proposed lots 5, 9, 11 & 16 in approved subdivision da 16-03182 1086 richmond road ... · 2017....

Statement of Environmental Effects

Construction of Residential Flat Buildings (260 Apartments & 6 Multi Dwellings) & associated works including access driveways

to basement car parks, storm water drainage & landscaping

Proposed Lots 5, 9, 11 & 16 in Approved Subdivision DA 16-03182

1086 Richmond Road, Marsden Park

UNIVERSAL PROPERTY GROUP PTY LIMITED

Trading as Bathla Group ABN 98 078 297 748 PO Box 270 Wentworthville NSW 2145 P 02 9636 2465 F 02 9688 4762 [email protected]

Residential Flat Buildings proposed Lots 5,9,11,15,16 & 26 - 1086 Richmond Road, Marsden Park

2 137 Gilba Road. Girraween NSW 2145 | P 02 9636 2465 | F 02 9688 4762 | [email protected] Universal Property Group Pty Ltd T/AS Bathla Investments ABN 98 078 297 748

Prepared and published by:

Universal Property Group Pty Ltd

PO Box 270

Wentworthville NSW 2145

ABN 98 078 297 748

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© Universal Property Group Pty Ltd

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be used by Council for purposes associated

with the subject Development Application

(DA) to which it relates.

The express purposes of the project, subject

of the Statement of Environmental Effects,

and may not be otherwise copied,

reproduced, distributed or used without the

written permission of the authorised

authors/publishers.

DISCLAIMER

While every reasonable effort has been

made to ensure that this document is

correct at the time of printing, it relies of

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others and therefore the authors /

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or the consequence of anything done or

omitted to be done in reliance upon the

whole or any part of this document.

Printed

July 2017



TABLE OF CONTENTS

1. INTRODUCTION ...................................................................................................... 4

1.1. Overview ..................................................................................................................... 4

2. THE SITE ................................................................................................................. 5

2.1. Site Location and Context ........................................................................................... 5

2.2. Existing site & vegetation ............................................................................................ 5

2.4. Public Utility ................................................................................................................ 6

3. DEVELOPMENT PROPOSAL ..................................................................................... 7

4. STRATEGIC ASSESSMENT ...................................................................................... 11

4.1. Blacktown Local Environmental Plan 2014 ............................................................... 11

4.2. State Environmental Planning Policy (Sydney Region Growth Centres) 2006 .......... 12

4.3. Zoning ........................................................................................................................ 14

4.4. Subdivision ................................................................................................................ 15

4.5. Dwelling Density ........................................................................................................ 15

4.6. Height of Building ...................................................................................................... 16

4.7. Blacktown City Council Growth Centre Precincts Development Control Plan 2010 17

5.1 Site Investigation & Contamination .......................................................................... 18

5.3 Traffic Assessment .................................................................................................... 19

5.5 Electricity and Telecommunication Supply ........................................................... 22

6 SECTION 79C ENVIRONMENTAL PLANNING AND ASSESSMENT ACT 1979 .............. 23

6.1 State Environmental Planning Policy (Sydney Region Growth Centres) 2006 .......... 23

6.2 State Environmental Planning Policy (Infrastructure) 2007 ..................................... 23

6.3 State Environmental Planning Policy 55 – Remediation of Land .............................. 23

6.4 Blacktown City Council Growth Centre Development Control Plan (DCP) 2010 ...... 23

6.5 State Environmental Planning Policy No 65 .............................................................. 24

6.5.1 Design Quality of Residential Flat Development & Apartment Design Guidelines . 24

6.6 Likely Impacts of the Development on the Built Environment {S79C (1) (b)}........... 36

6.7 Likely Social Impacts of the Development in the Locality {S79C (1) (b)} .................. 36

6.8 Suitability of the site ................................................................................................. 36

6.9 The Public Interest .................................................................................................... 36

7. CONCLUSION ........................................................................................................ 37



1. INTRODUCTION

1.1. Overview

This report has been prepared by Universal Property Group Pty Ltd to support the Construction of Five Residential Flat Buildings & associated works including basement car parking, storm water drainage & site landscaping. The proposed “residential flat buildings” are permissible with consent of Council and entirely consistent with the provisions of the State Environmental Planning Policy (Sydney Region Growth Centres) 2006 (Growth Centres SEPP) and the Blacktown City Council Growth Centre Precincts Development Control Plan 2010.

This Statement of Environmental Effects (SEE) will address the proposal in the context of the applicable planning legislation and policy:

State Environmental Planning Policy (Sydney Region Growth Centres) 2006; and

Blacktown City Council Growth Centre Precincts Development Control Plan 2010.

This report is to be read in conjunction with the following associated documents and plans prepared as a part of this DA:

Architectural Site and Road Layout plan prepared by Universal Property Group; Survey prepared by Universal property and SDG; Stormwater Management Plan prepared by C&M Consulting Engineers - May 2017 Detailed Site Investigation Report prepared by Geotesta Pty Ltd; Preliminary Salinity and Geotechnical Assessment Report prepared by Martens

Consulting Engineers Pty Ltd; Traffic and Parking Assessment Report prepared by Varga Traffic Planning; Completed DA form, checklists and owner’s consent.



2. THE SITE

2.1. Site Location and Context The subject site is located within the Marsden Park Precinct of the North West Growth Centre land release and is located generally immediately north of the proposed extension of Garfield Road West. The proposed site is located approximately 8 km from Schofield’s Railway Station. The site is approximately 17 km from M7 Westlink Motorway and is connected by Richmond Road. There are a few schools in close proximity such as Quakers Hill Public School, Marsden Park Public School. Local commercial convenience stores are very near to the subject site. The immediate locality of the subject site are low and mdium density residential developments. (Refer to Figure 1).

Figure 1: Locality Map (Source: Blacktown City Council Maps)

2.2. Existing site & vegetation

All structures on the site have been demolished by way of prior demolition approvals

The subject site is cleared grassland with few stands of trees and shrubs along the north-west boundary and few scattered across the land.

The existing dams in the vicinity of Lot 16 will need to be dewatered and filled.

SUBJECT SITE



See Figure 2 below

Figure 2: Area Map (Source: Blacktown Maps – Photo 2014) 2.3. Topography

The site has low to moderate grades of 0 – 15%. The site is devoid of any natural vegetation of tree cover, except for some low exotic trees surrounding the existing dwelling on the site. The site has been extensively cultivated in the past and used for market garden purposes over the past decades.

2.4. Public Utility The subject site is adequately serviced with connections for sewer, water, stormwater and electricity from Richmond Road.

SUBJECT SITE



3. DEVELOPMENT PROPOSAL

This DA seeks development consent for the following proposal as detailed in the Architectural drawings prepared by Universal Property Group Pty Ltd.

