council’s flood map showing the subject property and the
TRANSCRIPT
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Our Ref: 59919008 L001:SEG
Contact: Stephen Gribble
13 July 2018
Stockland Development Pty Ltd Level 25 133 Castlereagh Street Sydney NSW 2000
Attention: Anthony Kroser & Shaun Mets
Email: [email protected], [email protected]
Dear Anthony & Shaun,
355 AND 375 CHURCH ST PARRAMATTA - FLOOD ADVICE
This flood advice statement for the proposed development at 355–375 Church Street Parramatta considers flood data provided by Parramatta City Council and details of the proposed development provided by Stockland. The proposed development is reviewed to the requirements with the Section 9.1 (formerly s117) Ministerial Direction 4.3 and the requirements of the Parramatta Development Control Plan 2011 in relation to floodplain management.
It is understood that as the proposed development requires an acceleration of proposed changes to the Parramatta CBD Local Environment Plan and that compliance with Section 9.1 Ministerial Directions are required.
Flood Data
The Flood Enquiry Information issued by Parramatta City Council on 3 July 2018 (attached) shows the site is not within the 100 year Average Recurrence Interval (ARI) mainstream flood extent and the south-eastern part of the site is within the Probable Maximum Flood (PMF) extent (classified as low hazard). Figure 1-1 is an extract from Council’s flood map showing the subject property and the PMF extent. A peak PMF level of 12m AHD is advised. It advises affectation by overland stormwater runoff from the catchment is subject to detailed investigation.
It is therefore recommended that at DA stage additional assessment is undertaken to determine the extent of flooding due to local overland runoff and potential impacts for the development.
Proposed Development
The proposed development is a mixed-use development consisting of a fast food restaurant, retail and car parking on the ground floor. Residential towers are proposed above the mixed-use podium. Basement car parking is accessed from within the ground floor carpark.
Finished floor levels are not shown on the shown on the architectural drawings. It is expected that floor levels and entrance levels will be similar to or above the existing boundaries levels shown on the survey drawing by Lockley Land Title Solutions 2008 (Ref: 31282DT, attached). The following survey levels of existing ground give an indication of reference survey levels on the boundary:
Victoria Rd driveway - RL 12.2m AHD
Ross Street driveway - RL 12.1m AHD
Church Street verge near proposed residential lobby - RL 11.3m AHD
Cardno (NSW/ACT) Pty Ltd ABN 95 001 145 035
Level 9 - The Forum 203 Pacific Highway St Leonards 2065 Australia
Phone +61 2 9496 7700 Fax +61 2 9496 7748
www.cardno.com
59919008 L001:SEG 2 13 July 2018
59919008 L001 355&375ChurchSt FIA.docx
Figure 1-1 Site and Flood Extent
Compliance with Section 9.1 (formerly s117) Ministerial Direction 4.3
The requirements of Section 9.1 Ministerial Direction 4.3 include the following:
4) “A draft LEP shall include provisions that give effect to and are consistent with the NSW Flood Prone Land Policy and the principles of the Floodplain Development Manual 2005 (including the Guideline on Development Controls on Low Flood Risk Areas).
5) A draft LEP shall not rezone land within the flood planning areas from Special Use, Special Purpose,Recreation, Rural or Environmental Protection Zones to a Residential, Business, Industrial, Special Use or Special Purpose Zone.
6) A draft LEP shall not contain provisions that apply to the flood planning areas which:
(a) permit development in floodway areas,
(b) permit development that will result in significant flood impacts to other properties,
(c) permit a significant increase in the development of that land.”
A draft LEP may be inconsistent with the above requirements if it “is in accordance with a floodplain risk management plan prepared in accordance with the principles and guidelines of the Floodplain Development Manual 2005.”
The planning proposal does not involve a change of zoning. The proposed development is located on the fringe of the PMF extent. Therefore it is not in a floodway and will not result in significant flood impacts to other properties.
The only inconsistency with Ministerial Direction is that the proposed development is a significant increase in the development of the land. However inconsistencies are permitted if it “is in accordance with a floodplain risk management plan prepared in accordance with the principles and guidelines of the Floodplain Development Manual 2005.” Therefore the following section assesses the proposed development in accordance with the development controls of The Floodplain Risk Management Plan for the Upper Parramatta River Catchment.
