Northern Beaches Hospital Road Connectivity and Network Enhancement · 2016-06-09 · Northern...

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Prepared for Roads and Maritime Services

July 2015

Northern Beaches Hospital Road Connectivity and Network Enhancement Project – Stage 2 Land Use, Social and Economic Impact Assessment


Ref: C14115 Hill PDA Page 2 | 87

QUALITY ASSURANCE

Report Contacts

SHONA PORTER

Dip. Mus., Master of Urban and Regional Planning (University of Sydney), MPIA

Consultant

[email protected]

Quality Control

This document is for discussion purposes only unless signed and

dated by a Principal of HillPDA.

Reviewed by:

8 July 2015

SARAH HILL

PhD (Candidate) M.Urban & Regional Planning (Hons) (USYD) BSc (USYD), Cert. UK

Planning Law & Practice (MUL) MPIA, MRTPI MAICD, JP

Director

[email protected]

Report Details

Job Ref No: C14115

Version: Final

File Name: Northern Beaches Hospital Road Connectivity and

Network Enhancement Project – Stage 2 Land Use,

Social and Economic Impact Assessment

Date Printed: 8/07/2015



CONTENTS

Executive Summary ...................................................................................................... 6

Concept Proposal / Stage 1 Hospital Connectivity Works .................................... 6

Stage 2 Project Location ....................................................................................... 7

Existing Land Uses in the Stage 2 Project Area ..................................................... 7

Existing Socio-Economic Environment.................................................................. 9

Assessment of Social and Economic Impacts ..................................................... 10

Conclusion .......................................................................................................... 16

1 Study Purpose and context................................................................................. 18

1.1 Introduction ....................................................................................... 18

1.2 What is a Socio-Economic Impact Assessment? ................................ 19

1.3 Stage 2 Project Location .................................................................... 19

1.4 Stage 2 Project Description ............................................................... 20

1.5 Stage 2 Project Strategic Context ...................................................... 21

1.6 Assessment Methodology ................................................................. 22

1.7 Data Sources Used to Inform Assessment ......................................... 23

1.8 Structure of the Document................................................................ 23

2 Land Use ............................................................................................................. 24

2.1 Retail / Business Uses ........................................................................ 24

2.2 Residential Uses ................................................................................ 28

2.3 Special Uses – Schools, Medical Centres and Child Care ................... 29

2.4 Open Space and Recreation .............................................................. 31

2.5 The Local Community ........................................................................ 33

2.6 Local Households and Dwellings ....................................................... 40

2.7 The Local Economy ............................................................................ 43

2.8 Strategic Planning/Policy Direction ..................................................... 45

2.9 Key Findings ....................................................................................... 45

3 Assessment of Social and Economic Impacts ..................................................... 47

3.1 Stakeholder and Community Consultation for .....................................

Stage 2 Project .................................................................................................... 47

3.2 Business and Economic Impacts ........................................................ 47

3.3 Property and Land Use Impacts ......................................................... 55

3.4 Local Amenity .................................................................................... 60

3.5 Social Infrastructure .......................................................................... 64

3.6 Community Health and Safety ........................................................... 67

3.7 Access and Connectivity .................................................................... 69

3.8 Community Values ............................................................................ 71

4 Mitigation measures and Strategies ................................................................... 76

4.1 Construction Phase .............................................................................. 76

4.2 Operational Phase ............................................................................... 80

5 Conclusion .......................................................................................................... 82

6 Definition of Terms ............................................................................................. 84



TABLES

Table 1 - Summary of Potential Social and Economic Impacts and ................................

Mitigation Strategies .................................................................................................. 10

Table 2 - Land Use, Social and Economic SEARs Requirements .................................. 18

Table 3 - Existing Businesses located within Bantry Bay Shops .................................. 24

Table 4 - Schools in or nearby Project Area ................................................................ 29

Table 5 - Health and Medical Facilities in or nearby Project Area .............................. 30

Table 6 - Child Care Centres adjoining and outside the Project Area ......................... 30

Table 7 - Open Space and Recreational Facilities ...................................................... 31

Table 8 - Frenchs Forest, Warringah LGA and Greater Sydney Population ....................

Change 2001-2011 ..................................................................................................... 33

Table 9 - Frenchs Forest Age Change 2001-2011 ....................................................... 33

Table 10 - Frenchs Forest, Warringah LGA and Greater Sydney Age ..............................

Distribution 2011 ........................................................................................................ 34

Table 11 - Frenchs Forest, Warringah LGA and Greater Sydney .....................................

Educational Attainment 2011 ..................................................................................... 35


Workforce Participation 2011 .................................................................................... 35

Table 13 - Frenchs Forest Resident Workforce Industry of ...........................................

Employment 2001-2011 ............................................................................................. 36

Table 14 - Frenchs Forest, Warringah LGA and Greater Sydney Industry......................

of Employment 2011 .................................................................................................. 37


Workforce Occupation 2001-2011 ............................................................................. 38

Table 16 - Income, Mortgage and Rental Repayments 2011 ..................................... 38

Table 17 - SEIFA Index of Advantage and Disadvantage .................................................

– Sample of Suburbs (2011)....................................................................................... 39

Table 18 - Frenchs Forest Dwelling Type 2001, 2006 and 2011 ................................. 40

Table 19 - Frenchs Forest, Warringah LGA and Greater Sydney ....................................

Dwelling Type 2011 .................................................................................................... 41


Household Size 2001, 2006 and 2011 ........................................................................ 41

Table 21 - Frenchs Forest Home Ownership 2001, 2006 and 2011 ............................ 42


Home Ownership 2011 ............................................................................................... 42

Table 23 - Frenchs Forest Household Structure 2001, 2006 and 2011 ....................... 42

Table 24 - Warringah LGA Household Structure 2001, 2006 and 2011 ...................... 43

Table 25 - Greater Sydney Household Structure 2001, 2006 and 2011 ..................... 43

Table 26 - Jobs in Project Area 2001 and 2011 .......................................................... 44



Table 27 - Construction Multipliers ($m).................................................................... 53

Table 28 - Employment Generation from Construction (Job Years) ........................... 54

Table 29 - Properties to be Acquired for the Stage 2 Works ..................................... 58

Table 30 - Locally Significant Heritage Items within Project Area .............................. 74

FIGURES

Figure 1 - Indicative Location Stage 2 Project .............................................................. 7

Figure 2 - Indicative Location Stage 2 Project ............................................................ 20

Figure 3 - Image of Existing Bantry Bay Shops – Bantry Bay Road.............................. 25

Figure 4 - Image of Existing Bantry Bay Shops – Fishing Station ................................ 25

Figure 5 - Images of Existing Bantry Bay Shops - 7 Eleven .......................................... 25

Figure 6 - Image of Existing Bantry Bay Shops - Funeral Parlour, ...................................

Medical Centre and Restaurants ................................................................................ 26

Figure 7 - Image of Skyline Shops ............................................................................... 26

Figure 8 - Pharmacy Located within Skyline Shops ..................................................... 26

Figure 9 - Image of Brick Pit Reserve and Playground ................................................ 32

Figure 10 - Image of Part of Green Corridor along Warringah Road ..............................

Looking East ............................................................................................................... 32

Figure 11 - Plan Showing Proposed Areas and Properties for Acquisition ................. 57



EXECUTIVE SUMMARY

Roads and Maritime Services (Roads and Maritime) are seeking

approval for the Northern Beaches Hospital Connectivity and

Network Enhancement Project – Stage 2 (Stage 2 Project) which

forms part of the Northern Beaches Hospital Road Connectivity and

Network Enhancements Project Concept Proposal. The approval is

sought under Part 5.1 (State Significant Infrastructure) pursuant to

the Environmental Planning and Assessment Act 1979 (EP&A Act).

The Stage 2 Project comprises road upgrades directed towards broader

network capacity enhancement of the existing road network

surrounding the Northern Beaches Hospital (NBH) at Frenchs Forest. The

Stage 2 Project is located within the Warringah local government area

(LGA) on Sydney’s Northern Beaches. These upgrades primarily focus on

Warringah Road which caters for the dominant traffic movement.

The Secretary Environmental Assessment Requirements (SEARs) for

the Stage 2 Network Enhancement Works1 identifies land use, social

and economic matters as key issues for the project’s Environmental

Impact Statement (EIS) to address.

The following assessment describes the land uses, social groups and

businesses likely to be affected by the Stage 2 Project. It assesses

potential impacts during both construction and operation phases and

provides measures to mitigate any potential negative impacts and

enhance potential benefits.

Concept Proposal / Stage 1 Hospital Connectivity Works

By way of background, HillPDA undertook the Land Use, Social and

Economic Assessment for the Concept Proposal and Stage 1 Hospital

Connectivity Works in October 2014. Due to the close alignment of

these works and the comprehensiveness of the Concept Proposal,

this Stage 2 assessment has built upon much of the existing Concept

Proposal, including demographic and land use assessment.

This assessment, however, specifically assesses the socio-economic

impacts of the Stage 2 Network Enhancements Works on the

assumption that the construction period will run for approximately 2

years from early 2016 to early 2018.

1 Issued 8 September 2014



Stage 2 Project Location

The Stage 2 Project is generally proposed to be carried out in the

following locations:

Warringah Road between west of Fitzpatrick Ave East to west of

Allambie Road

Forest Way between Warringah Road and the Stage 1 Project tie

in (about 100 metres north of the Warringah Road intersection)

Wakehurst Parkway from the intersection with Warringah Road

to about 120 metres south of Aquatic Drive

Aquatic Drive for about 100 metres east from the intersection

with Wakehurst Parkway

Allambie Road between Warringah Road and Rodborough Road.

