STATEMENT OF ENVIRONMENTAL EFFECTS...This Statement of Environmental Effects (SEE) has been prepared...
Transcript of STATEMENT OF ENVIRONMENTAL EFFECTS...This Statement of Environmental Effects (SEE) has been prepared...
18 DECEMBER 2018 P%3429 FINAL PREPARED FOR ANGLICAN COMMUNITY SERVICES
STATEMENT OF ENVIRONMENTAL EFFECTS 21-27 DURHAM STREET & 56-60 MOUNT DRUITT ROAD, MOUNT DRUITT
© Urbis Pty Ltd ABN 50 105 256 228 All Rights Reserved. No material may be reproduced without prior permission. You must read the important disclaimer appearing within the body of this report. urbis.com.au
URBIS STAFF RESPONSIBLE FOR THIS REPORT WERE:
Director Murray Donaldson
Consultant Chelsea Salagaras and Joseph Arnott
Job Code P%3429
Version FINAL
URBIS P0003429_REPORT SEE_ANGLICARE MT DRUITT_FINAL
TABLE OF CONTENTS
1. Introduction ........................................................................................................................................... 1
Overview ............................................................................................................................................... 1
Project Team and Supporting Documentation ...................................................................................... 1
2. Site and Surrounding Locality ............................................................................................................... 4
The Site ................................................................................................................................................. 4
Subject Site ........................................................................................................................................... 4
The Locality ........................................................................................................................................... 5
Transport Network ................................................................................................................................ 6
3. Background ........................................................................................................................................... 8
Development consent history ............................................................................................................... 8
Pre-application Discussions .................................................................................................................. 8
4. Proposed Development ...................................................................................................................... 19
Overview ............................................................................................................................................. 19
Building Design ................................................................................................................................... 21
Materials and Finishes ........................................................................................................................ 22
Landscaping And Communal Open Space......................................................................................... 22
Parking and Access ............................................................................................................................ 23
5. Statutory Planning Assessment .......................................................................................................... 24
State Environmental Planning Policy .................................................................................................. 24
Blacktown Local Environmental Plan 2015 (BLEP2015) .................................................................... 31
Blacktown Development Control Plan 2015 ....................................................................................... 33
6. Assessment of Key Environmental Considerations ............................................................................ 34
Built Form ............................................................................................................................................ 34
Overshadowing and Solar Access ...................................................................................................... 34
Landscape .......................................................................................................................................... 35
Parking, Access and Traffic ................................................................................................................ 35
Social Impact ...................................................................................................................................... 36
Heritage .............................................................................................................................................. 37
Ecologically Sustainable Development ............................................................................................... 37
Engineering ......................................................................................................................................... 37
Contamination ..................................................................................................................................... 38
Waste Management ............................................................................................................................ 39
Building Code of Australia .................................................................................................................. 39
Access ................................................................................................................................................ 39
Construction Management .................................................................................................................. 39
7. Section 4.15 Assessment ................................................................................................................... 40
Statutory Policy and Compliance ........................................................................................................ 40
Natural Environment Impacts ............................................................................................................. 40
Social and Economic Impacts ............................................................................................................. 40
Built Environmental Impacts ............................................................................................................... 41
Suitability of the Site for Development ................................................................................................ 41
The Public Interest .............................................................................................................................. 41
8. Conclusion .......................................................................................................................................... 42
Disclaimer 43
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Appendix A Architectural Plans
Appendix B Urban Design Report
Appendix C ADG Compliance Table
Appendix D Design Verification Statement
Appendix E Site Survey
Appendix F Geotechnical Report
Appendix G Mechanical Services Report
Appendix H Electrical Services Report
Appendix I Fire Services Report
Appendix J Hydraulic Services Report
Appendix K BASIX Certificate
Appendix L Quantity Surveyors Report
Appendix M Contamination report
Appendix N Stormwater management and EROSION Control plan
Appendix O BCA Report
Appendix P Pre-Application Meeting MInutes
Appendix Q Traffic Impact Assessment
Appendix R Structural Drawings
Appendix S Acoustic Report
Appendix T Waste Management Plan
Appendix U Construction Management PLan
Appendix V Social Impact Statement
Appendix W Heritage Due Diligence Letter
Appendix X Heritage Impact Statement
Appendix Y Access Report
Appendix Z Civil Engineering Report
Appendix AA Blacktown Development Control Plan (BDCP) 2015 Compliance Table
Appendix BB Geotechnical Review Letter
Appendix CC Photomontages
Appendix DD Plan of Management
Appendix EE Landscape Plans
Appendix FF Demolition Order and Correspondence
Appendix GG Noise Impact Statement
Appendix HH Soil Report
Appendix II CPTED Checklist
FIGURES:
Figure 1 – Subject Site ....................................................................................................................................... 4
Figure 2 – Site Photographs ............................................................................................................................... 5
Figure 3 – The Locality ....................................................................................................................................... 6
Figure 4 – The Locality ....................................................................................................................................... 7
Figure 5 – Photomontage – Druitt Road looking south east............................................................................. 20
Figure 6 – Photomontage – Mount Druitt Road looking south ......................................................................... 20
Figure 7 – Ground floor diagram showing the integration of proposed uses ................................................... 22
Figure 8 – Basement Car Parking Arrangement .............................................................................................. 23
Figure 9 – Overshadowing from proposed development (21 June 9am, 12noon and 3pm) ............................ 34
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PICTURES:
Picture 1 – Existing buildings within the site boundary ....................................................................................... 5
Picture 2 – View east of 56-60 Mt Druitt Road ................................................................................................... 5
Picture 3 – View north of site (60 Mt Druitt Road and 27 Durham Street) ......................................................... 5
Picture 4 – View north of site 21-25 Durham Street ........................................................................................... 5
Picture 5 – Four storey apartments to the north of the site ................................................................................ 7
Picture 6 – Low-rise buildings to the immediate east of the site boundary ........................................................ 7
Picture 7 – New medium rise apartments to the east of the site ........................................................................ 7
Picture 8 – Low rise dwellings to the south of Durham Street ............................................................................ 7
Picture 9 – ‘The Manse’ located on The Avenue ................................................................................................ 7
Picture 10 – Mount Druitt Road looking north..................................................................................................... 7
TABLES:
Table 1 – Supporting Documentation ................................................................................................................. 1
Table 2 – Matters raised at Pre-lodgement meeting .......................................................................................... 9
Table 3 – Numeric Overview of Proposal ......................................................................................................... 21
Table 4 – SEPP Affordable Rental Housing 2009 ............................................................................................ 24
Table 5 – SEPP 65 Compliance ....................................................................................................................... 28
Table 6 - Blacktown LEP Compliance Table .................................................................................................... 31
Table 7 – Summary of Parking Compliance ..................................................................................................... 35
1 INTRODUCTION URBIS
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1. INTRODUCTION OVERVIEW
This Statement of Environmental Effects (SEE) has been prepared in support of a development application under Section 4.12 of the Environmental Planning and Assessment Act 1979 (EP&A Act) and provides an assessment of the proposed development against the relevant matters of consideration pursuant to Section 4.15 of the EP&A Act and has been prepared by Urbis Pty Ltd on behalf of Anglican Community Services (‘ACS’) trading as Anglicare (the applicant). Anglicare is a registered community housing provider, who is seeking to provide an integrated model of housing with a mix of social and affordable housing units and strata residential (market) housing units, with a complementary mix of non-residential uses.
This SEE accompanies a Development Application (DA) submitted to Blacktown City Council (Council) for integrated housing development comprising residential apartments, social and affordable housing units with a mix of communal indoor and outdoor spaces, basement car parking, neighbourhood shop and Anglicare management (the proposal). The site is located at 21-27 Durham Street and 56-60 Mount Druitt Road, Mount Druitt (the site).
The structure of this SEE is as follows:
• Section 1: Introduction
• Section 2: Site and surrounding locality
• Section 3: Background
• Section 4: Proposed Development
• Section 5: Strategic Planning Assessment
• Section 6: Assessment of Key Environmental Considerations
• Section 7: Section 4.15 Assessment
• Section 8: Conclusion
PROJECT TEAM AND SUPPORTING DOCUMENTATION Table 1 provides a summary of the project team and the supporting documentation relevant in the assessment of this DA.
Table 1 – Supporting Documentation
Document title Consultant Appendix
Architectural Plans Group GSA Appendix A
Urban Design Report Group GSA Appendix B
Apartment Design Guide (ADG)
Compliance Table
Group GSA Appendix C
Design Verification Statement Group GSA Appendix D
Site Survey Beveridge Williams Appendix E
Geotechnical Report JK Geotechnics Appendix F
Mechanical Services Concept
Design Report
Insync Services Appendix G
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INTRODUCTION 2
Document title Consultant Appendix
Electrical Services Concept
Design Report
Insync Services Appendix H
Fire Services Concept Design
Report
Insync Services Appendix I
Hydraulic Services Concept
Design Report
Insync Services Appendix J
BASIX Certificate BASIX Report Appendix K
Quantity Surveyors (QS) Report Rider Levett Bucknall Appendix L
Contamination Assessment Douglas Partners Appendix M
Stormwater Management and
Erosion and Sediment Control
Plan
Northrop Appendix N
BCA Report Blackett Maguire and Goldsmith Appendix O
Pre-Application Meeting Minutes Blacktown City Council Appendix P
Traffic Impact Assessment PTC Appendix Q
Structural Drawings Northrop Appendix R
Acoustic Specification Acoustic Logic Appendix S
Waste Management Plan Universal Food Designs (UFD) Appendix T
Construction Statement Lipman Appendix U
Social Impact Statement Urbis Appendix V
Heritage Due Diligence Advice Heritage 21 Appendix W
Heritage Impact Statement Heritage 21 Appendix X
Access Report iAccess Appendix Y
Civil Engineering Report Northrop Appendix Z
Blacktown Development Control
Plan (BDCP) 2015 Compliance
Table
Urbis Appendix AA
Geotechnical Review Letter Douglas Partners Appendix BB
Photomontages Group GSA Appendix CC
Plan of Management Anglicare Appendix DD
Landscape Report Group GSA Appendix EE
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Document title Consultant Appendix
Demolition Order and
Correspondence
Anglicare / Blacktown City Council Appendix FF
Noise Impact Statement Acoustic Logic Appendix GG
Soil Report Environmental Investigation
Services
Appendix HH
CPTED Checklist Urbis Appendix II
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SITE AND SURROUNDING LOCALITY 4
2. SITE AND SURROUNDING LOCALITY THE SITE
The subject site is comprised of seven (7) lots known as 21-27 Durham Street and 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.
