STATEMENT OF ENVIRONMENTAL EFFECTS · 4.3.4 Flora & Fauna Impacts ... The subject site is comprised...

STATEMENT OF ENVIRONMENTAL EFFECTS

CONSOLIDATION OF ALLOTMENTS AND CONSTRUCTION AND OPERATION OF A 6 STOREY

BUILDING CONTAINING AN AGED CARE FACILITY AND PRIVATE HEALTH SERVICES FACILITY

WITH BASEMENT PARKING

Nos. 21-27 Durham Street & Nos. 56-60 Mount Druitt Road

MOUNT DRUITT NSW 2770

Prepared for: Riviera Health Pty Ltd

REF: 0298/16

DATE: 20 June 2017

Statement of environmental effects

Planning Ingenuity Pty Ltd REF: 0298/16 i

Contents

1. INTRODUCTION ............................................................................................................................................... 1

2. SITE ANALYSIS AND CONTEXT ..................................................................................................................... 2

2.1 The Site .............................................................................................................................................................. 2

2.2 Connectivity and Access to Public Transport ...................................................................................................... 4

2.3 Surrounding Development .................................................................................................................................. 4

3. DESCRIPTION OF THE PROPOSAL ............................................................................................................... 5

3.1 Background ......................................................................................................................................................... 5

3.1.1 Pre-Application Meeting .......................................................................................................................... 5

3.2 Proposed development ....................................................................................................................................... 8

3.3 Operational details ............................................................................................................................................ 10

3.4 Landscaping...................................................................................................................................................... 11

3.5 Waste management .......................................................................................................................................... 11

4. ENVIRONMENTAL PLANNING ASSESSMENT ............................................................................................ 12

4.1 Preamble .......................................................................................................................................................... 12

4.2 Statutory and policy compliance ....................................................................................................................... 12

4.2.1 SEPP No.55 – Remediation of Land..................................................................................................... 12

4.2.2 SEPP (Infrastructure) 2007 ................................................................................................................... 13

4.2.3 SEPP (Housing for Seniors or People with a Disability) 2004 .............................................................. 13

4.2.4 Blacktown Local Environmental Plan 2015 ........................................................................................... 17

4.2.5 Blacktown Development Control Plan 2015 .......................................................................................... 17

4.3 Impacts on Natural & Built Environment ........................................................................................................... 19

4.3.1 Topography & Scenic Impacts .............................................................................................................. 19

4.3.2 Micro-climate Impacts ........................................................................................................................... 19

4.3.3 Water & Air Quality Impacts .................................................................................................................. 19

4.3.4 Flora & Fauna Impacts ......................................................................................................................... 20

4.3.5 External Appearance & Design ............................................................................................................. 20

4.4 Economic & Social Impacts .............................................................................................................................. 22

4.5 The Suitability of the Site .................................................................................................................................. 22

4.5.1 Access to Services ............................................................................................................................... 22

4.5.2 Traffic & Parking Generation ................................................................................................................ 22

4.5.3 Accessibility .......................................................................................................................................... 23


Planning Ingenuity Pty Ltd REF: 0298/16 ii

4.5.4 Hazards ................................................................................................................................................ 23

4.6 The Public Interest ............................................................................................................................................ 23

5. CONCLUSION ................................................................................................................................................. 24

FIGURES

Figure 1 Aerial Photograph of the subject site (outlined in red) .................................................................................... 2

Figure 2 View of No. 21 Durham Street ........................................................................................................................ 3

Figure 3 View of No. 25 Durham Street ........................................................................................................................ 3

Figure 4 View of vacant lot between Nos. 25 & 27 Durham Street ............................................................................... 3

Figure 5 View of No. 27 Durham Street ....................................................................................................................... 3

Figure 6View of No.60 Mount Druitt Road .................................................................................................................... 3

Figure 7 View of Nos. 56-58 Mount Druitt Road ........................................................................................................... 3

Figure 8 View of the adjacent Nos. 36-50 Mount Druitt Road....................................................................................... 4

Figure 9 View of newly constructed residential flat buildings ........................................................................................ 4

Figure 10: Photograph across the site from Durham Street looking towards neighbouring residential flat buildings at

No.48 Mount Druitt Road .......................................................................................................................... 21

Figure 11: Neighbouring property to the east No.19 Durham Street as viewed from Durham Street ......................... 21

TABLES

Table 1 Pre-Lodgement Meeting Comments ............................................................................................................. 5

Table 2 Section 79C Matters for Consideration ...................................................................................................... 12

Table 3 SEPP (HOUSING FOR SENIORS OR PEOPLE WITH A DISBILITY) 2004 ................................................. 14

Table 4 Blacktown DCP 2015 – relevant controls ................................................................................................... 17

Table 4 Blacktown Local Environmental Plan 2015 - Compliance Table ............................................................. 26

©This document and the research reported in it remains the property of Planning Ingenuity Pty Ltd and are protected by copyright. Apart from fair dealings

for the purposes of private study, research or review, as permitted under the Copyright Act 1968, no part of the document may be reproduced, by any

process, without the written permission of the author. All inquiries in this regard are to be directed to the Managing Director, Planning Ingenuity Pty Ltd


Planning Ingenuity Pty Ltd REF: 0298/16 1

1. Introduction

This Statement of Environmental Effects has been prepared for the applicant of the proposed development. The report

is to accompany a development application to Blacktown City Council seeking consent for consolidation of the seven

(7) existing lots as well as the construction and operation of a six (6) storey building to contain an aged care facility and

private health services facility with two (2) levels of basement parking and health services facility and aged care facilities

within in the basement at Nos. 21-27 Durham Street and 56-60 Mount Druitt Road, Mount Druitt.

More specifically the proposed development includes a private health services facility with 6 x surgical operating suites

at Basement Level 1 and 104 x recovery hospital beds across Ground Level and Level 1. Levels 2 through to 4 provides

aged care suites and ancillary facilities with a total capacity of 259 resident beds.

The proposal has a Capital Investment Value (CIV) exceeding $20 million and as such the Sydney West Central

Planning Panel is the determining authority.

The purpose of this Statement is to address the planning issues associated with the development proposal and

specifically to assess the likely impact of the development on the environment in accordance with the requirements of

S.79C of the Environmental Planning & Assessment (EP&A) Act, 1979.

This Statement is divided into five sections. The remaining sections include a locality and site analysis; a description

of the proposal; an environmental planning assessment and a conclusion.



2. Site Analysis and Context

2.1 THE SITE

The subject site is located on the corner of Durham Street and Mount Druitt Road and has a primary street frontage of

approximately 103.67m to Durham Street, a splay corner of approximately 4m, a secondary street frontage to Mount

Druitt Road of approximately 47.85m and a total site area of 5,149m2.

The subject site is comprised of seven (7) lots known as Nos. 21-27 Durham Street and Nos 56-60 Mount Druitt Road,

Mount Druitt and legally described as Lot 8 in DP 113113, Lots 22 and 23 in DP 568729, Lots 21 and 22 in DP 1036967,

Lot 2 in DP 558901 and Lot 8 in DP 28045. All lots are to be consolidated to a single lot as part of this development

proposal. Figure 1 below is an aerial photo of the site and surrounds with the site outlined in red.

Figure 1 Aerial Photograph of the subject site (outlined in red)

Existing on the site are six (6) separate dwellings with associated ancillary structures. The dwellings are one and two

storeys in height and are constructed of brick or weatherboard with pitched tiled roofs. Refer to Figures 2 through to 7

for photographs of the existing dwellings. Demolition of existing structures is proposed to be undertaken in accordance

with Development Consent DA-08-00668 which was granted to “Demolish existing buildings and construct a 5 storey

residential aged care building” (see Background Section of this Statement for more information on this previous

development consent).



