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STATEMENT OF

ENVIRONMENTAL EFFECTS

PROPOSED THREE LOT SUBDIVISION, RESIDUE LOT AND ROADS

CONSTRUCTION OF 25 DWELLINGS (14 ATTACHED HOUSES & 11 DETACHED

HOUSES) IN A MULTI-DWELLING DEVELOPMENT OVER TWO PROPOSED LOTS

INCLUDING SITE WORKS, CONSTRUCTION OF DRIVEWAYS, CARPARKING,

STORMWATER DRAINAGE & ASSOCIATED LANDSCAPING

93 HAMBLEDON ROAD, SCHOFIELDS LOT 72 DP 28833

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]

Prepared and published by:

Universal Property Group Pty Ltd

PO Box 270

Wentworthville NSW 2145

ABN 98 078 297 748

COPYRIGHT

All rights reserved

© Universal Property Group Pty Ltd

This document is copyrighted and may only 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 information / documentation

provided by others and therefore the authors /

publishers disclaim any and all liability done or the

consequence of anything done or omitted to be

done in reliance upon the whole or any part of this

document.

Printed March 2017

CONTENTS 1.0 INTRODUCTION………………………………………………………………………………………………………………………………………..1 1.1 Overview……………………………………………………………………………………………………………………………………………….1

2.0 THE SITE ………………………………………………………………………………………………………………………………………………….3 2.1. Site Location and Context………………………………………………………………………………………………………………………….3 2.2 Existing site and vegetation……………………………………………………………………………………………………………………….4

2.3 Topography 4 2.4. Public Utility…………………………………………………………………………………………………………………………………………….4

3.0 DEVELOPMENT PROPOSAL………………………………………………………………………………………………………………………..5

4.0 STRATEGIC ASSESSMENT…………………………………………………………………………………………………………………………..6 4.1 State Environmental Planning Policy (Sydney Region Growth Centres) 2006……………………………………………………6 4.2 Zoning………………………………………………………………………………………………………………………………………………… ..8 4.3 Dwelling Density…………………………………………………………………………………………………………………………………… .9 4.4 Height of building…………………………………………………………………………………………………………………………………..10 4.5 Blacktown City Council Growth Centre Precincts Development Control Plan 2010………………………………………….10 4.6 Section 79C Environmental Planning and Assessment Act 1979……………………………………………………………………11 4.6.1 State Environmental Planning Policy (Sydney Region Growth Centres) 2006………………………………………………….11 4.6.2 State Environmental Planning Policy (Infrastructure) 2007…………………………………………………………………………..11 4.6.3 State Environmental Planning Policy 55 – Remediation of Land……………………………………………………………………12 4.6.4 Blacktown City Council Growth Centre Precincts Development Control Plan (DCP) 2010…………………………………12 4.6.5 Likely Impacts of the Development on the Natural Environment {S79C (1) (b)}……………………………………………….12 4.6.6 Likely Impacts of the Development on the Built Environment {S79C (1) (b)}…………………………………………………..12 4.6.7 Likely Social Impacts of the Development in the Locality {S79C (1) (b)}………………………………………………………….13 4.6.8 Suitability of the site……………………………………………………………………………………………………………………………….13 4.6.9 The Public Interest………………………………………………………………………………………………………………………………….13

5 ENVIRONMENTAL PLANNING ASSESSMENT……………………………………………………………………………………………….14 5.1 Site Investigation & Contamination…………………………………………………………………………………………………………..14 5.2 Aboriginal & Heritage……………………………………………………………………………………………………………..……… ……14 5.3 Traffic……………………………………………………………………………………………………………………………………………………14 5.4 Neighbourhood Character Statement………………………………………………………………………………………………… …….16 5.5 Development Concept Considerations & General Services………………… ……………………………………………… … .17 5.5.1 Design & Planning Principles……………………………………………………………………………………………… …… …… …17 5.5.2 Sewerage & Water Services…………………………………………………………………………………………………………… …….17 5.5.3 Electricity & Telecommunication Supply………………………………………………………………………………… …… … ……17 5.6 PAM Minutes……………………………………………………………………………………………………………………………… ……….17