Figure 1 provides an aerial photo of the site and its surrounds with the site boundary outlined in red.
Figure 1 – Subject Site
Source: Near Maps
SUBJECT SITE The subject site is located on the corner of Durham Street and Mount Druitt Road and has a primary street frontage of 103.7m to Durham Street, a splay corner of 4.03m, a secondary street frontage to Mount Druitt Road of approximately 47.9m and a total site area of 5,149m2.
The site falls approximately 3.5m from the eastern rear corner of the site towards the intersection of Durham Street and Mount Druitt Road.
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. There are
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seven existing trees on the site. Nos 23-25 Durham Street is undeveloped and contains no dwellings of structures. Figure 2 contains photographs of the site.
Figure 2 – Site Photographs
Picture 1 – Existing buildings within the site boundary
Source: Google Maps
Picture 2 – View east of 56-60 Mt Druitt Road
Source: Google Maps
Picture 3 – View north of site (60 Mt Druitt Road and 27
Durham Street)
Source: Google Maps
Picture 4 – View north of site 21-25 Durham Street
Source: Google Maps
THE LOCALITY 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 36-50 Mount Druitt Road. 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. Photographs of the locality are provided in Figure 4.
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SITE AND SURROUNDING LOCALITY 6
TRANSPORT NETWORK The site is located approximately 750m 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 650m 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.
The site is within 400m walking distance of a childcare centre, local shops, public recreation areas and regular bus services via route 774. The bus route runs between Mount Druitt station and Penrith interchange via St Mary’s and Nepean Hospital.
Figure 3 – The Locality
Source: Group GSA
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Figure 4 – The Locality
Picture 5 – Four storey apartments to the north of the
site
Source: Group GSA
Picture 6 – Low-rise buildings to the immediate east of the site boundary
Source: Group GSA
Picture 7 – New medium rise apartments to the east of
the site
Source: Group GSA
Picture 8 – Low rise dwellings to the south of Durham Street
Source: Group GSA
Picture 9 – ‘The Manse’ located on The Avenue
Source: Google Maps
Picture 10 – Mount Druitt Road looking north
Source: Group GSA
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BACKGROUND 8
3. BACKGROUND DEVELOPMENT CONSENT HISTORY
3.1.1. DA-08-00668
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 was activated and formed the subject of Construction Certificate No.3857/14 dated 6 February 2014.
3.1.2. DA-16-05174
On 18 November 2016 Simmons Architects lodged a development application (DA-16-05174) for the construction of a 6-storey residential flat building containing a total of 60 units with car parking over two basement levels and stormwater drainage works and associated landscaping. This application was refused by Council on 19 February 2018, due to non-compliance relating to State Environmental Planning Policy No. 65 – Design Quality of Residential Flat Development (SEPP 65).
3.1.3. SPP-17-00020
On 14 November 2016, the Department of NSW Health 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 allowed for 105 beds to appear on the licence issued in respect to the proposed Private Health Facility.
Development application SPP-17-00020 was submitted 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.
The proposed development included a private health services facility with six surgical operating suites at Level 1 and 104 recovery hospital beds across Ground Level and Level 1. Levels 2 through 4 provided aged care suites and ancillary facilities with a total capacity of 259 resident beds.
Amended plans were submitted for the development application SPP-17-00020 by Riviera Health Pty Ltd and re-notified until 22 December 2017. At the time of writing this SEE the development application had not been determined as the assessment has been placed on hold pending the outcome of the sale of the site.
PRE-APPLICATION DISCUSSIONS A Pre-application meeting (PAM) was held with Council on 24 September 2018, the formal minutes are attached at Appendix P. The following members of Council’s technical team were in attendance:
• Perry Bezzina – Team Leader – Gateway;
• Allison Rowley – Assistant Gateway Team Leader;
• Prakash Khadka – Drainage Engineer;
• Abdun Noor – Senior Traffic Management Officer;
• Matthew Sales – City Architect;
• Julie Thompson – Environmental Health Officer.
Feedback from Council has driven the design response in the architectural drawings. Key matters raised in the pre-lodgement discussion are outlined in Table 2.
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Table 2 – Matters raised at Pre-lodgement meeting
Discussion Response
General
• A site works plan must be submitted for all development
applications involving demolition.
• The proposed development must demonstrate through the
design that it will not impact on the amenity/privacy/shadow
impact of the adjoining residential properties.
• A landscape plan detailing fencing and landscaping for the
development must be submitted with the DA. Trees are to
be retained where practicable in accordance with Council's
resolution in May 2018. Consideration may need to be
given where trees on site are worthy of retention. Where
trees are located on adjoining properties near boundary, an
arborist report is required to ensure their protection.
• A waste management plan must be submitted with the DA
for storage plus disposal of waste during demolition,
construction and the on-going use of the site for the
proposal. Waste storage areas are to be provided on site in
an appropriate location and to a size that caters for the
waste demands of the use. Given the design excellence
affectation, the waste storage areas are to be integrated
into the building, with adequate screening so they are not
seen from the street and do not dominate the streetscape.
Bin storage and bulky storage is not to be positioned within
the front setback.
• Contamination and remediation is to be addressed in the
Statement of Environmental Effects (SEE) to accord with
the provisions of SEPP 55 (Remediation of land).
• A fire safety and evacuation plan is to be submitted.
• Services and driveways are to be at least 1 metre clear of
pits and pipes and service infrastructure.
A site works plan is provided at
Appendix A drawing DA1001.
As detailed in drawings DA4000 and the
ADG compliance table at Appendix C.
A landscape plan is provided in
Appendix A.
A Waste Management Plan is attached
at Appendix T.
A Contamination Report is provided at
Appendix M.
A fire safety and evacuation plan is
provided at Appendix I.
Planning
Permissibility
• Boarding house, residential flat buildings, centre-based
child care centres and shop top housing uses are
permissible in the R4 Residential zone. Office uses are
mentioned in your statement, however are not shown on the
plans. Office uses are not nominated as permissible land
uses in the R4 zone. Your attention is drawn to the circular
produced by the Department of Planning and Environment
where 'How to characterise development' is explained. You
will need to consider whether the 'Kiosk/Office premise' use
There is no Office Premises proposed
as part of this proposal. All Anglicare
Management areas are ancillary and
subservient to the boarding house and
strata units.
There is no kiosk proposed as part of
this proposal. This use has been
replaced with a neighbourhood shop
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BACKGROUND 10
Discussion Response
is prohibited or ancillary to the dominant use of the site.
Please note that these uses generate additional parking
demand, where pursued.
which is permissible in the R4 High
Density Residential Zone.
Boarding houses
• The proposed development must comply and address the
provisions outlined in Part 2 New Affordable Rental
Housing, Division 3 - Boarding Houses - Clauses 25-30A
under State Environmental Planning Policy (Affordable
Rental Housing) 2009.
• The proposed development can only be considered where
the site is within 'an accessible area' in accordance with
State Environmental Planning Policy (Affordable Rental
Housing) 2009.
• The proponent needs to address Clause 30A under Part 2,
Division 3 of State Environmental Planning Policy
(Affordable Rental Housing) 2009 'Character of local area'.
This includes, though is not limited to, private open space,
setbacks that are consistent with surrounding properties,
landscaping and garbage storage.
• As per State Environmental Planning Policy (Affordable
Rental Housing) 2009, in the case of development not
carried out by or on behalf of a social housing provider, at
least 0.5 parking spaces are to be provided for each
boarding room. In addition, at least one parking space
should be provided for a bicycle, and one should be
provided for a motorcycle, for every 5 boarding rooms. This
is to be provided on site.
• Additional car parking spaces are required to include one
space for on-site manager and for disabled access to be in
line with changes to car parking standards (1 June 2018) for
boarding houses delivered under the State Environmental
Planning Policy (Affordable Rental Housing 2009).
• Crime Prevention Through Environmental Design is to be
demonstrated. This includes though is not limited to,
lighting, reducing entrapment areas, passive surveillance
and the like.
• The units must be designed in order to enable maximum
access and ease of movement within the dwelling.
• The application must be accompanied by an access report
prepared by a suitably qualified and accredited access
consultant. This report is to be provided with the application
at time of lodgement.
Refer to table 4 of this SEE.
As above.
As above.
Refer to table 7 of this SEE and in the
attached Traffic and Car parking
assessment prepared by Ptc
(Appendix Q).
As above.
Refer to section 6.6 of this SEE.
Refer to Appendix A drawing DA2450
and DA2451 which details proposed
adaptable units.
Refer to Appendix Y.
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Discussion Response
• The applicant needs to address the impacts on the
adjoining properties in terms of privacy and shadow impact.
Particular attention is to be given to location, orientation and
proximity of balconies/verandahs within the site and
towards others. Consideration is to be given to window
location, building separation, fencing, building height and
design, landscaping, sill heights and fixed louvres where an
issue is identified. Setbacks and treatment measures are to
be used to mitigate the impacts of noise generation from the
proposed development on the neighbouring properties.
• An Acoustic Report is required to address potential noise
impacts of the proposed development upon adjoining
properties, particularly communal areas such as parking
areas, bbq areas and the like.
• You are advised to consult with the adjoining neighbours
regarding the development, particularly boarding house
use.
Refer to Appendix C ADG Compliance
Table and SEPP 65 verification
statement at Appendix D.
Refer Appendix S.
Noted. Consultation through the
statutory processes is to be undertaken.
Residential flat buildings
• Compliance with SEPP 65 and the Apartment Design Guide
is to be demonstrated.
• A Design Verification Statement is to be provided with any
development application proposing a Residential Flat
Building.
• Compliance with controls outlined in BDCP 2015, Part C,
Section 6 - Residential Flat Buildings is to be demonstrated.
Refer Appendix C.
Refer Appendix D.
Refer Appendix AA.