Figure 2 View of No. 21 Durham Street Figure 3 View of No. 25 Durham Street

Figure 4 View of vacant lot between Nos. 25 & 27 Durham Street Figure 5 View of No. 27 Durham Street

Figure 6View of No.60 Mount Druitt Road Figure 7 View of Nos. 56-58 Mount Druitt Road



2.2 CONNECTIVITY AND ACCESS TO PUBLIC TRANSPORT

The site is located approximately 900m southwest from the commercial core of Mount Druitt. The Blacktown

Development Control Plan 2015 (DCP 2015) identifies the Mount Druitt Town Centre as a sub-regional centre,

secondary to Blacktown CBD. The site is also located 700m from the Mount Druitt Railway Station, which is part of the

T1 North Shore, Northern and Western Line providing access to Penrith, Blacktown, Parramatta, Strathfield and Sydney

CBD.

In addition, bus stops are located adjacent to the site frontage to Durham Street and provide regular bus services via

route 774. The bus route runs between Mount Druitt station and Penrith interchange via St Mary’s and Nepean Hospital.

2.3 SURROUNDING DEVELOPMENT

The subject site is located south of the main street of Mount Druitt commercial centre. The centre contains a variety of

businesses and commercial premises. The commercial strip located along Mount Druitt Road to the north of the site

includes a mix of shops, banks, health services, shop top housing and mixed use buildings.

Directly north of the site is a group of four residential flat buildings known as Nos. 36-50 Mount Druitt Road (see Figure

8). Each of the buildings are four storeys in height and are accessed via a central driveway from Mount Druitt Road.

To the north east of the site is Manse Reserve, a large public open space area that extends to The Avenue. Single

storey detached dwellings are located adjacent to the subject site fronting Durham Street. Further to the east are a

series of recently constructed five storey residential flat buildings as seen in Figure 9.

Figure 8 View of the adjacent Nos. 36-50 Mount Druitt Road Figure 9 View of newly constructed residential flat buildings



3. Description of the proposal

3.1 BACKGROUND

On 20 February 2009, Blacktown City Council approved development application (DA-08-00668) seeking to “Demolish

existing buildings and construct a 5 storey residential aged care building”. This approval has been activated and is the

subject of Construction Certificate No.3857/14 dated 6 February 2014.

On 14 November 2016, the Department of NSW Health reviewed and approved a set of concept plans for the proposed

private hospital based on the requirements of the Private Health Facilities Act 2007, Private Health Facilities Regulation

2010 and the Australasian Health Facility Guidelines (AHFG).

The delegate of the Secretary, NSW Health approved the plans referred to as DA_012 and DA_013 dated 14 October

2016, DA-014, DA-015, DA-016 and DA-017 dated 2 September 2016. The approval allows for 105 beds to appear on

the licence issued in respect to the proposed Private Health Facility. A copy of the approval is included in the documents

submitted with the development application.

3.1.1 Pre-Application Meeting

A pre-application meeting (Pre-DA) was held with Blacktown City Council staff on 30 March 2017 and a written response

was provided dated 7 April 2017. The following table details the issues raised in Council’s letter and how the proposal

has responded to each matter.

Table 1 Pre-Lodgement Meeting Comments

Council’s Comment Response

PLANNING

The DA must be accompanied by a clear understanding of

how the hospital operates interacts with the aged care

facility. This would involve staff numbers, car parking and

the like.

A geo-tech report must be submitted with the DA.

Council requires that all retaining walls be of masonry

construction

A social impact assessment must be submitted with the DA.

A detailed plan of management must be submitted with the

DA.

Refer to the Plans of Management for each of the Health

Services Facility and the Aged Care Facility prepared by

Riviera Health and submitted with the development

application and to operational details stated in Section 3.3

of this Statement.

A Geotechnical Report has been submitted with the

development application.

Details of retaining walls are to be included in the

Landscape Plan and the Construction Certificate plans

subject to approval of the architectural plans, landscaping

plans and stormwater management concept plans

submitted with the development application. It is intended

that all retaining walls will be masonry.

Refer to the Social Impact Assessment prepared and

submitted with the Development application.

Refer to the Plans of Management prepared by Riviera

Health and submitted with the Development Application.




It would be beneficial to act on the previous consent for the

site (DA-08-00668 if consent has not lapsed) by

commencing the demolition of the existing houses, and

submit a new DA that includes the hospital.

It is intended that the hospital would be open to the public,

and not provided exclusively for the residents of the aged

care facility.

Noted. Demolition is intended to proceed in accordance

with DA-08-668.

The private health services facility will be open to the

public in addition to providing medical and care services for

the aged care facility. Patients to the private health

services facility will be accepted in accordance with pre-

admission conditions. There will be no emergency

services triage available at the private health services

facility.

ENGINEERING

Concept stormwater plan to be submitted with the DA in

accordance with Council's requirements

All drainage pipes within road reserves and public footway

areas to be reinforced concrete

All drainage pipes to maintain minimum 1 % grades

Access/vehicle crossings servicing the site shall be designed

and constructed in accordance with Council's standard

drawing A(BS)1 03S and;

o Be located not closer than 6 metres from the tangent

point

o Be located at least 1 metre from any proposed or

existing service, utility, street tree or possible

obstruction

o Be located perpendicular to the existing roadway

A corner splay maybe imposed in accordance with Council's

Engineering Guide.

Full width path paving and reconstruction of pram ramps

may be required in accordance with Council's Engineering

Guide.

Reconstruction of existing pedestrian fencing located on the

public footway area may be required in accordance with

Council's Engineering Guide.

Replacement of any redundant layback with Council's

standard kerb and gutter would be required.

Consolidation of all lots contained within the proposal would

be required.

Refer to the stormwater concept plans submitted with the


Refer to the stormwater concept plans for further details.

Refer to the stormwater concept plans for further details.

Refer to the Traffic and Parking Assessment report

prepared by McLaren Traffic for further details and

compliance.

Council can condition if further splay is required than

indicated in the architectural plans.

Council can condition.

Council can condition. Boundary fencing has been

indicated in the architectural plans and landscape plans

submitted with the development application.

Council can condition.

The proposal includes the amalgamation and consolidation

of all lots to facilitate the proposed development.

Waste

Waste generation rates:

o 50L per resident per week for waste

o 15L per resident per week for recycling

Refer to the Waste Management Plan for further details.




All waste would be collected by a private contractor.

All collection paths should be based on a medium rigid

vehicle (8.8m long and a 4.5m head clearance).

A waste management plan must be submitted with the DA.

AutoCAD file in DWG format and 1: 1 scale must be

submitted with the DA, showing the travel path of the

collection vehicle.

The DA must show vertical cross section plans to ensure

any eaves, overhangs or balconies comply with the AS for a

4.5m clearance for its entire travel path.

All waste and medical waste is to be collected by a private

contractor as detailed in the Waste Management Plan.

Noted. Refer to the plans for compliance.

Refer to the Waste Management Plan for further details.

Refer to the USB submitted with the application for all

electronic files.

Noted. Refer to the plans for compliance.

Social Planning

The statement must demonstrate how the hospital

services/aged care facility operates together.

There is concern regarding the quality of life for patients on

the upper floors (i.e. their access to the natural

environment). This may be more difficult to address for

persons with behavioural issues. This is also of concern for

the rooftop area that is proposed.

The statement should clarify how staff will manage people

with high needs (i.e. moving from the top of the building to

the lower floors etc).

It may be necessary to submit an outline of various activities

that will take place in the facility, and how people with high

care will typically move around the building.

