Sydney Level 35 One International Towers 100 Barangaroo Avenue Sydney NSW 2000 02 8046 7411 [email protected]
Document Control Sheet
Issue No. Amendment Date Prepared By Checked By A Draft 21 August 2017 MLOU MR B Final 23 August 2017 MLOU MR
Limitations Statement This report has been prepared in accordance with and for the purposes outlined in the scope of services agreed between ADW Johnson Pty Ltd and the Client. It has been prepared based on the information supplied by the Client, as well as investigation undertaken by ADW Johnson and the sub-consultants engaged by the Client for the project. Unless otherwise specified in this report, information and advice received from external parties during the course of this project was not independently verified. However, any such information was, in our opinion, deemed to be current and relevant prior to its use. Whilst all reasonable skill, diligence and care have been taken to provide accurate information and appropriate recommendations, it is not warranted or guaranteed and no responsibility or liability for any information, opinion or commentary contained herein or for any consequences of its use will be accepted by ADW Johnson or by any person involved in the preparation of this assessment and report. This document is solely for the use of the authorised recipient. It is not to be used or copied (either in whole or in part) for any other purpose other than that for which it has been prepared. ADW Johnson accepts no responsibility to any third party who may use or rely on this document or the information contained herein. The Client should be aware that this report does not guarantee the approval of any application by any Council, Government agency or any other regulatory authority.
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1.1 BRIEF OVERVIEW OF THE SITE .............................................................................................. 6 1.2 DEVELOPMENT DETAILS ....................................................................................................... 6 1.3 PURPOSE OF THE REPORT .................................................................................................... 7 1.4 DEVELOPMENT APPLICATION DETAILS .............................................................................. 7
2.0 PROPOSED DEVELOPMENT .................................................................................................. 9
2.1 OBJECTIVES OF THE PROPOSAL ......................................................................................... 9 2.2 DESCRIPTION OF PROPOSED DEVELOPMENT ................................................................... 9 2.3 STAGE 1 ............................................................................................................................... 11
2.3.1 Subdivision .............................................................................................................. 11 2.3.2 Demolition .............................................................................................................. 12 2.3.3 Removal of Vegetation ........................................................................................ 12 2.3.4 Service Station and Car Wash .............................................................................. 13 2.3.5 Landscaping .......................................................................................................... 14 2.3.6 Signage .................................................................................................................. 15
4.1 ENVIRONMENT PROTECTION AND BIODIVERSITY CONSERVATION ACT 1999 ............ 28 4.2 HERITAGE ACT 1977 ........................................................................................................... 28 4.3 THREATENED SPECIES CONSERVATION ACT ................................................................... 28 4.4 STATE PLANNING CONTROLS ........................................................................................... 31
4.4.1 State Environmental Planning Policy (Western Sydney Employment Area) 2009 31
4.5 SEPP 33 HAZARDOUS AND OFFENSIVE INDUSTRY .......................................................... 35 4.6 SEPP 55 REMEDIATION OF LAND ...................................................................................... 36 4.7 STATE ENVIRONMENTAL PLANNING POLICY NO 64 (ADVERTISING AND SIGNAGE) . 36 4.8 SEPP (STATE AND REGIONAL DEVELOPMENT) 2011 ....................................................... 36 4.9 LOCAL PLANNING CONTROLS ......................................................................................... 36
4.9.1 Blacktown Local Environmental Plan 2015 .......................................................... 36 4.9.2 Blacktown Development Control Plan ................................................................ 36 4.9.3 Huntingwood Development Control Plan ........................................................... 36
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5.0 DEVELOPMENT ISSUES ....................................................................................................... 37
5.4 ABORIGINAL CULTURAL HERITAGE .................................................................................. 39 5.5 EUROPEAN CULTURAL HERITAGE ..................................................................................... 40 5.6 CIVIL DESIGN ...................................................................................................................... 40
5.6.1 Site Works ............................................................................................................... 41 5.6.2 Stormwater Management .................................................................................... 41
5.7 SERVICING .......................................................................................................................... 42 5.8 TRAFFIC AND CAR PARKING ............................................................................................ 42
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APPENDIX PHAZARD IDENTIFICATION AND RISK ASSESSMENT (CADWAY PROJECTS)
APPENDIX QLIGHTING PLAN
APPENDIX RWASTE MANAGEMENT PLAN
APPENDIX SCOST PLAN REPORT (MCG QUANTITY SURVEYORS)
APPENDIX TSITE SURVEY (SURDEVEL SURVEYORS)
APPENDIX UCERTIFICATE OF TITLE
APPENDIX VDEPOSITED PLAN
APPENDIX WSEPP 64 ASSESSMENT
APPENDIX XDCP COMPLIANCE ASSESSMENT
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LIST OF FIGURES
Development Staging Plan. Figure 1 Plan of Proposed Subdivision. Figure 2 Perspective from intersection of Reservoir Road and the Great Western Figure 3
highway. Proposed Layout of Service Station and Car Wash. Figure 4 Landscape Concept. Figure 5 Proposed pylon signs. Figure 6 Proposed Pylon Sign Elevations. Figure 7 Signage Colour Schedule. Figure 8 Aerial Image of the Site. Figure 9
Dilapidated building in south eastern corner of site. Figure 10 Dilapidated building centrally located within the site. Figure 11 View from eastern boundary toward the north west. Figure 12 View from the north east of site toward the west. Figure 13 View from the north of site toward the south. Figure 14 Locality Map of the Site. Figure 15 Flood Prone Land. Figure 16 Vegetation communities. Figure 17 Heritage Listings. Figure 18 Land Application Map. Figure 19 Land Zoning Map. Figure 20 Land Reservation Acquisition Map. Figure 21 Visual Assessment Zones. Figure 22 Visual Accessibility. Figure 23
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1.0 Introduction ADW Johnson Pty Ltd has been commissioned by the Arcidiacono Family Trust to prepare a Development Application (DA) and accompanying Statement of Environmental Effects (SOEE) for a Concept Development Application for a subdivision, service station and the removal of vegetation. 1.1 BRIEF OVERVIEW OF THE SITE The subject land is described as Lot 2 DP 229466, with a street address of 6 Honeman Close, Huntingwood. The site is located within the Western Sydney Employment Area. The site has a total area of approximately 5.541ha and has frontages to the Great Western Highway (to the north), Reservoir Road (to the east) and Honeman Close (to the south west). The site is zoned IN1 General Industrial under State Environmental Planning Policy (Western Sydney Employment Area) 2009. ‘Service stations’ are a permissible land use within the IN1 zone, with consent. The estimated cost of development $4,000,760. 1.2 DEVELOPMENT DETAILS Concept Development Approval is sought under Division 2A, Part 4 of the Environmental Planning and Assessment Act 1979 (EP&A Act) and this SoEE addresses the heads of consideration under Section 79C. The application is Integrated Development and requires approval from the NSW Roads and Maritime Services and the NSW Office of Environment and Heritage. In addition, a Species Impact Statement (SIS) has been prepared to address the proposed removal of vegetation from the site and responds to the Chief Executive’s Requirements (CERs) issued by the Chief Executive of the Office of Environment and Heritage (OEH). The concurrence of OEH is required under Section 79B of the EP&A Act. Concept Development Approval is sought for the following: Stage 1. Subdivision:
• Subdivision of land into 4 lots. Demolition: • Demolition of existing structures from the site. Removal of vegetation: • Removal of vegetation and establishment of offsets over areas identified
as Stages 1, 2 and 3. Construction of a service station: • Separate refueling area for cars and trucks, each with an all-weather
canopy. • Convenience store with a floor area of 480m2. • Car wash. Construction of new internal access road: Access from Reservoir Road, connecting through the site to provide secondary access to the Great Western Highway.
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Landscaping: • Associated landscaping works and planting across the site. Signage • Installation of 3 Pylon Signs.
Stage 2. Subsequent commercial / industrial development on proposed Lot 2 This stage will be subject to a separate development application.
Stage 3. Subsequent commercial / industrial development on proposed Lot 3. This stage will be subject to a separate development application.
Plans of the proposed development are provided within Appendix B and further details are provided within Section 2 of this report. State Environmental Planning Policy (Western Sydney Employment Area) 2009 applies to the site, under which the land is zoned IN1 General Industrial. The proposed development complies with all relevant provisions of the State Environmental Planning Policy (Western Sydney Employment Area) 2009 and is generally consistent with the aims and controls of the Huntingwood Precinct Development Control Plan. 1.3 PURPOSE OF THE REPORT This Statement of Environmental Effects (SOEE) has been prepared pursuant to Section 78A(9) of the Environmental Planning and Assessment Act and accompanying Regulation. Its purpose is to: • Describe the proposed development; • Identify and summarise the relevant controls which guide assessment of the proposal; • Provide information on the site and its context; and • Review the key issues associated with the proposal to aid in assessment by the Consent
Authority and other relevant authorities. Consideration has been given to relevant guidelines in preparing this Statement of Environmental Effects as well as the full range of other relevant legislation and development guidelines. 1.4 DEVELOPMENT APPLICATION DETAILS
Key Details Relevant to Development Application Table 1.