59919008 L001:SEG 3 13 July 2018
59919008 L001 355&375ChurchSt FIA.docx
Requirements of Parramatta DCP 2011
Parramatta DCP 2011 includes the development controls of The Floodplain Risk Management Plan for the Upper Parramatta River Catchment presented in a matrix format. Table 1-1 compares the proposed development to the floodplain matrix controls for residential and commercial development in a low flood risk precinct (being the precinct relevant for this site).
Table 1-1 Assessment Against Parramatta DCP 2011 Floodplain Matrix Controls
Consideration Relevant Controls Assessment
Floor Level 2. Habitable floor levels to be equal to or greater than the 100 year ARI flood level plus freeboard.
Existing ground survey levels at the site are at least 2m above the 100 year ARI flood level advised at locations not directly adjacent to the site.
Flood Affectation
2. The impact of the development on flooding elsewhere to be considered having regard to: (i) loss of flood storage; (ii) changes in flood levels, flows and velocities caused by alterations to flood flows; and (iii) the cumulate impact of multiple potential developments in the vicinity.
As the site is on the fringe of the PMF extent the development will not change flood flows or velocities. As the volume of flood water on the site in a PMF is negligible compared to the overall floodplain so any changes in flood level would be indiscernible.
Car Parking & Driveway Access
1. The minimum surface level of open spaces or carports shall be as high as practical, but no lower than 0.1m below the 100 year ARI flood level. In the case of garages, the minimum surface level shall be as high as practical, but no lower than the 100 year ARI flood level.
3. Garages capable of accommodating more than 3 motor vehicles on land zones for urban purposes, or enclosed car parking, must be protected from inundation by floods equal to or greater than the 100 year ARI flood. Ramp levels to be no lower than 0.5m above the 100 year ARI flood level.
5. The level of the driveway providing access between the road and parking spaces shall be no lower than 0.2m below the 100 year ARI flood level.
6. Enclosed car parking and car parking areas accommodating more than 3 vehicles, with a floor below the 100 year ARI flood level, shall have adequate warning systems, signage, exits and evacuation routes.
Existing ground survey levels at the site are at least 2m above the 100 year ARI flood level advised at locations not directly adjacent to the site.
The levels of 100 year ARI flood, PMF flood, basement floor, and basement entry should be confirmed at DA stage to assess compliance.
Evacuation 3. Reliable access for pedestrians and vehicles is required from the site to an area of refuge above the PMF level, either on site (eg. second storey) or off site.
4 Applicant is to demonstrate the development is consistent with any relevant flood evacuation strategy or similar plan.
The extent of the PMF event advised is on the south-eastern part of the site thus there are locations within the site that would be above the PMF level. There is also access to upper floors if required.
Molino Stewart (2016) identify the property as a “Shelter in Place” site for which evacuation is not required.
Local Overland Stormwater Runoff
The NSW Floodplain Development Manual (FDM) and Parramatta DCP 2011 requires that “New development must consider the impact of flooding resulting from local overland flooding whether it is a result of Local Drainage or Major Drainage.”
The site survey indicates that is a sag point on Church adjacent to the proposed development with a kerb level of RL 10.91m. Runoff may pond here when the capacity of the stormwater is exceeded until the runoff is able to overtop the crown of Victoria Road. The survey shows that the crown of Victoria Road is RL 11.45m.
59919008 L001:SEG 4 13 July 2018
59919008 L001 355&375ChurchSt FIA.docx
A hydraulic analysis of the local stormwater has not been undertaken. It is recommended that at DA stage additional assessment is undertaken to determine the extent of flooding due to local overland runoff and potential impacts for the development.
In the absence of a detailed investigation, potentially proposed habitable floor levels be set above the Victoria Road crown level plus an appropriate freeboard. The FDM recommends that a lower freeboard is applied to overland stormwater flooding than is normally applied to mainstream flooding.
Conclusion
The Planning Proposal for 355–375 Church Street Parramatta is consistent with the Section 9.1 Ministerial Direction 4.3. The only exception is that is an increase in the occupation of the land is proposed, noting the preceding review of evacuation above.
Such inconsistencies are permitted where the planning proposal “is in accordance with a floodplain risk management plan prepared in accordance with the principles and guidelines of the Floodplain Development Manual 2005.” The proposed development is in accordance with the development controls of The Floodplain Risk Management Plan for the Upper Parramatta River Catchment as outlined in the Parramatta DCP 2011.