A total of seven Residential Flat Buildings are proposed in the new development as follows: Table 1 Unit Type by Lot Number

Lot Level Studio 1 bed 1 Bed (adapt) 2 bed 2 Bed (adapt) 3 bed 3 bed (adapt) Total

5 Ground 2 0 0 15 1 0 1 19

First 0 1 0 16 0 0 2 19

Second 0 1 0 16 0 0 2 19

Third 0 1 0 16 0 0 2 19

Total 2 3 0 63 1 0 7 76

9 Ground 1 1 1 8 1 1 1 14

First 0 1 0 11 1 1 1 15

Second 0 1 0 11 1 1 1 15

Third 0 1 0 11 1 1 1 15

Four 0 1 0 11 1 1 1 15

Five 0 1 0 11 1 1 1 15

Total 1 6 1 63 6 6 6 89

11 Ground 0 2 0 10 1 0 0 13

First 1 1 0 10 1 0 1 14

Second 1 1 0 10 1 0 1 14

Third 1 1 0 11 0 0 1 14

Total 3 5 0 41 3 0 3 55

16 Ground 1 0 0 7 1 1 0 10

First 1 0 0 7 1 1 0 10

Second 1 0 0 7 1 1 0 10

Third 1 0 0 7 1 1 0 10

Total 4 0 0 28 4 4 0 40

Total 10 14 1 195 14 10 16 260

% 4% 5% 0% 75% 5% 4% 6% 100%



The proposed development includes 260 apartments and six town houses – Multi dwellings (which form part of the development on Proposed Lot 9) = Total of 266dwellings. The proposed allotments are consistent with the Notice of Determination issued by the Land and Environment Court in DA 16-03182.

Figure 3: Subdivision Proposal showing all approved super lots



Figure 4: Proposed Residential Flat Buildings – Proposed Lot 5 – 5,025m2

Figure 5: Proposed Residential Flat Buildings & Town Houses – Proposed Lot 9 – 4,599m2




4. STRATEGIC ASSESSMENT

4.1. Blacktown Local Environmental Plan 2014 The subject site is located within the North West Growth Centre of State Environmental Planning Policy (Sydney Region Growth Centres) 2006 (SEPP-SRGC) and specifically, Schofields Precinct.

The relevant environmental planning instruments and development controls plans are:



State Environmental Planning Policy (Sydney Region Growth Centres) 2006 -Marsden Park Precinct Plan;

Blacktown City Council Growth Centre Precincts Development Control Plan 2010;

State Environmental Planning Policy (Infrastructure) 2007; and

State Environmental Planning Policy 55 – Remediation of Land

4.2. State Environmental Planning Policy (Sydney Region Growth Centres) 2006

The Growth Centre SEPP was gazetted on 28 July 2006 and applies to the subject site. The proposed residential subdivision layout does not significantly vary the Indicative Layout Plan of the Marsden Park Precinct and will provide a mix of allotment sizes to accommodate dwelling houses including residential flat buildings. (Refer to Figure 6)

The future mix of residential developments will be developed as multi dwellings and Residential Flat Buildings.

Planning for the Marsden Park Precinct responds to the need for new and diverse housing in Sydney that is well connected to major centres and employment, protects natural assets and encourages sustainable living. Consideration of the surrounding context, history and natural environment has informed the precinct planning process.

The Precinct will consist of a mix of housing types that allows greater choice for different household types. It is predominantly accommodated with low density housing. Medium density housing is located around the village centres, schools and open spaces. Higher density housing is proposed around the town centre to optimise convenient living near retail, community facilities, schools, recreational facilities and public transport. Items and places of significant heritage value, particularly Aboriginal Heritage and Clydesdale Estate, have been integrated into the planning of the Precinct and protected through a sensitive design approach. The town and village centres, each having a specific character and role, will support retail, commercial and community services to promote community interaction.

A mixed-use development area along Richmond Road allows supporting functions to the Marsden Park Town Centre and the adjacent Marsden Park Industrial Precinct. The conversion of the former Grange Avenue Landfill Site over time for sporting facilities will support active and passive recreational uses close to the Town Centre. The former Air Services Site in the south of the Precinct remains reserved as a future regional conservation area. Direct road connections to the nearby Riverstone and Schofields Railway Stations ensure regional public transport accessibility.

Consideration has also been made for a transport corridor that could potentially link the Precinct to the North West Rail Link. A safe and permeable street network will promote accessibility, connectivity and social interaction. The provision of cycle ways and pedestrian connections as well as public transport connections to surrounding centres will promote a community that is less dependent on private vehicle use.

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Figure 6: Marsden Park Precinct Indicative Layout Plan

Figure 7: Road Pattern of Marsden Park

SUBJECT SITE

SUBJECT SITE



4.3. Zoning

The subject site is zoned as R3 Medium Density Residential.

The zone objectives of the R3 Medium Density Residential zone is to:-

To provide for the housing needs of the community within a medium density residential environment.

To provide a variety of housing types within a medium density residential environment.

To enable other land uses that provide facilities or services to meet the day to day needs of residents.

To support the well-being of the community by enabling educational, recreational, community, religious and other activities where compatible with the amenity of a medium density residential environment.

On the basis of an assessment of the objectives for the ‘R3’, it is considered that the proposed residential development is a compatible form of land use within the future built environment within this locality.

Figure 8: Surrounding Zoning Plan

SUBJECT SITE



4.4. Subdivision

The subdivision and creation of the super lots (including Lots 5, 9, 11 & 16) is the subject of an

approval set out in Section 34 Orders by the LEC known as DA – 16-03182.

4.5. Dwelling Density

The minimum density for residential development around the proposed development area within Marsden Park is 25 and 35 (Lot 9) residential dwellings per hectare.

The proposed development will result in a densities of:-

Lot 6 86 dwellings per hectare. Lot 9 110 dwellings per hectare Lot 11 87 dwellings per hectare Lot 16 90 dwellings per hectare Thus, the proposed development will comply with the minimum density for residential development on this site. Each project is approximately three times the minimum density

Figure 9: Residential Density Map

SUBJECT SITE



4.6. Height of Building The maximum permissible height of future building on the subject site is 14m (predominately three storey height limit) for Lots 5, Lot 11 and Lot 16 while Lot 9 enjoys the benefit of a 21m (seven storey) height limit. (See Figure10)

Figure 10: Height of the Building Map

SUBJECT SITE



4.7. Blacktown City Council Growth Centre Precincts Development Control Plan 2010

The Blacktown City Council Growth Centre Precincts Development Control Plan 2010 (BDCP) provides controls and design recommendations for all land as defined pursuant to the BDCP.