STATEMENT OF ENVIRONMENTAL EFFECTS PREPARED BY:
Name:
ADW Johnson Pty Ltd
Unit 7, 335 Hillsborough Road
WARNERS BAY NSW 2282
Contact:
Marion Lourens – Senior Town Planner
Ph: (02) 4978 5100
Fax: (02) 4978 5199
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Stage 1: Subdivision of land into 4 lots; construction of service station, car wash and internal access road, removal of vegetation and associated works and signage.
Stage 2: Future commercial / industrial development on proposed Lot 2
Stage 3: Future commercial / industrial development on Proposed Lot 3
2.0 Proposed Development 2.1 OBJECTIVES OF THE PROPOSAL The objectives of the proposal are: • To remove established vegetation from part of the Site to provide for future
development; and • To establish a service station development on the Site that is accessible to traffic
utilising both Reservoir Road and the Great Western Highway. The proposal will facilitate economic growth and employment generating development in the locality, through the establishment of a new service station on the Site, whilst providing certainty relating to future development opportunities across the remainder of the site. 2.2 DESCRIPTION OF PROPOSED DEVELOPMENT The proposed development application is lodged in accordance with Division 2A Special procedures concerning concept development applications, set out in Section 83B of the Environmental Planning and Assessment Act 1979. A concept development application is a development application that sets out concept proposals for the development of a site, and for which detailed proposals for the site or for separate parts of the site are to be the subject of a subsequent development application or applications In this case, the concept development application provides the requisite details of the development proposed as part of Stage 1 and will not authorise works within proposed Stages 2 or 3 until such time as separate development applications are lodged for these components. The consent authority, when considering under section 79C the likely impact of the development the subject of a concept development application, need only consider the likely impact of the concept proposals (and any first stage of development included in the application) and does not need to consider the likely impact of the carrying out of development that may be the subject of subsequent development applications. The Arcidiacono Family Trust is seeking development consent to carry out the following works: Stage 1 Subdivision • Subdivision of land into 4 lots. Demolition • Demolition of existing structures from the site.
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Removal of Vegetation • Removal of vegetation and establishment of biodiversity conservation offsets.
Construction of a Service Station • Separate refuelling area for cars and trucks, each with an all-weather canopy; • Convenience store and ancillary café with a floor area of 480m2; and • Car wash. Construction of new Internal Access Roads • Construction of new access roads as follows; • Access from reservoir Road comprising left in left out only; and • Access from the Great Western Highway comprising left in left on only. Landscaping • Associated landscaping works and planting across the site.
Signage • Installation of 3 x pylon signs. Stage 2. • Subsequent commercial / industrial development. This stage will be subject to a separate development application. Stage 3 • Subsequent commercial / industrial development. This stage will be subject to a separate development application. The proposed staging plan is shown in Figure 1 and a full plan is included in Appendix B.
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Development Staging Plan. Figure 1
2.3 STAGE 1 2.3.1 Subdivision The proposal seeks to subdivide the site into 4 lots detailed as follows: • Lot 1: 20,320m2 • Lot 2: 20,320m2 • Lot 3: 20,115m2 • Lot 4: 10,644m2 A plan of the proposed subdivision is shown in Figure 2 and a full plan is included in Appendix B. An easement for drainage is proposed along the northern boundary of proposed Lot 2. A proposed private access road will remain within lot 1 with a right of access benefiting proposed Lots 2 and 3.
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Plan of Proposed Subdivision. Figure 2
2.3.2 Demolition The dilapidated remains of a former service station are located toward the southern site boundary. It is proposed that these structures be removed. A demolition plan is included in Appendix B. 2.3.3 Removal of Vegetation The proposed development seeks to clear vegetation from proposed Lots 1, 2 and 3 and this activity will remove approximately 3.1 ha of Cumberland Plain Woodland and approximately 0.5ha of River-flat Eucalypt Forest, as well as a limited area of largely planted/exotic vegetation, exotic grasslands, and aquatic vegetation. Preliminary assessments of the subject site have determined that the proposal will impact on threatened ecological communities (TECs) and threatened species listed under the TSC Act. This includes impacts on the TSC Act and EPBC Act listed EEC Cumberland Plain Woodland, which triggered the need for a Species Impact Statement (SIS) and concurrence from OEH. Initial Assessments of Significance prepared for the proposed impacts on Cumberland Plain Woodland indicated there could potentially be a significant impact on the aforementioned community, and as such, the Chief Executives Requirements (CERs) were sought from the Office of Environment and heritage (OEH) for the preparation of a SIS. Accordingly, an SIS has been prepared by Cumberland Ecology and is included in Appendix H. The purpose of the SIS is to identify threatened species issues and provide appropriate amelioration for adverse impacts resulting from the proposal. Concept Development Application – Proposed Service Station Lot 2 DP 2294666 – 6 Honeman Close, Huntingwood (Ref: N:\300005\Planning\DA Prep\300005_SOEE 23082017.docx) 12
2.3.4 Service Station and Car Wash The proposed service station and car wash are to be constructed within proposed Lot 1 and will comprise the following: • Service station
o six car fuel pumps (equates to 12 car fuelling bays); o six truck fuel pumps (six truck fuelling bays); and o convenience store with ancillary café, with a gross floor area of 475m2.
• Car wash o four car wash bays; and o four vacuum bays.
• Car parking o 27 car parking spaces are proposed to serve the proposed development,
including one accessibility parking space. A perspective of the proposed development is provided in Figure 3 and a development layout is shown in Figure 4. Detailed plans are included in Appendix B.
Perspective from intersection of Reservoir Road and the Great Western highway. Figure 3
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Proposed Layout of Service Station and Car Wash. Figure 4
Building Height The following building heights are proposed: Convenience Store: 4.45m Car refuelling canopy: 6.45m Truck refuelling canopy: 5.45m Car wash: 4.6m The proposed building heights are consistent with existing development in the surrounding locality. 2.3.5 Landscaping Sprout Landscape Architecture have prepared a Landscape Plan for the proposed development. An extract is provided in Figure 5. The plan provides for a turf verge along the road frontage and a mix of grasses and groundcover within the landscape setback, with scattered trees along this alignment. Additional planting is proposed throughout the development to ensure a high-quality amenity and provide separation between the proposed service station and car wash facility. All selected species require minimal maintenance and have low watering requirements.
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Landscape Concept. Figure 5
(Source: Sprout Landscape Architecture) 2.3.6 Signage Three fully illuminated pylon signs are proposed within proposed Lot 1. The location of the proposed signs is shown in Figure 6. The signs will be identical in design with dimensions shown in Table 2. and will be located along the road frontage of Reservoir Road and the Great Western Highway. The signs will be illuminated with non-flashing white LED light.
Proposed signage dimensions Table 2.Actual Height (mm) Width (mm) Depth (mm) 12,500 400 1600 Elevations are shown in Figure 7 and a schedule of colours is provided in Figure 8.
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Proposed pylon signs. Figure 6
Proposed sign
Proposed sign
Proposed sign
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Proposed Pylon Sign Elevations. Figure 7
Signage Colour Schedule. Figure 8
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2.4 OPERATIONAL CONSIDERATIONS The proposed service station will operate 24 hours, 7 days per week. A delivery bay is provided to the rear of the service station. A designated bin store and plant area is provided to the rear of the service station. 2.5 DOCUMENTATION The following documentation has been provided to support the proposed development and includes the following: • Appendix A Pre-lodgement Meeting Minutes • Appendix B Development Plans • Appendix C Landscape Design Documentation • Appendix D Engineering Report • Appendix E Civil Design • Appendix F Services Report • Appendix G Traffic Impact Assessment • Appendix H Species Impact Statement • Appendix I Statement of Heritage Impact Advice • Appendix J Aboriginal Heritage Due Diligence Assessment • Appendix K Photographic Archival Record Report • Appendix L Acoustic Impact Assessment • Appendix M Geotechnical Investigation • Appendix N Contamination Assessment • Appendix O SEPP 33 Screen • Appendix P Hazard Identification and Risk Assessment • Appendix Q Lighting Plan • Appendix R Waste Management Plan • Appendix S Cost Plan Report • Appendix T Site Survey • Appendix U Certificate of Title • Appendix V Deposited Plan • Appendix W SEPP 64 Assessment • Appendix X DCP Compliance Assessment 2.6 PRE-DA CONSULTATION A pre-DA meeting was held with Blacktown City Council on 19 January 2016. Minutes are included in Appendix A. Follow up meetings where held with representatives from Council’s Development Assessment and Strategic Planning sections and Department of Planning and Environment on 27 June 2016 and a teleconference was held with Justine Clarke on 14 July 2017 relating to the proposed clearing of vegetation across the site.