The connection of people to the natural environment is

important, this must be addressed and shown on the

landscape plan.

Refer to the Plan of Management prepared by Riviera

Health and the Social Impact Assessment prepared and

submitted with the application.

Traffic

A traffic report must be submitted with the DA. Amongst

other things, the report should include the following:

o The intended traffic generation of the uses

proposed and how they impact on the roundabout

(on the corner of Durham Street and Mount Druitt

Road)

o The right-turn into the site from Mount Druitt Road,

and how this will impact on the roundabout.

The roundabout may need to be upgraded, depending on

the traffic generated by the proposal.

Refer to the Traffic and Parking Assessment report

prepared by McLaren Traffic.

Refer to the Traffic and Parking Impact Assessment

prepared by McLaren Traffic which concludes that the

existing road and intersection network capacity is adequate

for the proposal.




The DA must demonstrate compliance with the parking

requirements contained within 'Housing for Seniors or

People with a Disability' SEPP.

The basement design must be in accordance with AS2890.1

If deliveries are intended to occur within the driveway area,

the driveway must be designed to accommodate a heavy

vehicle.

All vehicular movements in and out of the site must be in a

forward direction.

Refer to the Traffic and Parking Impact Assessment

prepared by McLaren Traffic regarding on-site parking

requirements and provision which demonstrates that an

appropriate number of car parking spaces are proposed.

As specified in the Traffic and Parking Impact Assessment

by McLaren Traffic all spaces and access aisle dimensions

comply with the necessary Australian Standards with the

exception of parking spaces No.32 to 36 which have

slightly constrained (but compliant) access arrangements

and hence are to be allocated for use by staff only (and

consequently will have low turnover in comparison to other

spaces).

Refer to the plans and traffic and parking impact

assessment report which demonstrates that service and

loading facilities are compliant.

A main delivery and loading dock is proposed on

Basement Level 1, via a driveway and turning space

designed to accommodate a B99 delivery vehicles.

Isolated heavy vehicle deliveries will be via the main

driveway off Durham Street, which will be designed

accordingly. A waste servicing bay is proposed within the

one-way driveway off Durham Street and has a suitable

dimensions and clearances for servicing by contractor

vehicles.

As demonstrated in the Traffic and Parking Impact

Assessment report all vehicles will be able to enter and exit

the site in a forward direction.

3.2 PROPOSED DEVELOPMENT

It is proposed to consolidate the seven (7) lots and construct and operate a six (6) storey mixed use building containing

a private health services facility and aged care facility. More specifically, the development will consist of a private aged

care facility on Levels 2 – 4 with capacity for 259 beds, and private health services facility containing operating theatres

and 104 beds on basement Level 1, the ground floor and Level 1. Two levels of parking are to be provided in basement

levels 2 and 3.

The proposal is well detailed on the submitted plans prepared by Riviera Health Pty Ltd and are described in detail

below:

Basement Level 3

76 x car parking spaces, 3 x store rooms and 3 x plant rooms;

Operations workshop, operations office, utility room, laundry (dirty) and laundry (clean).

Basement Level 2

49 x car parking spaces, car pickup/drop off zone, arrival concourse and lobby;

Library, lounge, bar, male/female/accessible amenities, consulting room, hydrotherapy room, cinema/theatre

ancillary to the aged care facility;



Main kitchen/kitchen support, kitchen office, formal dining room, female and male staff change rooms, staff

kitchenette, main staff common room with adjacent open air staff courtyard; and

Main switch room and 2 x building services rooms.

Basement Level 1

6 x surgical operating theatres with anaesthetic and scrub bay;

6 x patient holding bays with staff base;

2 x resuscitation equipment bays;

Recovery area that includes: 12 x first stage recovery spaces, 9 x second stage recovery spaces, 8 x third stage

recovery spaces, 2 x staff stations, beverage bay;

CSSD that includes: decontamination and disposal areas, sterile stock room and packing area, prevac steriliser area,

sterile store room and cleaner room;

Anaesthetic store room, first stage recovery clean and dirty utility rooms, Equipment store room;

Second stage recovery clean and dirty utility rooms;

Offices, reception and waiting area, preoperative patient lounge;

Male and female patient change and locker facilities;

Consultation and interview rooms;

Patient assist toilet, patient property store;

Deliveries dock, dispatch, goods received to be a shared facility for aged care and health services facility related

activities,

3 x plant rooms, pharmacy store, pharmacy preparation, store, mortuary storage;

Office, staff room, staff change and locker areas (male and female), accessible shower, accessible WC.

Ground Floor Interior and Exterior Spaces

Main entrance, reception, foyer, waiting area, kiosk store, salon/podiatrist, office area, single person office, retail

pharmacy, visitor’s lounge and waiting area, lift lobby and lifts for both health services facility and aged care;

Drop off zone adjacent to the main entrance, ambulance/deliveries bay adjacent to the delivery loading dock, lift

lobby for aged care;

External garbage storage enclosure adjacent to driveway entrance, external private courtyards, children’s

playground, BBQ area, bicycle stands and 2 x visitor’s car parks;

single bed recovery rooms with ensuite, 2 x bed recovery rooms with ensuite (44 x beds in total);

2 x nurses station, clean and dirty utility rooms;

2 x Resuscitation equipment bays;

Patient lounge and patient bathroom;

Staff amenities, write up areas;

2 x NUM offices, 2 x equipment store and store rooms;

Beverage bay, nurses station, clean and dirty utility room, patient assist toilet; and

A total floor are of 2,520m2 is proposed.

Level 1 – Private Health services facility

single bed recovery rooms with ensuite, 2 x bed recovery rooms with ensuite (60 x beds in total);

3 x nurses station, 3 x clean and dirty utility rooms;

Patient lounge and patient bathroom;

Write up areas, offices, disposal room, beverage bay



Paediatric Unit that includes: 7 x single bed wards with ensuite bathroom, 2 x 2 bedroom wards with ensuite

bathroom, nurses station, clean and dirty utility rooms, resuscitation equipment bay, write up areas, beverage bay,

NUM office, patient lounge and store room;


Level 2 – Aged Care

1 x bed / rooms with ensuites, 2 x bed / rooms with ensuites (86 beds in total);

3 x clean utilities rooms, 3 x dirty utilities rooms, 8 x store rooms, 12 x equipment bays, 3 x comms & data;

2 x nurses station/offices/meds room. 4 x common areas, activity area and 2 x servery; and



1 x bed / rooms with ensuite, 2 x bed / rooms with ensuite (86 beds in total);


2 x nurses station/offices/meds room, 4 x common areas, activity area and 2 x servery; and



1 x bed / rooms with ensuite, 2 x beds / rooms unit with ensuite (87 beds in total);


2 x nurses station/offices/meds room. 4 x common areas, activity area and 2 x servery; and


Level 5 – Roof Terrace ancillary to Aged Care

Artificial bowling green, kitchen/bar/servery, shaded outdoor seating areas and activities areas;

Store room, accessible amenities, lobby, 2 x plant rooms; and

A total floor area of 250m2 is proposed.

A total GFA of 16,518m2 (FSR of 3.2:1) is proposed for the overall development.

3.3 OPERATIONAL DETAILS

Operational Plans of Management have been prepared by Riviera Health and submitted with the development

application. A separate plan has been prepared for the private health services facility and the aged care facility. It is

the intention that the health services facility and aged care facility be operated as separate entities and that residents

and visitors of the aged care facility are to have access to:

Recreational rooms in Basement Level 2;

The kiosk, salon and pharmacy at ground floor level;

The outdoor spaces including courtyard, children’s playground and BBQ area at ground level; and

The outdoor spaces on the roof terrace.