On Warringah Road, the Stage 2 Project is incorporated largely within

the existing road-reserve to the north, and extends beyond the

existing road-reserve to the south by up to 30 metres.

The indicative location of the Stage 2 Project is shown in Figure 1.

Figure 1 - Indicative Location Stage 2 Project

Source: Roads and Maritime 2015

Existing Land Uses in the Stage 2 Project Area

A review of the existing land uses within the Stage 2 Project area was

conducted in accordance with the requirements of the project

Secretary’s Environmental Assessment Requirements (SEARs). The land



uses identified include retail, commercial and warehouse buildings,

educational establishments, low density residential and open space.

Retail / Business Uses

Bantry Bay Shops

Retail uses within the Stage 2 Project area include the Bantry Bay

Shops. The Bantry Bay Shops are located around the junction of

Bantry Bay Road and Warringah Road. These businesses serve the

local community and include a 7-Eleven Service Station, Fishing

Station, Forest Thai Restaurant, Wood Fired Pizza, Family Medical

Practice, Guardian Funerals and White Lady Funerals, India Times

Restaurant, late opening Pharmacy, Bantry Bay Café, Parnell Real

Estate Agent, Frenchs Forest Chinese Restaurant and a vacant

premise. The Bantry Bay Shops are zoned B1 Neighbourhood Centre

under the Warringah Local Environmental Plan 2011.

Construction for the Stage 2 works requires acquisition of seven

business lots (related to 12 businesses) within the B1 Neighbourhood

Centre zone (the total acquisition of the Bantry Bay Shops).

Forestway Shopping Centre

Approximately 700m walk from the Bantry Bay shops is the

Forestway Shopping Centre is situated within the Stage 2 Project area

and located on Forest Way2. Accessibility to the Centre is via Russell

Avenue and Forest Way. The multi-level level shopping centre and

parking structure is a busy sub-regional shopping destination. The

Shopping Centre is zoned B2 Local Centre under the Warringah Local

Environmental Plan 2011.

Business Precincts

A number of business parks are located along Warringah Road

between Wakehurst Parkway and Allambie Road. Each business park

is characterised by two to three storey office and warehouse

buildings. These businesses parks appear to serve as regional

headquarters and distribution hubs for national and international

businesses. These precincts also accommodate a range of other

commercial and recreational businesses serving the needs of the

surrounding local and sub-regional population. Each of these

precincts are zoned B7 Business Park under the Warringah Local

Environmental Plan 2011.

2 Stage 2 Project Area – Forest Way between Warringah Road and the Stage 1 Project tie (appox: 100 metres north of Warringah Rd intersection)



Residential Uses

Residential uses are prevalent within the Stage 2 Project area. The

majority of dwellings are one and two storey detached houses.

Residential land located in the Stage 2 Project area is zoned R2 Low

Density Residential under the Warringah Local Environmental Plan 2011.

Twelve residential lots, along the southern side of Warringah Road,

would be impacted by full or partial acquisition for the Stage 2 Project.

A number of residential dwellings on the northern side of Allambie

Road will be impacted due to the location of the site compound area.

Special Uses

The Project Area contains a range of social infrastructure including

The Forest High School, Frenchs Forest Public School and Making a

Difference at French Forest (a childcare centre adjoining the grounds

of Frenchs Forest Public School).

Open space is also prevalent in the Stage 2 Project area along

Warringah Road as a landscape buffer and pedestrian link. Brick Pit

Reserve and playground and a reserve located between Warringah

Road and Karingal Crescent are both zoned RE1 Public Recreation

under the Warringah Local Environmental Plan 2011.

Existing Socio-Economic Environment

To better understand the existing socio-economic context the

demographic characteristics of the suburb of Frenchs Forest, within

which the Stage 2 works are located were reviewed.

A suburb snapshot is provided as follows:

Experienced modest population growth between 2001 and 2011;

The median age is 39 which is relatively high compared to

Greater Sydney (median age 36);

In 2011, the proportion of Frenchs Forest residents with a tertiary

qualification was higher than the Warringah LGA and Greater

Sydney’;

The most common types of dwelling in Frenchs Forest are

separate houses followed by semi-detached and flat units;

The majority of households in Frenchs Forest are family

households and 89 percent of households in Frenchs Forest

either own or are purchasing their home, which is significantly

higher than the average for Greater Sydney (65 percent); and



Frenchs Forest is a growth area for employment, achieving a 20

percent increase in jobs from 2001 to 2011. This growth is likely

to continue with the operation of the NBH and the attraction of

associated industries.

Assessment of Social and Economic Impacts

A review of the Stage 2 Project area’s land uses, socio-economic

demographics and technical documentation identifies the following

potential social and economic impacts.

Table 1 - Summary of Potential Social and Economic Impacts and Mitigation Strategies

Area of Potential Impact Potential Impact Without Mitigation Mitigation Measures and Strategies

Business and Economic -

Is the project likely to have

direct or indirect effects

on the regional economy?

Does the project impact

(either directly or

indirectly) on businesses/

commercial enterprises?

Are impacts on businesses

likely to have flow on

effects for employees?

During construction:

To enable construction the total

acquisition of seven lots (presently

accommodating 12 businesses and

generating in the order of 40 to 55 jobs)

within the B1 zone will be required.

Roads and Maritime has advised that all

businesses will be acquired in accordance

with the process outlined in the Roads

and Maritime Land Acquisition

information guide (July 2014) and the

Land Acquisition (Just Terms

Compensation) Act 1991.

Partial acquisition is also required of 3

business lots within the B7 zone located

along the southern side of Warringah

Road, between Wakehurst Parkway and

Allambie Road.

The proposed acquisition relates to land

that presently forms a landscaped buffer

for these businesses and would not

include any car parking or buildings. As a

consequence any potential impacts to the

operation of these businesses will be

minimised. During construction, there

would however be some degree of noise,

vibration and access impacts to these

businesses. For the most part however

these impacts will confined to the

construction period and would be

reduced or eliminated upon completion

of work.

Construction workers would generate in

the order of $736,500 per annum in retail

expenditure that could potentially be


Roads and Maritime to work with

business owners to use best

endeavours to minimise impacts to

business operation, the local economy

and employment.

Roads and Maritime to use best

endeavours to negotiate the purchase

of properties in accordance with the

process outlined in the Roads and

Maritime Land Acquisition information

guide (July 2014). Roads and Maritime

to provide compensation to those

property owners directly impacted by

the Stage 2 Project in accordance with

Land Acquisition (Just Terms


Roads and Maritime to carry out

ongoing communication with local land

owners and businesses impacted by the

Stage 2 Project regarding the likely

duration, location and timing of

construction and the potential impacts

to business operations.

Ensure access is maintained to

businesses throughout the construction

period with signage to indicate any

changes during this period.




spent at shops in the locality.

Total economic activity generated by

construction is estimated at $1,026

million. Furthermore, 884 job years3

could be directly generated by the

proposed development in construction4.

Upon operation:

Stage 2 works may benefit local

businesses in the area through improved

travel times and transport access,

attracting employees and resulting in

reduced delivery times.

Upon operation:

Where deemed appropriate, implement

directional signage strategy in

accordance with Roads and Maritime

Policy to explain new traffic and access

arrangements to businesses and social

infrastructure provision.

Property and Land Use –

What is the number of

properties directly

affected by the project,

including totally or in

part? Properties affected

by changes in access or

severance impacts?

Ownership of properties

directly affected by the

project (i.e. private, Local

Government, State

Government)?


In order to enable the construction of the

Stage 2 works, Roads and Maritime

would require the total acquisition of 17

lots and the partial acquisition of 18 lots,

being 12 residential, 10 businesses, 12

recreational / open space areas, and one

special use infrastructure lot.

Acquisition timeframes and necessary

relocation could cause some anxiety for

residents, tenants and landowners.


Use best endeavours to negotiate the

purchase of properties. Provide

compensation to those properties

directly impacted by the project in

accordance with the Land Acquisition

(Just Terms Compensation) Act 1991.

Roads and Maritime to use best

endeavours to minimise stress to

property owners, tenants and

employees during the acquisition

process by ensuring regular

communication in accordance with RMS

Land Acquisition information guide (July

2014).

Local Amenity - Will the

project change the

amenity for residents,

businesses, or community

facilities during

construction and

operation? (i.e. visual and

landscape impact, noise

and vibration)?


Potential impacts would include

increased noise and vibration from

construction (including out of hours

construction activity), dust, visual impacts

and loss of vegetation. Access to Karingal

Reserve would also be restricted during

the construction period.


Ongoing communication with residents

closest to the construction activities

about the duration, location and timing

of construction and the potential

impacts throughout the construction

phase, including planned mitigation

strategies.

Implement mitigation strategies from

the Noise and Vibration Assessment, Air

Quality Assessment and Landscape

Character and Visual Impact

Assessment.

3 One job year equals one full-time job for one full year 4 Figures based on $310m for Stage 2 works as advised by RMS




During operation:

During operation, noise sources would be

closer to some sensitive receivers

(particularly along Karingal Crescent).

Impact to visual amenity by way of

expansion of the road into the green

corridors (e.g. Karingal open space) that

help to define the character of the area.

The new road infrastructure i.e.

underpass, pedestrian bridges, footpaths

/ shared paths and noise walls would

impact the visual amenity of the area.

Increased traffic volumes would impact

upon visual amenity.