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3.0 Site Analysis 3.1 SITE The Site is located at 6 Honeman Close, Huntingwood and is described as Lot 2 DP 229466. The site is owned by the Arcidiacono Family Trust. A copy of the Deposited Plan and Certificate of Title, are included as Appendix U and D of this report. The site has a total area of 55.541ha2 and has frontages to the Great Western Highway (to the north), Reservoir Road (to the east) and Honeman Close (to the south west). The site is partly vegetated and a disused and dilapidated service station development is located at the southernmost extent of the site, toward the intersection of Honeman Close and Reservoir Road. The remainder of the site is currently undeveloped. Vehicular access to Honeman Close is currently restricted, with a barrier installed to prevent unauthorised access along this road. An aerial image of the site is provided in Figure 9 below.
Aerial Image of the Site. Figure 9
(Source: http://maps.au.nearmap.com) Images of the site are provided in Figures 10 - 14.
The Site
Existing disused service station
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Dilapidated building in south eastern corner of site. Figure 10
Dilapidated building centrally located within the site. Figure 11
View from eastern boundary toward the north west. Figure 12
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View from the north east of site toward the west. Figure 13
View from the north of site toward the south. Figure 14
3.2 LOCALITY AND SURROUNDING LAND USES The Site is located in the suburb of Huntingwood and is situated between the Great Western Highway (A44) and the Western Motorway (M4). Land situated immediately to the south of Honeman Close is vacant and partially cleared of vegetation. The site lies within the designated Western Sydney Employment Area and a range of industrial uses are situated to the immediate east and west of the site. Residential areas within the suburb of Prospect lie to the immediate north east of the site. Arndell Park lies to the north of the site with a range of alight industrial / commercial land uses developed along the frontage of the Great Western Highway. Prominent outdoor recreation facilities are located to the south of the Western Motorway and include Wet n’ Wild, Sydney Motorsport Park, Sydney Dragway and Eastern Creek International Carting.
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Locality Map of the Site. Figure 15
(Source: http://maps.au.nearmap.com) 3.3 TOPOGRAPHY, DRAINAGE & FLOODING The site has an approximate elevation of 68m AHD with a gentle slope to the north northwest. The existing catchment is almost entirely rural in character and grades down from Reservoir Road in the westerly direction via a natural watercourse at approximately 5%. The site is identified as non-flood-prone land with only the north-west extremity of the site lying within the flood risk area. This is shown in Figure 16.
The Site
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Flood Prone Land. Figure 16
3.4 GEOTECHNICAL CHARACTERISTICS The Sydney Geological services 1:100,000 map indicates the site to be located in an area where Bringelly Shale of the Wianamatta Group comprise the bedrock to the region. Residual reactive clays generally overlie the shale. From geotechnical considerations those geological conditions do not pose any concerns. Review of the Hydrogeology Map of Australia Commonwealth of Australia (Geoscience Australia) describes the aquifers in the vicinity of the site as porous, extensive and of low to moderate productivity. 3.5 CONTAMINATION There are no EPA notices pertaining to the Site, no records of dangerous goods storage and no evidence of potentially contaminating activities occurring at the site within the proposed development footprint. Further, based on the discussion of potential site contamination sources included in Section 5, the potential risk of groundwater contamination from sources originating at the site is considered low. All soil sample results were below the (NEPM 2013) Health Investigation Levels (HILs) for commercial industrial (HILS D), therefore, the site does not pose an unacceptable risk under the proposed commercial/industrial use scenario.
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The B(a)P impact exceeding ESLs is limited to one stockpile (SP04) on the western site boundary with Honeman close. While concentrations of copper, manganese, nickel and zinc were reported in groundwater exceeding the adopted GILs, these concentrations are considered representative of groundwater in urban areas, subject to minor impacts by urban runoff and drainage and do not appear to be attributable to on-site sources. As no beneficial uses of groundwater were identified at the site or downgradient of the site and given the site is located in an urban environment is it is considered that there is a low risk to future site users or downgradient sensitive receptors from the elevated metal concentrations identified. Based on these results and the inferred groundwater flow direction, there is a low risk to future site users or downgradient sensitive receptors from groundwater. Abandoned buildings in the south east corner of the site most possibly contain asbestos roofing materials. The site is considered suitable for commercial/industrial use in accordance with the Contaminated Land Management Act 1997, State Environmental Protection Policy (SEPP55) and the requirements of Blacktown City Council. 3.6 ACID SULFATE SOILS The Site is not considered likely to contain Acid Sulfate Soils. 3.7 VEGETATION The vegetation within the study area is made up of a number of remnant and non-remnant vegetation communities. Generally, the condition of the remaining native vegetation ranges from medium to poor, and the patches occurring within the study area are fragmented and edge effected. The majority of the woody vegetation is made up of Cumberland Plain Woodland, with smaller patches of River-flat Eucalypt Forest occurring in association with drainage lines. The remaining areas are generally comprised of planted native/exotic vegetation and exotic grasslands. The distribution of these communities across the site is shown in Figure 17.
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Vegetation communities. Figure 17
3.8 BUSHFIRE A search of the NSW Rural Fire Service website identified that the Site does not comprise Bushfire Prone Land. 3.9 TRAFFIC, ACCESS & ROAD NETWORK The subject site has three street frontages to the following road networks: • Honeman Close; • Reservoir Road; and • Great Western Highway.
Access to the site is proposed in two locations: • Honeman Close, intersecting with Reservoir Road (left in – left out only); and • The Great Western Highway (left in – left out only). Traffic, access and road network are discussed further in Section 5 of this report. 3.10 EUROPEAN HERITAGE Honeman Close is listed as follows: • The State Heritage Register as part of the “Former Great Western Road, Prospect SHR
01911; and • The Blacktown Local Environmental Plan 2015 (LEP) as part of the “Great Western
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The extent of these listings is shown in Figure 18. The DA for the proposed development relates to land described as Lot 2 DP 229466, 6 Honeman Close, Huntingwood. Although Honeman Close is outside this lot boundary, a small portion of the road will need to be upgraded to allow access for a new internal road into the site.
Heritage Listings. Figure 18
3.11 ABORIGINAL HERITAGE A desktop assessment and site inspection did not identify any previously recorded Aboriginal objects or areas of PAD within the project area. Furthermore, the project area is considered to have low archaeological potential because of the following reasons: • The project area has been inspected twice and no Aboriginal objects have been
identified in ground exposures; • The project area is not associated with reliable watercourses that would indicate
intensive Aboriginal activity and thus archaeological evidence; Concept Development Application – Proposed Service Station Lot 2 DP 2294666 – 6 Honeman Close, Huntingwood (Ref: N:\300005\Planning\DA Prep\300005_SOEE 23082017.docx) 26
• Previous assessments observed minimal topsoil in the project area that would be able to retain subsurface deposits when compared to other areas of higher potential surveyed the Huntingwood East Precinct survey area; and
• The relatively flat and elevated area in the project area has been highly disturbed from the construction and maintenance of the Western Road (now Honeman Close) and the service station and ancillary features. This area would have prehistorically had the most archaeological potential but is now disturbed land.
It is therefore reasonable to conclude, in accordance with the due diligence guidelines, that there is a low probability of Aboriginal objects occurring within the proposed alignment; visual inspection did not result in Aboriginal objects being found. 3.12 UTILITY SERVICES Appropriate arrangements will be made to ensure that utility services are available to the site. 3.13 DEVELOPMENT HISTORY It is understood that historically, that site was utilised for farming activities and commercial activities. A service station was previously operational in the south-eastern corner of the site and a dilapidated structure associated with this use remains on the site.