Policies that apply to the proposal
• In addition to the EPl's referred in Section 1 of this report,
your statement suggests that occupants of the proposed
development will be aged over 55 years. The applicant is to
identify and address in detail the proposal and the relevant
SEPP's that apply. Should this SEPP apply, in conjunction
with other SEPP's, the matters within this SEPP will also
need to be addressed within the Statement of
Environmental Effects.
Refer to Section 5 of this SEE.
Height of the proposed development
• The proposed development is not to exceed the building
height of 26 metres. A Clause 4.6 variation to development
standard is required where lift over runs and plant
equipment exceed the height limit. Habitable and residential
parts of the development are not to exceed the permitted
height limit.
The development has been amended to
comply with the height of building.
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BACKGROUND 12
Discussion Response
• Consideration of the proposed development in the context
of surrounding development is required. The proposed
building height and design is to be compatible and
sympathetic to surrounding development.
Refer to Section 6 of this SEE.
Car parking
• Visitor parking on grade can be considered, however
basement car parking is preferred to avoid amenity
concerns and causing uncertainty for users of car parking
areas for the different uses proposed for the site;
• Reliance on street parking is not permitted. Car parking
demand for all the individual uses of the site are to be
accommodated on site. This includes:
Boarding house development (where provided by a social housing provider at a rate of 0.2 car spaces per unit)
Privately owned or leased units up to 2 bedrooms (1 space per unit);
Child care centres (as detailed below under the heading of 'Child Care Centres')
Cafe and office uses (in accordance with Blacktown Development Control Plan 2015).
Basement car parking for staff and
residents is provided with at grade car
parking for visitors.
Refer to Appendix Q Traffic and Car
parking assessment prepared by Ptc.
Access
• Pedestrian access and car access is to be separated.
Accessibility from boundary of the site and within the site is
to be demonstrated.
As per DA2001, pedestrian and car
access is segregated.
Child Care Centres
• The proposed development must comply with State
Environmental Planning Policy (Educational Establishments
and Child Care Facilities) 2017 as well as the Child Care
Centre (CCC) Guideline 2017 published by the Department
of Planning and Environment, which must be taken into
consideration under this policy.
A Child Care Centre is no longer
proposed as part of this development
application.
Mixed Uses
• Your report mentions retail uses and a 'hub'. In the meeting,
you confirmed these uses would include cafe's and office
spaces. There uses were not shown on any plans submitted
for discussion;
• Consideration will need to be given to the compatibility of all
the proposed uses in close proximity to each other. A Social
Impact Assessment will be required. For details, please
refer below to 'Social Planner' comments.
The ‘hub’ has been replaced with
common areas for communal use by
the residents.
A Social Impact Assessment is provided
at Appendix V. This assessment was
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Discussion Response
prepared in liaison with Council’s Social
Planner.
Compliance action
• It is our understanding that a demolition order has been
served on the site. You are to continue to liaise with Michael
Zelasko, Council's Development Policy Officer, with any
progress of the demolition. It is understood this matter can
progress without reliance on the end use of the site being
proposed or determined. For this reason, the compliance
matter will managed separately from this pre-application
meeting. This advice does not override any orders currently
active on the site.
It is confirmed that, no demolition is
sought as part of this DA. Refer
Appendix FF, further correspondence
with Council Development Policy Officer
has been undertaken and it is
understood that there is a demolition
order of the site.
Status of development applications
• The applicant sought clarification around whether a Clause
4.55 modification can be submitted to an existing consent
(DA-08-00668 for a Residential Aged Care Facility) to
amend the basement design to allow for construction to
commence. Concern is raised that the development to
which the proposed basement relates, being DA-08-00668,
is unlikely to occur. That is, the proposed basement would
be designed to accommodate an entirely different
development where consent is not certain. This is not
supported, especially given the car parking, deliveries for
commercial uses, and waste servicing have not been
resolved for the proposed development.
• You are encouraged to make a request for relevant
Development Applications and any associated modifications
recorded for the site, and adjoining properties, by
completing an application under Government Information
(Public Access) Act (GIPA) 2009 through the following link:
https://www.blacktown.nsw.gov.au/About-Council/How-we-
work/Access-to-our-information
Noted.
Noted.
Reports to accompany development application
The following queries were raised in this meeting and it is
confirmed:
• A 3D model of the proposed development is not required
initially however Council will consider whether this will
benefit assessment and community consultation after an
initial assessment;
• A concept landscape plan is satisfactory to address
proposed vegetation;
Noted.
Noted.
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BACKGROUND 14
Discussion Response
• A revised Statement of Heritage Impact that reflects the
proposed development is to be provided;
• A Due Diligence report is required;
• Physical samples board is not required. A materials
schedule will suffice.
• Given the mixture of uses proposed and that those uses in
isolation can require careful management, a Plan of
Management is to be provided for all the uses.
• Design verification for the RFB that complies with the
Apartment Design Guide is to be provided.
• A quantity surveyors report is required to demonstrate the
cost of work and Capital Investment
• Value (CIV) for the proposed development.
Noted. Provided at Appendix X.
The subject site is not located within an
identified area of high significance as
detailed in advice received from project
heritage consultant ‘Heritage 21’ on
review of BDCP 2015 regarding areas
of high archaeological significance
(Section 4.4.3). Therefore, no due
diligence report is required.
Refer DA3001-3005.
Refer Appendix DD.
Refer Appendix C.
Refer Appendix L.
As above.
Heritage
• Given 'The Manse' is listed on the State Heritage Register
(SHR No.00206), you are to contact the Office of
Environment and Heritage for their requirements.
• You are to review Council's Development Control Plan
2015, particularly Part A (Introduction and General
Guidelines) for controls relating to developing in the vicinity
of heritage items, and Part K (Supplementary Provisions for
Specific Sites in Established Areas) for controls specific to
the protection of 'The Manse'. Please note that the
guidelines for 'The Manse' may result in restrictions for
development.
• A Statement of Heritage Impact (SHI) was provided for the
site as part of previous DA's submitted for the site. The
previous SHI related to specific plans and a specific
proposal. Any new DA would need to provide a SHI that
reflects the proposed development.
Noted. The project heritage consultant
has prepared a Statement of Heritage
Impact (Appendix X).
Property:
• Council's property section advises that there has been no
intention to date to develop the R4 zoned portion of 19 The
Avenue Mt Druitt.
Noted.
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Discussion Response
Engineering (Drainage)
1. Water Quality requirements.
• Generally water quality is exempted for childcare centre and
boarding house however all three blocks have mixed used
type hence water quality is to be provided for this
development due to the commercial component.
• Either provide on lot Permanent water quality for the
proposed development or a there is a provision to enter into
Voluntary Planning Agreement (VPA) for treatment in a
regional facility. Where treatment is provided on a lot a
MUSIC model is required to demonstrate that the targets
under Part J of Blacktown Development Control Plan
(BDCP) 2015 have been achieved. Alternatively, the
proposed development is located within the allocated
catchment area where the developer is given the option to
enter into a Voluntary Planning Agreement (VPA) with
Council.
• As the site area is larger than 2000m2 an approved gross
pollutant trap (GPT) is required to meet the required gross
pollutant and total hydrocarbon pollutant retention targets.
The GPT is to be sized to treat six-month flow which is 75%
of one-year flow. Use Rational method or DRAINS to
calculate the six-month flow.
Noted. This has been considered by the
project engineer. Refer Appendix N.
2. On site Detention (OSD)
• Permanent On-Site Stormwater Detention (OSD) is required
for the proposed development.
An OSD concept plan has been
prepared for this site (Appendix N).
3. Water Conservation
• For the site, water conservation targets under Part J of DCP
2015 are to be met for toilet flushing and landscape
watering for the proposed development. For this
development a minimum of 80% of the non-potable water
uses on site is to be met through rainwater
Noted. This has been considered by the
project engineer. Refer Appendix N.
4. Engineering checklist
• Submit a copy of the engineering checklist available from
the Council website.
The engineering checklist is provided
with the DA Form lodged with this
application.
5. Stormwater concept plan
• Submit a stormwater concept plan with report along with
Development Application with any electronic modelling
undertaken including s3qm tool.
Refer Appendix N.
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BACKGROUND 16
Discussion Response
City Architect
• The proposed development will need to address the
following concerns:
- Waste collection and truck movement configuration is to
be within basement. Areas of waste collection at grade
are not acceptable. Waste storage and collection is to
be out of view from the street. Consideration can be
given to other designs and 'back of house' options,
noting that a site of this dimension can comfortably
accommodate basement collection as demonstrated in
numerous approved DA's. Please note that an 11-metre
truck is used by Council to collect residential waste.
You are encouraged to discuss this matter with
Council's Sustainable Resources Project Officer, Peta
Golla, to confirm Council's Waste Servicing
requirements.;
- No habitable space above the height planes are
permitted;
- Basement structures are to be setback further by a
minimum 2 metres, preferably 3 metres to allow for
deep soil zones along the periphery of the development
to facilitate tree growth and improve resident amenity;
- Communal open space - at least one pocket of deep
soil zone is required within each communal open space
to accommodate larger species and enable the
establishment of a root ball to encourage growth and
provide visual privacy, amenity and relief from urban
heat load. Planter boxes or planting areas with a
nominal depth above any structure will not be accepted
as a substitute for deep soil zones;
- Separation between buildings at the 5th floor and above
are to be a minimum of 18 metres between habitable
spaces. Balconies are habitable spaces and screening
or enclosing them does not address the building
separation provisions. Resident amenity is
compromised where balconies are screened or
enclosed and will not be supported.
- Creating Juliette Balconies would not allow for ADG
compliance.
Building massing, as read from the street, needs to be
addressed.
• Change to the footprint of the upper levels may be required
as a result of the points raised above.
In response to these comments
provided by the City Architect as part of
the pre-DA minutes it is noted that
amended drawings, addressing the
concerns raised were provided back to
the City Architect for their review dated
15 October 2018. The following
comments therefore superseded those
previously provided by the City Architect
in the left-hand column:
Building separation:
The proposal demonstrates an
acceptable response to the building
separation requirements noting
specifically:
▪ 12m min separation is achieved between buildings;
▪ High level windows are provided where there is a direct line of sight between balconies and Habitable rooms; and
▪ Angled windows provided where distance separation is not achievable due to apartment layouts
Relocation of loading bay:
In viewing the revised plans, the waste
collection/loading area located at grade
would be considered acceptable based
on the following:
▪ Landscaped buffer zone of 2m min width along the northern and western boundaries is provided to screen the loading area from the adjoining property;
▪ The loading area/roller door be positioned on the northern elevation – as currently presented;
▪ A single shared driveway crossover for the vehicular basement entry and the truck loading entry – as currently presented; and
▪ Operational requirements to be confirmed by Council’s waste department.