During operation:

Implement mitigation strategies

recommended by the Noise and

Vibration Assessment, Air Quality

Assessment and Landscape Character

and Visual Impact Assessment to

minimise any amenity or visual impacts.

This will be particularly important near

road widening into Karingal Reserve

and for the properties in Karingal

Crescent.

Social Infrastructure - Will

the project impact

(directly or indirectly) on

any community services

such as hospitals, schools,

recreational facilities, etc?


Potential impacts on community

facilities/services in the project area may

arise during construction including

changed pedestrian access to the Frenchs

Forest Public School during the removal

and replacement of the existing

pedestrian overbridge which is located

west of the intersection with Forest Way.

The Frenchs Forest Public School, the

Forest High School and Making a

Difference at Frenchs Forest Childcare

Facility may be impacted by dust, noise

and the prescribed changes to access

arrangements. The severity of these

impacts will depend on the construction

operations being performed on any

particular day, changes in weather, and

the success of mitigation strategies.

Part of the Brick Pit Reserve will be

acquired to facilitate the works reducing

the quantum of open space and play

facilities in the locality. Widening

Warringah Road to the south to

accommodate the westbound surface

lanes would remove large setback and

vegetation associated with the Karingal

open space.


Given the proposed schedule of works

for the project includes completing the

new pedestrian bridge in close

proximity to and prior to the removal of

the existing bridge, it is likely that this

impact will be minimized.

Carry out ongoing communication with

schools, child care centres, medical

facilities and recreational facilities

throughout construction about the



on their activities.

The Stage 2 project would result in

acquisition of all 12 businesses

presently operating within the Bantry

Bay Neighbourhood Shops. The impact

of losing these facilities and services will

be mitigated via the existing alternative

services within 700m walk of the Bantry

Bay shops at the Forestway Shopping

Centre (i.e. restaurants, cafes, real

estate agent and pharmacy). Whilst this

alternative pharmacy does not operate

over the same extended operating

hours as the Bantry Bay Pharmacy, the

operation of the Northern Beaches

Hospital will help to mitigate this

impact.

Whilst alternative funeral services or a




petrol station are not currently

available within a reasonable walking

distance of the existing Bantry Bay

shops, these uses are considered

destination uses. It is therefore not

considered unreasonable for residents

to travel further to them.

Relocate the existing playground facility

within the Brick Pit Reserve as soon as

possible and make good any changes to

existing picnic and recreation facilities

(i.e. tables and chairs) so as to minimise

and adverse impacts to the local

community.

Apply urban and landscape design

strategies in accordance with the urban

design objectives and principles to

ensure the functionality of the Karingal

open space is maintained and

integrated with the existing landscape

character.

During operation:

Completion of the Stage 2 project

including an additional and upgrade

pedestrian bridge would improve access

to schools, childcare facilities and

businesses, in particular Forestway

Shopping Centre.

Improved access would also be achieved

to the existing Warringah Aquatic Centre

(via Wakehurst Parkway) and associated

recreational infrastructure.

Operation is likely to result in increased

local access traffic volumes near The

Forest High School, Frenchs Forests Public

School and NBH, which may pose safety

risks.

There is potential for an increase in kiss

and ride traffic near Hilmer Street for

students accessing the new pedestrian

Bridge.

During operation:

Ensure that existing pedestrian access

routes, particularly to social

infrastructure, are retained or where

possible enhanced during construction

and operation. Implement directional

signage strategy to explain new traffic

and access arrangements to community

facilities as necessary.

Community Health and

Safety - Is there a

potential for impact (real

or perceived) on


Construction may result in safety risks

due to increased heavy vehicle

movements and uncertainty generated


Ensure that alternate access

arrangements for pedestrians and

cyclists are in place and easily navigated




community health or

safety due to emissions to

air or water, noise or

other hazards?

by changed traffic arrangements. before the removal of existing access

routes to avoid unsafe crossings.

During operation:

Due to the construction of 2 new

pedestrian overbridges, during operation,

improvements to the safety of students

accessing The Forest High School, Frenchs

Forests Public School and visitors

accessing the NBH.

Operation is likely to reduce travel times

for emergency vehicles to the new

hospital, with health and safety benefits

for the local and regional community.

Operation is likely to result in increased

traffic volumes near The Forest High

School and NBH, which may pose safety

risks.

During operation:






infrastructure.

Implement mitigation strategies from

the Noise and Vibration Assessment.

Access and Connectivity -

Will the project generate

traffic or impact access to

properties during

construction and

operation?


Construction is likely to result in access

changes to residences, businesses and

social infrastructure provision. This can

cause confusion and delay in some

instances.

Construction is likely to result in existing

bus stops to be relocated which may

result in increased walking / cycling

distances for residents / visitors to the

area.

During construction, footpath diversions

may also be required resulting in

increased walking / cycling distances for

residents / visitors to the area.

There is potential for access to individual

properties along the Stage 2 construction

area and near connecting roads to be

affected by construction activities. Impact

to properties and businesses is likely to

be short-term.


Develop, implement and communicate

Traffic Management Plan and

Construction Management Plan with

the aim of minimising traffic impact and

disruptions.

Where possible, maintain vehicle and

pedestrian access to properties during

construction. Provide alternate access

arrangements when required.

Carry out ongoing communication with

schools, child care centres, medical

facilities and recreational facilities

throughout construction about the



on their activities.

During operation:

During operation it is anticipated the

Stage 2 works would generate a number

traffic benefits for residents, businesses,

shoppers, visitors, students and road

users in the Project area and beyond. The

During operation:









works are expected to improve access

and connectivity in the Project area on

account of improved capacity and traffic

flow and safer operating conditions, as

well as enhanced bicycle and pedestrian

facilities.

Potential adverse impacts include

uncertainty generated by changed road,

access and parking arrangements for

drivers, cyclists and pedestrians.

Potential adverse impacts from increase

in kiss and ride traffic from the Hilmer

Street pedestrian overbridge.

Increased traffic volumes in the vicinity of

the NBH, The Forest High School and the

French Forest Public School.

infrastructure.

The relevant regulatory authority to

monitor the new kiss and ride area to

ensure compliance with traffic

restrictions during peak drop off /

pickup school times.

Community Values - Does

the project impact on any

places of Aboriginal or

non-Aboriginal heritage?

Does the project impact

on any places likely to be

of importance to the local

community (i.e.

environmental areas, local

parks, local monuments,

etc.)? Do sections of the

community have a strong

attachment to place? Will

the project change the

unique character of the

place or community in

which it is located?


Changes could generate some concern by

the local community due to their strong

attachment to the existing character of

the area.

There are no identified Aboriginal

Heritage items within the Stage 2 Project

area.

There are two locally significant heritage

items identified in the Project Area being

the Former Holland’s Orchard and

Commemorative Grove and the Former

Hew’s Brick Pit that will be impacted due

to Stage 2 works.

The community have a strong attachment

to the ‘leafy’ nature of the area and the

associated construction works would

remove sections of this vegetation, in

particular, impacts upon the Karingal

Open Space and Brick Pit Reserve.

The acquisition of the Bantry Bay shops

may also have an impact to social

cohesion as such facilities can act as

important meeting and informal

gathering points.


Avoid disturbing areas of community

significance or reinstate disturbed areas

as soon as possible after construction.

Adopt recommended mitigation

strategies set out in the Statement of

Heritage Impact and biodiversity

mitigation strategies for Stage 2 of the

project.

Roads and Maritime to make good the

area of land retained as a buffer

between Warringah Road and the

residential properties in Karingal

Crescent including the provision of a

new shared pathway and connection to

the new shared pedestrian cyclist

bridge to the Forestway Shopping

Centre and Frenchs Forest High School.

It is understood that Warringah Council

is presently undertaking a structure

plan for Frenchs Forest that is likely to

include a new town centre and amenity

improvements. It is envisaged that this

new civic and community focal point

will enhance opportunities for

community cohesion and activity. It is

also important to note that the

Forestway Shopping Centre is located

within 700m walk of the Bantry Bay

shops providing a good alternative




meeting and socialising location.

During operation:

Some residents expressed concern that

the Stage 2 works could act as a physical

barrier, dividing the suburb.

During operation:

Ensure that existing pedestrian access

routes, particularly to social

infrastructure, are retained or

enhanced where possible during

construction and operation.

Ensure appropriate and sensitive design

of physical barriers through adherence

to urban design requirements and

mitigation strategies proposed in the

Stage 2 Urban Design Study.

Community Consultation

How can community

concerns be addressed

through consultation?

How can the community

be kept up to date on the

progress of the Project?


Residents may experience concern about

the Stage 2 project, including impacts on

local amenity, local access and temporary

diversions during construction, property

acquisition, and business impacts.

Residents may also seek to better

understand the progress and benefits of

the project.


Develop and implement a consultation

program that will ensure businesses,

residents and others stay informed

about the type, timing and duration of

construction impacts and any

mitigation measures being put in place.

This communication is to include advice

regarding the timing of the

improvements to Brick Pit reserve and

the children’s playground.

Conclusion

This assessment has identified that the completion of the Stage 2

works would result in a number of significant social and economic

benefits to the local and wider community and businesses as a

consequence of improvements in road and transport connectivity,

capacity enhancements and access in and around the Warringah LGA.

The assessment has also identified some potential adverse impacts of

constructing the Stage 2 works to local businesses, residential

properties and social infrastructure.

The acquisition of all lots located within the Bantry Bay Shops is likely

to result in an initial adverse impact upon patrons in the local

community as well as business owners and tenants. The businesses

presently employ an estimated 40 to 55 full time equivalent staff and

provide a mix of convenience and service uses.