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4.0 Planning Controls 4.1 ENVIRONMENT PROTECTION AND BIODIVERSITY CONSERVATION ACT 1999 The proposed clearing will result in the removal of 2.3 ha of Cumberland Plain Shale Woodland and Shale-Gravel Transition Forest (CPW) listed under the Environment Protection and Biodiversity Conservation Act 1999. The likelihood that the proposed action would have a significant impact on the CPW has been considered in accordance with the Significant Impact Criteria for a Critically Endangered Ecological Community, as outlined in the Department’s Significant Impact Guidelines (DoE, 2013). Clearing of 2.3 ha of CPW triggers one of the seven impact criteria listed in the guidelines: • ‘reduce the extent of an ecological community’ A Species Impact Assessment has been prepared in response to the proposed clearing and the concurrence of the Department of Environment and Energy is required for this activity. A separate application will be made to address this matter. Further details are included within the Species Impact Assessment included within Appendix I. 4.2 HERITAGE ACT 1977 Certain historical heritage items are protected in NSW under the Heritage Act 1977 (Heritage Act). The Heritage Act establishes the State Heritage Register (SHR) which lists heritage items formally assessed as being of State significance. Interim protection orders may also be employed to protect heritage items. An Approval under section 60 is required to impact SHR items. In addition to listed items, all historical archaeological sites (relics) of local or State significance are protected under the Heritage Act. This application triggers referral to the Office of Environment and Heritage as Integrated Development. Further details are provided in Section 5 of this SoEE. 4.3 THREATENED SPECIES CONSERVATION ACT The proposal will require the clearing of an area of Cumberland Plain Woodland, which meets the criteria for the Critically Endangered Ecological Community (CEEC) listed under the New South Wales (NSW) Threatened Species Conservation Act 1995 (TSC Act). An SIS has been prepared in accordance with Section 109 and 110 of the TSC Act and is included in Appendix H.
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4.2 ENVIRONMENTAL PLANNING AND ASSESSMENT ACT 1979 Compliance with key provisions of the Environmental Planning and Assessment Act 1979 (EP&A Act) is demonstrated below. 4.2.1 Part 1 Preliminary Section 5. Object of the Act The proposed development promotes the objects of the Act as follows: • The proper management, development and conservation of the land; • The promotion and co-ordination of the orderly and economic use and development
of land; • The provision and co-ordination of communication and utility services to the proposed
development; • The protection of the environment through the setting aside of land as public open
space; • Will promote the sharing of the responsibility for environmental planning between the
different levels of government in the State through the implementation of planning agreements; and
• Will provide opportunity for public involvement and participation in environmental planning and assessment through the public notification process.
4.2.2 Part 4 Development Assessment The proposed subdivision is to be assessed under Part 4 of the EP&A Act. Section 79B A Species Impact Statement (SIS) has been prepared to address the proposed removal of vegetation from the site and responds to the Chief Executive’s Requirements (CERs) issued by the Chief Executive of the Office of Environment and Heritage (OEH). The concurrence of OEH is required under Section 79B of the EP&A Act. Section 79C Evaluation This assessment takes into consideration matters identified in Section 79C of the EP&A Act. Compliance is demonstrated in Table 3.
Compliance with Section 79C of the EP&A Act Table 3.Matters for Consideration Compliance
(a) the provisions of: (i) any environmental planning instrument The provisions of applicable State Environmental
Planning Policies are considered in Sections 4.4 of the SoEE.
(ii) any proposed instrument that is or has been the subject of public consultation under this Act and that has been notified to the consent authority (unless the Secretary has notified the consent authority that the making of the proposed instrument has been deferred indefinitely or has not been approved)
Not applicable.
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Matters for Consideration Compliance (iii) any development control plan A detailed assessment of the relevant provisions
of the Development Control Plan is provided in Appendix X.
(iii) any planning agreement that has been entered into under section 93F, or any draft planning agreement that a developer has offered to enter into under section 93F, and
Not applicable
(iv) the regulations (to the extent that they prescribe matters for the purposes of this paragraph), and
The proposed development is considered to be compliant with relevant matters identified within the Environmental Planning and Assessment Regulation 2000.
(v) any coastal zone management plan (within the meaning of the Coastal Protection Act 1979), that apply to the land to which the development application relates,
Not applicable.
(b) the likely impacts of that development, including environmental impacts on both the natural and built environments, and social and economic impacts in the locality,
The likely impacts of the proposed development are considered in Section 5 of this SoEE.
(c) the suitability of the site for the development,
The proposed development is located on a site which is appropriately zoned, within a designated employment area. For these reasons, the subject site is considered to be entirely suitable for the proposed development. The suitability of the site is further considered in Section 5 the SoEE.
(d) any submissions made in accordance with this Act or the regulations,
It is understood that this development application will be advertised and notified for public comment. Any submissions would be considered by Council as part of its assessment.
(e) the public interest. The proposed development is considered to be in the public interest as it will develop existing vacant land for the purposes for which it has been zoned and as such is considered to be in the public interest through the long term benefits of development and growth within a strategically appropriate location. Beyond this, the development will also: • Create jobs during construction and during
the ongoing operational phases; • Contribute significant funds towards
provision of infrastructure, facilities and services to satisfy needs that arise from development of the land.
Section 91 and 91A Integrated Development The development is classified as “Integrated Development” under Section 91 of the EP&A Act as it requires the separate approval of: • Roads and Maritime Services (RMS) under the Roads Act 1993; and • Office of Environment and Heritage (OEH) under the Heritage Act 1997.
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Further details are provided in the table below.
Integrated Development triggers Table 4.Legislation Relevant
Section Reason
Roads Act 1993
s 138
consent to: (a) erect a structure or carry out a work in, on or over a public road, or (b) dig up or disturb the surface of a public road, or (c) remove or interfere with a structure, work or tree on a public road, or (d) pump water into a public road from any land adjoining the road, or (e) connect a road (whether public or private) to a classified road
Heritage Act 1977
s 58
approval in respect of the doing or carrying out of an act, matter or thing referred to in s 57 (1)
4.4 STATE PLANNING CONTROLS 4.4.1 State Environmental Planning Policy (Western Sydney Employment Area) 2009 State Environmental Planning Policy (Western Sydney Employment Area) 2009 (SEPP Western Sydney Employment Area) aims to protect and enhance the land to which this Policy applies for employment purposes. It applies to land identified within the land application map, an extract of which is shown below and identifies the subject land within ‘Precinct 3 (Huntingwood)’.
Land Application Map. Figure 19
(Source: http://www.legislation.nsw.gov.au) Part 2 Permitted or Prohibited Development Part 2 of the SEPP Western Sydney Employment Area identifies permitted or prohibited development through the application of land use zones and land use tables.
The site
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The subject land is zoned IN1 General Industrial. An extract of the zoning map is provided in Figure 20 below. The objectives of the IN1 zone are as follows: 1 Objectives of zone
• To facilitate a wide range of employment-generating development including industrial, manufacturing, warehousing, storage and research uses and ancillary office space.
• To encourage employment opportunities along motorway corridors, including the M7 and M4.
• To minimise any adverse effect of industry on other land uses. • To facilitate road network links to the M7 and M4 Motorways. • To encourage a high standard of development that does not prejudice the
sustainability of other enterprises or the environment. • To provide for small-scale local services such as commercial, retail and
community facilities (including child care facilities) that service or support the needs of employment-generating uses in the zone.
Land Zoning Map. Figure 20
(Source: http://www.legislation.nsw.gov.au) The applicable land use definition for the proposed development is a “Service Station”. This land use is defined under the SEPP as follows: service station means a building or place used for the sale by retail of fuels and lubricants for motor vehicles, whether or not the building or place is also used for any one or more of the following: (a) the ancillary sale by retail of spare parts and accessories for motor vehicles, (b) the cleaning of motor vehicles, (c) installation of accessories, (d) inspecting, repairing and servicing of motor vehicles (other than body building, panel beating, spray painting, or chassis restoration), (e) the ancillary retail selling or hiring of general merchandise or services or both. A Service Station is a permissible land use within Zone IN1 General Industrial, with the consent of Council.
The site
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The proposed development is consistent with the objectives of the IN1 zone in that the proposal will contribute to the delivery of additional employment opportunities in the locality, supporting users of the surrounding road network and the broader community. Part 4 Development Control Plans A Development Control Plan (DCP) specific to the Western Sydney Employment Area has been prepared in accordance with the SEPP provisions and applies to the subject land. The provisions of the DCP are considered in Section 5 of this report. Part 5 Principal Development Standards The table below demonstrates compliance with the relevant provisions outlined in Part 5 of the SEPP.
Assessment against Part 5 of Western Sydney Employment Area SEPP Table 5.Relevant Clause Compliance
20 Ecologically sustainable development
The consent authority must not grant consent to development on land to which this Policy applies unless it is satisfied that the development contains measures designed to minimise: (a) the consumption of potable water,
and (b) greenhouse gas emissions.
The proposed development is designed in accordance with current best practice for service stations.
21 Height of buildings
The consent authority must not grant consent to development on land to which this Policy applies unless it is satisfied that (a) building heights will not adversely
impact on the amenity of adjacent residential areas, and
(b) site topography has been taken into consideration.
The proposed site layout gives consideration to site topography and the proposed building design and heights will not adversely impact on the amenity of nearby residents, located diagonally opposite the site on the Great Western highway.