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Discussion Response
Deep soil
▪ Deep soil has now been provided along the northern and eastern boundaries as requested
Traffic Engineering
• Compliance with current car parking requirements is to be
demonstrated for all land uses proposed.
• Angled vehicle cross over is not supported. Vehicle exiting
the drop off area need to come out at a right angle.
• Car parking areas are to be designed in accordance with
AS2890.1 and AS2890.6 - for aisle widths, dimensions and
headroom clearances.
• The basement is to be designed to comply with AS2890.1
and AS2890.2 where applicable.
• The proposed entrance to the basement will need to be
flatter and longer if garbage truck is to service the site from
the basement. For details, please contact Council's
Sustainable Resources Project Officer, Peta Golla, on 9839
6000.
• The distance between the driveway and the round-about is
to be maximized to reduce safety concerns and increase
sight lines;
• Motorbike parking requirement under ARH can be at grade
or in basement.
• A Traffic and Parking Impact Assessment is required. This
is to address matters including loading and unloading for
commercial components and other matters.
Refer to Appendix Q Traffic and Car
parking assessment prepared by Ptc.
The vehicle crossover has been altered
to comply.
Noted.
Noted.
Waste collection vehicle access has
been relocated to address grade issues
raised.
Noted.
Noted.
Refer to Appendix Q.
Environmental Health
Acoustic performance
• An Acoustic report will be required. Council requires 1 week
of logging and expects that the acoustic assessment will
consider:
- residents that are most likely to potentially be affected
by the proposed development;
- the current background noise levels during the time the
proposed development is proposed to operate;
- the highest level of noise that would potentially be
generated by activities occurring from the development
Refer to Appendix S.
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BACKGROUND 18
Discussion Response
(specifically including outdoor play and operation of the
carpark);
- the mitigation measures that will need to be
implemented in order to limit the emission of any
potential noise pollution from the development; and
- Noise analysis should include the rated background
noise (LA90 and equivalent sound pressure level (LA,
EQ). Project specific noise levels should be assessed
including intrusiveness criteria, (adjusted) amenity
criteria, and project specific noise criteria as well as
sleep disturbance.
Contamination
• The State Environmental Planning Policy (SEPP) No.55 -
Remediation of Land is to be addressed and is to
demonstrate that the land is suitable for the proposed
development.
Refer Section 5.0 of this SEE.
Food Preparation
• Plans and specifications are to be submitted that
demonstrate the communal kitchen(s) in the proposed
development are in compliance with the requirements of
the:
- Food Act 2003 and Regulations there under;
- Australian Standard 4674-2004 Design, construction
and fit-out of food premises.
There is no food preparation to be
undertaken on the site. The
neighbourhood shop will sell only
convenience items and pre-prepared
foodstuffs.
Social Planning
The additional items required to be addressed in a SIA are:
• Information about affordable housing supply and demand in
this location.
• Access to social infrastructure and services.
• Crime and safety analysis.
Refer to comments made previously.
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4. PROPOSED DEVELOPMENT OVERVIEW
This DA seeks consent for three (3) residential flat building comprising of social and affordable housing units and strata apartment units and a neighbourhood shop. These land uses are defined under the BLEP 2008 as ‘boarding house’ and ‘residential flat building’ and ‘neighbourhood shops’ are permissible with consent in the R4 Residential zone.
The proposed development comprises:
• One level of basement car parking.
• Waste and loading at street level.
• Construction of three residential flat buildings, each of eight-storeys with a combined total of 175 units comprising 62 strata apartments and 113 social and affordable Housing (SAH) units.
• Block A:
On the corner of Mount Druitt Road and Durham Street.
105 sqm ‘Anglicare Management’ comprising support services for residents.
Block A will include 2-bedroom strata units, 1-bedroom Social Affordable Housing units.
Communal open space surrounding the block.
Loading area.
• Block B:
29 sqm neighbourhood shop fronting Durham Street.
Building common areas.
2-bedroom strata units, 1-bedroom SAH units and studio apartments (boarding house).
• Block C:
Building common areas.
2-bedroom strata units, 1-bedroom SAH units and studio apartments (boarding house).
• Parking:
105 car parking spaces associated with the residential units, including 11 accessible spaces.
11 motorcycle spaces.
13 bicycle spaces.
• Communal areas, both internal and external, for the tenants – including landscaping.
• Landscaping works including deep soil zones in the front street frontage and rear setback of property and common open space between blocks with both soft and hard landscaping and appropriate planting of trees.
Architectural Plans prepared by Group GSA are included at Appendix A. Key numeric aspects of the proposal are provided at Table 1 and the various components of the proposed development are described in the following sections.
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PROPOSED DEVELOPMENT 20
Figure 5 – Photomontage – Druitt Road looking south east
Source: Group GSA
Figure 6 – Photomontage – Mount Druitt Road looking south
Source: Group GSA
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Table 3 – Numeric Overview of Proposal
Parameter Proposed
Site Area 5,149 sqm
Land Uses Residential Flat buildings, boarding house,
neighbourhood shops
Total GFA 11239 sqm
Proposed FSR 2.3:1
Number of units 175
Dwelling mix SAH Studio (boarding house) – 53
SAH 1 bedroom (infill housing) – 60
Strata Studio – 8
Strata 1 bedroom – 1
Strata 2 bedroom - 53
Landscape area Landscape: 1,396 sqm (27% of site area)
Total (including hard paved): 2,440 sqm (47.3% of
site area)
Communal open space Internal: 56 sqm
External: 2,400 sqm
Total: 2,456 sqm (47.6% of site area)
Car Parking 105
Bicycle 11
Motorcycle Parking 11
BUILDING DESIGN The proposal is for three (3) eight-storey residential apartment buildings including social and affordable and market housing. The ground floor includes a loading area, neighbourhood shop and Anglicare management space in Building A. The proposed building form is situated on the corner of Mount Druitt Road and Durham Street.
The front setbacks are increased to a minimum of 7.5m at 1-2 storeys and 9m at 3 or more storeys in line with DCP controls providing a transitional typology to the residential zoning. The resultant building volume and depth naturally lends itself to a single loaded corridor to the south with Apartments facing North, East and West to maximize solar access and views to the escarpment.
Core to the function of the building is integration with the wider community as well as fostering social interaction between residents to provide a sense of micro-community. The proposed neighbourhood shop and Anglicare Management area provide services and community facilities to residents. As the topography rises to the north east the communal space will provide an indoor / outdoor flow. The outdoor space provides hard and soft landscaping with seating. The indoor communal space provides for pockets of activity with kitchen, dining and lounge areas (Figure 7).
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PROPOSED DEVELOPMENT 22
The residential component includes a mix of 53 SAH Studio (boarding house), 60 SAH 1 bedroom (infill housing), 8 strata studios, 1 strata 1 bedroom and 53 strata 2 bedroom units. One lift and one set of fire stairs services each building.
Refer to the Architectural Plans and Design Report prepared by Group GSA at Appendix A and Appendix B for further details.
Figure 7 – Ground floor diagram showing the integration of proposed uses
Source: Group GSA
MATERIALS AND FINISHES The material selection is considerate of the total lifecycle and longevity of the products. The colour selection is strong but elegant with a mix of light and dark colours, avoiding strong colours which may date. The following materials and finishes are proposed for the development:
• Sheet cladding – white, light and dark grey colour;
• Fixed and sliding horizontal blade screen;
• Fixed perforated screen;
• Balustrades, including power-coated aluminium and frameless glass;
• Window and glazing; and
• Vertical aluminium mullion.
LANDSCAPING AND COMMUNAL OPEN SPACE These areas are proposed to provide areas for shared/communal use and activity, including interaction between residents of different tenures. The communal areas throughout the building are well programmed and sited to maximise northerly aspect.
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Generous building separation allows for communal open space. On the ground floor the internal and external communal areas are collocated to enhance the amenity of this space, which will include landscaping and seating. A total of 1345m2 of communal open space is provided.
PARKING AND ACCESS The following vehicular access and parking arrangements are proposed for the development:
• On-site parking for 105 car spaces and 11 motorcycle spaces.
• Secure bicycle storage is located on basement level and is accessible from outside the building (i.e. no need to enter through the communal open space). It includes provision for 13 bicycle spaces.
• Waste collection is proposed to be undertaken on-site, within the loading area which can accommodate a Medium Rigid Vehicle (MRV).
Refer to the Architectural Plans at Appendix A, the Traffic Statement at Appendix Q and the Waste Management Plan at Appendix W for details.
Figure 8 – Basement Car Parking Arrangement
Source: Group GSA
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STATUTORY PLANNING ASSESSMENT 24
5. STATUTORY PLANNING ASSESSMENT STATE ENVIRONMENTAL PLANNING POLICY
5.1.1. State Environmental Planning Policy (Infrastructure) 2007
State Environmental Planning Policy (Infrastructure) 2007 (ISEPP 2007) aims to facilitate the effective delivery of infrastructure across the State by identifying matters to be considered in the assessment of development adjacent to particular types of infrastructure development, such as classified roads, and providing for consultation with relevant public authorities about certain development during the assessment process or prior to development commencing.
The proposal does not constitute traffic generating development pursuant to Schedule 3 of the ISEPP which nominates referral to the Roads and Maritime Services (RMS) for developments proposed apartments or residential flat buildings with access to any road and with 300 or more dwellings. As the proposal does not include more than 300 dwellings referral to the RMS is not required.
5.1.2. State Environmental Planning Policy No. 55- Remediation of Land
SEPP 55 aims to promote a state-wide approach for the remediation of land to reduce the risk of harm to human health or any other aspect of the environment. Clause 7(1) requires the consent authority to consider whether land is contaminated prior to determining a development application.
