statement of environmental effects · 2 landscape plans arcadia landscape architecture 3...

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


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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


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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


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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.


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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.


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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.




Water Conservation

▪ Rainwater tank is required to meet water conservation targets under Part J for the relocated truck wash





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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


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.


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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


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.


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.


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.



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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


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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.


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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:



▪ Removal of vegetation

▪ Modify existing carparking layout and increase number of carparking spaces;

▪ Erection of new fence;






▪ New truck wash;




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)


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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


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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


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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:



▪ Removal of vegetation

▪ Modify existing carparking layout and increase number of carparking spaces;

▪ Erection of new fence;






▪ New truck wash;




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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