Table 3: Blacktown City Council Growth Centre DCP Controls

Element R3 zone (Residential Flat Buildings) Proposed Compliance

Site coverage (maximum) 50%

50% See Table 2 Page 10 Yes

Landscaped area (min) 30% of site area See Table 2 Page 10 Yes

Communal open space 15% of site area See Table 2 Page 10 Yes

Principal Private open space (PPOS)

Min. 10m² per dwelling with min. dimension of 2.5m Minimum

Average 17m2 Minimum 12m2 Yes

Front setback (minimum) 6m Balconies and other articulation may encroach into the setback to a maximum of 4.5m from the boundary for the first 3 storeys, and for a maximum of 50% of the façade length.

Minimum of 6metre setback to front street is achieved with articulation as permitted by DCP.

Yes

Corner lots secondary street setback (min)

6m Design complies with secondary street setback Yes

Side setback (minimum) Buildings up to 3 storeys: 3m Buildings above 3 storeys: 6m

Design complies with side setback

Yes

Rear setback (minimum) 6m Minimum achieved Yes

Habitable room/balcony separation distance (min) for buildings 3 storeys and above

12m Design complies with separation

Yes

Car parking spaces 1 space per dwelling, plus 0.5 spaces per 3 or more bedroom dwelling. May be in a ‘stack parking’ configuration. Car parking spaces to be located below ground or behind building line 1 visitor car parking space per 5 apartments Bicycle parking spaces: 1 per 3 dwellings

Car parking has been provide at a rate required by the DCP. In addition to Bicycle provision has been made for Motorcycle Parking

Yes

Garage Dominance A maximum of two garage doors per 20m of lot frontage facing any one street frontage.

Basement Parking proposed Yes

Garages and car parking dimensions (min)

Covered: 3m x 5.5m Uncovered: 2.5m x 5.2m Aisle widths must comply with AS 2890.1

Basement car park design complies with AS 2890.1

Yes



5 ENVIRONMENTAL PLANNING ASSESSMENT

5.1 Site Investigation & Contamination

“A detailed contamination site investigation of the property 1140 Richmond Road, Marsden Park, NSW, was undertaken by Geotesta in order to investigate the presence of contamination on the site in 30th December 2016.

The investigations include a review of site history, a site inspection and soil sampling, laboratory testing and analysis program. Soil sampling was performed in 20 locations (BH1 to BH20). The results of site inspection and sampling indicated the site to be predominantly underlain by topsoil (silty sandy) overlying natural medium to high plasticity clay. This is underlain by shale at depths varying from 3.6 m to 4m below existing ground surface.

20 selected samples were analysed for a range of contaminants consisting of Heavy metals - Arsenic (As), Cadmium (Cd), Chromium (Cr), Copper (Cu), Mercury (Hg), Lead (Pb), Nickel (Ni) and Zinc (Zn), Organochlorine Pesticides (OCP)/ Organophosphorus Pesticides (OPP), Total recoverable Hydrocarbons (TRH), Benzene, Toluene, Ethyl Benzene and Xylene (BTEX), Polycyclic Aromatic Hydrocarbons (PAH) and Asbestos.

Based on the laboratory test results, the site was found to have concentrations of contaminants of concern to be within the adopted Site Criteria and therefore the risk of gross ground contamination is considered low.

Based on the assessment undertaken, the following conclusion and recommendations can be made: Based on the scope of works undertaken in this investigation, the site is

considered suitable for the proposed land use for residential development.

As described in Section 7.3, additional sampling is required after removal of the stockpiling materials onsite and also demolition of the existing buildings and

sheds.” For further details refer to accompanying Detailed Site Investigation Report.

5.2 Salinity & Geotechnical Assessment

The Salinity & Geotechnical Assessment report has been completed for the site by Martens Consulting engineers on December, 2015.

“We recommend that saline soil management strategies are included in the design and construction of the proposed development. Management strategies for earthworks and landscaping should include, but not be limited to:

Maintaining natural water balance.

Limiting irrigation.

Limiting soil disturbance, such as cut and fill, so saline or sodic subsoils are not exposed or groundwater is not intercepted.

Planting of suitable salt-tolerant plant species.

Retention of existing deep-rooted vegetation.

Offset landscaping and gardens from building and retaining walls.



Treating soils with gypsum before landscaping to suit selective species.

Where consistent with future land use and landscaping plan,

planting of deep-rooted, preferably native, trees to increase water absorption.

Sealing, e.g. by lining, of stormwater detention ponds and water features to reduce infiltration.

Preparing sediment and erosion control plans that take into account saline soils.

Replacing excavated soils in their original order.

Any long term irrigation or watering on-site is to be at a level that does not cause groundwater to become perched.

Management strategies for new buildings and services should include, but not be limited to:

Limiting soil disturbance, such as compaction of soils, cutting and filling.

Designing and building structures to limit interference with natural water flow on site.

Using appropriate construction materials and techniques to salt proof buildings and infrastructure.

Correctly installing and maintaining damp proof courses in buildings.

Utilising damp proof courses and water proofing of slabs.

Using exposure grade bricks/masonry below damp course or in retaining walls.

Providing concrete strength and cover to steel reinforcing in accordance with AS 3600 (2009) and the exposure classifications outlined in Table 5

Limiting excess surface water infiltration into the soil by designing, installing and maintaining appropriate stormwater drainage (gutters, downpipes, pits and pipes).

For further details refer to accompanying Preliminary Salinity and Geotechnical Assessment report.

5.3 Traffic Assessment

A traffic assessment was completed for the multi-dwelling development by Varga Traffic Planning Pty Limited. The main findings include the following:-

Projected Traffic Generation

An indication of the traffic generation potential of the development proposal is provided by reference to the Roads and Maritime Services publication Guide to Traffic Generating Developments, Section 3 - Landuse Traffic Generation (October 2002).

The RMS Guidelines are based on extensive surveys of a wide range of land uses and nominates the following traffic generation rates which are applicable to the townhouse component of the development proposal:

Medium Density Residential Flat Buildings 3 bedroom apartments: 0.5-0.65 peak hour vehicle trips/dwelling

The RMS Guidelines and the updated TDT 2013/04a are also based on extensive surveys of a wide range of land uses and nominate the following traffic generation rates which are applicable to the apartment component of the development proposal:



High Density Residential Flat Dwellings AM: 0.19 peak hour vehicle trips per unit PM: 0.15 peak hour vehicle trips per unit

The RMS Guidelines also make the following observation in respect of high density residential flat buildings:

Definition A high density residential flat building refers to a building containing 20 or more dwellings. This does not include aged or disabled persons housing. High density residential flat buildings are usually more than 5 levels, have basement level car parking and are located in close proximity to public transport services. The building may contain a component of commercial use.