A Detailed Site Investigation was prepared by Douglas Partners (Appendix M) which concludes the site is unlikely to be impacted by broad and significant contamination in soil and groundwater. EIS and Douglas Partners advise that the site is suitable for the proposed development.
5.1.3. State Environmental Planning Policy (Affordable Rental Housing) 2009
SEPP Affordable Rental Housing 2009) is applicable to the Proposal by virtue of the proposed boarding house being located in the R4 High Density Residential Zone and the site located within 400 metres of the B4 Mixed Use Zone. Under Division 3 there is potential to obtain an FSR bonus of 20% of the current maximum FSR under the Blacktown LEP.
The following provides a brief summary of the key development standards for boarding houses and how the Proposal meets these standards.
Table 4 – SEPP Affordable Rental Housing 2009
Standards The Proposal
DIVISION 1 IN-FILL AFFORDABLE HOUSING (applies to the 1-Bedroom Apartments)
FSR
Division 1 – Clause 13 (2)(a)(i) applies a 0.5:1
FSR bonus if the existing maximum FSR is 2.5:1
or less.
The proposal seeks a (compliant) FSR of 2.3:1. There is
no maximum FSR detailed for the subject site.
Clause 14 Standards that cannot be used to refuse consent
Site Area
Division 1 – Clause 14 (1)(b) if the site area on
which it is proposed to carry out the development
is at least 450 square metres.
The site is more than 450sqm, compliant with this
control.
Landscaped Area
Division 1 – Clause 14 (1)(c)(i) in the case of a
development application made by a social
The proposal includes a 2400 sqm outdoor landscaped
area for the communal use of guests which is
considered an acceptable outcome.
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Standards The Proposal
housing provider—at least 35 square metres of
landscaped area per dwelling is provided.
Deep Soil Zones
Division 1 – Clause 14 (1)(d) if, in relation to that
part of the site area (being the site, not only of
that particular development, but also of any other
associated development to which this Policy
applies) that is not built on, paved or otherwise
sealed:
(i) there is soil of a sufficient depth to support the
growth of trees and shrubs on an area of not less
than 15 per cent of the site area (the deep soil
zone), and
(ii) each area forming part of the deep soil zone
has a minimum dimension of 3 metres, and
(iii) if practicable, at least two-thirds of the deep
soil zone is located at the rear of the site area,
A total of 841 sqm of deep soil zone is provided. This
accounts for 16.3% of the site. A deep soil zone is
provided on the south-west corner of the site fronting
Mount Druitt Road and Durham Street. The remaining
deep soil areas are at the rear of the site providing
screening to adjoining residential areas which accounts
for more than two-thirds of the deep soil zone.
Solar Access
Division 1 – Clause 14 (1)(d) if living rooms and
private open spaces for a minimum of 70 per cent
of the dwellings of the development receive a
minimum of 3 hours direct sunlight between 9am
and 3pm in mid-winter.
70% of apartments (across the entire building) receive 2
hrs of direct sunlight in accordance with the SEPP 65
and the Apartment Design Guide (ADG).
Parking
Division 1 – Clause 14 (2)(a) in the case of a
development application made by a social
housing provider for development on land in an
accessible area—at least 0.4 parking spaces are
provided for each dwelling containing 1 bedroom,
at least 0.5 parking spaces are provided for each
dwelling containing 2 bedrooms and at least 1
parking space is provided for each dwelling
containing 3 or more bedrooms,
Anglican Community Care trading as ‘Anglicare’ (ABN
39922848563) is a social housing provider as it is a
registered community housing provider (within the
meaning of the Australian Charities and not-for-profits
Commission Act 2012).
The site is in an accessible area as it is within 400m of
a bus stop with regular service. This is located on
Durham Street approximately 60m distance from the
site and Carlisle Avenue approximately 400m from
distance from the site. The proposal includes a 35
SAHF car parking spaces and 54 strata spaces.
Dwelling Size
Division 1 – Clause 14 (2)(b)
if each dwelling has a gross floor area of at least:
(i) 35 square metres in the case of a bedsitter or
studio, or
The following minimum GFA of infill affordable housing
dwellings is proposed:
• 51sqm, 68sqm – SAH 1 bedroom.
Therefore, all proposed infill affordable housing
dwellings comply with the minimum sizes.
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STATUTORY PLANNING ASSESSMENT 26
Standards The Proposal
(ii) 50 square metres in the case of a dwelling
having 1 bedroom, or
(iii) 70 square metres in the case of a dwelling
having 2 bedrooms, or
(iv) 95 square metres in the case of a dwelling
having 3 or more bedrooms.
DIVISION 3 BOARDING HOUSES (applies to the studios)
Clause 29 Standards that cannot be used to refused consent
FSR
Division 3 – Clause 29 (1)(c)(ii) applies a 0.5:1
FSR bonus if the existing maximum FSR is 2.5:1
or less.
The Proposal seeks a (compliant) FSR of 2.18:1. There
is no maximum FSR for the subject site.
Building Height
Division 3 – Clause 29 (2)(a) if the building height
of all proposed buildings is not more than the
maximum building height permitted under another
environmental planning instrument for any
building on the land.
BLEP 2015 applies a maximum building height of 26m
to the site.
Landscaped Area
Division 3 – Clause 29(2)(c) If the landscape
treatment of the front setback area is compatible
with the streetscape in which the building is
located.
Appropriate landscaping has been included at the front
setback along both Durham Street and Mount Druitt
Street. A DCP compliant setback has allowed this
landscaping to occur. Soft and hard landscaping has
been included. A deep soil zone on Mt Druitt Road is an
example of this.
Solar access
Division 3 – Clause 29 (2)(c) Where the
development provides for one or more communal
living rooms, if at least one of those rooms
receives a minimum of 3 hours direct sunlight
between 9am and 3pm in mid-winter.
122 (70%) of apartments achieve two hours sunlight.
Only 26 (15%) of apartments receive no sunlight
access.
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Open Space
Division 3 – Clause 29 (2)(d) If at least the
following private open space areas are provided
(other than the front setback area):
(i) one area of at least 20 square metres with a
minimum dimension of 3 metres is provided for
the use of the lodgers.
(ii) if accommodation is provided on site for a
boarding house manager—one area of at least 8
square metres with a minimum dimension of 2.5
metres is provided adjacent to that
accommodation.
All communal open spaces (indoor and outdoor) are
more than 20 sqm.
On-site accommodation for a boarding house manager
is proposed on the ground floor of Block A.
Car Parking
Division 3 – Clause 29 (2)(e) If the application is
made by or on behalf of a social housing provider
(in accessible areas) at least 0.2 parking spaces
are provided for each boarding room.
Refer to commentary above.
Accommodation Size
Division 3 – Clause 29 (2)(f) if each boarding
room has a gross floor area (excluding any area
used for the purposes of private kitchen or
bathroom facilities) of at least:
(i) 12 square metres in the case of a boarding
room intended to be used by a single lodger, or
(ii) 16 square metres in any other case.
The boarding house rooms are proposed to be 35 sqm.
This represents the total size of the room including
private kitchen and bathroom facilities. Excluding
kitchens and bathrooms, the boarding rooms are <25
sqm.
Clause 30 Standards for boarding houses
(1) A consent authority must not consent to
development to which this Division applies unless
it is satisfied of each of the following:
(a) if a boarding house has 5 or more boarding
rooms, at least one communal living room will be
provided.
Communal rooms are included within the scheme,
together with other (smaller) communal areas
throughout the building.
(b) no boarding room will have a gross floor area
(excluding any area used for the purposes of
private kitchen or bathroom facilities) of more
than 25 square metres.
Each boarding house complies with this control noting
that the overall GFA is 25 sqm or less once private
kitchen and bathroom facilities are excluded (from the
studios which are 35 sqm in overall area).
(c) no boarding room will be occupied by more
than 2 adult lodgers.
The studio rooms are not proposed to accommodate
more than two adult lodgers.
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STATUTORY PLANNING ASSESSMENT 28
(d) adequate bathroom and kitchen facilities will
be available within the boarding house for the use
of each lodger.
Adequate bathroom and kitchen facilities will be
provided. For all boarding rooms.
(e) if the boarding house has capacity to
accommodate 20 or more lodgers, a boarding
room or on site dwelling will be provided for a
boarding house manager.
Anglicare confirm that each boarding house room will
accommodate only one lodger, meaning that this control
is not triggered by the proposal, as the overall capacity
of the boarding house rooms will be 20 or less lodgers.
(g) if the boarding house is on land zoned
primarily for commercial purposes, no part of the
ground floor of the boarding house that fronts a
street will be used for residential purposes unless
another environmental planning instrument
permits such a use.
The R4 High Density Residential zone permits the
proposed land uses. A retail tenancy is proposed for the
Druitt Street frontage.
(h) at least one parking space will be provided
for a bicycle, and one will be provided for a
motorcycle, for every 5 boarding rooms.
11 motorcycle spaces and 13 bicycle spaces are
provided for the entire development – compliant with
this control (noting that it applies to the boarding rooms
only).
5.1.4. State Environmental Planning Policy No.65 – Design Quality of Residential Apartment Development.
State Environmental Planning Policy No 65 - Design Quality of Residential Apartment Development (SEPP 65) applies to development for the purposes of a building that comprises three or more storeys and four or more self-contained dwellings.
As Anglicare propose a residential flat building development on the site the provisions of SEPP 65 and the Apartment Design Guide will apply to the proposed development.
The following provides a brief summary of the key standards of SEPP 65 which have been applied to the Proposal. A full assessment against the Apartment Design Guide is provided in Appendix C.
Table 5 – SEPP 65 Compliance
Key Standard The Proposal
2F Building Separation
Up to four storeys (approximately 12m):
• 12m between habitable rooms/balconies.
• 9m between habitable and non-habitable
rooms.
• 6m between non-habitable rooms.
Five to eight storeys (approximately 25m):
• 18m between habitable rooms/balconies.
• 12m between habitable and non-habitable
rooms.
Separation between windows and balconies is
provided to ensure visual privacy is achieved. The
objectives of the building separation standard 2F are
maintained through the provision of the minimum
required separation distances from habitable rooms
and balconies to the side and rear boundaries.
Internal to the site, where a lesser building
separation distance is proposed (above five to eight
storeys i.e. between Block B and C, window shades
are utilised, balconies are orientated away from each
other and extended wall screening is proposed
between each Block to maintain privacy and achieve
the objectives 2F of SEPP 65.