The movement of residents and their visitors associated with the aged care facility will be tracked with appropriate sign-

in/sign-out registers monitored by staff.



Patients and visitors for the private health services facility will only have access to the health services facility premises

and outdoor spaces at ground floor level.

As stated in the Plan of Management, access will be subject to risk assessment by staff and may include staff

supervision and controlled access via security coded doors and swipe cards.

The private health services facility will provide day surgery services and overnight patient services. All patients are to

be pre-screened for eligibility of admission and subject to patient booking and scheduling. The private health services

facility will not provide emergency triage services.

The private health services facility and the aged care facility will be staffed and operated and accommodating patients

and residents respectively seven days a week, 24 hours a day. Visiting hours will be restricted for both the aged care

facility and the private health services facility.

Deliveries and services for each facility will include:

- Waste management and servicing;

- Food and beverage deliveries;

- Equipment and stores.

Laundry facilities are to be provided on site. Services and deliveries are to be shared with the health services facility

and aged care facility wherever possible to reduce the number of trips to and from the site.

3.4 LANDSCAPING

Details of the proposed landscaping are shown on the Landscape Plan which accompanies the development

application. The proposal requires the removal of the existing trees which will be replaced with appropriate species in

accordance with the submitted Landscape Plan. The Landscape Plan provides deep soil planting to all setback areas,

and in addition further planting is provided at the rear and side boundaries to soften the interface between the proposed

building, street frontages and the neighbouring properties. Due to the nature of the development the proposal

incorporates several communal facilities for use of staff, patients and visitors. These include external courtyard areas,

playground, BBQ area, mural and turfed areas.

The proposal does not comply with the minimum landscaped area requirement of State Environmental Planning Policy

(Housing for Seniors and People with a Disability) 2004 (see Section 4.2.3). However, landscaping opportunities are

maximised throughout the site and the building roof top to provide all weather surfaces, a variety of planted and

recreational spaces and landscaping to enhance the streetscape, the setting of the building, the amenity of residents

and visitors and the amenity of neighbours. The Landscape Concept Plan submitted with the development application

includes a range of trees and shrubs that are suited to the site, the planting and maintenance requirements and the

locality. Whilst the density of the site will increase, so too will the range of tree species within suitable locations that will

ensure their long term retention and positive contribution to the site and locality

3.5 WASTE MANAGEMENT

The operation of the facility will generate waste, recyclables and medical waste. Waste collection from the site will be

carried out by a private contractor twice per week. Details of the waste minimisation and management practices to be

implemented are provided in the Waste Management Plan prepared by TKJ Consulting Pty Limited submitted with the




4. Environmental Planning Assessment

4.1 PREAMBLE

This section of the Statement provides a planning assessment of the proposed development covering all relevant heads

of consideration under Section 79C of the EP&A Act, 1979.

4.2 STATUTORY AND POLICY COMPLIANCE

The relevant matters for consideration under Section 79C(1)(a) of the EP&A Act, 1979, are identified in the following

Table:

Table 2 Section 79C Matters for Consideration

EP & A Act, 1979. Matters for Consideration OK See Comments N/A

S.79C(1)(a)(i) SEPP No. 55 – Remediation of Land √ √

“ SEPP (Infrastructure) 2007 √ √

“ SEPP (Housing for Seniors or People with a Disability)

2004

√ √

“ Blacktown Local Environmental Plan 2015 (BLEP

2015)

√ √

S.79C(1)(a)(iii) Blacktown Development Control Plan (BDCP 2015) √ √

S.79C(1)(a)(iv) Any other prescribed matter:-

Demolition of structures

√

The primary statutory documents that relate to the subject site and the proposed development are State Environmental

Planning Policy (Infrastructure) 2007, State Environmental Planning Policy (Housing for Seniors or People with a

Disability) 2004 and Blacktown Local Environmental Plan 2015 (BLEP 2015). The primary non-statutory plan relating

to the subject site and proposed development is Blacktown Development Control Plan 2015. The relevant provisions

of these documents and other relevant planning controls are summarised below and the proposal’s compliance with

them assessed.

4.2.1 SEPP No.55 – Remediation of Land

This State Environmental Planning Policy (SEPP) was gazetted on 28 August 1989 and applies to the whole State. It

introduces planning controls for the remediation of contaminated land and requires an investigation to be made if land

contamination is suspected.

As the site is currently used for residential purposes, there is no reason to suspect that it is contaminated. A Preliminary

Environmental Site Assessment prepared by EIS Pty Limited has been submitted with the development application.

The assessment makes the following conclusions and recommendations:

Historically the site has been subject to limited uncontrolled fill;

Post-demolition and pre-excavation sampling is required to validate classification of soils before disposal;

Groundwater is not contaminated;

Soils are non-aggressive for buried steel and mildly aggressive for buried concrete;



Salinity management techniques are required for the long term protection of the site and building structures and

details will be required to be submitted with a Construction Certificate.

The requirements of SEPP No. 55 are therefore satisfied by the preliminary investigations undertaken and reported in

the Preliminary Environmental Site Assessment prepared by EIS Pty Limited.

4.2.2 SEPP (Infrastructure) 2007

The State Environmental Planning Policy (Infrastructure) 2007 applies to the whole state and seeks to facilitate the

effective and timely delivery of infrastructure and protect existing infrastructure from incompatible development. The

private health services facility component of the proposal fits the definition of a health services facility, under Part 3

Division 10 of the SEPP. Specifically, Clause 56 of the SEPP includes the following definition:

“health services facility means a facility used to provide medical or other services relating to the

maintenance or improvement of the health, or the restoration to health, of persons or the prevention of disease

in or treatment of injury to persons, and includes the following:

(a) day surgeries and medical centres,

(b) community health service facilities,

(c) health consulting rooms,

(d) facilities for the transport of patients, including helipads and ambulance facilities,

(e) hospitals.”

The site is within Zone R4 High Density Residential in accordance with Blacktown Local Environmental Plan 2015

(BLEP 2015). Zone R4 is a prescribed zone in accordance with Clause 56 to the SEPP and health services facilities

are permitted with consent in Zone R4 as per Clause 57 to the SEPP, which states:

“57 Development permitted with consent

(1) Development for the purpose of health services facilities may be carried out by any person with consent

on land in a prescribed zone”

In light of the above, the proposal satisfies the relevant provisions of SEPP (Infrastructure) 2007.

As stated in the Traffic and Parking Impact Assessment, the traffic anticipated to be generated by the proposal does

not trigger the threshold for consideration of the proposal in accordance with Clause 104 to the ISEPP. The site is not

located adjacent to a rail corridor or classified road and does not trigger the consideration of clauses 100 to 103.

4.2.3 SEPP (Housing for Seniors or People with a Disability) 2004

The State Environmental Planning Policy (Housing for Seniors or People with a Disability) 2004 (Seniors SEPP)

commenced on 31 March 2004. It repealed the former State Policy relating to seniors living entitled SEPP No.5 -

Housing for Older People or People with a Disability which commenced on the 14 February, 1998.

The Seniors SEPP consists of four chapters including Chapter 1 - Preliminary, Chapter 2 - Key Concepts, Chapter 3 –

Development for Seniors Housing, and Chapter 4 - Miscellaneous. Each of these chapters is addressed below.

Preliminary

Chapter 1 outlines the aims and objectives of the Seniors SEPP which are to increase the supply and diversity of well-

designed housing for aged or disabled persons and to make efficient use of existing infrastructure.

The policy applies to land within NSW that is zoned primarily for urban purposes where dwelling houses, residential

flat buildings, hospitals and special uses are permitted or the land is being used for the purpose of a registered club.