This assessment has identified that the acquisition impacts to the

businesses, their employees and the local economy could be notably



reduced via a range of mitigation measures including the appropriate

level of business compensation.

Alternative locations for similar businesses, services and facilities

within the Frenchs Forest locality include the Forestway Shopping

Centre (located 700m from the existing Bantry Bay Shops) and in

time, the possible new town centre for Frenchs Forest (yet to be

determined as part of the structure planning process being

undertaken by Warringah Council).

These alternative centre locations, given their scale and proximity to

the Bantry Bay Shops, will also provide good alternative meeting

places for local residents thereby reducing the impact of the business

acquisitions regarding social cohesion and interaction.

In addition, this assessment has identified that there are several

residential properties which will be fully or partially acquired. Impacts

to owners or tenants of these properties vary depending on the

financial and social situation of the resident. Relocation can be a

notable impact and can cause financial or emotional stress whilst

disturbing social networks.

A number of mitigation measures and strategies have been

considered to manage these impacts including the provision of

compensation to property and business owners directly impacted by

the Stage 2 Network Enhancement Works in accordance with the

Roads and Maritime Land Acquisition information guide (July 2014)

and the Land Acquisition (Just Terms Compensation) Act 1991.

In conclusion, the assessment has found that the proposed

development would result in a range of social and economic benefits.

Impacts vary in their significance and on balance are considered to be

positive delivering a number of improvements to support the

efficient function of the Project Area and broader region.



1 STUDY PURPOSE AND CONTEXT

1.1 Introduction

Roads and Maritime Services (Roads and Maritime) are seeking

approval for the Northern Beaches Hospital Connectivity and

Network Enhancement Project – Stage 2 (Stage 2 Project) which

forms part of the Northern Beaches Hospital Road Connectivity and

Network Enhancements Project Concept Proposal. The approval is

sought under Part 5.1 (State Significant Infrastructure) pursuant to

the Environmental Planning and Assessment Act 1979 (EP&A Act).

The Stage 2 Project comprises road upgrades directed towards

broader network capacity enhancement of the existing road network

surrounding the Northern Beaches Hospital at Frenchs Forest. The

Stage 2 Project is located within the Warringah local government

area (LGA) on Sydney’s Northern Beaches. These upgrades focus on

Warringah Road which caters for the dominant traffic movement.

The Secretary Environmental Assessment Requirements (SEARs) for

the Stage 2 Network Enhancement Works5 identifies land use, social

and economic matters as key issues for the project’s Environmental

Impact Statement (EIS) to address.

This assessment describes the land uses, social groups and businesses

that are likely to be affected by the Stage 2 Project. Furthermore, it

assesses potential impacts during both construction and operation

phases and provides measures to mitigate any potential negative

impacts and enhance potential benefits.

Of relevance to this assessment are the SEARs, specifically the

requirements set out in Table 2.

Table 2 - Land Use, Social and Economic SEARs Requirements6

SEARs Requirement SEIA Addressed Issue

Stage 2 - Network Enhancement Works

A description of the existing socio-economic environment.

Chapter 2

Potential social and economic impact to businesses and to the community within the vicinity of the proposal including those associated with property acquisition, traffic, access, property, public domain and amenity related changes.

Chapter 3

5 Issued 8 September 2014 6 Issued 8 September 2014



Identification of properties required to be acquired for the works (full and partial acquisition) and an assessment of the scale of impact of this acquisition.

Chapter 3

Potential impacts on utilities (including communications, electricity, gas and water) and the relocation of these utilities.

Reported separately

A draft Community Consultation Framework identifying relevant stakeholders, procedures for distributing information and receiving/responding to feedback and procedures for resolving stakeholder (including the proposed Northern Beaches Hospital and schools) and community complaints during construction and operation. Key issues that should be addressed in the draft Strategy shall include:

- Traffic management (including property access, pedestrian access)

- Landscaping/urban design matters - Construction activities including out of hours

work - Noise and vibration mitigation and management - Disruption to the operation of the hospital and

school facilities.

Roads and Maritime

1.2 What is a Socio-Economic Impact Assessment?

Socio-economic impact assessment relates to the analysis,

monitoring and management of the social and economic

consequences of development.

It involves identifying and evaluating changes to or impacts on,

communities, business and industry that are likely to occur as a result

of a proposed development, in order to mitigate or manage impacts

and maximise benefits7.

1.3 Stage 2 Project Location

The Stage 2 Project is generally proposed to be carried out in the


Warringah Road between west of Fitzpatrick Ave East to west of

Allambie Road

Forest Way between Warringah Road and the Stage 1 Project tie

in (about 100 metres north of the Warringah Road intersection)

Wakehurst Parkway from the intersection with Warringah Road

to about 120 metres south of Aquatic Drive

Aquatic Drive for about 100 metres east from the intersection

with Wakehurst Parkway

7 RMS Environmental Impact Assessment Practice Note Socio-Economic Impact Assessment (EIA No.5)



Allambie Road between Warringah Road and Rodborough Road.

On Warringah Road, the Stage 2 Project is incorporated largely within

the existing road-reserve to the north, and extends beyond the

existing road-reserve to the south by up to 30 metres. The indicative

location of the Stage 2 Project is shown in Figure 2.

Figure 2 - Indicative Location Stage 2 Project


1.4 Stage 2 Project Description

The Stage 2 Project would broadly include the following key project

elements (subject to detailed design):

Provision of four through lanes on Warringah Road (two lanes in

each direction for east-west through traffic) within a grade

separated open slot for about 1.3 kilometres

Ingress and egress points from and to the slot include:

o Western extent - Warringah Road near Fitzpatrick Avenue

o East Eastern extent - Warringah Road from about 350 metres

east of the Wakehurst Parkway grade separated intersection

o Provision of a two-lane on-ramp (merging into one lane) from

Wakehurst Parkway (southbound) into the slot (westbound)

Widening of Warringah Road from west of Fitzpatrick Avenue

East to west of Allambie Road to include:

o Westbound travel lanes, at surface level on the southern side

of the Warringah Road corridor for the length of the project



o Eastbound travel lanes, at surface level on the northern side

of the Warringah Road corridor (using existing road

pavement), for the length of the project

o The intersections of Warringah Road with Forest Way, Hilmer

Street and Wakehurst Parkway to form a surface level bridge

over the slot to provide all traffic movements at surface level

and allow east-west through traffic in the slot to pass

beneath uninterrupted.

Upgrades or adjustments to existing intersections of Warringah

Road with the following local roads and approaches:

o Fitzpatrick Avenue East (including the closing of the left turn

into Fitzpatrick Avenue East from Warringah Road

westbound)

o Rodborough Road

o Allambie Road

Widening of Wakehurst Parkway from the intersection of

Warringah Road to south of Aquatic Drive

Provision of a new connection at Aquatic Drive including right in

from Wakehurst Parkway (northbound), left in from Wakehurst

Parkway and left out movements from Aquatic Drive and

Wakehurst Parkway.

Provision of shared (pedestrian and cyclist) bridges at the


o Across Warringah Road west of the intersection of Forest Way

(removal and replacement of the existing pedestrian bridge).

o Across Warringah Road on the western side of the

intersection with Hilmer Street (new pedestrian bridge).

Removal of the existing pedestrian crossing across Warringah

Road at Hilmer Street.

The Stage 2 Project would also include drainage works, landscaping,

property acquisition and adjustments. The ancillary works would

include but not be limited to, construction compounds, and stockpile

sites. For the purposes of this EIS, the scope of the Stage 2 Project

would not include ongoing maintenance works.

1.5 Stage 2 Project Strategic Context

Based on the anticipated future land use changes envisaged both

within and surrounding the Northern Beaches Hospital Precinct,



Council is currently preparing the Warringah Structure Plan. The

Stage 2 Project is needed at a strategic level to:

Assist in the management of journeys in connection with

anticipated future intensification of medical, commercial and

residential land uses surrounding the new hospital

Mitigate the worsening of traffic congestion on the Warringah

Road and Wakehurst Parkway arterial road corridors and their

principal feeder roads

Enhance access arrangements by car, bus and active transport for

the Northern Beaches Hospital’s (NBH) employees, patients,

outpatients and visitors

Facilitate improved access to the NBH and the surrounding

employment precincts

Have key infrastructure components in place for the proposed

NBH opening in 2018.

1.6 Assessment Methodology

This assessment has been prepared in accordance with the Roads and

Maritime Environmental Impact Assessment Practice Note on Socio-

economic assessment (EIA-05). The assessment structure has been

modified to incorporate the land use considerations required by the

SEARs.

Preparation of this assessment has involved:

Preparing a profile of land uses, demographic characteristics,

community facilities and businesses that may be influenced by

the project;

Site visits to identify key land uses and businesses in their

context;

Analysing stakeholder issues relating to potential social and

economic impacts;

Identifying the scope of the likely changes and social and

economic impacts that could occur as a result of Stage 2 works;

Carrying out an analysis of potential negative and positive

impacts, and direct and indirect impacts during construction and

operational phases of Stage 2; and

Identifying broad plans and strategies for monitoring and

managing the impacts during both the construction and

operational stages.



1.7 Data Sources Used to Inform Assessment

Data sources used to inform this assessment includes: the Warringah

Council Website, Cordell Connect, My Schools Website, NSW

Department of Education and Communities website, consultation

with schools and child care providers, ABS Census data for 2001,

2006 and 2011, employment data from NSW Bureau of Transport

Statistics, and a range of technical reports from the Concept, Stage 1

and Stage 2 project stages.