References
Bewsher Consulting (2003) The Floodplain Risk Management Plan for the Upper Parramatta River Catchment, prepared for the Upper Parramatta River Catchment Trust
Department of Infrastructure, Planning and Natural Resources (2005) Floodplain Development Manual
Molino Strewart (2016) Update of Parramatta Floodplain Risk Management Plans, prepared for Parramatta City Council.
Parramatta City Council (2011) Parramatta Development Control Plan 2011
Yours sincerely,
Stephen Gribble Senior Civil Engineer for Cardno Direct Line: +61 2 9496 7700 Email: [email protected] Enc: Flooding Information from Parramatta City Council Site Survey by Lockley Land Title Solutions (2008, Ref: 31282DT)
Flood Enquiry Information Issued - 3 July 2018Mainstream Flooding
Is this property affected by mainstream flooding? 355 and 375 Church Street, Parramatta
Yes No
Flood Levels Closest Cross Sections: (Please refer to Flood Study): Refer to Flood Map
5% AEP m AHD Comments:
See Note on flood/Hazard Map 1% AEP m AHD PMF RL 12 m AHD Refer to flood maps provided for detailed flood levels.
Flood information is obtained from the following flood study report: Upper Parramatta River Flood Study – Draft 8 (UPRCT)
Note: Flood inundation can be verified by detail survey to AHD undertaken by a Registered Surveyor.
Local Flooding Is the property located within a Hatched Grey Area? Properties located within a Hatched Grey Area are subjected to flooding from the local catchment.
Yes No
Is the property located within a Grey Area? Properties located within a Grey Area are subjected to additional site drainage controls to manage flooding in the local catchment.
Yes No
Is the property likely to be affected by overland stormwater run-off from the local catchment? Note: No site inspection conducted for this assessment. Based solely on the information supplied for this flood enquiry application.
Yes Subject to Detailed
Investigation
Note: You are required to contact Council’s Development Service Engineer for any details and requirements relating to development that is affected by local flooding.
Additional Recommended Actions The Applicant needs to discuss the proposal to re-develop this site with Council’s Town Planner and Development Services Engineer. The Applicant needs to contact Council’s Town Planner and organise a pre-lodgement meeting to discuss any proposal to redevelop this property. The Applicant needs to refer to Council’s Local Floodplain Risk Management policy for details relating to developing a land affected by flooding.
Definitions: (As per NSW Floodplain Development Manual dated April 2005) 1. AHD – a common national surface level datum approximately corresponding to mean sea level.2. ARI – the long term average number of years between the occurrences of a flood as big as or larger than, the selected
event.3. PMF – is the largest flood that could conceivably occur at a particular location, usually estimated from probable maximum
precipitation.4. AEP – Annual Exceedance Probability is the chance of a flood of a given or larger size occurring in any one year, usually
expressed as a percentage.
Page 2 of 4
City o
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ncil F
lood M
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525
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North
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LegendGround Contours (metre AHD)Stormwater PitStormwater Pipe NetworkUpper Parramatta River Cross Section5% AEP Flood (Upper Parramatta River)1% AEP Flood (Upper Parramatta River)PMF (Upper Parramatta River)
1:3,000
DISC
LAIM
ER: F
lood l
evels
and f
lood e
xtent
lines
are b
ased
on cu
rrent
inform
ation
held
by Co
uncil.
Coun
cil do
es no
t acce
pt res
pons
ibility
for t
he ac
curac
y of t
his In
forma
tion.
Any p
ipe si
zes
and l
ocati
on of
pits
and p
ipe lin
es sh
ould
be co
nfirm
ed by
site
inves
tigati
on.
The f
lood l
evels
prov
ided a
re on
ly an
appro
ximate
guide
and h
ave b
een d
erive
d usin
g the
curre
nt co
mpute
r sim
ulated
mod
el.
The i
nform
ation
prov
ided o
n this
docu
ment
is pre
sente
d in g
ood f
aith.
It is
the re
spon
sibilit
y of e
ach i
ndivid
ual u
sing t
his in
forma
tion t
o und
ertak
e the
ir own
chec
ks an
d con
firm th
is inf
ormati
on pr
ior to
its us
e. Cit
y of P
arram
atta C
ounc
il, its
agen
ts an
d emp
loyee
s are
not li
able
(whe
ther b
y rea
son o
f neg
ligen
ce, la
ck of
care
or oth
erwise
) to a
ny pe
rson f
or an
y dam
age o
r loss
whats
oeve
r whic
h has
oc
curre
d or m
ay oc
cur in
relat
ion to
that
perso
n tak
ing or
not t
aking
(as t
he ca
se m
ay be
) acti
on in
resp
ect o
f any
repre
senta
tion,
statem
ent,
or ad
vice r
eferre
d to a
bove
.