The subject site is located within Zone R4 High Density Residential under Blacktown Local Environmental Plan 2015.

Hospitals and residential flat buildings are permissible within Zone R4. Therefore the Seniors SEPP is applicable to the

site and permits forms of housing as described in the Policy.

In addition, Clause 5 to the Seniors SEPP states that the SEPP shall prevail to the extent of any inconsistency with any

other environmental planning instrument (EPI) regardless of whether that EPI was made before or after the Seniors

SEPP. Therefore the Seniors SEPP prevails over SEPP 65.

Key Concepts

Chapter 2 to the Seniors SEPP contains the key concepts of the Policy providing detailed definitions of the types of

housing to which the SEPP relates. Pursuant to Clauses 3 and 11, the proposed development fits the definition of a

“residential care facility”, defined as follows:

“In this Policy, a residential care facility is residential accommodation for seniors or people with a disability

that includes:

(a) meals and cleaning services, and

(b) personal care or nursing care, or both, and

(c) appropriate staffing, furniture, furnishings and equipment for the provision of that accommodation and

care,

not being a dwelling, hostel, hospital or psychiatric facility.”

Development for Seniors Housing

Chapter 3 to the Seniors SEPP deals with a number of site and design related requirements which are to be met to

ensure opportunities are created for housing that is located and designed in a manner particularly suited to seniors and

people with a disability. These site and design requirements are intended to give residents opportunities to be

independent, mobile and active as well as cater for residents who are frailer, may require assistance and for people

with a disability regardless of their age.

Pursuant to Clause 15 of the Seniors SEPP, development for the purpose of any form of seniors housing, despite the

provisions of any other EPI, is permissible if the proposed development is carried out in accordance with the SEPP.

This Part of the Seniors SEPP outlines matters for consideration including site requirements, design requirements,

development standards to be complied with and standards which cannot be used as grounds for refusal. The proposal’s

compliance with the development criteria relevant to the proposed development are detailed in Table 3.

Table 3 SEPP (HOUSING FOR SENIORS OR PEOPLE WITH A DISBILITY) 2004

Control Proposed Development Complies?

(40) Development standards – minimum sizes and building height

(2) Site Size

The size of the site must be at least 1,000 square metres

The site area is 5,149m2

Yes

(3) Site Frontage

The site frontage must be at least 20 metres wide measured at

the building line.

The site has a 103.76m frontage to

Durham Street

Yes

(48) Standards that cannot be used to refuse development consent for residential care facilities



(a) Building height:

if all proposed buildings are 8 metres or less in height (and

regardless of any other standard specified by another

environmental planning instrument limiting development to 2

storeys), or

The proposed building height is 6

storeys (19.55m)

The building

height is

compliant

with the

BLEP 2015

height

control of

20m.

(b) Density and scale:

if the density and scale of the buildings when expressed as a

floor space ratio is 1:1 or less,

The proposed FSR is 3.2:1

There is no

FSR control

that applies

to the site in

accordance

with BLEP

2015.

(c) Landscaped area:

if a minimum of 25 square metres of landscaped area per

residential care facility bed is provided,

Based on a capacity of 259 beds this requires a landscaped area

of 6,450m2.

The proposed landscaped areas are:

Ground level = 1,845m2

Rooftop = 1,256m2

Total = 3,101m2

No

(d) Parking for residents and visitors:

if at least the following is provided:

(i) 1 parking space for each 10 beds in the residential care

facility (or 1 parking space for each 15 beds if the facility

provides care only for persons with dementia), and

(ii) 1 parking space for each 2 persons to be employed in

connection with the development and on duty at any one time,

and

(iii) 1 parking space suitable for an ambulance.

259/10 = 26 spaces ancillary to beds

Staff numbers are yet to be confirmed

1 ambulance bay is required

The Traffic and Parking Impact Assessment submitted with the

development application reports that 130 car parking spaces are

required in accordance with the Seniors SEPP and one (1)

ambulance bay.

129 car parking spaces and one (1)

ambulance bay are proposed ancillary

to the aged care facility.

No. The

arrangement

for on-site

parking have

been

supported by

the Traffic

and Parking

Impact

Assessment

submitted

with the

development

application.

As detailed in Table 3 and Section 4.2.3, the proposed development is consistent with the relevant principles, design

requirements and guidelines outlined by the Seniors SEPP. With regard to the developments standards for building

height, floor space ratio (FSR) and landscaped area, these controls within Clause 48 to the Seniors SEPP are standards

which cannot be used to refuse consent should the proposal meet those standards. The Note to Clause 48 to the

Seniors SEPP states that the provisions of Clause 48 do not impose limitations on the grounds on which a consent

authority may grant development consent. In this case, the proposal relies upon merit assessment with regard to

height, FSR and landscaped area.



Height and FSR

The proposed building height is consistent with the height control prescribed by BLEP 2015. There is no FSR control

in BLEP 2015 for the subject site. The proposal is therefore considered to be compatible with existing and likely future

height, bulk and scale of buildings in the locality and for these reasons the development standards of the Seniors SEPP

are not considered appropriate to the context and setting of the site and the planning provisions of the LEP.

Landscaped Area

The landscaped area standard in Clause 48 to the Seniors SEPP equates to 6,450m2 which is greater than the total

area of the site (being 5,149m2). The proposal optimises the landscaped area within the site in a manner consistent

with the landscaped areas provided with nearby residential flat developments in the locality and includes functional

spaces for access, recreation and aesthetic purposes. The development also proposes high quality and high durability

landscaped areas on the rooftop which add to the options for recreational space available to aged care residents and

their visitors and staff.

The Seniors SEPP contains the following definition of landscaped area (our underline added):

“landscaped area means that part of the site area that is not occupied by any building and includes so much of that part

as is used or to be used for rainwater tanks, swimming pools or open-air recreation facilities, but does not include so much

of that part as is used or to be used for driveways or parking areas.”

The breakdown of landscaped and open space areas within the proposal are as follows:

Ground level soft landscaping = 845m2

Ground level hard landscaping = 1,000m2

Rooftop soft landscaping = 278m2

Rooftop hard landscaping = 978m2

Total landscaped area = 3,101m2

The total landscaped area proposed is considered to be consistent with the streetscape and high density urban

character of the immediate locality. The planting proposed to surround the building will create appropriate spatial and

aesthetically pleasing buffers to neighbouring properties and a variety of recreational spaces for users of the site

appropriate to both the health services facility and aged care facility. Landscaping at ground level includes a variety of

species and a mix of ground covers, small shrubs and canopy trees. For these reasons the landscaped area is

considered to be optimal for the proposal.

On-site Parking

According to the Traffic and Parking Impact Assessment submitted with the development application, the on-site

parking proposed is deficient by three (3) spaces in comparison to the car parking rate required by the Seniors SEPP.

As concluded by the Traffic and Parking Impact Assessment, the proposed on-site parking for the aged care facility will

adequately cater for the anticipated demands for parking generated by the development.

In summary, as stated in the Note to Clause 48 to the Seniors SEPP, the provisions of Clause 48 do not impose

limitations on the grounds on which a consent authority may grant development consent and therefore, subject to merit

assessment of the matters of building height, FSR, landscaped area and on-site parking, Council may grant consent

to the proposal.



4.2.4 Blacktown Local Environmental Plan 2015

Blacktown Local Environmental Plan 2015 (BLEP 2015) applies to the subject site. Under the LEP the subject site is

within Zone R4 – High Density Residential and amongst other things and seniors housing is permissible with consent

in the zone (as well as being permissible with consent in accordance with Clause 4(1)(a) of the Seniors SEPP 2004).