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Key Standard The Proposal
• 9m between non-habitable rooms.
Nine storeys and above (over 25m):
• 24m between habitable rooms/balconies.
• 18m between habitable and non-habitable
rooms.
• 12m between non-habitable rooms.
3D Communal Open Space
1. Communal open space has a minimum area
equal to 25% of the site.
2. Developments achieve a minimum of 50%
direct sunlight to the principal usable part of the
communal open space for a minimum of 2 hours
between 9 am and 3 pm on 21 June (mid-winter).
Approximately 1,345m of communal open space is
provided on site. This accounts for 26% of the site
which complies with this design criteria.
3E Deep Soil Zones
Greater than 1500 sqm:
• Minimum dimensions – 6m.
• Deep soil zone – 7% of site area.
This site provides 16.1% (841 sqm) deep soil zones,
this included as part of the ground level common
open space.
3F Visual Privacy
Separation between windows and balconies is
provided to ensure visual privacy is achieved.
Minimum required separation distances from
buildings to the side and rear boundaries are as
follows:
Complies, appropriate screening has been put in
place between habitable rooms and balconies.
3J Bicycle and Car Parking
Reference is made to the RTA Guide to Traffic
Generating Developments. In the absence of a
boarding house being defined within the Guide.
Reliance is had on SEPP Affordable Rental
Housing for the affordable housing unit rates and
the LDCP 2008 for the residential strata units’
rates.
Sufficient bicycle and car parking is provided. As
demonstrated in the Traffic Impact Assessment at
Appendix Q, the proposal provides 105 spaces and
13 bicycle spaces.
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STATUTORY PLANNING ASSESSMENT 30
Key Standard The Proposal
4A Solar and Daylight Access
At least 70% of all apartments in a building
should receive a minimum of 2 hours direct
sunlight in mid-winter.
121 units out of 172 units achieve a minimum of 2
hours direct sunlight in mid-winter. This equates to
70% of apartments, which is consistent with the ADG
design criteria.
4B Natural Ventilation
60% of apartments to achieve natural ventilation.
10 units achieve natural cross ventilation, which
equates to 61% of all units and is consistent with the
ADG design criteria.
4C Ceiling Heights
• Residential Ground – 3.3m.
• Residential non-habitable – 2.4m.
• Residential habitable – 2.7m.
All ceiling heights will comply with these guidelines.
Further detail will be provided at detailed design
phase of development.
4D Apartment Size and Layout
2. Bedrooms have a minimum dimension of 3m
(excluding wardrobe space)
All studios have a minimum area of 35sqm,
consistent with standards for studios and boarding
rooms under the ARH SEPP.
One bedroom units have a minimum area of 50sqm,
2 bedroom units have a minimum area of 70sqm,
which are consistent with the ADG design criteria.
4E Private open space and balconies
Minor inconsistency with 3sqm balconies. However,
the majority of units comply with these requirements.
4F Common Circulation and Spaces
The maximum number of apartments off a
circulation core on a single level is eight.
For buildings of 10 storeys and over, the
maximum number of apartments sharing a single
lift is 40
Non-compliance due to the number of boarding
house studio units. All lifts are in a central locations
on each floor providing accessible access for all
units on each floor.
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Key Standard The Proposal
4G Storage Each apartment has storage equal or in excess to
the ADG requirements, with at least 50% of storage
requirements provided within the apartment units.
BLACKTOWN LOCAL ENVIRONMENTAL PLAN 2015 (BLEP2015) 5.2.1. Zoning, Permissibility and Objectives
The site is within the “R4 High Density Residential” zone. “Residential Flat Buildings”, “Boarding Houses”, and “Neighbourhood Shops” are permitted with consent in the R4 High Density Residential zone. The relevant objectives of the R4 High Density Residential zone are:
• 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.
The proposed development is entirely consistent with the relevant zone objectives in that it provides land uses that are permissible with consent, which will assist in meeting the housing needs of the local community and the day to day needs of residents living within the development and surrounding area.
5.2.2. LEP Provisions
The following table provides an assessment of the proposed development against the relevant clauses contained within the Blacktown LEP 2015.
Table 6 - Blacktown LEP Compliance Table
Relevant Clause Provision Proposal Complies
Clause 4.1 –
Minimum subdivision
lot size
No minimum lot size While no minimum lot size applies
to the subject site. The proposal
responds the local context
providing three residential flat
building with a high level of
amenity.
N/A
Clause 4.3 –
Building Height
The height of a building on
the site is not to exceed
26m.
The proposed buildings comply
with this clause and do not exceed
the maximum building height.
Yes
Clause 4.4 – Floor
Space Ratio
There is no FSR control in
BLEP 2015 for the subject
site.
The proposal has a FSR of 2.18:1.
The FSR is consistent with the
local context and the sites zoning
as R4 High Density Residential.
Yes
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STATUTORY PLANNING ASSESSMENT 32
Relevant Clause Provision Proposal Complies
Clause 5.4 – Controls
relating
miscellaneous
permissible uses
(7) Neighbourhood
Shops
If development for the
purposes of a
neighbourhood shop is
permitted under this Plan,
the retail floor area must
not exceed 80 square
metres.
The neighbourhood shop has a
retail floor area of 29sqm. The
main purpose of the facility is to
service the day to day needs of
local residents.
Yes
Clause 5.10 –
Heritage Conservation
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
(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 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.
However, as noted in by Council
Heritage Officer, the proposal does
not impact directly on the heritage
item as it is on the opposing side of
the road and would not impact it
visually or structurally.
Yes
Clause 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,
As detailed in the Mechanical
Services, Fire Services Report,
Electrical Services Report,
Hydraulic Services Report and
stormwater plans the reports the
proposal will provide appropriate
essential services.
Yes
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Relevant Clause Provision Proposal Complies
b) the supply of electricity,
c) the disposal and
management of sewage,
d) stormwater drainage or
on-site conservation,
e) suitable vehicular
access.
Clause 7.7 - Design
Excellence
Development consent must
not be granted to
development to which this
clause applies unless the
consent authority
considers that the
development exhibits
design excellence.
The subject site is outlined as an
area in which design excellence
must be considered. The proposal
is considered to be compliant with
relevant design excellence matters.
Yes
BLACKTOWN DEVELOPMENT CONTROL PLAN 2015 The relevant matters to be considered under Blacktown Development Control Plan 2015 (BDCP 2015) are outlined in the DCP summary compliance table at Appendix AA. The proposed development is generally consistent with the provisions in the BDCP 2015. Of note, the proposal:
• Is consistent with common open space guidelines, demonstrating consistency with the NSW Apartment Design Guide.
• Is consistent with solar access, natural ventilation guidelines. The proposal is consistent with energy performance and sustainability as detailed in the BASIX Certificate at Appendix K.
• Is consistent with security requirements. Private courtyard gardens are used, these are separated from the street. However, a combination of permeable fencing solutions and landscaping enables balance between surveillance and privacy.
• Is consistent with the storage requirements and management procedures listed in Council’s DCP (Section 6.10.11).
• Will meet required BCA and accessibility standards, including more than 10% of units in the whole development being designed for persons with a disability.
• Is accompanied with appropriate contamination information as required.
Where the proposal does not meet requirements of the DCP sufficient reasoning has been provided. Specifically:
• The proposal does not meet Section 6.10.2 of the DCP, which requires a communal drying area for laundry. Sufficient laundry facilities are provided within apartments.
• The neighbourhood shop is located within 400m of B1 Neighbourhood Centre zone. This is inconsistent with 8.4.3 General Provisions which requires neighbourhood shops to not be located within 400m of general business zones or another existing neighbourhood shop. The proposed neighbourhood shop will cater largely for residents of the proposed development and will not have a detrimental impact on the other business zones. The proposed neighbourhood shop is 29 sqm complying with other relevant controls.
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ASSESSMENT OF KEY ENVIRONMENTAL CONSIDERATIONS 34
6. ASSESSMENT OF KEY ENVIRONMENTAL CONSIDERATIONS
BUILT FORM The proposed development does not adversely overshadow adjoining residential dwelling maintaining 3 hours solar access to private open spaces and habitable areas of all residential neighbours including the dwellings to the South during the winter solstice.
Overall, the proposal successfully responds to its context. It will provide an improvement to the town centre and will not result in unacceptable environmental impacts such as shadow, views, perceived bulk or scale, or visual impact on the streetscape or neighbouring properties (existing and proposed).
Further discussion is provided within the Urban Design Report prepared by Group GSA at Appendix B and Apartment Design Guide table of compliance at Appendix C.
OVERSHADOWING AND SOLAR ACCESS The proposed development does not result in significant adverse overshadowing impacts on adjoining residential dwelling. The proposal maintains 3 hours solar access to private open spaces and habitable areas of all residential neighbours including the dwellings to the South during the winter solstice.
Figure 9 – Overshadowing from proposed development (21 June 9am, 12noon and 3pm)
Source: Group GSA
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LANDSCAPE As detailed in the Architectural Plans at Appendix A and ADG Compliance table at Appendix C prepared by Group GSA, the landscape concept for the proposed residential development is based on the surrounding context, response to the proposed architectural, urban and civil layout. The design intent is to contribute positively to the image, identity of the locality by providing a contemporary, sensitive and appropriate landscape environment. The key landscape elements comprise:
• High quality recreation spaces including spaces for exercise, dining.
• Provide leafy streets and green spaces including deep soil planting areas at the rear and front of the site.
• A contemporary textually appropriate soft cape planting palette including a variety of native plant species.
• Creating a safe and accessible space, characterised by open sight lines, providing passive surveillance and security for residents.
PARKING, ACCESS AND TRAFFIC PTC has undertaken an Assessment of Traffic and Parking Arrangements. The report establishes that the site is well serviced by public transport (both bus and rail) and that both Mt Druitt Road and Durham Street are local roads.
As detailed in the Traffic Report at Appendix Q, the proposal will provide a net trip generation of 56 vehicles. The Traffic Report concludes:
“A review of the potential traffic generation of the site has revealed that the development will lead to a net increase in peak hour traffic generation of 56 trips in the peak hour, which represents approximately on (1) additional trip every minute. The results from the SIDRA analysis indicates that the proposed development will have a minor impact to the existing road network conditions and operations of the major intersections surrounding the site. Each performance measures have increased marginally and the level of service of the intersections have not changed in any scenario. As such, it is anticipated that the proposed development will not generate any noticeable traffic impact to the existing road network.”