6 CONCLUSION………………………………………………………………………………………………………………………………………….18

Appendix A PAM Minutes meeting held 9th February 2017

93 HAMBLEDON ROAD, SCHOFIELDS

1 137 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

1.0 INTRODUCTION

1.1 Overview

This Statement of Environmental Effects (SEE) has been prepared by Universal Property Group Pty Ltd to accompany a Development Application (DA) to Blacktown City Council for a multi dwelling housing development.

The subject site is partly zoned R2 Low Density Residential Zone with the balance of the site zoned SP2 Infrastructure (Drainage); with no development proposed over this land.

The application involves a proposed subdivision, creating three lots, a residue lot and

roads. On two of the proposed lots construction of 25 dwellings (14 attached houses

& 11 detached houses) in a multi -dwelling development is proposed including site

works, construction of driveways, car parking, storm water drainage & associated

landscaping

The proposed residential development is consistent with the Indicative Layout Plan of the Alex Avenue Precinct and will provide a mix of housing types.

The development is permissible under the State Environmental Planning Policy (Sydney Region Growth Centers) 2006 (Growth Centres SEPP), within the Alex Avenue Precinct and is consistent with the provisions of the Growth Centres SEPP and the Blacktown City Council Growth Centre Precincts Development Control Plan 2010.

This SEE will address the proposal in the context of the applicable planning legislation including the provision of:

State Environmental Planning Policy (Sydney Region Growth Centers) 2006;

State Environmental Planning Policy No 55 – Remediation of Land; 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 Development Application:

Architectural Site Analysis, Floor Plans, Roof Plans, Sections, Elevations and Shadow Analysis prepared by Universal Property Group;

Landscape Concept Plan prepared by Universal Property Group;

Waste Management Plan prepared by Universal Property Group;

Stormwater Management Plan prepared Aurecon;

BASIX Certificate & NATHERS certified plans;



Survey prepared by Universal Property & SDG;

Site Investigation report prepared by NG Childs & Associate’s Pty Limited;

Archaeology report prepared by Dominic Steele Consulting Pty Limited;

Traffic report prepared by Varga Traffic Planning Pty Ltd;

Schedule of Materials and Finishes prepared by Universal Property Group;

Notification Plan prepared by Universal Property Group; and

Completed DA form, checklists and owner’s consent .



2.0 THE SITE

2.1. Site Location & Context

The subject site is located within the Alex Avenue Precinct of the North West Growth Centre land release and is located opposite the intersection between Hambledon Road and Riverbank Drive

The proposed site is located approximately 1.7 km from Schofield’s Railway Station. The site is approximately 3.25km from M7 Westlink Motorway and is connected by Hambledon Road. There are a few schools in close proximity such as St. Joseph Primary School, Terra Sancta College and Hambledon Public School. Local commercial convenience stores are around 700m away along Hambledon Roam from the subject site.

The immediate locality to the west and south west of the subject site are low density residential developments. An existing drainage reserve (SP2) runs from the north boundary to the east boundary of the subject site. (Refer to Figure 1).

Figure 1: Locality Map (Source: BCC Maps)

SUBJECT SITE



2.2 Existing site & vegetation The existing structures on the site include concrete driveways and outbuildings of various sizes (3 large Chicken Sheds and multiple residential buildings). These structures will be demolished and a separate demolition application will be submitted to Council for determination. The subject site is mostly cleared grassland with few stands of trees and shrubs along the east and north-east boundary and few scattered across the land. The existing vegetation is proposed to be removed and replaced with a planned landscape. The existing dams are proposed to b e dewatered and desilted as per Engineers specification.