Factors The above rates include visitors, staff, service/delivery and on-street movements such as taxis and pick-up/set-down activities.

Application of the above traffic generation rates to the various residential components of the development proposal yields a traffic generation potential of approximately 53 vehicle tripsper hour (vph) during the AM commuter peak period and 43 vph during the PM commuter peak period, as set out below:

Projected Future Traffic Generation Potential AM PM Lot 5 (76 apartments): 14.4 vph 11.4 vph Lot 9 (89apartments): 16.7 vph 13.2 vph Lot 9 (6 townhouses): 3.9 vph 3.9 vph Lot 11 (55 apartments): 10.5 vph 8.3 vph Lot 16 (40 apartments): 7.6 vph 6.0 vph

TOTAL TRAFFIC GENERATION POTENTIAL: 53.1 vph 42.8 vph

This is likely to comprise approximately 11 vph IN/42 vph OUT during the morning peak period and 34 vph IN/9 vph OUT during the afternoon peak period.

Reference to the RMS Guidelines also indicates that approximately 25% of trips will be internal to the precinct, involving local shopping, schools and local social visits. Thus the volume of traffic accessing the external arterial road network is likely to be in the order of 8 vph IN/32 vph OUT during the morning peak period and 26 vph IN/7vph OUT during the afternoon peak period.

In any event, that projected increase in traffic activity as a consequence of the development proposal is minimal, consistent with the zoning objectives of the site, and will clearly not have any unacceptable traffic implications in terms of road network capacity or traffic-related environmental effects. Parking Implications Existing Kerbside Parking Restrictions Given the function and transit nature of Richmond Road, kerbside parking is expected to be generally prohibited along both sides of the road, including along the site frontage. Kerbside parking throughout the future internal local road network however is expected to be generally unrestricted.



Off-Street Car Parking Provisions The off-street parking requirements applicable to the development proposal are specified in BCC Growth Centre Precincts Development Control Plan 2010, Section 4.3.4 document in the following terms:

Multi dwelling housing and Residential Flat Buildings Residents: 1 space per dwelling, plus 0.5 per 3 bedroom or more unit dwelling

Visitors: 1 space per 5 dwellings Application of the above parking requirements to the 265 residential dwellings outlined in the development proposal yields an off-street car parking requirement of 334 parking spaces as set out below:

Lot 5 Residents (76 dwellings): 79.5 spaces Lot 5 Visitors: 15.2 spaces




TOTAL: 334.0 spaces The proposed development makes provision for a total of 448 off-street car parking spaces, comprising 404 residential spaces, 40 visitor spaces and 4 designated car wash bays, thereby satisfying Council’s DCP 2010 requirements as follows: Lot 5 Lot 9 Lot 11 Lot 16 TOTAL

Residential 111 133 80 59 383 Visitor 15 18 11 8 46 Car Wash 1 1 1 1 1 TOTAL

125

152 91 67 435

The geometric design layout of the proposed car parking facilities has been designed to comply with the relevant requirements specified in the Standards Australia publication Parking Facilities Part 1 - Off-Street Car Parking AS2890.1:2004 in respect of ramp gradients, aisle widths and parking bay dimensions. Loading/Servicing Provisions Loading/servicing for the proposed development is expected to be undertaken by a variety of commercial vehicles up to and including 11m long rigid trucks, with loading bays to be located on the ground floor level of each lot.

The manoeuvring area has been designed to accommodate the swept turning path requirements of these 11m rigid trucks, allowing them to enter and exit the site in a forward direction at all times. The geometric design layout of the proposed loading facilities has been designed to comply with the relevant requirements specified in the Standards Australia publication Parking



Facilities Part 2 – Off-Street Commercial Facilities AS2890.2:2002 in respect of ramp gradients, overhead clearances and service area requirements for 11m long rigid trucks. In summary, the proposed parking and loading facilities satisfy the relevant requirements specified in both Council’s DCP 2010 as well as the Australian Standards and it is therefore concluded that the proposed development will not

5.4 Sewerage and Water Services

Water and sewer services are available to the site. The services will be connected to the proposed subdivision site in accordance with the Authority requirements.

5.5 Electricity and Telecommunication Supply

Electricity and telecommunication services are available to the site along Richmond Road. The services will be connected to the proposed Residential Flat Buildings development in accordance with the Authority requirements.



6 SECTION 79C ENVIRONMENTAL PLANNING AND ASSESSMENT ACT 1979

Section 79C of the Environmental Planning & Assessment Act, 1979 contains the broad heads of consideration related to assessment of development proposals. This section undertakes an assessment of the proposal in the context of the heads of consideration set out in Section 79C (1) of the Environmental Planning and Assessment Act as follows:

(a) the provisions of – (i) any environmental planning instrument, and (ii) any draft environmental planning instrument that is or has been placed on public exhibition and details of which have been notified to the consent authority, and (iii) any development control plan, and (iv) any matters prescribed by the regulations, that apply to the land to which the development application relates,

(b) the likely impacts of that development, including environmental impacts on both the natural and built environments, and social and economic impacts in the locality,

(c) the suitability of the site for the development, (d) any submissions made in accordance with this Act or the regulations, (e) the public interest.

Consideration of these matters is undertaken below:

6.1 State Environmental Planning Policy (Sydney Region Growth Centres) 2006

The proposal’s compliance and consistency with the provisions of the Growth Centres SEPP have been addressed in Section 4.2 of this Statement. The proposed residential multi-dwelling development generally complies with the principal development standards.

6.2 State Environmental Planning Policy (Infrastructure) 2007

This SEPP does not apply to the proposed development as the DA does not fall under the provisions of Traffic Generating Development identified under Schedule 3 as a matter for consideration under the Policy.

The proposal is considered to be satisfactory with regard to future traffic generation and car parking issues and is recommended to be supported by Council.

6.3 State Environmental Planning Policy 55 – Remediation of Land

Clause 7 of SEPP 55 requires Council to consider whether land is contaminated prior to granting consent to the carrying out of any development on that land. Should the land be contaminated, Council must be satisfied that the land is suitable in a contaminated state for the proposed residential use.

The submitted Detailed Site Investigation acknowledges that the site is suitable for the proposed use.

6.4 Blacktown City Council Growth Centre Development Control Plan (DCP) 2010

Consideration of the proposed development’s compliance with the provisions of the Blacktown City Council Growth Centre Precincts Development Control Plan 2010 has been considered and the proposed residential flat buildings & multi dwelling development is fully consistent with the intent of this DCP and complies with the principal development standards.