6.4.1. Bicycle and car parking
As detailed in the Architectural drawings (Appendix A) and Traffic Impact Assessment (Appendix Q). The proposal will provide a total of 105 car parking spaces (including 11 accessible spaces consistent with the DCP requirement of 11), 13 bicycle spaces, 11 motorcycle spaces and one (1) loading space for service vehicles. The proposal includes at grade car parking for visitors along Durham Street.
These rates are based on achieving compliance with the State Environmental Planning Policy (Affordable Rental Housing) 2009. Where the SEPP is silent on certain controls, the Liverpool DCP 2008 (LDCP 2008) is referenced. A detailed breakdown of parking compliance is provided at Table 7 below:
Table 7 – Summary of Parking Compliance
Use Units/GFA Rate (Control) Requirement Provided
Car Parking
Boarding House 53 0.2 space per unit 10.6
In-fill affordable
housing
60 0.4 space per unit 24
Total (SAH required) 35 35
Strata (Studio) 8 0.6 space per unit 4.8
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Use Units/GFA Rate (Control) Requirement Provided
Strata (1-bedroom) 1 0.6 space per unit 0.6
Strata (2-bedroom) 53 0.9 space per unit 47.7
Visitor 62 (units) 1 space per 5 units 12.4
Total (Strata
required)
66 101
Non-residential
Neighbourhood
Shop
30 sqm 1 space per 30 sqm 1 (1.3)
Anglicare
Management
105 sqm 1 space per 40
sqm
3 (2.6)
Sub-total (Non-residential) 4 4
Total 105 105
Bicycle Rates
Boarding House 53 1 space per 5 units 11 (10.6)
Total Required 11 11
SOCIAL IMPACT The Social Impact Statement prepared by Urbis at Appendix V. Overall, the Statement expects the development will have a long-term positive impact for women aged 55 years and over in Western Sydney and people on the National Housing Register. The Statement concludes that the development will have the following potential impacts:
Access to social and affordable housing
The proposal will deliver a long-term positive impact by improving access to social and affordable housing for vulnerable women aged 55 years and over in Western Sydney and NSW Housing Registrants in Blacktown LGA.
Change in residential amenity and character
The proposal will provide greater activation and ownership of a site which currently contains derelict dwellings and is vulnerable to crime and antisocial behaviour. The proposal will intensify the use of the vacant block and may have a minor negative impact on local residents. Amenity impact for residents at No.19 – No.15 Durham Street are likely to be moderate, which may include over shadowing, privacy and noise impacts.
Concentration of disadvantaged communities
The proposal will concentrate additional social housing into an area with relatively high levels of disadvantage. However, based on the proposed model of management and mix of housing, it is considered any negative impact will be managed and the overall potential for increased social disadvantaged will be neutral.
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Increased pressure on local infrastructure and services
The proposal will result in a number of new residents to the suburb, which may place additional demand on the local transport, retail and general social services. However, given the proximity of the site to a range of services and public transport options, the proposal is not expected to generate excessive concentrated demand and is expected to have a minor impact on services.
As such the following recommendations for the proposed development are included:
• The proposal should be designed in accordance with CPTED principles to reduce opportunities for crime and anti-social behaviour.
• Preparation of a landscape plan to reduce visual and noise impacts where appropriate to adjoining residents No.19 – No.15 Durham Street.
• Preparation of a plan of management for the site, to effectively manage maintenance and operational aspects of the site and interaction with the surrounding residential area. Consideration to safety and security measures should also be incorporated into the detailed design and plan of management to manage potential crime risks at the site.
A copy of the NSW Police CPTED Checklist has been provided at Appendix II.
HERITAGE The Heritage Impact Statement prepared by Heritage 21 (Appendix X) finds that the proposed development would not have any impact on ‘The Manse’ located at 21-23 The Avenue, Mount Druitt which the site shares a partial boundary with. This is a local and State heritage listed item and the Register of the National Trust (NSW). The report finds that the proposed development is sympathetic to the adjacent heritage item horizontal and vertical openings, proportions and streetscape siting. The Heritage Impact Statement concludes:
“The proposed new development would be contained wholly within the existing boundary of the subject site and would not encroach into the property occupied by ‘The Manse’. Furthermore, the established curtilage for ‘The Manse’ is confined to the existing lot boundary. The proposed development would therefore not encroach on the established curtilage of the heritage listed item. There is sufficient existing screen planting comprising a scattering of mature trees between ‘The Manse’ and the proposed building.”
The report further reinstates that:
“The proposed work at 21-27 Durham Street and 56-60 Mount Druitt Road, Mount Druitt respects the heritage significance of ‘The Manse’ as it would not visually dominate the house or the landscaped setting of the site when viewed from the Avenue”.
As such, there are no aspects of the proposal which could be detrimental to the significance of the heritage item in the vicinity of the subject site.
ECOLOGICALLY SUSTAINABLE DEVELOPMENT Energy efficient and environmentally sustainable development practices have been incorporated into the design of the proposed development to ensure that energy efficient solutions have been utilised where practicable. This application includes a BASIX Certificate which demonstrates that the proposed development complies with the water and energy savings targets for new developments within NSW. A copy of the BASIX Certification is submitted with this DA.
ENGINEERING 6.8.1. Geotechnical
The Geotechnical Report prepared by JK Geotechnics (Appendix F), confirms the excavation and construction works are achievable if appropriate measures are put in place. This excavation will extend through the fill and residual soils and be predominantly within shale bedrock. Within the excavation the shale bedrock for the most part is expected to be of low strength or less with some medium strength bands
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ASSESSMENT OF KEY ENVIRONMENTAL CONSIDERATIONS 38
reducing vibration impacts. However, if hydraulic rock breakers are to be used such equipment has the potential to cause damaging vibrations, and so full-time vibration monitoring must be undertaken whilst it is in use. Due to the proximity to the adjacent structures, the monitoring should be carried out on a full-time basis.
Furthermore, the report states that “excavations within the soils will not be self-supporting and batter slopes will need to be formed or shoring systems will need to be installed prior to the start of excavation”. The report indicates that drainage should be provided behind all retaining walls and below the basement slab.
6.8.2. Stormwater and Flooding
Northrop have prepared a Civil Engineering Report including flood and stormwater management for the proposed development. This is attached at Appendix Z. Drawings and plans of this infrastructure are provided at Appendix N.
The Report outlines that sediment and erosion control measures have been designed to capture site runoff during construction, as such a sediment basin will not be required for the site.
The site development is part of the Voluntary Contributions Scheme Boundary where by the Development will enter a VPA with Council to offset the Water quality requirements off-sit as discussed in Council’s Part J Water Sensitive Urban Design and Integrated Water Cycle Management guideline (2015). As discussed with Council during the Pre-DA meeting a GPT has been located at the outlet of the OSD.
The rainwater tank will collect all roof water from the development which will pass through a first flush system prior to capture. The rainwater tank will be located within the OSD tank. The collected water will only be used for irrigation.
The report outlines that stormwater treatment devices are effective at reducing the total pollutant loads, peak flows and total volume of flows generated across the site. The Civil Engineering Report concludes:
“No significant issues will be encountered during the detailed design for the drainage infrastructure works associated with this development.”
CONTAMINATION A Contamination Report prepared by Douglas Partners (Appendix M) EIS and Douglas Partners advise that the site is suitable for the proposed development, subject to a series of recommendations (refer to Appendix M) which are summarised below:
“Areas beneath the existing buildings and other areas that were inaccessible should be sampled following demolition. This will also increase the density of sampling, provide greater confidence in the data set and confirm the waste classification.
Prior to demolition a Hazardous Building Materials Assessment should be undertaken of all site structures. All hazardous building materials should be removed from the site structures by an appropriately qualified person prior to demolition. Demolishing the structures without removing the hazardous building materials will result in widespread asbestos contamination across the site.
An emu-bob for removal of FCF should be undertaken across the site by a suitably licenced asbestos contractor and all FCF disposed of to a NSW EPA licenced facility. Following removal a surface clearance should be undertaken by a SafeWork NSW licenced asbestos assessor. This will provide a safe working environments for site personnel and form part of the waste classification.
Any attempt to re-classify the fill material as ENM must address all of the requirements of the ENM Order 2014”.
These recommendations will be adhered to before excavation is undertaken. Douglas Partners conclude that:
“Given the relatively benign nature of the current land use which is similar to the land use noted since the 1950s, additional desktop input is not considered likely to identify any further areas of environmental concern. Additional works should be undertaken as recommended in EIS (2017).”
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WASTE MANAGEMENT A Waste Management Plan has been prepared by Universal Foodservice Design (Appendix T). The Waste Management Plan outlines the actions and recommendations to be applied to the waste management areas to ensure efficient operations at the site.
The waste management system proposed caters for the storage and removal of all waste volumes collected from the residential uses as well as the ground floor neighbourhood shop and Anglicare management areas.
BUILDING CODE OF AUSTRALIA A high-level review prepared by Blackett Maguire + Goldsmith (Appendix O) of the proposed development’s compliance with the Building Code of Australia. The report outlines that the key compliance issues relating to BCA to be addressed by-way of a Fire Engineered Performance Solution prior to issue of the Construction Certificate include:
• Egress travel distance of up to 43m to an alternative exist from within the Basement Level Car Park.
• Egress travel distance of up to 77m between alternative exists from within the Basement Level Car Park.
• Egress travel distance of up to 12m to a single exist on Level 1-7 within Blacks A &C.
The report outlines that:
“any amendments required to the design documentation in order to comply with the BCA can be addressed in the preparation of the detailed documentation for a Construction Certificate without giving rise to significant changes to the proposed development as submitted for the development application.”
ACCESS An Accessibility Report has been prepared by iAccess Consultants (Appendix Y). The key accessible areas are mainly in relation to the requirements of the NCC Section D, Access and Egress and AS1428.1:2009 Design for access and mobility. There is generally a high level of compliance throughout the proposal, where minor non-compliances do exist further design verification will occur at the detailed design construction phase.