Where appropriate clarification and information regarding the Stage

2 Works and potential mitigation measures have been directly

sourced from Roads and Maritime.

1.8 Structure of the Document

In order to assess the social and economic impacts which may

eventuate from the Stage 2 works, the Land Use, Social and Economic

Assessment is set out accordingly:

Chapter 2 provides an overview of the land uses and existing

socio-economic environment within the project area

Chapter 3 assesses the likely social and economic impacts of

Stage 2 works during both the construction phase and upon

completion and operation of the development

Chapter 4 describes the management and mitigation strategies

that could be applied to Stage 2

Chapter 5 provides a concluding recommendation for the

assessment.



2 LAND USE

The land uses in the Project Area include retail, commercial, office

buildings, educational establishments, low density residential and

open space.

2.1 Retail / Business Uses

Bantry Bay Shops

Retail uses within the Stage 2 Project area include the Bantry Bay

Shops. These shops are located around the junction of Bantry Bay

Road and Warringah Road. These businesses serve the local

community and include:

Table 3 - Existing Businesses located within Bantry Bay Shops

Business Name Address

Fishing Station 461 Warringah Road

7 – Eleven Service Station 461 Warringah Road

Forest Thai Restaurant Shop 1, 449 Warringah Road

Wood Fired Pizza Shop 2, 449 Warringah Road

Warringah Road Family Medical Practice Shop 3, 449 Warringah Road

Guardian Funerals and White Lady Funerals Shop 5A & 5B, 30 Bantry Bay Road

India Times Restaurant 32 Bantry Bay Road

Pharmacy 34 Bantry Bay Road

Bantry Bay Café 36 Bantry Bay Road

Parnell Real Estate 38 Bantry Bay Road

Singha Thai Restaurant FFL 40 – 42 Bantry Bay Road

Frenchs Forest Chinese Restaurant GFL 42 Bantry Bay Road


The Bantry Bay Shops are zoned B1 Neighbourhood Centre under the

Warringah Local Environmental Plan 2011. Construction for the Stage

2 works requires the total acquisition of seven business lots within

the B1 zone, which includes the total acquisition of the existing

Bantry Bay Shops.



Figure 3 - Image of Existing Bantry Bay Shops – Bantry Bay Road

Figure 4 - Image of Existing Bantry Bay Shops – Fishing Station

Figure 5 - Images of Existing Bantry Bay Shops - 7 Eleven



Figure 6 - Image of Existing Bantry Bay Shops - Funeral Parlour, Medical Centre and Restaurants

Skyline Shops

Located approximately 1.2km east of the Bantry Bay Shops (15

minutes’ walk or 2 minute drive) are the Skyline Shops.

This neighbourhood strip provides an array of local retail and service

options including a bakery, grocery store, pharmacy and post office,

restaurant, café and KFC restaurant.

Figure 8 - Image of Skyline Shops

Forestway Shopping Centre

Located 700m (9 minutes walk or 1 minute drive) from the Bantry Bay

Neighbourhood Shops is the Forestway Shopping Centre is located

within the Stage 2 Project Area and located along Forest Way8.

Accessibility to the Centre is via Russell Avenue and Forest Way. The

multi-level level shopping centre and parking structure is a busy sub- 8 Stage 2 Project Area – Forest Way between Warringah Road and the Stage 1 Project tie (appx: 100 metres north of Warringah Rd intersection)

Figure 7 - Pharmacy Located within Skyline Shops



regional shopping destination. The Shopping Centre is zoned B2 Local

Centre under the Warringah Local Environmental Plan 2011.

A bus stop servicing numerous routes is situated next to the centre

on Forest Way. Forestway Shopping Centre has 400 parking spaces

available. Access to the car parks is from Forest Way, Russell Avenue

or Grace Avenue. Undercover parking is available on the lower

ground and first level of the multideck car park. At the time of

writing, a number of businesses were located within the Forestway

Shopping Centre9.

Professional Services

Australia Post Emmerson & Emmerson Solicitors Front Runner Learning Centre Kids OT Ray White Real Estate Roads & Traffic Authority Escape Travel Flight Centre

Other specialty stores Frenchs Forest Newsagency Everyday Carwash Cafe Forest Cobbler Forestway Drycleaners

Café, Restaurants & Fast Food

Blends Café-Restaurant Five & Half Kitchen McDonalds Subway Sushi Bar Thai Kitchen The Old Civic Cappuccino King Roaming Bird

Fresh Food Bigfish Australia Deans Short Cuts Forest Providore McIntoshs Patisserie Vina Bakehouse

Health Services

Connect Hearing Curves Ladies Gym Forestway Optometry Forestway Pharmacy Ginseng Health Foods Mandarin Massage OPSM

Financial Services ANZ Bank Commonwealth Bank St George Bank Westpac Bank National Bank Of Australia

Hair & Beauty Dragonfly Pure Hair John's Hairdressers Oz Nails

Business Precincts

The Stage 2 works proposed along Warringah Road adjoin a number

of business park precincts. Each of these precincts are characterised

by two to three storey office buildings many of which are attached to

high ceiling warehouses.

These business parks serve as a regional headquarters and

distribution hub for national and international businesses. These

precincts also accommodate a range of other commercial and

9 Note: Some speciality stores have not been included



recreational businesses serving the needs of the surrounding local

and sub-regional population.

The first business precinct is north of Warringah Road. This

business precinct is bound by Wakehurst Parkway, Warringah

Road, Frenchs Forest Road East and Allambie Road. It includes

Skyline Business Park and Allambie Grove Business Park and

businesses such as Sportspro, Miele, Forestway Dental Practice,

Olive Pub, Alcon Laboratories, Device Technologies, Howards

Storage World, Roland DG, Merck Serono and Device

Technologies.

The second business precinct is south of Warringah Road. This

business precinct is bound by Wakehurst Parkway, Warringah

Road, Allambie Road and Aquatic Drive. It includes Forestridge

Business Park and Aurora Business Park and business such as

Dell, Retriever Communications, Teleresources Engineering, Plus5

Media, D&D Technologies, Wannabees Family Play Centre and

Maui Jim Australia.

The third business precinct is situated to the south of Warringah

Road and west of Allambie Road. It includes Pacific View Business

Park and Telstra Business Centre and businesses such as Ricoh,

Starbucks, InterAcc Software, Virgin Active Gym, Automatic Fire

Services and Lifetrack Financial.

Each of these precincts are zoned B7 Business Park under the

Warringah Local Environmental Plan 2011.

2.2 Residential Uses

Residential uses are prevalent within the Stage 2 Project area. The

majority of dwellings are one and two storey detached houses.

Residential land in the Project Area is zoned R2 Low Density

Residential under the Warringah Local Environmental Plan 2011.

A number of residential dwellings along the southern side of

Warringah Road would be impacted by full or partial acquisition to

enable the Stage 2 works to be constructed (set out in Table 29 of

this report).

A number of residential dwellings on the northern side of Allambie

Road would be impacted due to the location of the site compound

area. This impact was assessed as part of the Stage 1 and Concept

Proposal EIS.



2.3 Special Uses – Schools, Medical Centres and Child Care

The Project area contains a wide range of social infrastructure

including schools, medical centres and childcare facilities.

There are two schools within the Stage 2 Project area, the Frenchs

Forest Public School and The Forest High School. Enrolment numbers

are included in the table to reveal student population has increased

between 2008 and 2011.

Table 4 - Schools in or nearby Project Area

Schools Location Distance from Project Area

2008 Enrolment

2013 Enrolment

Primary Schools

Forestville Montessori School 1 Angel Place, Forestville 1km 126 166

Frenchs Forest Public School 10 Ann Street, Frenchs Forest Project Area 234 304

Secondary Schools

The Forest High School 135 Frenchs Forest Rd, Frenchs Forest

Project Area 703 814

Other Schools

Arranounbai School 5 Aquatic Drive, Frenchs Forest 500 metres 22 37

Source: HillPDA and My Schools Website

The Warringah Road Family Medical Centre (within the Bantry Bay

Shops) is located within the Stage 2 Project area and full acquisition

of the lot is required for the road widening works. At present, the

Medical Centre comprises 3 general practitioners serving the local

community. As highlighted in table 5 there are a number of medical

and health facilities outside the Stage 2 Project Area.

When completed, the Northern Beaches Hospital will be a Level 510

facility providing a range of services including emergency, critical

care, operating theatres, acute in-patient (overnight, day, and

extended day only), maternity and neonatal, paediatrics and

adolescents, mental health and drug and alcohol, sub-acute, primary

health care, ambulatory, clinical support, other support, and

associated administrative and front of house services.

10 Mona Vale and Manly Hospitals are level 3 and Royal North Shore is a level 6 hospital



Table 5 - Health and Medical Facilities in or nearby Project Area

Health and Medical Facilities Location Approximate Distance from Project Area

Dr Michael Kennedy 28 Forest Way, Frenchs Forest 500 metres

Dr Gillian Marcham 28 Forest Way, Frenchs Forest 500 metres

Forestway Family Medical Centre (3 doctors)

22 Forest Way, Frenchs Forest 500 metres

Warringah Road Family Medical Centre

449 Warringah Rd, Frenchs Forest Project Area

Frenchs Forest Medical Centre 24 Frenchs Forest Road, Frenchs Forest

500 metres

Dr Amanda Badam 48 Bantry Bay Rd, Frenchs Forest 100 metres

Dr Kate Barclay Level 2, 49 Frenchs Forest Rd, Frenchs Forest

500 metres

Dr James O'Brien 44 Bantry Bay Rd, Frenchs Forest 100 metres

Dr Darren Paterson 44 Bantry Bay Rd, Frenchs Forest 100 metres

Dr Sushmita Hunter 10 Tilley Lane, Frenchs Forest 1 kilometre

Source: HillPDA survey

As shown in Table 6, there are two childcare facilities within the

Stage 2 Project area. An additional six childcare facilities are situated

within the broader locality.