22 Rainwater harvesting
The consent authority must not grant consent to development on land to which this Policy applies unless it is satisfied that adequate arrangements will be made to connect the roof areas of buildings to such rainwater harvesting scheme (if any) as may be approved by the Director-General.
The use of a rainwater tank is an important part of the overall water quality treatment train for the site. It is proposed that two 25kL/20kL tanks will be supplied to store runoff from various roof areas. The car canopy, carwash canopy and entire store roof will connect to the rainwater tank. An appropriately sized first flush and overflow system will need to be designed and detailed by the hydraulic consultant at CC stage. Further details are proposed within the Engineering Report included in Appendix D.
23 (1) This clause applies to any land to The proposed development is Concept Development Application – Proposed Service Station Lot 2 DP 2294666 – 6 Honeman Close, Huntingwood (Ref: N:\300005\Planning\DA Prep\300005_SOEE 23082017.docx) 33
Development adjoining residential land
which this Policy applies that is within 250 metres of land zoned primarily for residential purposes.
(2) The consent authority must not grant consent to development on land to which this clause applies unless it is satisfied that: (a) wherever appropriate,
proposed buildings are compatible with the height, scale, siting and character of existing residential buildings in the vicinity, and
(b) goods, plant, equipment and other material resulting from the development are to be stored within a building or will be suitably screened from view from residential buildings and associated land, and
(c) the elevation of any building facing, or significantly exposed to view from, land on which a dwelling house is situated has been designed to present an attractive appearance, and
(d) noise generation from fixed sources or motor vehicles associated with the development will be effectively insulated or otherwise minimised, and
(e) the development will not otherwise cause nuisance to residents, by way of hours of operation, traffic movement, parking, headlight glare, security lighting or the like, and
(f) the development will provide adequate off-street parking, relative to the demand for parking likely to be generated, and
(g) the site of the proposed development will be suitably landscaped, particularly between any building and the street alignment.
consistent with the height of scale of existing development tin the locality. The bin store and plant area is to be located behind the proposed convenience store and heavy vehicles refueling areas are proposed to be located toward the rear of proposed lot 1. An acoustic assessment is included in Appendix L and demonstrates that the proposed development twill have an acceptable impact on the surrounding locality. The proposed lighting will be orientated to avoid spill and minimize impact on passing motorists. Extensive landscaping is proposed to visually enhance the development.
25 Public utility infrastructure
(1) The consent authority must not grant consent to development on land to which this Policy applies unless it is satisfied that any public utility infrastructure that is essential for the proposed development is available or that adequate arrangements have been made to make that infrastructure available when required.
A servicing report is included in Appendix F and demonstrates that the site can be adequately serviced.
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(2) In this clause, public utility infrastructure includes infrastructure for any of the following:
(a) the supply of water, (b) the supply of electricity, (c) the supply of natural gas, (d) the disposal and management of
sewage. Part 6 Miscellaneous Provisions Part 6 of the SEPP Western Sydney Employment Area identifies miscellaneous provisions that apply to development affected by the SEPP. Clause 28 Relevant acquisition authority This clause identifies the relevant authority to acquire land reserved for certain public purposes. There are no road acquisitions identified for the subject land under the SEPP.
Land Reservation Acquisition Map. Figure 21
(Source: http://www.legislation.nsw.gov.au) 4.5 SEPP 33 HAZARDOUS AND OFFENSIVE INDUSTRY SEPP 33 ensures that only those proposals that are suitably located and able to demonstrate that they can be built and operated with an adequate level of safety and pollution control, can proceed. A preliminary screening of the proposed service station was carried out by Meinhardt and determined that the proposed development is “not potentially hazardous” as defined under SEPP 33. This assessment is included in Appendix O. In addition, a hazard identification and risk assessment has been prepared by Cadway Projects. The purpose of the assessment was to report on the compliance of the Hazardous Chemical storage, and the fuel dispensing system at this facility as required by current National and relevant State Acts, Regulations, Codes, and Australian Standards and Local Authority Approvals.
The site
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The assessment found that risk to persons, property, and the environment posed by this proposed service station are mitigated to an acceptable level of risk provided that a number of recommendations are implemented. The assessment is included in Appendix P. 4.6 SEPP 55 REMEDIATION OF LAND Clause 7 of SEPP 55 requires that Council consider whether the land is contaminated before consenting to a development. The site has been assessed by Meinhardt through a Preliminary Site Investigation. The assessment is included within Appendix N. Based on the results of the site history review, site inspection and analytical results, the Site is considered to present a low risk of contamination associated with historical use, with respect to the proposed development. 4.7 STATE ENVIRONMENTAL PLANNING POLICY NO 64 (ADVERTISING AND SIGNAGE) State Environmental Planning Policy No-64 (Advertising and Signage) (SEPP 64) aims to ensure that signage (including advertising) is compatible with the desired amenity and visual character of an area, provides effective communication in suitable locations and is of high quality design and finish. Consideration of the relevant provisions of SEPP 64 – Advertising and Signage in relation to the proposed signage has been undertaken. The proposed signage is considered to be consistent with the objectives of this SEPP, and assessed against the criteria of Schedule 1. As the signs will be visible from State Controlled Roads, referral to RMS is required. A copy of this assessment is provided at Appendix W of this report. 4.8 SEPP (STATE AND REGIONAL DEVELOPMENT) 2011 The proposed development does not comprise State Significant Development under this SEPP and hence the provisions of this SEPP are not relevant. 4.9 LOCAL PLANNING CONTROLS 4.9.1 Blacktown Local Environmental Plan 2015 The provisions of the Blacktown Local Environmental Plan 2015 do not apply to the subject land.
4.9.2 Blacktown Development Control Plan The provisions of the Blacktown Development Control Plan do not apply to the subject land. 4.9.3 Huntingwood Development Control Plan An assessment demonstrating compliance with the provisions set out in the Huntingwood Development Control Plan is provided in Appendix X. Concept Development Application – Proposed Service Station Lot 2 DP 2294666 – 6 Honeman Close, Huntingwood (Ref: N:\300005\Planning\DA Prep\300005_SOEE 23082017.docx) 36
5.0 Development Issues 5.1 ZONING & PERMISSIBILITY As indicated in Section 4 of this report, the subject site is zoned IN1 General Industrial under the provision of SEPP Western Sydney Employment Area. A service station is a permissible land use within the IN1 zone with consent. The proposed development is consistent with the objectives of the zone, contributing to employment in the locality and providing direct support to road users and surrounding development. It will assist in meeting the day to day needs of workers in the area whilst maintaining opportunity for the surplus land to be developed for industrial purposes. 5.2 STREETSCAPE & DESIGN 5.2.1 Overall Design The proposal has been designed to provide a positive presentation to both the Great Western Highway and Reservoir Road and to minimise visual impact to road users through the management of lighting and site services, whilst maximising exposure to passing traffic to ensure the services offered at the site are clearly identifiable. A private access road will provide connectivity to the site and future development stages connecting to both Reservoir Road and the Great Western Highway. The development has been setback from Reservoir Road to take into account, anticipated future road widening to be carried out by Roads and Maritime Services (RMS). Further consultation with RMS will be required as the development application progresses. 5.2.2 Streetscape The proposed development presents well within the streetscape with substantial building line setbacks proposed, supported by generous landscaped areas along the Reservoir Road and Great Western highway frontages. 5.2.3 Landscaping Sprout Landscape Architecture have prepared a landscape plan for the proposed development. The plan is included in Appendix C. 5.3 FLORA AND FAUNA A Species Impact Statement (SIS) has been prepared by Cumberland Ecology and is included in Appendix H. The SIS was prepared to assess the impacts of the proposal on TECs and threatened species. The proposal will require earthworks across a large portion of the subject site, and will require the clearance of approximately 3.1 ha of Cumberland Plain Woodland and approximately 0.5 ha of River-flat Eucalypt Forest, as well as a limited area of largely planted/exotic vegetation, exotic grasslands, and aquatic vegetation.
