
5.10 HERITAGE
The Site is not identified to be of heritage significance, nor is the Site located within a Heritage Conservation Area. The proposed development is not considered to have an impact on heritage.
5.11 FLORA AND FAUNA
A Flora and Fauna Assessment has been prepared by Eco Logical Australia and is included in Appendix 7. The assessment considers the impact of the proposed development on threatened species, populations
and communities listed under the BC Act and the EPBC Act that occur within the Site.
The assessment found that the proposed development will require clearing of Urban Native/Exotic
vegetation that is unlikely to provide suitable nesting or roosting habitat for threatened fauna. However, vegetation within the subject site may provide very limited foraging habitat for the highly mobile threatened
species, Grey-headed Flying Fox, Swift Parrot and Little Lorikeet. Significant native vegetation foraging resources are available within the riparian corridor to the west of the Site. In addition, no hollow-bearing
trees were identified within the Site.
The Site is unlikely to provide habitat suitable for any threatened ecological communities or threatened flora
and no threatened species were observed during field survey. The flora and fauna assessment has concluded that the proposed works are unlikely to result in a significant impact on any threatened ecological
communities or threatened species.
Refer to Flora and Fauna Assessment in Appendix 7, prepared by Eco Logical Australia, for further
information on flora and fauna.
5.12 CONSTRUCTION
Construction activities will be undertaken in accordance with any conditions of consent. Appropriate
measures will be undertaken to mitigate any potential impacts from construction including dust, noise, odour and traffic impact.
5.13 NATIONAL CONSTRUCTION CODE OF AUSTRALIA
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The proposed development, being alterations and additions only, is contained within the western car park and includes the removal and construction of kerbs, pavement and landscaping.
NCC Compliance Capability Report (Appendix 5) has been prepared by Vic Lilli & Partners to undertake an
assessment of the proposal against the requirements of the National Construction Code of Australia (NCC)
2019.
Vic Lilli & Partners recommend that the following matters are to be addressed to comply with the NCC utilising the ‘deemed to satisfy’ provisions:
▪ Ensure that Truck Wash building and Maintenance Workshop are minimum 3m apart (currently 2m). Alternatively connect buildings with the awning, so two buildings are considered to be united.
If united ensure that the fire hydrant and fire hose reel coverage is provided to the whole building. ▪ Provide one space for every 100 carparking spaces or part thereof in accordance with AS
2890.6:2009 ▪ Traffic engineer to provide a design statement confirming that the proposed reconfiguration
complies with AS 2890.1:2004 and AS 2890.6:2009
▪ Any proposed kerb ramps shall comply with AS 1428.1-2009 Clause 10.7
On satisfaction of the above recommendations, the proposed car park reconfiguration is capable of achieving compliance with the requirements of the NCC 2019 and relevant adopted standards without
undue modification to the design or appearance of the building.
Whilst the above recommendations have been made as a means of achieving compliance with the various
provisions of NCC performance requirements their acceptability has not been verified at this time. It will be necessary for the design to be reviewed by an appropriately qualified person prior to the issue of a
construction certificate for the works.
Refer to NCC Compliance Capability Report in Appendix 5, prepared by Vic Lilli & Partners, for further
information on requirements of the NCC 2019.
5.14 UTILITIES
The Site contains an existing distribution centre as well as ancillary developments and hardstand areas with
associated existing utilities servicing the Site. All utility infrastructure and essential services could be successfully augmented to the Site.
5.15 SAFETY AND SECURITY
The principles of Crime Prevention Through Environmental Design (CPTED) have been considered in the design of the proposed development.
The CPTED guidelines were prepared by the NSW Police in conjunction with the Department of Planning.
CPTED provides a clear approach to crime prevention and focuses on the ‘planning, design and structure of cities and neighbourhoods’. The main aim of the policy is to:
▪ Limit opportunities for crime; ▪ Manage space to create a safe environment through common ownership and the encouraging the
general public to become active guardians; and, ▪ Increase the perceived risk involved in committing crime.
The guidelines provide four (4) key principles to limit crime, including:
▪ Natural Surveillance; ▪ Access Control;
▪ Territorial Reinforcement; and, ▪ Space Management.
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Principle 1 – Surveillance
The attractiveness of crime targets can be reduced by providing opportunities for effective surveillance,
both natural and technical.
▪ The existing development orientates active areas such as building entrances and ancillary offices
towards surrounding roads, driveways, pedestrian paths, car parking areas and landscaping. The proposed development does not seek to alter this;
▪ The proposed development would utilise low lying landscaping in appropriate locations to ensure
there would be no obstruction of surveillance opportunities; and, ▪ External lighting would enable the maintenance of sight-lines and surveillance after dark.