;N
Printed 3/07/2018
Chainage Flood Level (metre AHD) 5% AEP 1% AEP PMF
13 8.71 8.75 12.60 137 8.79 8.81 12.47
2287.9 6.47 7.64 12.72 2323.7 6.42 7.55 12.63 2341.9 6.39 7.53 12.64 3068.2 8.92 9.58 11.50 3079.2 9.10 9.54 11.41 3097.2 9.03 9.41 11.33 3135.1 8.94 9.19 11.21 3149 8.93 9.18 11.29
NOTE: The Upper Parramatta River Flood Study is currently being updated. Flood levels in this area may change.
Page 3 of 4
City o
f Parr
amatt
a Cou
ncil H
ydrau
lic Ha
zard M
ap
525
675
600
450
Non-Pipe
375
1200
750
1050
300 900
225
N/A
1650
150
375
300
525
300
225
525
375
300
375
600
375
375
375
375
375
450
300
525
375
600
375
375
300
600
450
375
375
450
675
450
375
750
375
900
375
300
450
375 52
5
375
375
375
600
600
600
600
Non-P
ipe
525
375
375
Non-Pipe
375
450
1050
375
375
300
Non-Pipe
375
375
450
375
375
375
375
225
900
750
375
375
375
525
450
450
375
300
375
525
300
375
30037
5
375
375
450
450
375
375
375
300
600
450
375
375
750
450
375
375
375
375
750
300
Chur
ch St
reet
O'Co
nnell
Stree
t
Victoria Road
Trott S
treet
Wilde
Aven
ue
Grose Street
Marsd
en St
reet
Ross Street
Byrnes AvenueEli
zabe
th St
reet
Maris
t Plac
e
Phillip Street
Fennell Street
Market Street
Palmer Street
Harold Street
North
cott L
ane
Sorre
ll Stre
et
Villie
rs St
reet
Palmer Lane
Lamont Street
Edgewater Parade
Grose Street
Sorre
ll Stre
et
Ross Street
Grose Street
Ross Street
Fennell Street
Fennell Street
Byrne
s Ave
nue
Sorre
ll Stre
et
Sorre
ll Stre
et
Harold Street
9
11
10
12
13
14
8
15
7
166
17
18
19
20
5
43
1
21
22
0
2
2324
40
1976
1980
2004
1935
22
2012
2050
2219
2123
2227
26
2211
1177
1733
2537
922
2196
1021
13
910
2467
846
3149
3068.2
40
137
2250
2609
1137
3171.7
1173
2629
3135.1
1786.31805.5
1822.3
2652
1773.5
3097.2
1749.1
2701
2287.9
18
1887.8
1857.5
2358
.4
60
1728.6
3047.9
1699.9
1583
44.6
59
106.2
2146
141.8
2373
.323
87.8
45
2984.3
1961.7
2341
.9
2781
2323
.7
3478.6
141
104
3307.5
3402.7
3280.7
260
3252
3225.1
2012
0
0
0
4
0
1976
0
1
1
1
1
24
24
11
1
11-13
1C
340A340A
3
53
3
340A
20
1
8
353D
11-13
22A
21
17
2626
22A
18
1
11
27
1
39
1
24A
330
24A
330
2
50
2B
20A
5
11-13
13
26
30
35
8-10
11-13
375
7
14
22B
170
1212
5
464
12-14
15
1A
2
122A
40
30B
1
37
30B
2-6
11-13
351
17
338
350
426
2A
111
44
1
20B
2
11-13
34
50
2
24
2-6
410
24
1A174
2
8
2
46-48
30B
4
2
2D
40
25
11-13
11-13
419-423
15
3
13-15
2121
8
15
6
30B
181818
53
30B
7
51
2-6
11
6666
6
11
62
4
4150 8
29
2
7
354
30B
43
9
27
9 154747
47
4949
24
11-13
174
52
470
38
353A-353C
57
10-12
1
2A
24
42
39
332
37
44
51A
32
50
47
48
3
9
24
34
43
38
2
19
42
36
14-16
16
4
9
4352
5
9
3
55
1A
34
10
2-6
53
26
44
2-6
14
29
5-7
3535
45-47
11
29
320
5252
49
31
39-435-7
33
48
3510
6
13
1
42
23
2634
50
38
31
23
11-13
25
54
4036
431
2-6
6
27
11
5858 58
40
40A
33
47
44
54
17
332
13
31
340
32-36