Provided in Annexure A is a compliance table which identifies the relevant objectives and development standards of

BLEP 2015 that apply to the proposal and undertakes an assessment of the proposed development against those

provisions. Annexure A demonstrates that the proposal complies with all relevant objectives and controls contained

in BLEP 2015.

4.2.5 Blacktown Development Control Plan 2015

The site is subject to controls contained within the Blacktown Development Control Plan 2015 (BDCP 2015). Part C of

the BDCP 2015 applies to Development in the Residential Areas and provides general development guidelines and a

section in relation to seniors housing. However, there are no specific controls applicable to hospitals or health services

facilities in BDCP 2015. The performance of the component of the proposal which is an aged care facility with

consideration to the relevant DCP controls are detailed in Table 4.

Table 4 Blacktown DCP 2015 – relevant controls

Control Proposed Development Complies?

7. SENIORS HOUSING

Types of housing for seniors or people with a disability

Where housing for seniors or people with a disability is to

be constructed in the general form of a dwelling house,

multi dwelling housing, attached dwellings or a

residential flat building, the provisions of Blacktown LEP

2015 and this Part of Blacktown DCP 2015 related to

those forms of development will apply.

The proposal is a mixed use development and

proposes a health services facility which is to

occupy the majority of Basement Level 1,

ground floor and first floor levels. The aged

care facility will not take the form of residential

accommodation.

N/A

Height of Buildings

Depending on the level of disability involved, buildings

for seniors or people with a disability should be 1 storey

in height.

The proposal is for a mixed use development

containing a private health services facility and

large scale residential care facility within a six

(6) storey building. All interior spaces are fully

accessible (with the exception of the loading

dock) and external spaces to be used for

recreation by patients, visitors and aged care

residents are fully accessible. Both the health

services facility and the aged care facility have

been specifically designed to accommodate

people with various levels of permanent and

temporary incapacity or disability.

N/A

Minimum Room Sizes

Room sizes of self-contained dwellings and hostel

accommodation shall comply with the provisions of the

Building Code of Australia.

N/A.

N/A

Designing for people with a disability

The requirements of persons with specific disabilities

should be considered in order to enable maximum

The proposal has been designed to be fully

accessible and accommodate persons who are

Yes



Table 4 Blacktown DCP 2015 – relevant controls

access and ease of movement within dwellings. Access

for persons in wheelchairs should be provided where

appropriate.

Designs should incorporate ramps, rather than steps,

and steep slopes on external pathways should be

avoided.

Units should be orientated to receive direct sunlight to

habitable rooms during winter months. Balconies should

be provided wherever possible and consideration should

be given to the provision of windows that afford views

from a sitting position. Applicants may be required by

Council to demonstrate that adequate solar access is

achievable for each dwelling unit.

A variety of sizes of self-contained dwellings should also

be provided wherever practicable

considered seniors and can accommodate

those persons in wheelchairs. Patient-

accessible areas are also fully accessible.

No steps are incorporated into the design of

the proposal, instead ramps, accessible

doorways and lifts have been utilised.

Refer to the plans for compliance.

N/A. No self-contained dwellings are

proposed.

Yes

Yes

N/A

Laundries

Automatic washing and drying facilities shall be provided

to the satisfaction of Council. Where common use

facilities are provided, the laundry shall contain 1

washing machine and 1 drier for each 6 units and shall

be located close to outdoor drying areas.

Provision shall be made on the site for a small

workbench and gardening equipment, adequately

housed and accessible for use by residents.

Both clean and dirty laundry facilities have

been incorporated into the proposed

development.

Suitable outdoor spaces are proposed for

residents and visitors.

Yes

Yes

Wheelchair access

Wheelchair access shall be in accordance with

Australian Standard 1428 – 2003 Design for access and

mobility and the requirements of the Building Code of

Australia.

The maximum gradient for internal and external

wheelchair access areas and pathways shall be 1:12.



Yes

Yes

Facilities for nursing and convalescent homes and

hostels

All nursing and convalescent homes and hostel

developments should provide on-site the following

facilities:

(a) Consulting rooms for medical services

(b) Caretaker’s office

(c) Kitchen area

(d) Craft/communal activities room

(e) Reading library area

(f) Television viewing area

(g) Dining room

(h) A small canteen

The proposed aged care facility provides

meals and cleaning services, in addition to

both personal and nursing care facilities.

The facility will provide medical services and

include a kitchen area, dining room, lounge

area and activities room on each level.

The rooftop terrace includes a bowling green

and leisure area.

Yes



Common rooms

All developments shall provide a suitable common room

facility. The common room shall be centrally located and

easily accessible to all residents.

All common rooms shall have a heating facility and cross

ventilation to assist cooling. Access to winter sunshine

shall be maximised and shade from summer sun

ensured.

The minimum size of the common room shall vary in

accordance with the size of the development as follows:

100 + units = at least 3 units of equivalent area

The facility provides a large common activities

room and several lounge areas on each level

which are accessible to all residents. These

common areas are well ventilated and climate

controlled.

Yes

8. Non-residential Development in the Residential Zones

Setbacks of buildings

In general, non-residential buildings shall be setback in

line with adjoining residential development or, where

residential development is not yet built, at the same

distance from boundaries as is required for medium

density housing.

The proposed development will have front

setbacks compatible with both streetscapes.

Yes

In summary the proposal complies with the applicable controls and objectives listed in the BDCP 2015.

4.3 IMPACTS ON NATURAL & BUILT ENVIRONMENT

4.3.1 Topography & Scenic Impacts

The site falls approximately 3.5m from the eastern rear corner of the site towards the intersection of Durham Street and

Mount Druitt Road, and the development has been designed to respond to the topography of the land. The basement

levels are concealed below the ground level and the setback areas are to be suitably graded to be compatible with the

existing ground levels at the site boundaries.

Landscaping is proposed to complement the setting of the building, pedestrian pathways, driveway areas and

recreational spaces.

The proposal will result in excavation to accommodate the proposed basement levels. However, the completed building

will overlap the excavated area ensuring that there is no significant alteration of the site topography.

The proposal results in a form of development that is consistent with the desired future character of development in the

area and as such, the proposal will not generate any adverse topographical or scenic impacts beyond a form of

development reasonably expected at the site

4.3.2 Micro-climate Impacts

The proposed development will have no significant impact on the micro-climate of the locality.

4.3.3 Water & Air Quality Impacts

The proposed development will have no significant impact on air or water quality in the locality. Standard conditions of

consent relating to construction management will ensure that no silt laden water enters the stormwater system. The

completed project will be connected to Council’s stormwater drainage system and will incorporate on-site stormwater

detention in accordance with the submitted stormwater drainage plans.



The building will be connected to Sydney Water’s sewer. Medical equipment and air temperature control devices will

have specialised fittings to control odour, fumes and noise internal to the building.

The proposed development will be connected to the sewer and is not likely to generate any unusual liquid waste, odour

or fumes. It is therefore unlikely to have any adverse impact in terms of air or water quality.

4.3.4 Flora & Fauna Impacts

The proposal requires the removal of existing trees at the site. However, the loss of the trees will be mitigated by the

provision of a range of suitable trees, shrubs and ground covers that are both suited to the site and the locality.

Whilst the density of the site will increase in accordance with the applicable planning controls, the landscaping will be

suitable augmented at the site in a rational configuration that will ensure its long term retention. The proposal will

therefore have a positive impact in terms of contribution to local biodiversity.

4.3.5 External Appearance & Design

The proposed development provides clearly defined pedestrian and vehicular access points that extend from the both

the Durham Street and Mount Druitt Road frontage. At ground level, the proposal will incorporate hard and soft

landscaping elements that are appropriate to the scale of development.