Table 6 - Child Care Centres adjoining and outside the Project Area

Child Care Location Approximate distance from Project Area

Making a Difference at Frenchs Forest (within the grounds of Frenchs Forest Public School)

10 Ann St, Frenchs Forest Project Area

Kindalin Early Childhood Learning Centres

18 Aquatic Drive, Frenchs Forest

Project Area

Rodborough Road Childrens Centre U C2/ 1-3 Rodborough Rd, Frenchs Forest

50 metres

The Forest Childcare Centre 5/10 Rodborough Rd, Frenchs Forest

150 metres

Community Kids Frenchs Forest 20 Rodborough Rd, Frenchs Forest

350 metres

Frenchs Forest Kindergarten 5 Coster Street, Frenchs Forest

1.3km

Explore & Develop 28 Rodborough Rd, Frenchs Forest

1.8km

Frenchs Forest Early Learning Centre Lvl 3/20 Rodborough Rd, Frenchs Forest

1.4km




2.4 Open Space and Recreation

The project area contains a range of open space and recreational

facilities. Table 7 identifies the open space and recreational facilities

in and surrounding the Stage 2 Project area.

Table 7 - Open Space and Recreational Facilities

Open Space and

Recreational Facilities

Location Approximate

Distance

from Project

Area

Wareham Reserve Forest Way, Frenchs Forest 3.1 km

Rabbett Reserve Rabbett Street, Frenchs Forest 1.2 km

Brick Pit Reserve Wakehurst Parkway, Frenchs Forest Project Area

Aquatic Reserve Aquatic Drive, Frenchs Forest 500 metres

Akora Reserve Frenchs Forest 2.1 km

Wellman Reserve Wellman Road, Frenchs Forest 1.4km

Forestville Park 33 Currie Road, Forestville 1.5km

Karingal Crescent Reserve Warringah Road (adjacent to the

rear boundary of properties on the

northern side of Karingal Crescent)

Project Area


Of particular relevance to this assessment is the Brick Pit Reserve and

playground that is located directly opposite the Bantry Bay Shops in

Bantry Bay Road. The reserve is located on the site of the original

Frenchs Forest Brick Pit and provides a number of picnic facilities

(tables and benches). It also provides a children’s play area.



Figure 9 - Image of Brick Pit Reserve and Playground

The Project Area is also defined by a green corridor that runs

alongside the northern and southern alignments of Warringah Road

and at the junction with Wakehurst Parkway and Forestway.

Karingal open space is located between Warringah Road and the rear

property boundaries on Karingal Crescent. The reserve is well

vegetated and contains a concrete path that connects to the existing

footbridge over Warringah Road. The reserve is used by pedestrians

and cyclists. Parts of this corridor are scheduled for acquisition to

support the implementation of the project.

Figure 10 - Image of Part of Green Corridor along Warringah Road Looking East

Whilst the green corridor provides access for pedestrians, it is not

used as active recreation space or for formal recreational uses. It

does however provide a visual and physical buffer between

Warringah Road and adjacent uses such as houses in Karingal

Crescent and the Business Park.



2.5 The Local Community

2.5.1 Population

The Frenchs Forest’s population is growing at a rate well below the

average for Greater Sydney. Between 2001 and 2011 Frenchs

Forest’s population grew from 12,435 to 13,192 which represents a 9

percent increase (0.8 percent annual average increase). The

population of Greater Sydney grew by 11 percent over the same

period (1 percent average annual increase).

Table 8 - Frenchs Forest, Warringah LGA and Greater Sydney Population Change 2001-2011

2001 2006 2011 Change 2001-2011

(#)

Change 2001-2011

(%)

Average Annual

Increase 2006-

2011(#)

Average Annual

Increase 2006-

2011(%)

Frenchs Forest 12,435 12,557 13,192 757 6% 76 0.6%

Warringah LGA 128,839 133,490 139,935 11,096 9% 1110 0.8%

Greater Sydney 3,997,321 4,148,574 4,429,034 431,713 11% 43171 1.0%

Source: ABS Census 2001, 2006, 2011

Figure 2 - In 2011 the predominant age group in Frenchs Forest was

35 to 44 years which comprised 17 percent of the suburbs

population. Table 9 demonstrates that Frenchs Forest has an ageing

population with the most growth occurring in the 75-84 years bracket

(54 percent). Between 2001 and 2011 there was a decrease in those

aged between 20-24 years by 10 percent and 25-34 years by 34

percent.

Table 9 - Frenchs Forest Age Change 2001-2011

2001

(#)

2006

(#)

2011

(#)

2001(

%)

2006(

%)

2011 (%) Change

2001-

2011 (#)

Change

2001-2011

(%)

0-4 years 914 950 1,014 7% 8% 8% 100 11%

5-14 years 1,780 1,916 2,111 14% 15% 16% 331 19%

15-19 years 868 832 889 7% 7% 7% 21 2%

20-24 years 668 659 602 5% 5% 5% -66 -10%

25-34 years 1468 1193 970 12% 10% 7% -498 -34%

35-44 years 1928 2121 2212 16% 17% 17% 284 15%

45-54 years 1799 1742 1939 15% 14% 15% 140 8%

55-64 years 1532 1546 1460 12% 12% 11% -72 -5%



65-74 years 851 985 1263 7% 8% 10% 412 48%

75-84 years 388 517 599 3% 4% 5% 211 54%

85 years and

over

97 96 133 1% 1% 1% 36 37%

Total 12293 12557 13192 100% 100% 100% 899 7%


Figure 3 - Table 10 demonstrates that the median age in Frenchs

Forest (39 years) is higher than Greater Sydney (36 years). The

proportion of residents aged over 45 years in Frenchs Forest (41

percent) is higher than the Warringah LGA (38 percent) and Greater

Sydney (36 percent).

Table 10 - Frenchs Forest, Warringah LGA and Greater Sydney Age Distribution 2011

Frenchs Forest Warringah LGA Greater Sydney

Median Age 39 38 36

0-4 years 8% 8% 7%

5-14 years 16% 14% 13%

15-19 years 7% 6% 7%

20-24 years 5% 5% 7%

25-34 years 7% 13% 15%

35-44 years 17% 16% 15%

45-54 years 15% 14% 14%

55-64 years 11% 10% 11%

65-74 years 10% 7% 7%

75-84 years 5% 4% 4%

85 years and over 1% 2% 1%

Total 100% 100% 100%

Source: ABS Census 2011

2.5.2 Educational Attainment

In 2011 the proportion of Frenchs Forest residents with a tertiary

qualification (43 percent) was higher than for Warringah LGA (40

percent) and Greater Sydney (41 percent).



Table 11 - Frenchs Forest, Warringah LGA and Greater Sydney Educational Attainment 2011

Frenchs

Forest

Warringah

LGA

Greater

Sydney

Postgraduate Degree 9% 8% 9%

Graduate Diploma and Graduate Certificate 3% 3% 3%

Bachelor Degree 31% 29% 28%

Advanced Diploma and Diploma 20% 18% 15%

Certificate 26% 26% 25%

Not stated(b) 9% 3% 3%

Not applicable(c) 3% 13% 16%

Total 100% 100% 100%


2.5.3 Workforce Status

Table 12 demonstrates that the workforce participation rate in

Frenchs Forest (67 percent) and Warringah LGA (67 percent) are

higher than Greater Sydney (62 percent). The unemployment rate in

Frenchs Forest (3.4 percent) is lower than the Warringah LGA (3.5

percent) and Greater Sydney (5.7 percent).

Table 12 - Frenchs Forest, Warringah LGA and Greater Sydney Workforce Participation 2011

Frenchs

Forest

Warringah

LGA

Greater

Sydney

Employed 6,539 72,284 2,063,267

Unemployed 228 2,607 125,586

Total labour force 6,767 74,891 2,188,853

Not in the labour force 3,048 32,936 1,149,798

Total population aged 15 years and over 10,064 112,432 3,548,458

Workforce participation rate 67% 67% 62%

Unemployment rate 3.4% 3.5% 5.7%




2.5.4 Workforce Industry of Employment

Tables 13 and 14 demonstrate that within Frenchs Forest there are a

large proportion of people working in the professional, scientific and

technical services industries (13.4 percent), health care and social

assistance (10.2 percent) and retail trade (10.1 percent).