See Section 4.7 earlier in the SEE

6.5 State Environmental Planning Policy No 65

6.5.1 Design Quality of Residential Flat Development & Apartment Design Guidelines

The aims of the policy are:

(1) This Policy aims to improve the design quality of residential flat development in New South Wales.

(2) This Policy recognises that the design quality of residential flat development is of significance for environmental planning for the State due to the economic, environmental, cultural and social benefits of high quality design.

(3) Improving the design quality of residential flat development aims:

(a) to ensure that it contributes to the sustainable development of New South Wales:

(i) by providing sustainable housing in social and environmental terms, and (ii) by being a long-term asset to its neighbourhood, and (iii) by achieving the urban planning policies for its regional and local contexts, and

(b) to achieve better built form and aesthetics of buildings and of the streetscapes and the public spaces they define, and

(c) to better satisfy the increasing demand, the changing social and demographic profile of the community, and the needs of the widest range of people from childhood to old age, including those with disabilities, and

(d) to maximise amenity, safety and security for the benefit of its occupants and the wider community, and

(e) to minimise the consumption of energy from non-renewable resources, to conserve the environment and to reduce greenhouse gas emissions.

(4) This Policy aims to provide: (a) consistency of policy and mechanisms across the State, and (b) a framework for local and regional planning to achieve identified outcomes for specific places.

This SEPP applies to the proposed development under Clause 4 in that it involves:

(a) the erection of a new residential flat building Part 2 of the SEPP contains a range of design quality principles that are to be applied to the proposed development.

Clause 8 contains the following introduction to the design quality principles:

Good design is a creative process which, when applied to towns and cities, results in the development of great urban places: buildings, streets, squares and parks.

Good design is inextricably linked to its site and locality, responding to the landscape, existing built form, culture and attitudes. It provides sustainable living environments, both in private and public areas.



Good design serves the public interest and includes appropriate innovation to respond to technical, social, aesthetic, economic and environmental challenges.

The design quality principles do not generate design solutions, but provide a guide to achieving good design and the means of evaluating the merit of proposed solutions.

Clause 9 details the following design principles for consideration and these are addressed below.

Principle 1: Context and neighbourhood character

Good design responds and contributes to its context. Context is the key natural and built features of an area, their relationship and the character they create when combined. It also includes social, economic, health and environmental conditions.

Responding to context involves identifying the desirable elements of an area’s existing or future character. Well-designed buildings respond to and enhance the qualities and identity of the area including the adjacent sites, streetscape and neighbourhood.

Consideration of local context is important for all sites, including sites in established areas, those undergoing change or identified for change.

The proposal addresses this principle in that it is responding to the underlying zoning objective. In part, the general compliance achieved with the planning controls (both SEPP & DCP) ensures that the development is consistent with the desired future neighbourhood character of the area.

Principle 2: Built Form & Scale

Good design achieves a scale, bulk and height appropriate to the existing or desired future character of the street and surrounding buildings.

Good design also achieves an appropriate built form for a site and the building’s purpose in terms of building alignments, proportions, building type, articulation and the manipulation of building elements.

Appropriate built form defines the public domain, contributes to the character of streetscapes and parks, including their views and vistas, and provides internal amenity and outlook.

The general compliance achieved with the planning controls demonstrates that the proposal is of a scale and bulk that is compatible with the existing and intended built form for this locality within Marsden Park.

The proposed buildings are designed with a contemporary feel yet grounded in cost effective materials - limited lightweight steel framing and applied finished panels. Finishes are proposed as simple, elegant and sophisticated. The use of the punctuating framed window and balcony elements along all facades creates a sophisticated, rhythmic aesthetic, yet creating strong visual interest.

Principle 3: Density

Good design achieves a high level of amenity for residents and each apartment, resulting in a density appropriate to the site and its context.

Appropriate densities are consistent with the area’s existing or projected population. Appropriate densities can be sustained by existing or proposed infrastructure, public transport, access to jobs, community facilities and the environment.



The density proposed as part of this development is representative of the site opportunities and future development in the locality. The opportunity presented by this development relates to creating an “affordable” lifestyle; large 2 bedroom & 3 Bedroom units dominate, ensuring first home buyers households are afforded an opportunity to live within the complex. The build-up in density in this location also acknowledges the sites proximity to “Employment” zone opportunities created in the adjoining B7 zoned land. A unit mix is proposed with approximately 15% - 3 bedroom units ensuring larger families can be accommodated in this location.

Principle 4: Sustainability

Good design combines positive environmental, social and economic outcomes. Good sustainable design includes use of natural cross ventilation and sunlight for the amenity and liveability of residents and passive thermal design for ventilation, heating and cooling reducing reliance on technology and operation costs. Other elements include recycling and reuse of materials and waste, use of sustainable materials and deep soil zones for groundwater recharge and vegetation.

Appropriate energy saving and water efficiency measures have been included into the design of the building. This is confirmed in the accompanying BASIX assessments.

Principle 5: Landscape Good design recognises that together landscape and buildings operate as an integrated and sustainable system, resulting in attractive developments with good amenity. A positive image and contextual fit of well-designed developments is achieved by contributing to the landscape character of the streetscape and neighbourhood.

Good landscape design enhances the development’s environmental performance by retaining positive natural features which contribute to the local context, co-ordinating water and soil management, solar access, micro-climate, tree canopy, habitat values and preserving green networks.

Good landscape design optimises useability, privacy and opportunities for social interaction, equitable access and respect for neighbours’ amenity and provides for practical establishment and long term management.

The landscaping proposed on the site is extensive at the ground floor courtyard level. Deep soil planting is proposed at the rate above the minimum provisions set out in the ADG

A Landscape Concept Plan and details accompanies the application.

Principle 6: Amenity Good design positively influences internal and external amenity for residents and neighbours. Achieving good amenity contributes to positive living environments and resident wellbeing.

Good amenity combines appropriate room dimensions and shapes, access to sunlight, natural ventilation, outlook, visual and acoustic privacy, storage, indoor and outdoor space, efficient layouts and service areas and ease of access for all age groups and degrees of mobility.



The proposed design facilitates the outcomes sought by this design principle. This is shown on the accompanying plans and site analysis. The proposal provides for a range of units that provide appropriate dimensions, access to sunlight, visual and acoustic privacy, a variety of indoor and outdoor space and accessibility. The proposal includes accessible units within the mix.

Principle 7: Safety

Good design optimises safety and security within the development and the public domain. It provides for quality public and private spaces that are clearly defined and fit for the intended purpose. Opportunities to maximise passive surveillance of public and communal areas promote safety.

A positive relationship between public and private spaces is achieved through clearly defined secure access points and well-lit and visible areas that are easily maintained and appropriate to the location and purpose.