Figure 2: Locality Map (Source: BCC Maps) 2.3. Topography The Total site area is approximately 20,000m2. The site slopes from the South-east corner (at Hambledon Road - RL47m approximately) to the North-West corner (adjoining the extension of Riverbank Drive RL 45approximately) by about 2.0m. 2.4. Public Utility The subject site is located in an area adequately serviced with connections for sewer, water, storm water and electricity from Hambledon Road.

SUBJECT SITE



3.0 DEVELOPMENT PROPOSAL

The application involves a proposed subdivision, creating three lots, a residue lot and public roads.

On two of the proposed lots, the construction of 25 dwellings (14 attached houses & 11 detached houses) in a multi-dwelling development is proposed together with associated site works, construction of driveways, car parking, storm water drainage & associated landscaping. Subdivision layout & Multi dwelling site plan contained in Figure 3 below:-

Proposed Subdivision Layout Plan – Total Site Area 20,274m2

Figure 3 - Proposed Multi dwelling Layout Plan

The proposed development is permissible under the State Environmental Planning Policy (Sydney Region Growth Centres) 2006 and is consistent with the provisions of the State Environmental Planning Policy (Sydney Region Growth Centres) 2006 and Blacktown City Council Growth Centre Precincts Development Control Plan 2010.



4.0 STRATEGIC ASSESSMENT

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, Alex Avenue Precinct.

The relevant environmental planning instruments and development controls plans are:

State Environmental Planning Policy (Sydney Region Growth Centres) 2006- Appendix 4 Alex Avenue Precinct;

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

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

Figure 4: Alex Avenue Precinct Indicative Layout Plan

SUBJECT SITE



Figure 5: Indicative Road Layout Plan

The Growth Centre SEPP was gazetted on 28 July 2006 and applies to the subject si te. The proposed residential subdivision layout does not vary the Indicative Layout Plan of the Alex Avenue Precinct and will provide a mix of allotment sizes to accommodate dwelling houses including dual occupancy and semi-detached dwelling developments. (Refer to Figure 4 & 5)

Alex Avenue Precinct Area is currently being redeveloped from mostly rural land uses to residential housing estates. The surrounding land uses are characterised by residential and public recreational spaces, schools etc.

The control states that all development applications are to be consistent with the Indicative Layout Plan (ILP). Any proposed variations to the general arrangement of the Indicative Layout Plan must be demonstrated by the applicant, to Council’s satisfaction, to be consistent with the Precinct Planning vision in the relevant Precinct Schedule.

The minimum road dimensions for the proposed road network are in accordance with the requirements for local road requirements of 16m and 20m.



4.2 Zoning

Figure 6: Alex Avenue Land Zoning Map

Portion of the subject site is zoned as R2 Low Density Residential with an SP2 Infrastructure (Drainage) zone running from the Hambledon Road frontage to mid-block.

R2 Low Density Residential Zone

The R2 Low Density Residential Zone permits, with development consent, low rise (two storeys high) residential buildings. The objectives of the R2 Low Density Residential zone ‘to provide for the housing needs of the community within a low density residential environment.’ as the proposal development will be maintained with the proposed low density residential development in the subdivisions.

Clause 6.2.2 (A) of Appendix 4 of State Environmental Planning Policy (Sydney Region Growth Centres) 2006 applies to the site.

“(2A) Development for the purposes of attached dwellings or multi dwelling housing is

permissible with development consent on land within Zone R2 Low Density Residential if the

dwelling density (per hectare) shown on the Residential Density Map in relation to the land is

20.”

http://www.legislation.nsw.gov.au/#/view/EPI/2006/418/maps



SP2 Infrastructure (Drainage) Zone

The SP2 Infrastructure (Drainage) Zone permits drainage, earthworks, flood mitigation and Road works as permissible with consent. The proposed subdivision complies with the objectives of the ‘Infrastructure - Drainage zone as detailed storm and flood water drainage would be constructed and maintained in the designated drainage area of proposed development.