Table 13 - Frenchs Forest Resident Workforce Industry of Employment 2001-2011

2001 2006 2011 Change

2001-

2011 (#)

Change

2001-

2011 (%)

Agriculture, Forestry and Fishing 9 18 12 3 33%

Mining 3 6 8 5 167%

Manufacturing 583 427 362 -221 -38%

Electricity, Gas and Water Supply 40 41 41 1 3%

Construction 415 419 446 31 7%

Wholesale Trade 464 466 463 -1 0%

Retail Trade 1,056 720 663 -393 -37%

Accommodation, Cafes and

Restaurants

227 317 308 81 36%

Transport and Storage 206 217 178 -28 -14%

Communication Services 145 274 278 133 92%

Finance and Insurance 415 437 422 7 2%

Property and Business Services 1,200 1195 1251 51 4%

Government Administration and

Defence

186 284 299 113 61%

Education 446 499 602 156 35%

Health and Community Services 537 628 666 129 24%

Cultural and Recreational

Services

239 88 121 -118 -49%

Personal and Other Services 241 308 287 46 19%

Non-classifiable economic units 32 N/A N/A N/A N/A

Not stated 66 182 133 67 102%




Table 14 - Frenchs Forest, Warringah LGA and Greater Sydney Industry of Employment 2011

Frenchs

Forest

Warringah

LGA

Greater

Sydney

Agriculture, forestry and fishing 0.2% 0.2% 0.4%

Mining 0.1% 0.2% 0.2%

Manufacturing 5.5% 6.7% 8.5%

Electricity, gas, water and waste services 0.6% 0.7% 0.9%

Construction 6.8% 8.2% 7.1%

Wholesale trade 7.1% 6.7% 5.3%

Retail trade 10.1% 10.3% 9.8%

Accommodation and food services 4.7% 5.4% 6.2%

Transport, postal and warehousing 2.7% 3.0% 5.3%

Information media and telecommunications 4.3% 3.6% 3.0%

Financial and insurance services 6.5% 6.7% 6.6%

Rental, hiring and real estate services 2.0% 2.1% 1.8%

Professional, scientific and technical services 13.4% 12.1% 9.6%

Administrative and support services 3.7% 3.9% 3.5%

Public administration and safety 4.6% 4.4% 5.6%

Education and training 9.2% 7.6% 7.6%

Health care and social assistance 10.2% 10.3% 10.9%

Arts and recreation services 1.9% 1.8% 1.6%

Other services 4.4% 4.1% 3.7%

Inadequately described/Not stated 0.0% 2.2% 2.6%




2.5.5 Workforce Occupation

In comparison to Greater Sydney, Frenchs Forest has a high

proportion of people who are Professionals (29 percent versus 26

percent) and Managers (18 percent versus 13 percent).

Table 15 - Frenchs Forest, Warringah LGA and Greater Sydney Workforce Occupation 2001-2011


Managers 18% 16% 13%

Professionals 29% 26% 26%

Technicians and trade workers 11% 13% 12%

Community and personal service workers

8% 9% 9%

Clerical and administrative workers

16% 16% 16%

Sales workers 10% 10% 9%

Machinery operators and drivers 3% 3% 6%

Labourers 4% 6% 7%

Inadequately described/not stated

2% 2% 2%

Total 100% 100% 100%


2.5.6 Household Income, Mortgage and Rental Repayments

In 2011 the median weekly income in Frenchs Forest ($2,135) was

significantly higher than the Warringah LGA ($1,722) and Greater

Sydney ($1,447). In turn, the median weekly mortgage repayments

and weekly rent in Frenchs Forest are higher than the Warringah LGA

and Greater Sydney. These indicators suggest Frenchs Forest is a

relatively affluent suburb.

Table 16 - Income, Mortgage and Rental Repayments 2011


2006 2011 Change 06-11

2006 2011 change 06-11

2006 2011 change 06-11

Median weekly household income $1,733 $2,135 23% $1,387 $1,722 24% $1,154 $1,447 25%

Median weekly mortgage repayment $508 $670 32% $538 $650 21% $450 $542 20%

Median weekly rent $450 $650 44% $320 $440 38% $250 $351 40%

% of household income spent on mortgage 29% 31% 2% 39% 38% -1% 39% 37% -2%

% of household income spent on rent 26% 30% 4% 23% 26% 2% 22% 24% 3%




2.5.7 Index of Advantage and Disadvantage

Notwithstanding the analysis provided above, it is important to note

a review of weekly household incomes alone may not accurately shed

light on the affluence of a resident population. By way of example, a

review of weekly incomes alone fails to consider an area with an

ageing population and thereby an area with a high level of retirees

who have left the workforce yet still have a substantial asset base.

Accordingly we have applied the Socio Economic Index for Areas

(SEIFA) as an alternative means of assessing the socio economic

character of Frenchs Forest.

Table 17 - SEIFA Index of Advantage and Disadvantage – Sample of Suburbs (2011)

Socio-Economic Index of Areas Ranking within NSW

Highest in NSW - The Ponds 2,563

North Balgowlah 2,487

Frenchs Forest 2,481

Duffys Forest 2,480

Queenscliff 2,408

Dee Why 1,824

Brookvale 1,656

Lowest in NSW - Cabbage Tree Island (Ballina - NSW) 1


The SEIFA is produced by the Australian Bureau of Statistics and

compares geographic areas (LGAs and derived suburbs) with respect

to advantage and disadvantage. The SEIFA (the ‘Index’) is derived

from the attributes of an area’s residents such as income,

educational attainment, rate of unemployment and labour force skill.

Accordingly, the Index shows where the affluent (as opposed to just

high income earning) live; where disadvantaged (as opposed to the

unemployed) live; and where the highly skilled and educated (as

opposed to the tertiary educated people) live.

The findings can be used to facilitate research into the relationship

between socio economic status and various health and educational

outcomes to determine areas that require funding and services and to

identify new business opportunities. The Index refers to the area in

which a person lives, not to the socioeconomic situation of the particular

individual. Every geographical area in Australia is given a score which



shows how disadvantaged an area is compared with other areas in

Australia. Higher scores on the Index occur when the particular

geographic area has higher family incomes and a more skilled labour

force. A higher score means an area is more advantaged and accordingly

a lower score indicates an area is more disadvantaged.

Table 17 shows the Index of Relative Socio-economic Advantage and

Disadvantage (2011) for Frenchs Forest and surrounding suburbs as

well as the lowest and highest ranked suburbs in NSW. On this basis,

the SEIFA Index of Relative Socio-economic Advantage and

Disadvantage (2011) found Frenchs Forest was ranked 2,481 out of

2,563 suburbs. This score places Frenchs Forest within the 97th

percentile ranking of suburbs within Australia (i.e. top 2 percent most

advantaged suburb in Australia).

2.6 Local Households and Dwellings

2.6.1 Dwelling Type

Between 2001 and 2011 the number of dwellings in the Frenchs

Forest increased from 4,601 to 4,173 (+112 or 3 percent). In

comparison, the number of dwellings in Greater Sydney increased by

11 percent over the same period. The most common type of

dwellings in Frenchs Forest are separate houses (97 percent)

followed by semi-detached (2 percent) and flat units (1 percent).

Table 18 - Frenchs Forest Dwelling Type 2001, 2006 and 2011

2001 2006 2011 Change 2001-2011

(#)

Change 2001-2011

(%)

2001 2006 2011

(#) (#) (#) (%) (%) (%)

Separate house

3,883 3,880 4,036 153 4% 96% 97% 97%

Semi-detached, row or terrace house

115 91 96 -19 -17% 3% 2% 2%

Flat, unit or apartment

36 40 32 -4 -11% 1% 1% 1%

Other / not stated

27 8 9 -18 -67% 1% 0% 0%

Total 4,061 4,019 4,173 112 3% 100% 100% 100%


Figure 4 - In comparison to the Warringah LGA (61 percent) and

Greater Sydney (61 percent), Frenchs Forest has a significantly higher



proportion of separate houses (97 percent). Frenchs Forest has a

much smaller proportion of semi-detached dwellings and flats in

comparison to the Warringah LGA and Greater Sydney.

Table 19 - Frenchs Forest, Warringah LGA and Greater Sydney Dwelling Type 2011

Frenchs

Forest

Warringah

LGA

Greater

Sydney

Separate house 97% 61% 61%

Semi-detached, row or terrace

house

2% 6% 13%

Flat, unit or apartment 1% 33% 26%

Other / not stated 0% 0% 1%

Total 100% 100% 100%


2.6.2 Household Size

Households in Frenchs Forest are on average larger than those across

the both the LGA and Greater Sydney. In 2011 the typical household

size in Frenchs Forest was 3.1 and 2.7 in the wider LGA and Greater

Sydney. The higher average household size within Frenchs Forest can

be attributed to the greater proportion of families households with

children located in the suburb.

Table 20 - Frenchs Forest, Warringah LGA and Greater Sydney Household Size 2001, 2006 and 2011

2001 (#) 2006 (#) 2011 (#) Change

2001-2011

(#)

Frenchs Forest 2.9 3.1 3.1 0.2

Warringah LGA 2.6 2.6 2.7 0.1

Greater Sydney 2.7 2.7 2.7 0.0


2.6.3 Home Ownership

Table 21 shows 89 percent of households in Frenchs Forest either own

or are purchasing their home. This is substantially higher than recorded

for both the LGA (71 percent) and Greater Sydney (65 percent). In 2011

the proportion of households renting in Frenchs Forest was 11 percent



which was around a third of that recorded for the wider LGA (26

percent) and a quarter of Greater Sydney (35 percent).

Table 21 - Frenchs Forest Home Ownership 2001, 2006 and 2011

2001 2006 2011 Change

2001-

2011

(#)

Change

2001-

2011

(%)

2001 2006 2011

(#) (#) (#) (%) (%) (%)

Fully Owned 2,199 1,725 1,722 -477 -21.7% 54% 43% 41%

Being

Purchased

1,286 1,754 1,944 658 51.2% 32% 44% 47%

Renting 403 464 448 45 11.2% 10% 12% 11%

Other 65 8 7 -58 -89.2% 2% 0% 0%

Not Stated 112 68 53 -59 -52.7% 3% 2% 1%

Total 4,065 4,019 4,174 109 2.7% 100% 100% 100%


Table 22 - Frenchs Forest, Warringah LGA and Greater Sydney Home Ownership 2011

Frenchs Forest Warringah LGA Greater

Sydney

Fully Owned 41% 33% 30%

Being Purchased 47% 37% 35%

Renting 11% 26% 32%

Other 0% 1% 1%

Not Stated 1% 2% 2%

Total 100% 100% 100%


2.6.4 Household Structure

Tables 23, 24 and 25 highlight the proportion of family households in

Frenchs Forest (87 percent) is higher than that recorded for the

Warringah LGA (71 percent) and Greater Sydney (69 percent). Since

2001 the proportion of family households in Frenchs Forest has

remained steady.