The design of the building ensures functional internal layouts for the operation of the private health services facility and

the aged care facility and enables each room or suite to have an outlook towards external landscaped areas or the

street frontages. The building orientation and window openings are appropriately setback from the boundaries and

determined by sensitivity to adjoining properties. The proposal will promote passive surveillance to the street and

surrounding communal open space areas.

The building adopts a contemporary appearance, with street front facades containing articulated presentation through

the use of balcony design, awnings and modern architectural treatments. The building incorporates a useable roof

terrace and glazing along the Durham Street facade to soften and enhance the appearance to the streetscape.

Materials used are detailed on the finishes schedule which accompanies the development application. The massing of

the building is responsive to the context of the site and results in a suitable form that is reasonably expected under the

applicable planning controls.

4.3.5.1 Solar Access

Shadow to be cast by the proposed building will mostly fall onto the adjoining public road reserve. The neighbouring

property to the east will experience some shadow impacts late afternoon in midwinter. However, direct solar access

will be maintained to the neighbouring property to the east in a manner compliant with the solar access requirements

of the DCP for a residential flat building of comparable scale.

4.3.5.2 Views

There are no significant views of waterways or iconic buildings afforded from the site or from buildings in the immediate

vicinity of the site. The proposal is of a scale and form reasonably expected at the site as prescribed by the LEP and

DCP provisions and will not result in any significant or unreasonable view loss impacts.

4.3.5.3 Aural & Visual Privacy

Aural and visual privacy is achieved through a combination of setbacks and separations, floor plan layouts, window

and balcony arrangements and the inclusion of finer grained architectural and materials treatments.



With regard to setbacks and separations, the following details have been considered in the design and siting of the

proposed building. The neighbouring property to the north at No.48 Mount Druitt Road contains four residential flat

buildings. Two of these residential flat buildings have facades generally oriented towards the subject site as shown in

Figure 10. The western-most neighbouring residential flat building includes balconies and living room windows oriented

towards the shared boundary which are set back from that boundary a minimum of 6.228m. The proposed minimum

separation between this neighbouring building and the proposed building is 12.988m. The easternmost neighbouring

residential flat building does not have balconies oriented towards the site but has habitable (non-living room) windows

in its southern façade (as seen on the right hand side of Figure 10). The minimum proposed separation between this

existing neighbouring residential flat building and the proposed building is 13.782m.

Figure 10: Photograph across the site from Durham Street looking towards neighbouring residential flat buildings at No.48 Mount Druitt Road

The neighbouring property to the east is No.29 Durham Street and contains a single detached dwelling as shown in

Figure 11.

Figure 11: Neighbouring property to the east No.19 Durham Street as viewed from Durham Street



There are no setback controls in BDCP 2015 with regard to health care facilities and aged care facilities. However, the

DCP setbacks for residential flat buildings of 3 or more storeys as prescribed in Section 6.6 to BDCP 2015 have been

used as a guide in the siting and design of the proposed building. These setback controls require a minimum setback

from side and rear boundaries of 6m. The proposal complies with this setback requirement for the entire setback from

the eastern boundary. The proposal complies with or exceeds the 6m setback to the northern boundary with the

exception of the enclosed fire stair 10 which has a setback of 4.2m.

Therefore the setbacks of the northern and eastern facades of the proposed building match those anticipated for the

pattern of future development in the streetscape.

With respect to the floor plan layouts and window arrangements, the windows in the northern and eastern façades of

the proposed building relate mostly to recovery rooms of the private health care facility and private rooms to the aged

care facility. The exception being the small common rooms and ancillary balconies in the north eastern corner of Level

2 and above to the aged care facility. These common rooms and balconies have been positioned to have an outlook

to the Manse Reserve public open space to the north east of the site and thereby avoid overlooking of neighbouring

residential properties. Other common internal rooms and balconies are oriented to both street frontages again to

ensure the privacy of residential neighbours.

The areas of the rooftop terrace to be used for recreation are located in the centre of the site and well separated from

residential neighbours to protect the visual and aural amenity of those neighbours.

In summary, the setbacks, separation and the layout of interior spaces, windows and balconies have all been well

considered to protect aural and visual privacy for neighbouring properties.

4.4 ECONOMIC & SOCIAL IMPACTS

The proposal will have no adverse economic impacts. Undertaking the construction works will have some short-term

positive economic impacts through employment generation, both direct employment and multiplier effects.

The proposal is considered to have strong positive social impacts . The private health services facility and aged care

facility will have positive economic and social impacts as detailed in the Social Impact Assessment submitted with this

development application. Economic impacts include the generation of employment opportunities in both high-skilled

and specialist fields through to lower-skilled employment such as maintenance and cleaning staff. The aged care facility

will provide specialist care services that will operate in conjunction with the health services facility, enhancing the range

of health and medical services available to the local and wider community and increasing the availability of aged and

disabled residential accommodation in the locality.

4.5 THE SUITABILITY OF THE SITE

4.5.1 Access to Services

The site is located within an established urban area with good access to services and public transport. As the site is

within an established urban area, electricity, sewer, telephone, and water services are readily available to the subject

site. The site is within walking distance to train and bus transport and is well connected to the Mount Druitt commercial

centre via a public footpath network.

4.5.2 Traffic & Parking Generation

A Traffic and Parking Impact Assessment has been prepared by McLaren Traffic and is submitted with the development

application. The report takes account of the number of beds in the aged care facility, the capacity of the private health

care facility, the maximum staffing of both operations and the likely traffic generation and provisions for parking, vehicle



access and egress, manoeuvring and servicing. The report also notes that the site is within walking distance of Mount

Druitt train station and bus route 774 includes a stop at the Durham Street frontage.

The Traffic and Parking Impact Assessment notes that the provisions of the Seniors SEPP require 130 on-site parking

spaces and 1 ambulance bay and that the Roads and Maritime Services Guide to Traffic Generating Developments

requires 81 on-site parking spaces ancillary to the health services facility.

The report concludes that the proposed on-site parking spaces will be appropriate for the proposal despite a minor

deficiency in the number of parking spaces. The report also concludes that the dimensions and grades for on-site

parking comply with the relevant Australian Standards and Council’s requirements with the exception of spaces

numbered 32 to 36 which are intended to be allocated for use by staff only.

The report also concludes that the traffic to be generated by the on-going operation of the health services facility and

the aged care facility will be well within the safe operating capacity of the local road and intersection network.

4.5.3 Accessibility

An Access Report prepared by Code Performance is submitted with the application and assesses the proposal against

the provisions of the Building Code of Australia and Access to Premises Code as well as Australian Standards AS1428

(disability access), AS1735 (lifts), AS2890 (parking) and AS4586 (slip resistance). The Report concludes that the

proposal is consistent with the relevant provisions and identifies where further information will be required with a

Construction Certificate.

4.5.4 Hazards

The site is not in an area recognised by Council as being subject to landslip, flooding, bushfire or any other particular

hazards. The proposed development is not likely to increase the likelihood of such hazards occurring and is considered

appropriate in this instance.

4.6 THE PUBLIC INTEREST

The proposed development has been designed to relate to the size, shape and context of the site and has been

designed in accordance with the desired future character for a mix of land uses in a high density urban area. The

proposal will provide specialist medical, health and care services in the form of a new private health services facility

and new assisted accommodation for aged and disabled persons. The operation of the premises will employ persons

with a range of skill levels both directly and indirectly and will bring a level of activation to the neighbourhood which is

considered to be appropriate for the site and its location close to the Mount Druitt commercial centre.