Principle 2 – Access Control
Access Control can be defined as physical and symbolic barriers that are used to ‘attract, channel or restrict
the movement of people’.
▪ The Site will be secured by perimeter fencing to deter unauthorised access; and,
▪ Directional signage to heavy vehicle area, car parking, pedestrian paths and building entries would define the various areas of the Site providing legibility and minimising vehicular and pedestrian
conflict within the Site.
Principle 3 – Territorial Reinforcement
Territorial Reinforcement can be described as creating a sense of ownership to a public space or vicinity,
encouraging the usage of that space. By increasing the usage capability, this also deters crimes and, further increases the chances of a crime being witnessed and reported in a timely manner.
▪ The provision of boundary treatments would emphasise the separation between the private and public domain; and,
▪ Well maintained landscape design would indicate the development is well-used and cared for to reduce criminal activity.
Principle 4 – Space Management
Space Management is intuitive of Principle 3 – Territorial Reinforcement – and, refers to ensuring a space is utilised and cared for appropriately.
▪ On the ground level, pathways and planters would be well maintained; ▪ Continued repairs and maintenance would discourage vandalism; and,
▪ High quality materials, varied façade treatments and landscaping along boundaries would assist in discouraging vandalism and graffiti.
The proposed development would successfully integrate the four (4) principles outlined to limit crime
outlined in the CPTED guidelines, which, are adopted into the BDCP2015.
Accordingly, through the integration of CPTED in design, the facility has been planned to promote safety
and security.
5.16 CUMULATIVE IMPACTS
No foreseeable cumulative impacts are to result from the proposed development. Rather the proposed
development provides alterations and additions to the existing distribution centre within an industrial area which is commensurate with the intended development of the site and its surrounds
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5.17 SUITABILITY OF SITE FOR DEVELOPMENT
The Site is located within an established industrial area and is zoned for Business development use under BLEP2015. The proposed development will facilitate the use of the Site for a Distribution Centre which is
consistent with the zoning of the Site and the surrounding context. The proximity of the Site within an
industrial area and proximity to major arterial roads serves as being ideal for distribution purposes.
Accordingly, the Site is considered to be suitable for the development and is consistent with the aims and
objectives of the B5 zone in that it seeks to facilitate future employment generating development that responds to the characteristics of the land and is compatible with surrounding land uses
5.18 SUBMISSIONS
Should any submissions be received in relation to the proposed development, the applicant will address them accordingly.
5.19 THE PUBLIC INTEREST
The proposed development is in the public interest as it:
▪ Provides for a range of land uses that generate employment opportunities, consistent with the
objectives of the B5 Business Development zone; ▪ Shall not create any adverse amenity impacts as it is not located in immediate proximity of any
residential development or other sensitive land uses; and
▪ Provides land uses that are complimentary and compatible with each other.
Through the provision of employment generating development, the proposal will contribute to serve the local and regional communities. The proposed development intends to make the Site more efficient as well
as freeing up street parking spaces by providing more spaces within the Site and as such is considered to
be in the public interest.
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PART F CONCLUSION
The purpose of this SEE has been to present the proposed additions and alterations for the Site located at
69 Sargents Road, Minchinbury and to assess its potential impacts having regards to Section 4.15(1) of the EP&A Act.
The proposed development is for alterations and additions to the Site. Specifically, the proposal includes the
following:
▪ Site preparation works;
▪ Demolition of existing turnstile and existing truck wash;
▪ Removal of vegetation
▪ Modify existing carparking layout and increase number of carparking spaces;
▪ Erection of new fence;
▪ Extension of existing slip lane;
▪ Multi-level gatehouse and canopy;
▪ New hardstand, pavement and drainage system for Chevron truck holding area;
▪ New Pantech parking;
▪ New weighbridge;
▪ New truck wash;
▪ Relocation of truck workshop and truck wash;
▪ Removal of small pocket of existing vegetation central to the Site; and
▪ Amendments to existing infrastructure network to service the Site.
The proposal also includes the proposed extension of the existing slip lane, which will provide passage from
the existing access road, as well as at-grade car parking, accommodating for a total of 718 car parking
spaces.
The proposal has been prepared after taking into consideration the following key issues:
▪ The development history of the site;
▪ The context of the site and locality; ▪ The relevant heads of consideration under Section 4.15(1) of the EP&A Act;
▪ The aims, objectives and provisions of the relevant statutory and non-statutory planning instruments; and
▪ The pre-lodgement advice received from Council.
The proposed development is permissible within the zone and is compatible with the zone objectives. As
stipulated previously in this SEE, the matters for consideration under Section 4.15(1) of the EP&A Act have been satisfactorily addressed.
In light of the merits of the proposed development and in absence of any significant environmental impact,
the proposed development warrants support by Council.
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