370
14
28
3137 39
1
51
46
2A
24
33
26
56
25
24
46
448
6
31
19
20
50
29
23
58-60
54
52
4
42A
15
30
28 3037452
43
44
28
21
11-13
41
41
42
32
32
356
22
48
37
54
330
32
20
38-40
355
14
446
22A
50-52
10
30B
49-51
31
9
387
382
10
20
33
54
333
45-47
101
24
3C
2-6
36
17
12
30
389
8
32
14
5
51A
458
16
16 431
10
398
3
32
1B
12
19
12
12
4
9
295
22
404-406
440-444
4
385
27
33
2150
1A
1818
2
6
53
49
2
17
27
2-6
50A
20-2420-24
5
11-13
34A
338A338A
2-6
330
17
53A
44
17
46-48
21
11-1318
18
25
431
56
18
456
21-2321-23
2-6
18
42-46
2-6
18
2-6
20
330
454
22
8
20
17
338
9595
396
328
4
2-6
2-620
2-6
2-6
47A
47A
29
2-62-6
2-6
2-62-6
2-6
2-6
2-6
339
55A
30
311
29
4
28A 2A
330
5
366
18
431
431431
399397
295
395
16
66-68
11A
64
295
306
11A
9
30B 3
30A
40A
22-24
415
15
321
30B
315
11-13
18
407
325
30895
30B
172B
2-6
11-13
310
279
411
2-62-6
40A40A
439-441
60A
415
318
332317 323
327
316
2A
331
435RD
314
23
3292A
31295
22D
385
11C
395
281959595
291
95
293
370B
10A
295
2B
12
323
2R
1A378-380
20 20
44
443Z
64
20
30B
20
2020
21
20
30B
382Z
20C
55A
382A
64
9 476
11B
20C
24
3055.5
1794.61809.6
1923.71946.4
3023.3
2420
1709.5
3079.2
192.4
1691.71681.3
3169.53175.6
2949.8
78.6
105
780
200
1676
2871.3
108
2
2903.42927.2
1669.6
3209.5
578.8
2091
6973
3315.2
1748.3
3237.2
1723.4
2170
22
0
0
LegendGround Contours (metre AHD)Stormwater PitStormwater Pipe NetworkUpper Parramatta River Cross SectionHigh Hazard - 1% AEP (Upper Parramatta River)Low Hazard (Upper Parramatta River)
1:3,000
DISC
LAIM
ER: F
lood l
evels
and f
lood e
xtent
lines
are b
ased
on cu
rrent
inform
ation
held
by Co
uncil.
Coun
cil do
es no
t acce
pt res
pons
ibility
for t
he ac
curac
y of t
his In
forma
tion.
Any p
ipe si
zes
and l
ocati
on of
pits
and p
ipe lin
es sh
ould
be co
nfirm
ed by
site
inves
tigati
on.
The f
lood l
evels
prov
ided a
re on
ly an
appro
ximate
guide
and h
ave b
een d
erive
d usin
g the
curre
nt co
mpute
r sim
ulated
mod
el.
The i
nform
ation
prov
ided o
n this
docu
ment
is pre
sente
d in g
ood f
aith.
It is
the re
spon
sibilit
y of e
ach i
ndivid
ual u
sing t
his in
forma
tion t
o und
ertak
e the
ir own
chec
ks an
d con
firm th
is inf
ormati
on pr
ior to
its us
e. Cit
y of P
arram
atta C
ounc
il, its
agen
ts an
d emp
loyee
s are
not li
able
(whe
ther b
y rea
son o
f neg
ligen
ce, la
ck of
care
or oth
erwise
) to a
ny pe
rson f
or an
y dam
age o
r loss
whats
oeve
r whic
h has
oc
curre
d or m
ay oc
cur in
relat
ion to
that
perso
n tak
ing or
not t
aking
(as t
he ca
se m
ay be
) acti
on in
resp
ect o
f any
repre
senta
tion,
statem
ent,
or ad
vice r
eferre
d to a
bove
.
;N
Printed 3/07/2018
NOTE: The Upper Parramatta River Flood Study is currently being updated. Hydraulic hazard extents in this area may change.
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