The SP2 land is wholly contained in proposed Lot 1 on the proposed plan of subdivision, although portion of the SP2 is proposed to be contained within the proposed public road known as the Riverbank Drive Extension. A Planning Proposal is under consideration by Council with respect to the SP2 zoned land. The proposal seeks to delete the SP2 zoned land in favor of extensive culvert construction underneath the Riverbank Drive Extension. The potential rezoning of the SP2 land would yield 16 Torrens title lots.

On the basis of the above comments and assessment of the objectives for the ‘R2’ and ‘SP2’ zones it is considered that the proposed residential development is a compatible form of land use with the surrounding built environment.

4.3 Dwelling Density

The minimum density for residential development around the proposed development area within Alex Avenue is 20 residential dwellings per hectare. The minimum density for the site will be achieved if the Planning Proposal for the site is successful.

If the SP2 land is excluded from the calculation the proposed multi-dwelling development will also meet the minimum density for residential development.

Figure 7: Residential density map



4.4 Height of building

The maximum permissible height of the building on the subject site is 9m. No variations to the height are sought as this DA is for a subdivision only.

4.5 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.

The BDCP covers performance and design guidelines and controls related to environmental performance, social performance, amenity issues and design elements. The subject proposal has been assessed against the controls and guidelines of the BDCP and Council’s pre-DA meeting and is considered to be compliant with the necessary requirements as assessed in the following table.

CONTROL REQUIRED PROVIDED COMPLIANCE

Total Site Area Lot 3 = 1893m2 Lot 2 =2832m2

Yes

Unit Configuration N/A 3 Bed x 8 Double Storey 4 Bed x 16 Double Storey 5 Bed x 1 Double Storey

Yes

Site Coverage 50%

Lot 3-773.92m2 = 40.88% Lot 2-1227m2=43.33%

Yes

Landscaped Area 30% of Site Area

Lot 3-717.9m2 = 37.9% Lot 2-1184.17m2=41.8%

Yes

Front Setback 4.5 M 4.5 M or Greater Yes

Rear Setback Min 4 M 4 M or Greater Yes

Side Setback Min 0.9 M 0.9 M or Greater Yes

Corner Setback (Secondary Street) Min 2 M 2 M or Greater Yes

Max Building height 9 M underside or Eaves Less than 9 M Yes

Private Open Space Min 16 m2 with min dimension of 3 M

Min 16 M2 P.O.S or greater. Yes

Common Open Space N/A N/A Yes

Car Parking 1 Car Parking space per each dwelling=required 25 car parking spaces Plus 0.5 spaces per 3 or more bedroom dwelling= required 13 car parking spaces

38 dwellings car spaces Yes

Visitor Car Parking 1 car spaces 5 dwelling (Required 5 car spaces)

5 car spaces Yes

Fencing 1.8 M High 1.8 M High CBF Yes

Table 1: Compliance – Blacktown Growth Centre Precincts Development Control Plan, 2010



4.6 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:

4.6.1 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, 4.3 & 4.4 of this Statement.

The proposed residential subdivision generally complies with the princip le development standards.

4.6.2 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.



4.6.3 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 Preliminary Site Investigation report indicate that the underlying soils at the site are not contaminated, and that soil quality at the 93 Hambledon Road Schofields site is appropriate for the residential development proposed.

These findings are made subject to the following recommendations:

1. That appropriate handling and disposal practices, in accordance with relevant asbestos handling and disposal guidelines, are observed during any future demolition or clearing operations undertake at the site; and

2. That appropriate care is taken in respect of the possible presence of lead based paints during any future demolition operations involving the dwelling at the site.

4.6.4 Blacktown City Council Growth Centre Precincts 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 undertaken in detail at Section 4.5 of this Statement.

The proposal is considered to be generally consistent with the intent of this DCP and complies with the principal development standards.

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

The proposed subdivision and multi dwelling development is unlikely to detrimentally impact the natural environment.

The demolition of existing structure and the removal of existing trees and dams will be dealt with under a separate application.

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

The proposed subdivision and multi dwelling development is unlikely to detrimentally impact the built environment. Existing water, electricity and telecommunication services are available Hambledon Road. The connections will be subject to the requirements of the service providers.