There are no areas of the design that would pose a safety or security risk. In this regard it is noted that there are no entrapment zones or spaces that have poor sight lines within the development.

Passive surveillance opportunities have been maximised where possible. The balconies fronting the streets and internal “public domain” add to the activation and liveliness of the area.

Principle 8: Housing diversity and social interaction

Good design achieves a mix of apartment sizes, providing housing choice for different demographics, living needs and household budgets.

Well-designed apartment developments respond to social context by providing housing and facilities to suit the existing and future social mix.

Good design involves practical and flexible features, including different types of communal spaces for a broad range of people and providing opportunities for social interaction among residents.

The mix of units proposed responds to the current market demands for this locality. This project provides a good mix of housing product and one that could be regarded as being affordable and will largely “target” the first home buyer market as well as “down sizers”.

There is a variation of floor areas, bedroom numbers and adaptability and the aim is to deliver a highly affordable product to the market.

Principle 9: Aesthetics

Good design achieves a built form that has good proportions and a balanced composition of elements, reflecting the internal layout and structure. Good design uses a variety of materials, colours and textures. The visual appearance of a well-designed apartment development responds to the existing or future local context, particularly desirable elements and repetitions of the streetscape.

It is apparent in the plans presented to Council involve a project with a high level of quality in the finishes and materials. It is submitted that the design outcome has been achieved. The SEPP also requires the consent authority to take into consideration the Apartment Design Guide.



The provision of the Apartment Design Guide have been considered as follows:

Apartment Design Guide

No. Requirement Proposal Compliance

Part 2 – Developing the Controls

2A Primary Controls Retention of trees Minimum Setbacks Deep Soil Planting & Basements Building Separation & Depth Building Performance & Orientation Three Dimensional Building Envelope

The primary controls have been applied to the site and the completion of the master plan/site analysis. The consequent building envelope, configuration and orientation satisfies this initial guide. The principles are clearly evident on the Site Analysis Drawing.

Yes

2B Building Envelopes The proposed Building Envelopes are reflective of the planning controls and future scale and bulk of development envisaged within the Precinct.

Yes

2C Building Height The scale of the development is as envisaged within the height limit applying to the site. Relaxation of the height limit by application of Clause 4.6 is required due to Lift over runs and balustrading at the roof level.

Yes

2D Floor Space Ratio FSR Controls of 1:75:1 & 2.5:1 apply to the site. The proposed FSR’s are below the maximum permitted: See Table 2 Page 10

Notwithstanding, the proposed Building Envelopes are reflective of the planning controls and future scale and bulk of development envisaged within the Precinct.

The lots size and configuration is ideal for the proposed development; the combination of height limit, setbacks (internal and external) operate to influence the proposed built form

Yes

2E Building Depth The proposal is consistent with development which is promoted through the planning controls. The depth of the building is generally compliant, and good cross flow ventilation is proposed where possible and demonstrated on the site analysis plans.

Yes

2F Building Separation

Five/eight storeys (approximately25m):

18m between habitable rooms/balconies13m between habitable rooms/balconies and non-habitable rooms; and

9m between non habitable rooms

Minimum Setback to boundary of 6.0m has been achieved throughout the development.

The setback to the adjoining properties are significantly greater due to the public roads that surround the subject site.

Yes



Part 3 - Siting the Development

3A Site Analysis

3A-1 Site analysis illustrates that design decisions have been based on opportunities and constraints of the site

Site Analysis provided with the DA is considered satisfactory.

Yes

3B Orientation 3B-1 Building types and layouts respond to the streetscape

and site while optimising solar access within the development.

Proposal adequately addresses street frontages, while south facing units are minimised

Yes

3B-2 Overshadowing of neighbouring properties is minimised during mid-winter.

The proposal will not unreasonably overshadow any adjoining properties.

The height of the proposed buildings, assumes that there will be some overshadowing of adjoining properties in midwinter

Yes

3C Public Domain Interface 3C-1 Transition between private and public domain is

achieved without compromising safety and security. Active street frontages with glazing provided to all ground floor frontages. Upper level balconies and windows provide casual surveillance of the public domain;

Yes

3C-2 Amenity of the public domain is retained and enhanced.

Building entry is legible and mail boxes are located within the lobby of the building.

Car parking levels are below finished ground level reducing large areas of painted materials or car park vents.

Yes

3D Communal and Public Open Space

3D-1 An adequate area of communal open space is provided to enhance residential amenity and to provide opportunities for landscaping.

Provision of communal open space and landscaped area considered satisfactory See Table 2 Page 10

Yes

Design Criteria

Communal open space has a minimum area equal to 25% of the site. Required: 0.25 x Site Area m2 = …..m2 needed (Site Area excludes proposed road for the purpose of this calculation).

See Table 2 Page 10

Yes

Developments achieve a minimum of 50% direct sunlight to the principal usable part for a minimum of 2 hours between 9 am and 3 pm on 21 June (mid-winter).

Yes Yes

3D-2 Communal open space is designed to allow for a range of activities, respond to site conditions and be attractive and inviting.

Range of activities provided include bench seating, BBQ areas, communal tables and chairs, hard paving, turfed area, pergolas and covered areas.

Yes



3D-3 Communal open space is designed to maximise safety. Safety has been maximised with secure lift & lobby entry to “residents only” COS.

Yes

3D-4 Public open space, where provided, is responsive to the existing pattern and uses of the neighbourhood.

However, the public domain is improved by the proposal with activated street frontages and extensive outdoor areas.

Yes

3E Deep Soil Zones

3E-1 Deep soil zones provide areas on the site that allow for and support healthy plant and tree growth. They improve residential amenity and promote management of water and air quality.

Deep soil planting areas are shown on Drawings and areas claimed as Deep Soil are highlighted See Table 2 Page 10

Yes

Design Criteria

Deep soil zones are to meet the following minimum requirements:

The volume of deep soil planting exceeds the design criteria See Table 2 Page 10

Yes

3F Visual Privacy

3F-1 Adequate building separation distances are shared equitably between neighbouring sites, to achieve reasonable levels of external and internal visual privacy.

Building separation generally complies and exceeds the numerical requirement and satisfactory visual privacy is achieved subject to conditions.

Yes

Design Criteria

Separation between windows and balconies is provided to ensure visual privacy is achieved.

Minimum required separation distances from buildings to the side and rear boundaries are as follows:

The proposed Buildings provides 6m separation to all proposed boundaries The proposed development proposes an equitable sharing of separation distance between adjoining properties ADG separation distances are met

Yes Yes

3F-2 Site and building design elements increase privacy without compromising access to light and air and balance outlook and views from habitable rooms and private open space.