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The Cumberland Plain Woodland within the subject site has limited conservation value given the condition of the patch and the context of the subject site beside busy roads. Whilst the occurrence of the community in the subject site conforms with the CEEC listing under the TSC Act, and parts of the community also conform with the CEEC listing under the EPBC Act, the onsite occurrence is moderate to low condition and heavily impacted by edge effects from surrounding developments. The reduced condition of the woodland is due to the regrowth nature of the trees, the lack of trees with hollows, the relatively low native plant diversity of understorey and ground stratum and the abundance of weeds. The occurrence of River-flat Eucalypt Forest is also considered to have relatively low conservation value. The occurrence on the subject site is small, and the majority of the community is extremely degraded with exotic dominated understorey, while the remainder of the River-flat Eucalypt Forest within the site is considered to be subject to edge effects, which are likely to further negatively impact the condition of the community within the subject site. Although the proposal will remove occurrences of these communities from the subject site and study area, the overall impact in the wider locality is not considered to be of major ecological significance, as the 3.1 ha of Cumberland Plain Woodland and 0.5 ha of River-flat Eucalypt Forest to be removed from the subject site only constitutes approximately 0.6% and 0.3% respectively of the total extent of the communities in the locality. No naturally occurring threatened flora species were recorded within the subject site and none are considered likely to occur. There are therefore no impacts likely to threatened plants. The vegetation within the subject site provides habitat for a range of native fauna species, including limited habitat for threatened fauna species as listed under the TSC Act and/or EPBC Act. A total of seven listed fauna species have known or potential habitat within the subject site, including the Eastern Bentwing-bat (Miniopterus schreibersii oceanensis), Eastern Freetail-bat (Mormopterus norfolkensis), Southern Myotis (Myotis macropus), Greyheaded Flying-fox (Pteropus poliocephalus), Cumberland Plain Land Snail (Meridolum corneovirens), Swift Parrot (Lathamus discolour) and Little Eagle (Hieraaetus morphnoides). Aside from the Cumberland Land Snail, these species are highly mobile and are likely to only utilise the potential foraging habitat in the subject site as part of a wider foraging range. Only limited roosting/nesting habitat is available in the site, in the form of two hollow-bearing trees and old buildings. 5.3.1 Biodiversity Offsets The loss of the TECs identified above will be satisfactorily offset in accordance with the BioBanking Assessment Methodology (BBAM), which is prescribed as the preferred offsetting mechanism within the Huntingwood Precinct DCP. As a result of the offsetting, a larger area of Cumberland Plain Woodland and River-flat Eucalypt Forest will be conserved and enhanced, within a more appropriate location for conservation, in perpetuity. Assessments of significance provided in the SIS indicate that none of the threatened fauna species are considered to be significantly impacted by the proposal. Additionally, the proposed BioBanking offsets are likely to provide habitat for these species in the long term.
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The proposed combined avoidance, mitigation and compensatory measures are likely to sufficiently ameliorate the impacts of the project to the extent that no TECs or threatened species are likely to become extinct or to be otherwise significantly impacted in the long term as a result of the project. 5.4 ABORIGINAL CULTURAL HERITAGE An Aboriginal Heritage Due Diligence Assessment was carried out by EMM in August 2017. The report is included in Appendix J. The desktop assessment and site inspection did not identify any previously recorded Aboriginal objects or areas of PAD within the project area. Furthermore, the project area is considered to have low archaeological potential because of the following reasons: • The project area has been inspected twice and no Aboriginal objects have been
identified in ground exposures; • The project area is not associated with reliable watercourses that would indicate
intensive Aboriginal activity and thus archaeological evidence; • MDCA observed minimal topsoil in the project area that would be able to retain
subsurface deposits when compared to other areas of higher potential surveyed the Huntingwood East Precinct survey area; and
• The relatively flat and elevated area in the project area has been highly disturbed from the construction and maintenance of the Western Road (now Honeman Close) and the service station and ancillary features. This area would have prehistorically had the most archaeological potential but is now disturbed land.
It is therefore reasonable to conclude, in accordance with the due diligence guidelines, that there is a low probability of Aboriginal objects occurring within the proposed alignment; visual inspection did not result in Aboriginal objects being found. Recommendations The following recommendations have been prepared to respond to the condition of project area in combination with current legislation and guidelines protecting Aboriginal cultural heritage.
1. No further Aboriginal heritage assessment is required for the project and the proposed activity can proceed with caution.
2. Although no Aboriginal heritage constraints were identified as part of the project, Aboriginal objects and places remain protected under the NPW Act. Considering this, all workers (including contractors) should be made aware that it is illegal to harm an Aboriginal object, and if a potential Aboriginal object is encountered during activities associated with the project all work will cease in the immediate vicinity of the item and a qualified heritage professional will be contacted.
3. The Aboriginal groups listed in Section 7.1(c) will be provided with a copy of this report to be notified that the findings of the 2007 MDCA assessment are still relevant and no further Aboriginal cultural heritage investigations are required.
4. In the event that known or suspected human skeletal remains are encountered during the activity, the following procedure will be followed:
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• all work in the immediate vicinity will cease and the find will be immediately reported to the work supervisor who will immediately advise the Environment Manager or other nominated senior staff member;
• the Environment Manager or other nominated senior staff member will promptly notify the police and the state coroner (as required for all human remains discoveries) and the project archaeologist;
• the Environment Manager or other nominated senior staff member will contact OEH for advice on identification of the skeletal material;
• if it is determined that the skeletal material is Aboriginal ancestral remains, the Local Aboriginal Land Council will be contacted and consultative arrangements will be made to discuss ongoing care of the remains;
• if it is determined that the skeletal material is not Aboriginal ancestral remains, further investigation will be conducted to determine if the remains represent a historical grave or if further involvement of the police is required.
5.5 EUROPEAN CULTURAL HERITAGE EMM prepared a letter in August 2017 to identify the statutory historical heritage listings relevant to the project and recommend the most appropriate assessment and approval pathway. This is included in Appendix I. Honeman Close is listed as heritage item as follows: • The State Heritage Register as part of the “Former Great Western Road, Prospect SHR
01911; and • The Blacktown Local Environmental Plan 2015 (LEP) as part of the “Great Western
The DA for the proposed development relates to land described as Lot 2 DP 229466, 6 Honeman Close, Huntingwood. Although Honeman Close is outside this lot boundary, a small portion of the road will need to be upgraded to allow access for a new internal road into the site. The preliminary design shows that Honeman Close will generally maintain its alignment which is a key aspect of the item’s significance and also complies with control (d) of the DCP. However, to progress with further assessment a detail design of the road is needed so that impacts can be assessed and appropriate management measures made. For example, if the road is to be built up rather than cut away, and the alignment is not altered, the approvals process will be straightforward. The letter recommends the further assessment be carried out subsequent to development consent, as the detail design of the road upgrade will only be determined from the outcomes of the referral to RMS Council and in accordance with their requirements. 5.6 CIVIL DESIGN An Engineering Report and Civil Design Package have been prepared by Henyry&Hymas and are included in Appendix D and Appendix E. The proposed works are summaries as follows:
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5.6.1 Site Works Bulk Earthworks The site will have a minor area of cut at the southern-most corner to enable access from the Service Road at the junction of Honeman close and Reservoir road. Aside from this, the site will be predominantly filled to raise the levels within the main extent of civil works, as well as to provide entrance and egress via a proposed access road from the Great Western highway. All major level differences in the site will be negotiated by landscape battering, with the exclusion of a single area on the Western boundary of the site which will be managed by a section of retaining wall of approximately 10m in length. Detailed Bulk Earthworks design and associated drawing documentation have not been produced as part of this DA submission. Detailed earthworks documentation will be finalised at the Construction Certificate stage. Embankment Stability To assist in maintaining embankment stability (for both basin and permanent embankments), batter slopes will be no steeper than 3 horizontal to 1 vertical. Permanent batters will also be adequately vegetated or turfed which will assist in maintaining embankment stability. All vegetation and turfing is to the Landscape Architects details. 5.6.2 Stormwater Management Stormwater currently discharges into the site at a low point along Reservoir Road. This outlet has not been formalised and does not incorporate any stormwater quality control features. This currently results in increased uncontrolled stormwater flows into the subject land. Proposed Site Drainage System The drainage system for the proposed development has been designed to collect all concentrated flows from the proposed pervious and impervious areas such as landscape, roof, road area and car parking areas. Captured flows will be conveyed to two separate OSD tanks to allow for detention and controlled discharge within the magnitudes of the predeveloped stormwater flows (for all storm events up the 100ARI). Stormwater inflows from the existing headwall on the low point of the western boundary will be received by twin ø600mm pipes. These pipes will extend from the headwall with twin 750mm pipes and run for approximately 195m under the proposed development area until terminating at the downstream node by a proposed Outlet and scour protection. The discharge from these pipes will be drained via the remaining end of the existing natural watercourse on the site. The pipe network has been designed to cater for the 20 year ARI as a minimum. The system has also been designed in such a way that the 100ARI will be conveyed via piped and overland flow paths.