4.6.7 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 and lot sizes.

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

4.6.8 Suitability of the site

The proposed residential subdivision will provide low density type development within an area designated for new residential development.

The infrastructure related to the development is planned development and through successful design of each of the lots is entirely suitable.

4.6.9 The Public Interest

The proposed development will not impact on the public interest as it is a residential subdivision 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 dwelling types and employment during the construction stage of the development for the community.



5 ENVIRONMENTAL PLANNING ASSESSMENT

5.1 Site Investigation & Contamination The Site Investigation & Contamination report has been completed for the site by N.G Childs Pty Limited on 22nd February 2017.

“The submitted Preliminary Site Investigation report indicate that the underlying soils at the site are not contaminated, and that soil quality at the 93 Hambledon Road Schofields site is appropriate for the residential development proposed. These findings are made subject to the following recommendations:

That appropriate handling and disposal practices, in accordance with relevant asbestos handling and disposal guidelines, are observed during any future demolition or clearing operations undertake at the site; and

That appropriate care is taken in respect of the possible presence of lead based paints during any future demolition operations involving the dwelling at the site.”

5.2 Aboriginal and Heritage

The Aboriginal & Heritage report has been completed for the site by Dominic Steele Consulting Archaeology on 11th November 2016.

The report concludes:-

“The 93 Hambledon Road study area contains no documented Aboriginal sites or objects, or any specific areas of

potential Aboriginal archaeological sensitivity as evaluated in this report. As a result, it is assessed that the proposal is unlikely to have an adverse impact upon the Aboriginal archaeological values of the place. It is therefore concluded there are no Aboriginal archaeological constraints for the proposal proceeding as planned subject to the recognition of the following considerations: Recognition of the legal requirements and automatic statutory protection provided to Aboriginal ‘objects’ and

‘places’ under the terms of the National Parks and Wildlife Act of 1974 (as amended), where it is an offence to knowingly damage, deface or destroy Aboriginal sites or relics without the prior consent of the Director-General of the National Parks and Wildlife Service (NPWS) that now comprises an administration branch of the OEH.

It is recommended that:

Future redevelopment of the land will not impact upon any identified Aboriginal archaeological sites or objects, and the potential for undetected Aboriginal archaeological items to occur within the study area is assessed to be low. There are therefore no identified Aboriginal archaeological (scientific) constraints to the proposal proceeding as intended and that no further Aboriginal archaeological heritage input is warranted.

In the (largely) unexpected circumstance that any Aboriginal objects are unearthed as a result of construction works in the future, it is recommended that activities should temporarily cease within the immediate vicinity of the find locality, be relocated to other areas of the subject site (allowing for a curtilage of at least 50m), and

The OEH be contacted to advise on the appropriate course of action to allow the Deerubbin Local Aboriginal Land Council to record and collect the identified item(s).



5.3 Traffic The Traffic report has been completed for the site by Varga Traffic Planning Pty Ltd on 3rd March 2017.

The report concludes:

Projected Traffic Generation

“The traffic implications of the development proposal primarily concern the effects of the additional traffic flows generated as a result of the development and its impact on the operational performance of the adjacent road network.

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

Low Density Residential Dwellings AM: 0.95 peak hour vehicle trips/unit PM: 0.99 peak hour vehicle trips/unit

Application of the above low density residential dwelling traffic generation rates nominated in the RMS Guidelines to the 25 multi dwelling houses yields an increase in the traffic generation potential of the site of approximately 24 vehicle trips per hour (vph) during the AM commuter peak period and 25vph during the PM commuter peak period.

That projected future level of traffic generation potential should however, be offset or discounted by the volume of traffic which could reasonably be expected to be generated by the existing uses of the site, in order to determine the nett increase in traffic generation potential of the site expected to occur as a consequence of the development proposal.

Application of the “low density residential dwelling” traffic generation rate nominated in the RMS Technical Direction to the existing dwelling house on the site yields a traffic generation potential of approximately 1 peak hour vehicle trip.