Satisfactory privacy is achieved without compromising access to light and air and views from habitable rooms and private open space.

Yes

3G Pedestrian Access and Entries

3G-1 Building entries and pedestrian access connects to and addresses the public domain.

Pedestrian access points are legible and well-defined. Lift access is provided for all units via basement and ground floor lobby.

Yes



3G-2 Access, entries and pathways are accessible and easy to identify.

The building has a main entry off the new road frontage.

Yes

3G-3 Large sites provide pedestrian links for access to streets and connection to destinations.

The new proposed public road provides the necessary connection to adjoining and surrounding properties.

Yes

3H Vehicle Access

3H-1 Vehicle access points are designed and located to achieve safety, minimise conflicts between pedestrians and vehicles and create high quality streetscapes.

Vehicular access is proposed from proposed new road along the southern edge of the site.

Yes

3J Bicycle and Car Parking

3J-1 Car parking is provided based on proximity to public transport in metropolitan Sydney and centres in regional areas.

Car parking provision is based on Council’s DCP

Yes

Design Criteria

For development in the following locations: • on sites that are within 800 metres of a railway station or light rail stop in the Sydney Metropolitan Area; or • on land zoned, and sites within 400 metres of land zoned, B3 Commercial Core, B4 Mixed Use or equivalent in a nominated regional centre

Based on the DCP rates, the required car parking is provides a surplus of Parking: See Table 2 Page 10. It is noted that Dual Key apartments are proposed and additional car parking has been provided for these apartments; each 2bedroom dual key unit has 2 car spaces

Yes

3J-2 Parking and facilities are provided for other modes of transport.

Yes

3J-3 Car park design and access is safe and secure.

Yes

3J-4 Visual and environmental impacts of underground car parking are minimised.

Yes

3J-5 Visual and environmental impacts of on-grade car parking are minimised.

N/A

3J-6 Visual and environmental impacts of above ground enclosed car parking are minimised.

N/A

Part 4 – Designing the Building

4A Solar and Daylight Access

4A-1 To optimise the number of apartments receiving sunlight to habitable rooms, primary windows and private open space.

Design Criteria

Living rooms and private open spaces of at least 70% of apartments in a building receive a minimum of 2 hours direct sunlight between 9 am and 3 pm at mid-winter in the Sydney Metropolitan Area and in the Newcastle and Wollongong local government areas.

See Table 2 Page 10

Yes



A maximum of 15% of apartments in a building receive no direct sunlight between 9 am and 3 pm at mid-winter.

Each Building does not exceed this limit indeed no direct sunlight buildings are less than 10% of the units See Table 2 Page 10

Yes

4A-2 Daylight access is maximised where sunlight is limited.

Yes

4A-3 Design incorporates shading and glare control, particularly for warmer months.

Yes

4B Natural Ventilation

4B-1 All habitable rooms are naturally ventilated.

Yes

4B-2 The layout and design of single aspect apartments maximises natural ventilation.

Yes

4B-3 The number of apartments with natural cross ventilation is maximised to create a comfortable indoor environment for residents.

Design Criteria

At least 60% of apartments are naturally cross ventilated in the first nine storeys of the building. Apartments at ten storeys or greater are deemed to be cross ventilated only if any enclosure of the balconies at these levels allows adequate natural ventilation and cannot be fully enclosed.

See Table 2 Page 10

Yes

Overall depth of a cross-over or cross-through apartment does not exceed 18m, measured glass line to glass line.

NA

4C Ceiling Heights

4C-1 Ceiling height achieves sufficient natural ventilation and daylight access. Yes

Design Criteria

Measured from finished floor level to finished ceiling level, minimum ceiling heights are;

These minimums do not preclude higher ceilings if desired.

2.7m ground floor ceiling 2.7m first floor ceiling 2.7m second floor ceiling 2.7m third floor ceiling 2.7m fourth floor ceiling

Yes

4C-2 Ceiling height increases the sense of space in apartments and provides for well -proportioned rooms.

Noted

4C-3 Ceiling heights contribute to the flexibility of building use over the life of the building. Yes

4D Apartment Size and Layout

4D-1 The layout of rooms within an apartment is functional, well organised and provides a high standard of amenity.

Yes

Design Criteria

Apartments are required to have the following minimum internal areas:



The minimum internal areas include only one bathroom. Additional bathrooms increase the minimum internal area by 5m2 each. A fourth bedroom and further additional bedrooms increase the minimum internal area by 12m2 each.

All apartments have been designed to meet or exceed the minimum standard. .

Yes

Every habitable room must have a window in an external wall with a total minimum glass area of not less than 10% of the floor area of the room. Daylight and air may not be borrowed from other rooms.

Yes Yes

4D-2 Environmental performance of the apartment is maximised.

Design Criteria

Habitable room depths are limited to a maximum of 2.5 x the ceiling height.

Yes Yes

In open plan layouts (where the living, dining and kitchen are combined) the maximum habitable room depth is 8m from a window.

Yes Yes

4D-3 Apartment layouts are designed to accommodate a variety of household activities and needs.

Design Criteria

Master bedrooms have a minimum area of 10m2 and other bedrooms 9m2 (excluding wardrobe space).

Master bedrooms >10sqm and other bedrooms >9m

Yes

Bedrooms have a minimum dimension of 3m (excluding wardrobe space).

>3m Yes

Living rooms or combined living/dining rooms have a minimum width of:

3.6m for studio and 1 bedroom apartments

4m for 2 and 3 bedroom apartments.

>3.6m for 1 bedroom units and >4m for 2 bedrooms units

Yes

The width of cross-over or cross-through apartments are at least 4m internally to avoid deep narrow apartment layouts.

NA NA



4E Private Open Space and Balconies

4E-1 Apartments provide appropriately sized private open space and balconies to enhance residential amenity.

Design Criteria

All apartments are required to have primary balconies as follows:

The minimum balcony depth to be counted as contributing to the balcony area is 1m.

The minimum balcony sizes range One-bed – 8 m2+ 2.0 m Two-bed – 10 m2 + 2.0 m Three-bed – 12 m2 + 2.4 m

Minimum depths provided.

Yes

For apartments at ground level or on a podium or similar structure, a private open space is provided instead of a balcony. It must have a minimum area of 15m2 and a minimum depth of 3m.

All ground floor apartments have private open space greater than 15m2

NA

4E-2 Primary private open space and balconies are appropriately located to enhance liveability for residents.

Yes

4E-3 Private open space and balcony design is integrated into and contributes to the overall architectural form and detail of the building.

Yes

4E-4 Private open space and balcony design maximises safety. Yes

4F Common Circulation and Spaces

4F-1 Common circulation spaces achieve good amenity and properly service the number of apartments.