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Water Quantity Control The increased impervious surfaces (such as roads, roofs, driveways, etc) associated with the development will result in an increase in peak stormwater flows from the site during storm events. In order to cater for the stormwater flow increase, two on-site stormwater detention (OSD) systems have been designed, one for the Petrol Station and Car wash and the second one for the Service Road. at various locations within the site. The site stormwater system has been designed to safely convey the flows through the site and within the capacity of the downstream system. 5.7 SERVICING The site will be serviced with reticulated water, sewer, electricity, gas, and telecommunications. A Servicing Report is included in Appendix F. 5.8 TRAFFIC AND CAR PARKING The Transport Planning Partnership have prepared a Traffic Impact Assessment to examine the traffic and parking implications of the proposed development. Vehicle access will be provided directly off Great Western Highway and Reservoir Road under left-in /left-out access restrictions located to the north and east of the site. A new internal road is proposed to provide connectivity through the site and accommodate future development. The proposed development has been designed to accommodate vehicles up to and including a 25m/26m B-double vehicle. Overall, the proposed development is not expected to generate any adverse traffic and/or parking implications, nor any safety or operational issues on the surrounding road network. 5.8.1 Traffic The proposed development is expected to generate 231-336 vehicle trips in the peak hour. The proposed service station, convenience store and car wash use are considered to be ancillary uses and thus, are not expected to generate any independent trips during peak periods. The proposed development could be expected to generate an additional 148 trips (noting that 188 trips would be passing trade), with the following traffic distributions: • Inbound trips: 74 trips (58 cars and 16 trucks); and • Outbound trips: 74 trips (58 cars and 16 trucks). It has been assumed that 70% of traffic will be travelling via the Great Western Highway (east approach), with the remaining 30% of traffic travelling northbound via Reservoir Road. It has also been assumed that a majority of traffic will exit the site westbound on the Great Western Highway, with only 60% of Reservoir Road outbound trips turning right from Reservoir Road to Great Western Highway.
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The proposed development would likely result in some minor increase in delays and queues on east and south approach of the Great Western Highway-Reservoir Road intersection, but it is noted that this intersection operates unsatisfactory and will continue to operate unsatisfactorily until future road improvements are implemented. Planned future road upgrades are expected to be carried out by RMS to facilitate future growth within the Huntingwood East Precinct corridor, which is expected to propose measures for the cumulative impacts of development within the Huntingwood East Precinct, including the proposed development traffic. The proposed development can be provided without comprising the RMS proposed land acquisition. 5.8.2 Parking The car parking requirements for the proposed development have been assessed against the Blacktown City Council’s Development Control Plan (DCP) 2015 as no specific car parking rates are provided for service station developments in the Huntingwood DCP 2011. A summary of the car parking requirements is provided in Table 6.
Council DCP 2015 Car Parking Requirements Table 6.
Land Use Size Car Parking Rate Car Parking Requirement
Service Station
• six car fuel pumps • six truck fuel pumps • 475m2 GFA of
convenient store use
• 6 spaces per work pay, plus
• 1 space per 20m2 ancillary GFA
24 spaces
As no work bays are proposed as part of the development, Table 6 indicates that the proposed development would require 24 car parking spaces. It is noted that this car parking requirement is neither a minimum or maximum. It is proposed to provide 27 car parking spaces, including one accessibility parking space, to serve the proposed development, which satisfies the DCP car parking requirements. 5.9 GEOTECHNICAL CONSIDERATIONS A Geotechnical Investigation was carried out by D. Katauskas, Consulting Geotechnical Engineer in February 2017. The report is included in Appendix M. Key findings are summarised as follows: Site Stripping and Clearing Prior to commencement of construction, it is recommended that all tress located in the works zone should be cleared and grubbed as soon as possible to allow the maximum time for ground moisture stabilisation. The topsoil depth was found to vary from about 0.2 to 0.4 metres. Concept Development Application – Proposed Service Station Lot 2 DP 2294666 – 6 Honeman Close, Huntingwood (Ref: N:\300005\Planning\DA Prep\300005_SOEE 23082017.docx) 43
The remaining silty sand with a trace of clay is very moisture sensitive; that is it has the potential to turn to “bulldust” when dry, and to cause heaving when moist. This soil type can be either stabilized with cement, excavated and stockpiled for landscaping or blended by tyning with the underlying silty clay stratum and imported fill. The latter is the preferred option in view of the significant volumes of silty sand involved. It is possible that some softened ground conditions may be encountered over the drainage path which traverses the site, requiring treatment by either subgrade replacement or cement or lime stabilization prior to placement of any structural fill. The extent to which such treatment may be required can be determined during the initial site stripping activities. Earthworks Following site stripping and clay blending of the silty sand, subgrade replacement, etc, the subgrade should be compacted to a density ratio of at least 96% of Standard Maximum Dry Density (SMDD) and a moisture content of +2% of Standard Optimum Moisture Content (SOMC). Building Foundations Depending upon the scope and nature of site earthworks completed at the site, the buildings may be supported on strip, spread, or stiffened concrete raft footings, founded on either the natural silty clays or controlled fill. For preliminary design purposes, a Class “M” site classification, in accordance with AS2870-2011, may be adopted but should be confirmed on the completion of earthworks. Tank Excavation No significant problems are envisaged with excavation through any controlled fill natural silty clays or shale. Temporary excavation batters of 1H:3V may be used for excavation of up to foundation depth. Foundation Settlements Provided the foundation was designed as noted above, both total and differential movements should be within tolerable limits. Groundwater Issues No groundwater was encountered during the investigation. Some seepage may occur in the deep excavation at the site, say in excess of 4 to 5 metres. Seepage in such cases may be controlled by sump and pump installations. Pavements It appears logical that any dewatering of subgrade CBR properties should be delayed until the site earthworks have been completed. 5.10 CONTAMINATION Meinhardt prepared a Stage 1 and 2 Preliminary Contamination Investigation over the site in March 2017. The report is included in Appendix N.
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The investigation comprised the following: • Review and interpretation of existing background information; • Site inspection; and • Intrusive assessment of the soil and geology at the site. The assessment determined that the potential risk of groundwater contamination from sources originating at the site is considered low. All soil sample results were below the (NEPM 2013) Health Investigation Levels (HILs) for commercial industrial (HILS D), therefore, the site does not pose an unacceptable risk under the proposed commercial/industrial use scenario. The B(a)P impact exceeding ESLs is limited to one stockpile (SP04) on the western site boundary with Honeman Close. While concentrations of copper, manganese, nickel and zinc were reported in groundwater exceeding the adopted GILs, these concentrations are considered representative of groundwater in urban areas, subject to minor impacts by urban runoff and drainage and do not appear to be attributable to on-site sources. As no beneficial uses of groundwater were identified at the site or downgradient of the site and given the site is located in an urban environment is it is considered that there is a low risk to future site users or downgradient sensitive receptors from the elevated metal concentrations identified. Based on these results and the inferred groundwater flow direction, there is a low risk to future site users or downgradient sensitive receptors from groundwater. Abandoned buildings in the south-east corner of the site most probably contain asbestos roofing materials and will require removal by a suitably qualified expert. Based on the findings of this Stage 1/2 Contamination Investigation and subject to the limitations outlined in Section 12 the site is considered suitable for commercial/industrial use in accordance with the Contaminated Land Management Act 1997, State Environmental Protection Policy (SEPP55) and the requirements of Blacktown City Council. Therefore, remediation of the site and thus a Remediation Action Plan (RAP) is not required, however, soils excavated during construction should be addressed in a waste management plan. 5.11 ACOUSTIC IMPACT A Noise Impact Assessment has been prepared by SLR and is included in Appendix L. The findings of the report are summarised as follows; Mechanical plant Mechanical ventilation / air conditional and refrigeration equipment will be provided and plant selection will take place during the detailed design phase. All equipment would need to be selected and positioned such that the cumulative sound power level of all sources comply with relevant criteria.
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Given the distance to the residential premises it I likely that criteria will be met through the use of conventional noise control methods. Car Wash Given its intermittent use and operation, it is expected that the criteria will be met through conventional noise control methods. Car and truck noise emissions Car and truck related noise events are expected to comply with NSW Industrial Noise Policy amenity criteria at the nearest residences and are not expected to be audible above the existing high levels of road traffic noise. Maxim noise events are expected to comply with the external night-time sleep disturbance criterion of 60 dBA and are therefore unlikely to cause awakening events. Additional Road Traffic Due to the existing high levels of road traffic and the high percentage of passing trade, it is expected that the additional road traffic created by the development would result in an increase in noise levels of less than 0.5 dB. On this basis, the development is unlikely to create an adverse noise impact on the surrounding receivers. 5.12 SCENIC VALUES, VIEWS & VISUAL IMPACTS The proposed development is located within an established industrial precinct. For the purpose of identifying visual accessibility and sensitivity, the Huntingwood Development Control Plan has identified three zones across the overall Huntingwood Precinct. The Site is located within Zone 3 as shown in Figure 22 below:
Visual Assessment Zones. Figure 22
(Source: Huntingwood DCP)
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Visual Accessibility. Figure 23
(Source: Huntingwood DCP) The Figure above identifies Visual receptors in immediate proximity to the site and includes Receptors R1; R2; C1; and C2. A summary of the significance of the likely impact is detailed in the table below.