The proposal has been designed to minimise as far as practicable any adverse effects on the adjacent residential

properties and ensure high amenity for future aged care residents, hospital patients and their visitors. The development

complies with the relevant controls and objectives of the Seniors SEPP, BLEP 2015 and BDCP 2015, except as

identified and addressed in this Statement in which case the merits of the proposal have been demonstrated.

Accordingly, the proposed development is considered to be in the public interest.



5. Conclusion

The impact of the proposed development has been assessed in accordance with the provisions of Section 79C of the

EP&A Act, 1979 and found to be satisfactory.

The proposal is permissible with consent within Zone R4 – High Density Residential zone and meets the relevant

requirements of the Seniors SEPP, Blacktown LEP 2015 and Blacktown DCP 2015 or otherwise worthy of support

based on merit.

The design and appearance of the proposal is considered to be appropriate and sympathetic to development in the

locality and is considered to contribute well within the evolving streetscape as newer multi-storey buildings are

established under the recent planning controls. The proposal relates well to surrounding residential properties and is

considered unlikely to result in any significant loss of privacy or unreasonable overshadowing. In addition, it is unlikely

that the proposal will have an adverse impact on the outlook or views from surrounding properties that would not have

been anticipated by the uplift potential of the planning controls.

The completed development will have no unreasonable impact on solar access to adjacent residential properties and

will not change the topography, micro-climate, air or water quality of the locality.

Undertaking the construction works will have some short-term positive economic impacts through employment

generation, both direct employment and multiplier effects. The proposal will not generate an increase in traffic beyond

the capacity of the existing road network and is unlikely to affect the level of service, capacity and function of nearby

roads and intersections.

The site is suitable for the type of development proposed. The health care facility and the aged care facility will positively

contribute to the surrounding community by providing medical, health and care services and specialised residential

accommodation in a single building with the potential to create synergies in the use of space, staff, equipment and

facilities. The proposal will generally have manageable impacts on both the environment and the amenity of the locality.

Accordingly, in the circumstances of the case, the proposal is considered to be in the public interest and worthy of

Council’s support.

ANNEXURE A

Blacktown Local Environmental Plan 2015 – Compliance Table



Table 5 Blacktown Local Environmental Plan 2015 - Compliance Table

Clause / Control Requirement Proposal Complies?

2.3 Zone

Objectives

& Land Use Table

Zone R4 – High Density Residential

To provide for the housing needs of the community within a high

density residential environment.

To provide a variety of housing types within a high density residential

environment.

To enable other land uses that provide facilities or services to meet

the day to day needs of residents.

To enable certain activities to be carried out within the zone that do

not adversely affect the amenity of the neighbourhood.

To permit residential flat buildings in locations close to public

transport hubs and centres.

Amongst other things, Seniors Housing are permissible with consent.

The proposed development is entirely consistent with the relevant zone

objectives in that it provides land uses (being health services facility and

aged care facility) which will assist in meeting the day to day needs of

residents living within the local community and surrounding area. The

aged care facility will provide suitable housing for the frail elderly, people

needing permanent medical assistance and people with a disability

requiring daily medical assistance. The building clearly promotes a high

quality urban outcome with minimal environmental impacts.

The proposal is best described as a mixed use development containing

a health services facility and an aged care facility. The health services

facility is permissible with consent in accordance with the ISEPP 2007

and the aged care facility is permissible with consent as a form of

Seniors Housing in Zone B4 to BLEP 2015.

Yes

Yes

2.7 Demolition

requires

development

consent

The demolition of a building or work may be carried out only with

development consent.

The proposal involves demolition which is permissible with consent from

Council. Demolition is being undertaken in accordance with

Development Consent DA-08-00668.

Yes

4.3 Height of

Buildings

The height of a building on the site is not to exceed 20m The maximum height of the building is 19.55m (relating to the top most

level of the roofed section of the rooftop terrace and the topmost lift

overrun).

Yes

5.10 Heritage

Conservation

(5) Heritage assessment The consent authority may, before granting consent to any development:

(a) on land on which a heritage item is located, or

(b) on land that is within a heritage conservation area, or

The site shares a boundary with Heritage Item I51 referred to as The

Manse and located at No.23-25 The Avenue. The item is of State

significance and a Statement of Heritage Impact prepared by Heritage

21 has been submitted with the development application.

The Statement of Heritage Impact concludes that the proposal will have

no detrimental impact to the heritage significance of The Manse as there

will be no change to the site boundaries and curtilage of The Manse and

Yes




(c) on land that is within the vicinity of land referred to in paragraph (a) or (b),

require a heritage management document to be prepared that

assesses the extent to which the carrying out of the proposed

development would affect the heritage significance of the

heritage item or heritage conservation area concerned.

the established buildings between the site and The Manse reduce the

potential visual impact of the proposal as viewed from The Manse

7.5 Essential services

Development consent must not be granted to development unless the consent authority is satisfied that any of the following services that are essential for the development are available or that adequate arrangements have been made to make them available when required:

(a) the supply of water,

(b) the supply of electricity,

(c) the disposal and management of sewage,

(d) stormwater drainage or on-site conservation,

(e) suitable vehicular access.

The site is currently serviced by all essential services.

It is anticipated that Council will impose standard conditions of consent

requiring authorisation from utility providers as to any augmentation of

services that may be required to accommodate for the demands

generated by the proposal.

Yes

7.7 Design

Excellence

(3) Development consent must not be granted to development to which

this clause applies unless the consent authority considers that the

development exhibits design excellence.

(4) In considering whether the development exhibits design excellence,

the consent authority must have regard to the following matters:

(a) whether a high standard of architectural design, materials and

detailing appropriate to the building type and location will be achieved,

(b) whether the form and external appearance of the development will

improve the quality and amenity of the public domain,

(c) whether the development detrimentally impacts on view corridors,

(d) whether the development detrimentally impacts on any land protected

by solar access controls established in the Blacktown Development

Control Plan,

The development has been designed by Riviera Health and will provide

a high standard of architectural design in relation to the massing of the

development, articulation of the facades and material detailing. The

landscape treatment at the site frontages and along the property

boundaries will ensure that the development improves the interface of

the site to the public domain.

The shadowing impacts of the development have been considered in

detail within the Statement of Environmental Effects. In light of the

applicable DCP provisions, it is considered that the development results

in an entirely acceptable outcome within the context and setting of Zone

R4 land and does not unreasonably diminish existing access to sunlight.

Yes




(e) the requirements of the Blacktown Development Control Plan,

(f) how the development addresses the following matters:

(i) the suitability of the land for development,

(ii) existing and proposed uses and use mix,

(iii) heritage issues and streetscape constraints,

(iv) the relationship of the development with other

development (existing or proposed) on the same site or on

neighbouring sites in terms of separation, setbacks, amenity

and urban form,

(v) bulk, massing and modulation of buildings,

(vi) street frontage heights,

(vii) environmental impacts such as sustainable design,

overshadowing, wind and reflectivity,

(viii) the achievement of the principles of ecologically

sustainable development,

(ix) pedestrian, cycle, vehicular and service access and

circulation requirements,

(x) the impact on, and any proposed improvements to, the

public domain.

Matters relating to the suitability of the site, relationship with adjoining

properties and impacts on the built and natural environment have been

considered in detail throughout the accompanying Statement.

The proposal includes photovoltaic panels on the rooftop to support

power requirements and enhance the sustainability of the operations of

the building.

Combining a residential care facility and a private health services facility

in the same building is anticipated to have synergies for service provision

and colocation of skilled labour and medical equipment supporting the

health of community members and residents.

STATEMENT OF ENVIRONMENTAL EFFECTS · 4.3.4 Flora & Fauna Impacts ... The subject site is comprised...

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