Yes

Design Criteria

The maximum number of apartments off a circulation core on a single level is eight.

There are 9 units proposed on the levels of the RFB, however this is less than the maximum of 12 units provided under the Apartment Design Guide. Corridor width is suitably scaled for these units (1.8m) with light source at each end.

Yes

For buildings of 10 storeys and over, the maximum number of apartments sharing a single lift is 40.

Not Applicable NA

4F-2 Common circulation spaces promote safety and provide for social interaction Yes 4G Storage

4G-1 Adequate, well designed storage is provided in each apartment.

Design Criteria

In addition to storage in kitchens, bathrooms and bedrooms, the following storage is provided:

At least 50% of the required storage is to be located within the apartment.

Each unit is provided with internal storage areas as well as individual secure basement storage based on a minimum of 6 cubic metres for 1 bedroom apartments, 8 cubic metres for 2 bedrooms and 10 cubic for the 3 bedroom units.

Yes



4G-2 Additional storage is conveniently located, accessible and nominated for individual apartments.

Yes

4H Acoustic Privacy 4H-1 Noise transfer is minimised through the siting of buildings and building layout. Yes

4H-2 Noise impacts are mitigated within apartments through layout and acoustic treatments.

Yes

4J Noise and Pollution

4J-1 In noisy or hostile environments the impacts of external noise and pollution are minimised through the careful siting and layout of buildings.

Yes

4J-2 Appropriate noise shielding or attenuation techniques for the building design, construction and choice of materials are used to mitigate noise transmission.

Yes

4K Apartment Mix 4K-1 A range of apartment types and sizes is provided to cater for different household

types now and into the future. Yes

4K-2 The apartment mix is distributed to suitable locations within the building. Yes

4L Ground Floor Apartments

4L-1 Street frontage activity is maximised where ground floor apartments are located. N/A 4L-2 Design of ground floor apartments delivers amenity and safety for residents. N/A 4M Façades

4M-1 Building facades provide visual interest along the street Yes

4M-2 Building functions are expressed by the façade. Yes

4N Roof Design 4N-1 Roof treatments are integrated into the building design and positively respond to

the street. Yes

4N-2 Opportunities to use roof space for residential accommodation and open space are maximised.

Yes

4N-3 Roof design incorporates sustainability features. Yes 4O Landscape Design

4O-1 Landscape design is viable and sustainable. Yes

40-2 Landscape design contributes to the streetscape and amenity. Yes

4P Planting on Structures

4P-1 Appropriate soil profiles are provided. Yes 4P-2 Plant growth is optimised with appropriate selection and maintenance. Yes

4P-3 Planting on structures contributes to the quality and amenity of communal and public open spaces.

Yes

4Q Universal Design

4Q-1 Universal design features are included in apartment design to promote flexible housing for all community members.

Yes

4Q-2 A variety of apartments with adaptable designs are provided. Yes

4Q-3 Apartment layouts are flexible and accommodate a range of lifestyle needs. Yes

4R Adaptive Reuse 4R-1 New additions to existing buildings are contemporary and complementary and

enhance an area's identity and sense of place. N/A

4R-2 Adapted buildings provide residential amenity while not precluding future adaptive reuse.

N/A

4S Mixed Use 4S-1 Mixed use developments are provided in appropriate locations and provide active

street frontages that encourage pedestrian movement. Yes

4S-2 Residential levels of the building are integrated within the development, and safety and amenity is maximised for residents.

Yes

4T Awnings and Signage

4T-1 Awnings are well located and complement and integrate with the building design. Yes

4T-2 Signage responds to the context and desired streetscape character. N/A



4U Energy Efficiency

4U-1 Development incorporates passive environmental design. Yes

4U-2 Development incorporates passive solar design to optimise heat storage in winter and reduce heat transfer in summer.

Yes

4U-3 Adequate natural ventilation minimises the need for mechanical ventilation. Yes

4V Water Management and Conservation

4V-1 Potable water use is minimised. Yes

4V-2 Urban stormwater is treated on site before being discharged to receiving waters. Yes 4V-3 Flood management systems are integrated into site design. Yes

4W Waste Management

4W-1 Waste storage facilities are designed to minimise impacts on the streetscape, Yes

4W-2 Domestic waste is minimised by providing safe and convenient source separation Yes

4X Building Maintenance 4X-1 Building design detail provides protection from weathering. Yes

4X-2 Systems and access enable ease of maintenance. Yes

4X-3 Material selection reduces ongoing maintenance costs. Yes

6.5 Likely Impacts of the Development on the Natural Environment {S79C (1) (b)}

The proposed development is unlikely to detrimentally impact the natural environment.

The demolition of existing structure and the removal of the limited exotic trees will have minor consequences on the natural environment.

All parties agree that the site has been significantly disturbed through prior agricultural activity of the site.

6.6 Likely Impacts of the Development on the Built Environment {S79C (1) (b)}

The proposed development is unlikely to detrimentally impact the built environment.

Existing water, electricity and telecommunication services are available. The connections will be subject to the requirements of the service providers.

6.7 Likely Social Impacts of the Development in the Locality {S79C (1) (b)}

The introduction of a further mix of housing types in the local area is considered to be a positive social impact offering a more varied choice of dwelling types.

The development will allow for additional residential housing opportunities in a desirable, convenient location and will not create any social displacement.

6.8 Suitability of the site

The proposed development is proposed within an area designated for new residential development. The infrastructure related to the development is planned development and

guarantees successful design of each of the proposed lots.

6.9 The Public Interest

The proposed development will not impact on the public interest as it is a residential development on a site zoned for residential development.

Impacts on adjoining land will be minimal and in keeping with residential development.

The proposal is in the public interest as it will provide housing with a range of unit types and employment during the construction stage of the development for the community.



7. CONCLUSION

It is concluded that the proposed development on Proposed Lot and Proposed Lots 5, 9, 11 & 16 - 1086 Richmond Road, Marsden Park located within the North West Growth Centre of State Environmental Planning Policy (Sydney Region Growth Centres) 2006 and specifically, Marsden Park Precinct, is an appropriate and compatible form of residential development when assessed under headings of consideration of S.79C of the Environmental Planning and Assessment Act 1979.

We believe the proposed development satisfies and is generally in accordance with the general guidelines and recommendations contained in the State Environmental Planning Policy (Sydney Region Growth Centres) 2006 and Blacktown City Council Growth Centre Precincts Development Control Plan 2010.

Based on the above proposal and the development plans submitted, it is recommended that the Blacktown City Council approve the proposed development.

Universal Property Group

July 2017

proposed lots 5, 9, 11 & 16 in approved subdivision da 16-03182 1086 richmond road ... · 2017....

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