Significance of likely impact Table 7.Visual
Receptor Description Significance of Visual Impact
R1 View of site from Great Western highway Moderate R2 View from Reservoir Road Moderate to Low C1 Filtered views from a range of industrial sites mostly
within a 500m range of the site Low
C2 Filtered views from a range of industrial sites mostly within a 500m range of the site
Low
It is noted that deveopment has occurred within the Huntingwood Precinct subsequent to the publication of the DCP particularly to the immediate east of the site and Reservoir Road. This development comprises industrial development with a low visual sensitivity. 5.13 HAZARD AND RISK A preliminary screen of the proposed development has found that the proposed service station development at 6 Honeman Close, Huntingwood, NSW is “not potentially hazardous” as defined under SEPP33. This assessment is included in Appendix O. In addition, a Hazard Identification and Risk Assessment was carried out by Enviropacific Services Pty Ltd. This assessment is included in Appendix P.
The Site
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The purpose of the Hazard Identification and Risk Assessment is to report on the compliance of the hazardous chemical storage, and the fuel dispensing system at this facility. The report determined that the risk to persons, property, and the environment posed by the proposed service station are mitigated to an acceptable level of risk through the implementation of a number of recommendations. Please refer to the report for details relating to these recommendations. 5.14 SOCIAL AND ECONOMIC IMPACT The proposed development will provide a number of social and economic benefits to the broader community, including those listed as follows: • Creation of employment opportunities during both the construction and operational
phases of the development; • Support for the local economy through additional expenditure; • Road safety benefits, providing an opportunity for road uses to rest; • Price competition and choice; and • Supporting the functioning of the surrounding road networks. 5.15 NON-DISCRIMINATORY ACCESS & ADAPTABLE DWELLINGS Whilst an access audit is not required for the proposed development, the development has been designed to ensure non-discriminatory access for all people attending the site. 5.16 CRIME PREVENTION A Crime Prevention through Environmental Design (CPTED employs four key strategies which are outlined below: Territorial Reinforcement Territorial re-enforcement uses actual and symbolic boundary markers, spatial legibility and environmental cues to ‘connect’ people with space, to encourage communal responsibility for public areas and facilities, and to communicate to people where they should not be and what activities are appropriate. • Signage at key or nominated entry points into the site shall be erected and will clearly
identify direction of travel and areas where entry is prohibited; and • Areas in the site where access is prohibited or is private shall be clearly signposted. Surveillance People feel safe in public areas when they can see and interact with others, particularly people connected with that space, such as shopkeepers. Criminals are often deterred from committing crime in places that are well supervised. Natural surveillance is achieved when normal space users can see and be seen by others. This highlights the importance of building layout, orientation and location; the strategic use of design; landscaping and lighting – it is a by-product of well planned, well designed and well used space. Technical/mechanical surveillance is achieved through mechanical/electronic measures such as CCTV, help points and mirrored building panels. It is commonly used Concept Development Application – Proposed Service Station Lot 2 DP 2294666 – 6 Honeman Close, Huntingwood (Ref: N:\300005\Planning\DA Prep\300005_SOEE 23082017.docx) 48
as a ‘patch’ to supervise isolated, high risk locations. Formal (or organised) surveillance is achieved through the tactical positioning of guardians. An example would be the use of the on-site supervisors, e.g. security guards at higher risk locations. • Landscaping has been designed so as not to inhibit natural surveillance (block sight
lines) or provide concealment and entrapment opportunities. Consideration has been given to the possibility of areas becoming entrapment sites in the future as part of the selection and ongoing maintenance of vegetation;
• The building has been design to ensure natural surveillance is not inhibited (block sight lines) or provide concealment and entrapment opportunities;
• Lighting has been designed to ensure visibility across the site and along the access road;
• CCTV will be installed at the refuelling areas and at the shop entry; and • Pathways / line of pedestrian travel shall be lit to mark the path of travel. Access Control Access control treatments restrict, channel and encourage people and vehicles into, out of and around the development. Way-finding, desire-lines and formal/informal routes are important crime prevention considerations as they minimise opportunities for people to wander in areas where they are not supposed to. Effective access control can be achieved by using physical and symbolic barriers that channel and group pedestrians into areas, therefore increasing the time and effort required for criminals to commit crime. Natural access control includes the tactical use of landforms and waterways features, design measures including building configuration, formal and informal pathways, landscaping, fencing and gardens. Technical/Mechanical access control includes the employment of security hardware. Formal (or organised) access control includes on-site guardians such as employed security officers. • All entry points (pedestrian and vehicle) shall be clearly signposted; • Pedestrian access markings on site where road crossings are located shall be clearly
indicated; and • Trees will not be planted close to the building as it creates a ‘natural ladder’ to the roof
of any building. Space / Activity Management Space / Activity Management strategies are an important way to develop and maintain natural community control. Space management involves the formal supervision, control and care of the development. All space, even well planned and well-designed areas need to be effectively used and maintained to maximise community safety. Conversely, places that are infrequently used are commonly abused. There is also a high correlation between urban decay, fear of crime and avoidance behaviour. The recommendations below relate to the general surrounds and also the internal layout to the development. Concept Development Application – Proposed Service Station Lot 2 DP 2294666 – 6 Honeman Close, Huntingwood (Ref: N:\300005\Planning\DA Prep\300005_SOEE 23082017.docx) 49
• Directional signage is to be provided throughout the development. The signage is to be clear and legible to aid ‘way finding’ throughout the development i.e. to open space areas;
• The area shall be well maintained. Any evidence of anti-social behaviour (e.g. graffiti, malicious damage, broken lights etc.) shall be cleaned / fixed / replaced expeditiously;
• An operational management plan shall be developed for the site; and • Any public garbage bin areas will be secured. 5.17 WASTE MANAGEMENT Waste management for the proposed development will be carried out in accordance with Council’s Waste Management Guidelines. For construction, waste disposal will be minimised and will only be implemented if there is no other alternative. Any waste resulting from the demolition of the existing structures on site will be reused and recycled where appropriate, however, it is noted that these structures are expected to contain asbestos and will be disposed of in accordance with relevant legislative requirements. For ongoing occupation, where practice, general waste will be separated from that which can be recycled and collection will occur by a private waste contractor. A Waste Management Plan has been prepared and is attached at Appendix R of this report.
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6.0 Conclusion Concept Development Approval is sought under Division 2A, Part 4 of the Environmental Planning and Assessment Act 1979 (EP&A Act) and this SoEE addresses the heads of consideration under Section 79C. The application is Integrated Development and requires approval from the NSW Roads and Maritime Services and the NSW Office of Environment and Heritage. Additional, concurrent is sought from NSW Office of Environment and Heritage for the removal of vegetation from the site. Concept Development Approval is sought for the following: Stage 1. Subdivision:
• Subdivision of land into 4 lots Demolition: • Demolition of existing structures from the site Removal of vegetation: • Removal of vegetation and establishment of offsets over areas identified
as Stages 1, 2 and 3. Construction of a service station: • Separate refuelling area for cars and trucks, each with an all-weather
canopy • Convenience store with a floor area of 480m2 • Car wash Construction of new internal access road: Access from Reservoir Road, connecting through the site to provide secondary access to the Great Western Highway Landscaping: • Associated landscaping works and planting across the site. Signage • Installation of Pylon Signs
Stage 2. Subsequent commercial / industrial development on proposed Lot 2 This stage will be subject to a separate development application.
Stage 3. Subsequent commercial / industrial development on proposed Lot 3. This stage will be subject to a separate development application.
State Environmental Planning Policy (Western Sydney Employment Area) 2009 applies to the site, under which the land is zoned IN1 General Industrial. The proposed development complies with all relevant provisions of the State Environmental Planning Policy (Western Sydney Employment Area) 2009 and is generally consistent with the aims and controls of the Huntingwood Precinct Development Control Plan. The proposed staging and removal of vegetation across Stages 1, 2 and 3 will provide greater certainty and confidence that future development can be achieved across these stages. The proposed development is consistent with the objectives of the IN1 General Industry zone and presents an opportunity for increased employment during both the construction and ongoing operational phases without detrimentally impacting and local amenity.
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The site is ideal for the proposed development, being located within a designated growth area with direct frontage to two major roads, being Reservoir Road and the Great Western Highway, benefiting from connectivity to the wider road network and major transport routes. The overall design promotes opportunity for vehicles to comfortably manoeuvre through the site, supported by adequate parking, and quality landscaping, and offers good surveillance to the street In summary, it is considered that the proposed service station development is compatible with the surrounding area and is a suitable development for this location.
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