Accordingly, it is likely that the proposed development will result in an increase in the traffic generation potential of approximately 23 vph and 24 vph during the AM and the PM commuter peak periods respectively.

That projected increase in the traffic generation potential of the site as a consequence of the development proposal is consistent with the zoning objectives of the subject site, and will clearly not have any unacceptable traffic implications in terms of road network capacity.” Off-Street Car Parking Provisions “The off-street car parking requirements applicable to the development proposal are specified in BCC Growth Centre Precincts Development Control Plan 2010, Section 4.0 – Development in the Residential Zones document in the following terms:

Multi dwelling housing 1 car parking space per dwelling, plus 0.5 spaces per 3 or more bedroom dwelling, plus 1 visitor space per 5 dwellings.



Application of the above car parking requirements to the 25 multi-dwellings outlined in the development proposal, assuming each dwelling will comprise 3 or more bedrooms, yields an off-street car parking requirement of 38 spaces plus 5 visitor parking spaces. The proposed development makes provision for a total of 43 off-street car parking in residential garages and dedicated off-street car parking areas throughout the proposed multi-dwellings development, thereby satisfying Council’s car parking requirements. The geometric design layout of the proposed car parking facilities will ultimately be designed to comply with the relevant requirements specified in the Standards Australia publication Parking Facilities Part 1 - Off-Street Car Parking AS2890.1 in respect of garage dimensions, overhead clearances and door openings widths. Conclusion Based on the analysis and discussions presented within this report, the following conclusions are made:

• the proposed residential subdivision will not have any unacceptable traffic implications in terms of road network capacity

• the proposed access arrangements are consistent with DCP requirements and will adequately cater for the

traffic expected to be generated by the subdivision proposal • the proposed local road layout is consistent with the requirements of the Alex Avenue Precinct

Development Control Plan 2010 road network hierarchy • large 11m long HRV garbage trucks will be able to satisfactorily circulate around the site whilst travelling in

a forward direction at all times • the off-street parking provision proposed on the site for the multi-dwelling housing component satisfy

Council’s Parking Code requirements

5.4 Neighbourhood Character Statement

Currently the surrounding area is undergoing a phase of urban growth and development irrevocably changing the rural character. New lot subdivisions with new internal road networks are proposed to accommodate the low density residential development. The Hambledon Road and the Riverbank Drive extension connect the neighbourhood with major regional access ways like the Richmond Road, the Windsor Road and the Schofields Road. The local streetscape features tree lined street planting with landscaped open spaces at front of the multi dwellings. The low ‘open style’ front fences of the buildings provide a sense of openness along the streetscape. The new residential developments in the locality have the classic ‘garden subu rb’ characteristics of dwellings in landscaped settings located along tree-lined streets.



5.5 Development Concept Considerations and General Services 5.5.1 Design and Planning Principles

The proposed subdivision layout has been designed to allow for passive so lar access and to provide a mix of dwelling densities in a new residential area. A variety of dwelling houses and dual occupancy developments can be accommodated that will provide the future supply of house and land packages within the locality.

5.5.2 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.

5.5.3 Electricity and Telecommunication Supply

Electricity and telecommunication services are available to the site along Hambledon Road.

The services will be connected to the proposed subdivision site in accordance with the Authority requirements.

5.6 PAM MINUTES The draft proposal was considered by Council Officers at a Pre Application Meeting on the 31st March, 2014. The Minutes of the meeting are contained in Appendix A to this SEE. The matters raised in the PAM have been fully addressed in the Plans submitted for approval.



6 CONCLUSION

It is concluded that the proposed subdivision and multi dwelling development at 93 Hambledon Road, Schofields located within the North West Growth Centre of State Environmental Planning Policy (Sydney Region Growth Centres) 2006 and specifically, Alex Avenue Growth 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 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 requested that the Blacktown City Council approve the proposed development. Universal Property Group March 2017



ANNEXURE A – PRE DA MINUTES

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