CONSTRUCTION MANAGEMENT The proposed development will be constructed in a relatively urbanised area with a degree of access constraints including the occupation and construction of residential flat buildings in the west and the need to retain some of the existing warehousing activities on site. Accordingly, Lipman (Appendix U) have prepared a construction management plan which is submitted with this DA.
The key aspects of the construction management plan for the site includes:
• Applying and obtaining all appropriate permits before commencement of on-site construction activities.
• Establish a suitable construction site layout, including perimeter chian wire fencing.
• A detailed Traffic Management Plan will be developed and lodged with Council.
• Site accommodation will be located within the perimeter of the site and erected to Worksafe NSW Code of Practice requirements.
• Construction loading, and materials handling zone will be located on Durham Street. These will be appropriately handled minimising site disturbance to the local community and other project stakeholders.
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SECTION 4.15 ASSESSMENT 40
7. SECTION 4.15 ASSESSMENT STATUTORY POLICY AND COMPLIANCE
The following assessment has been structured in accordance with Section 4.15(1)(a) of the Environmental Planning & Assessment Act 1979 (EP&A Act).
The proposed development has been assessed in accordance with the relevant state, regional and local planning policies, as follows:
• State Environmental Planning Policy (Infrastructure) 2007 (ISEPP).
• State Environmental Planning Policy 55 – Remediation of Land (SEPP 55).
• State Environmental Planning Policy (Building Sustainability Index Basix) 2004.
• State Environmental Planning Policy (Affordable Rental Housing) 2009 (SEPP Affordable Rental Housing).
• State Environmental Planning Policy No 65—Design Quality of Residential Apartment Development (SEPP 65).
• Blacktown Local Environmental Plan 2015 (BLEP 2015); and
• Blacktown Development Control Plan 2015 (BDCP 2015).
This SEE demonstrates that the proposed development is generally consistent with the relevant statutory planning policies and achieves the objectives of the relevant provisions. Where the proposal is not compliant with the relevant statutory provisions, it has been demonstrated to be a superior outcome than a compliant development. A Clause 4.6 variation request has been provided under separate cover with this development application due to the exceedance in maximum permitted height of building standard.
NATURAL ENVIRONMENT IMPACTS All appropriate measures will be implemented during the construction phase to ensure that there is no adverse amenity impacts to surrounding properties in terms of dust, soil erosion, air and noise.
• The proposal will not result in the removal of significant flora and fauna. The proposal represents a sustainable approach to transport and energy consumption.
• ESD measures will be implemented in the development to maximise energy and water efficiency, reducing the environmental impact of the proposal during both construction and operation.
• The geotechnical and contamination reports confirm that through the use of suitable mitigation measures, there will be no geotechnical or ground contamination impacts on the surrounding natural environment.
SOCIAL AND ECONOMIC IMPACTS The proposed development provides for increased social and economic outcomes through the provision of social and affordable housing product that has the obvious social benefit of providing for vulnerable people in the community.
The building has been designed to provide high levels of amenity for occupants through compliance with key criteria in the Apartment Design Guide and encourages social cohesion/interaction through various communal spaces, both internal and external, that are spread throughout the building.
The design of the building is contextually responsive and activates the streetscape through the neighbourhood shop at ground level. In summary, there will be no adverse social, economic or environmental impacts resulting from the proposed development.
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BUILT ENVIRONMENTAL IMPACTS The proposed development has been designed to be consistent with the surrounding built environment. The proposal successfully mitigates environmental impacts and provides a better outcome for the subject site.
As detailed in the Traffic Report at Appendix Q traffic impacts will be limited, revealing that the site can accommodate the increase in density.
SUITABILITY OF THE SITE FOR DEVELOPMENT The subject site is suitable for the proposed development because it is on land zoned for R4 High Density Residential purposes and is located adjacent to compatible land uses. The site is highly suitable for the proposed development for the following reasons:
• The site is zoned as R4 High Density Residential permitting the proposed use.
• The built form is consistent with Council’s planning intent for the area.
• The site is well serviced by public transport and amenity.
• The proposed use does not conflict with any of the surrounding commercial and residential land uses in the immediate locality.
• Technical reports, have been provided and demonstrate the site is capable of being developed in the manner proposed without adverse impacts.
THE PUBLIC INTEREST The proposed development is in the public interest for the following reasons:
• The proposal will provide social and affordable housing, assisting vulnerable members of the community and responding to a demonstrated demand in the LGA.
• The built form is contextually response, providing streetscape activation and is consistent with the surrounding residential area.
• The building is consistent with ADG provisions, providing a high amenity for tenants.
• The development will generate employment during the construction and operation phases of the project.
• It achieves a high level of planning compliance, with the minor variation from maximum building height controls able to be suitably justified in the parameters set by clause 4.6 in the Blacktown LEP 2015.
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CONCLUSION 42
8. CONCLUSION The proposal is appropriate for the site and the locality because:
• The proposal is consistent with State and subregional strategic planning objectives.
• The proposal satisfies the applicable local and state planning policies. The proposed development is compliant with the applicable planning controls. Where variations are proposed, the objectives and intent of these provisions have been met.
• The design responds positively to the site conditions and the surrounding environment. The proposal provides a positive built form design to the surrounding context, including street level activation to Durham Street.
• The proposal will offer a higher standard of amenity. The proposal will provide accommodation which is compliant with relevant standards achieving, high level of amenity. This includes a significant amount of communal open space throughout the buildings.
• The proposal is suitable for the site. The proposal is permissible in the R4 High Density Residential zone, and is consistent with the relevant objectives of the zone.
• Has limited environmental, social, economic impacts. The proposed development will provide positive social, economic, environmental contribution to Mt Druitt. There will be no adverse environmental, social or economic impacts resulting from the proposed development.
• The proposal is in the public interest. The proposal will provide social and affordable housing development integrated with strata market housing in Mt Druitt that promotes active street frontages and represents a bold design statement for the site.
For the reasons outlined within this SEE, the proposal is in the public interest and should be approved.
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DISCLAIMER 43
DISCLAIMER This report is dated 18 December 2018 and incorporates information and events up to that date only and excludes any information arising, or event occurring, after that date which may affect the validity of Urbis Pty Ltd’s (Urbis) opinion in this report. Urbis prepared this report on the instructions, and for the benefit only, of Anglican Community Services (Instructing Party) for the purpose of Statement of Environmental Effects (Purpose) and not for any other purpose or use. To the extent permitted by applicable law, Urbis expressly disclaims all liability, whether direct or indirect, to the Instructing Party which relies or purports to rely on this report for any purpose other than the Purpose, and to any other person which relies or purports to rely on this report for any purpose whatsoever (including the Purpose).
In preparing this report, Urbis was required to make judgements which may be affected by unforeseen future events, the likelihood and effects of which are not capable of precise assessment.
All surveys, forecasts, projections and recommendations contained in or associated with this report are made in good faith and on the basis of information supplied to Urbis at the date of this report, and upon which Urbis relied. Achievement of the projections and budgets set out in this report will depend, among other things, on the actions of others over which Urbis has no control.
In preparing this report, Urbis may rely on or refer to documents in a language other than English, which Urbis may arrange to be translated. Urbis is not responsible for the accuracy or completeness of such translations and disclaims any liability for any statement or opinion made in this report being inaccurate or incomplete arising from such translations.
Whilst Urbis has made all reasonable inquiries it believes necessary in preparing this report, it is not responsible for determining the completeness or accuracy of information provided to it. Urbis (including its officers and personnel) is not liable for any errors or omissions, including in information provided by the Instructing Party or another person or upon which Urbis relies, provided that such errors or omissions are not made by Urbis recklessly or in bad faith.
This report has been prepared with due care and diligence by Urbis and the statements and opinions given by Urbis in this report are given in good faith and in the reasonable belief that they are correct and not misleading, subject to the limitations above.
APPENDICES
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APPENDIX A ARCHITECTURAL PLANS
APPENDICES
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APPENDIX B URBAN DESIGN REPORT
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APPENDICES
APPENDIX C ADG COMPLIANCE TABLE
APPENDICES
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APPENDIX D DESIGN VERIFICATION STATEMENT
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APPENDICES
APPENDIX E SITE SURVEY
APPENDICES
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APPENDIX F GEOTECHNICAL REPORT
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APPENDICES
APPENDIX G MECHANICAL SERVICES REPORT
APPENDICES
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APPENDIX H ELECTRICAL SERVICES REPORT
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APPENDICES
APPENDIX I FIRE SERVICES REPORT
APPENDICES
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APPENDIX J HYDRAULIC SERVICES REPORT
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APPENDICES
APPENDIX K BASIX CERTIFICATE
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APPENDIX L QUANTITY SURVEYORS REPORT
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APPENDIX M CONTAMINATION REPORT
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APPENDIX N STORMWATER MANAGEMENT AND EROSION CONTROL PLAN
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APPENDIX O BCA REPORT
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APPENDIX P PRE-APPLICATION MEETING MINUTES
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APPENDIX Q TRAFFIC IMPACT ASSESSMENT
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APPENDIX R STRUCTURAL DRAWINGS
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APPENDIX S ACOUSTIC REPORT
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APPENDIX T WASTE MANAGEMENT PLAN
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APPENDIX U CONSTRUCTION MANAGEMENT PLAN
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APPENDIX V SOCIAL IMPACT STATEMENT
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APPENDIX W HERITAGE DUE DILIGENCE LETTER
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APPENDIX X HERITAGE IMPACT STATEMENT
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APPENDIX Y ACCESS REPORT
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APPENDIX Z CIVIL ENGINEERING REPORT
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APPENDIX AA BLACKTOWN DEVELOPMENT CONTROL PLAN (BDCP) 2015 COMPLIANCE TABLE
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APPENDIX BB GEOTECHNICAL REVIEW LETTER
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APPENDIX CC PHOTOMONTAGES
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APPENDIX DD PLAN OF MANAGEMENT
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APPENDIX EE LANDSCAPE PLANS
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APPENDIX FF DEMOLITION ORDER AND CORRESPONDENCE
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APPENDIX GG NOISE IMPACT STATEMENT
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APPENDIX HH SOIL REPORT
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APPENDIX II CPTED CHECKLIST