Table 23 - Frenchs Forest Household Structure 2001, 2006 and 2011



2001 2006 2011 2001 2006

(%)

2011 Change

2001-

2011

(#)

Change

2001-

2011

(%)

(#) (#) (#) (%) (%)

Family households 3,522 3,525 3,647 88% 88% 87% 125 4%

Single person households 409 433 460 10% 11% 11% 51 12%

Group households 55 64 65 1% 2% 2% 10 18%

Total 3,986 4,022 4,172 100% 100% 100% 186 5%


Table 24 - Warringah LGA Household Structure 2001, 2006 and 2011

2001 2006 2011 2001 2006

(%)

2011 Change

2001-

2011

(#)

Change

2001-

2011

(%)

(#) (#) (#) (%) (%)

Family households 34,159 35,324 37,245 71% 70% 71% 3,086 9%

Single person households 10,629 11,246 11,574 22% 22% 22% 945 9%

Group households 1,922 1,868 1,820 4% 4% 3% -102 -5%

Other 1,673 2,159 1,799 3% 4% 3% 126 8%

Total 48,383 50,597 52,438 100% 100% 100% 4,055 8%


Table 25 - Greater Sydney Household Structure 2001, 2006 and 2011

2001 2006 2011 2001 2006 2011 Change

2001-

2011

(#)

Change

2001-

2011

(%)

(#) (#) (#) (%) (%) (%)

Family households 1,001,442 1,035,406 1,112,635 70% 68% 69% 111,193 11%

Single person households 305,672 328,517 343,808 21% 22% 21% 38,136 12%

Group households 59,243 59,613 64,950 4% 4% 4% 5,707 10%

Other 72,038 97,929 80,136 5% 6% 5% 8,098 11%

Total 1,438,395 1,521,465 1,601,529 100% 100% 100% 163,134 11%


2.7 The Local Economy

2.7.1 Jobs in Project Area

Table 26 shows the number and type of jobs in the project area. In

2011, the top three industries within the project area were

manufacturing (3,326 jobs when combined), information media and

telecommunications (1,401 jobs) and administrative and support

services (1,057 jobs). Between 2001 and 2011 the industries with the

largest increase in jobs were information media and

telecommunications, other services, health care and social

assistance, and arts and recreation services.



Table 26 Jobs in Project Area 2001 and 2011

Industry 2001 2011 Change 2001-

2011 (#)

Change 2001-

2011 (%)

Agriculture, Forestry and Fishing 387 524 137 35%

Mining 198 307 109 55%

Food Product Manufacturing 4 15 11 268%

Beverage and Tobacco Product Manufacturing 136 160 25 18%

Textile, Leather, Clothing and Footwear Manufacturing 119 74 -45 -38%

Wood Product Manufacturing 40 26 -15 -36%

Pulp, Paper and Converted Paper Product Manufacturing 238 333 94 39%

Printing (including the Reproduction of Recorded Media) 238 311 72 30%

Petroleum and Coal Product Manufacturing 167 53 -114 -68%

Basic Chemical and Chemical Product Manufacturing 25 71 45 177%

Polymer Product and Rubber Product Manufacturing 124 171 47 38%

Non-Metallic Mineral Product Manufacturing 29 78 48 165%

Primary Metal and Metal Product Manufacturing 93 113 20 22%

Fabricated Metal Product Manufacturing 695 1,184 489 70%

Transport Equipment Manufacturing 559 465 -94 -17%

Machinery and Equipment Manufacturing 527 263 -264 -50%

Furniture and Other Manufacturing 2 9 7 262%

Electricity, Gas, Water and Waste Services 3 9 6 193%

Construction 164 245 81 49%

Wholesale Trade 9 0 -9 -100%

Retail Trade 7 5 -2 -24%

Accommodation and Food Services 9 29 19 203%

Transport, Postal and Warehousing 118 126 8 7%

Information Media and Telecommunications 866 1,401 534 62%

Financial and Insurance Services 63 108 45 71%

Rental, Hiring and Real Estate Services 7 0 -7 -100%

Professional, Scientific and Technical Services 85 119 34 40%

Administrative and Support Services 1,061 1,057 -3 0%

Public Administration and Safety 23 3 -20 -87%

Education and Training 0 5 5 N/A

Health Care and Social Assistance 154 365 211 137%

Arts and Recreation Services 222 403 181 82%

Other Services 1,453 1,668 216 15%



Industry 2001 2011 Change 2001-

2011 (#)

Change 2001-

2011 (%)

Unclassified 2 0 -2 -100%

Total Jobs in Project Area 7,829 9,700 1,871 24%

Source: BTS 2001 and 2011. (Travel Zones - 2901, 2902, 2905, 2909, 2914 - note these are 2006 TZ boundaries)

2.8 Strategic Planning/Policy Direction

The draft Metropolitan Strategy for Sydney (2013) identifies Frenchs

Forest as a Health Potential Specialised Precinct. The Frenchs Forest

Health Potential Specialised Health Precinct is located in the North

Subregion. It is anticipated that the North Subregion will grow

significantly, with the Strategy setting out a population target of

610,000 and a housing target of 241,000 for 2031. The Strategy

states that strategic direction for the Precinct is to “capitalise on the

growing cluster of hospital and health-related uses with associated

research/ business park opportunities to stimulate local jobs”.

The State Government’s Northern Beaches Regional Action Plan

(2012) includes a requirement for agencies to facilitate the delivery

of the Northern Beaches Hospital. This includes managing additional

transport pressures in the area, improving community access and

reviewing bus timetables and routes to ensure maximum access and

usage for commuters.

The State Government and Warringah Council are also working

together to prepare a Northern Beaches Hospital Precinct Structure

Plan. Recognising that the hospital will act as a catalyst to broader

change in the precinct, the plan will investigate and recommend

changes to land uses including housing densities, open space and

complementary medical and business enterprises.

2.9 Key Findings

The suburb of Frenchs Forest experienced modest population growth

between 2001 and 2011. The median age is 39 years which is

relatively high compared to Greater Sydney (36 years). In 2011 the

proportion of Frenchs Forest residents with a tertiary qualification

was higher than the Warringah LGA and Greater Sydney. A large

number of white collar workers live in the project area and the

median weekly income in Frenchs Forest is significantly higher than

the Warringah LGA and Greater Sydney. The most common type of

dwellings in Frenchs Forest are separate houses followed by semi-

detached and flat units. The majority of households in Frenchs Forest



are family households and the 89 percent of households in Frenchs

Forest either own or are purchasing their home, which is significantly

higher than the average for Greater Sydney.



3 ASSESSMENT OF SOCIAL AND ECONOMIC

IMPACTS

This Chapter assesses the potential social and economic impacts of

the Northern Beaches Stage 2 Network Enhancement Works. It

identifies and analyses the likely changes to the existing conditions of

the project area during the construction and operational phases of

Stage 2 works.

3.1 Stakeholder and Community Consultation for Stage 2 Project

Stakeholder and community consultation led by Roads and Maritime

has been undertaken throughout the Project. A number of

community engagement mechanisms have been considered which

includes an Options Report, Community Updates11 on the Roads and

Maritime website and formal community consultation undertaken in

July and October 2014.

In December 2014, Roads and Maritime prepared an Options

Development and Selection Report. The report provided:

An overview of the need for the Project

An update on the processes carried out to identify options for the

Concept Proposal, Stage 1 and Stage 2 Projects

Information on the criteria used to assess the Project to ensure

the preferred options selected address the need for the Project

An outline of options identified

An update to the community on the options assessment process

and outcomes, in particular in relation to the Stage 2 Project

An outline of the community and stakeholder engagement

undertaken, and how feedback has been considered as part of

the options development process

Identification of the preferred option for the Project and

justification for the selection.

3.2 Business and Economic Impacts

With respect to business and economic impacts, this section

considers whether the proposed Stage 2 works would be likely to

have direct or indirect effects to:

Local businesses and services;

11 Community Updates: July 2014; October 2014; December 2014.



Local job generation; and

The local and broader regional economy.

3.2.1 Views Expressed During Community and Stakeholder

Engagement

Community and Stakeholder consultation led by Roads and Maritime

in July and October 2014 regarding the Stage 2 Project demonstrates

key issues raised by local stakeholders relating to business and

economic impacts as follows.

Property Acquisition: concerns were raised regarding the Bantry

Bay Road properties fronting Warringah Road and business

impacts the proposed roadworks would have to existing business

tenants who had recently re-signed long term leases and

provided retail services to the local community.

Compensation: the community requested that compensation and

reallocation assistance be provided to affected businesses.

Sufficient notice of property owners: the community raised

concerns that property owners potentially affected by Stage 2

works had not been given sufficient notice of full or partial

acquisition of their properties.

Business Park Connectivity: There was overwhelming support

from workers in the business parks that Allambie Road needed to

be widened or roundabout with Aquatic Drive replaced with

traffic lights as wait times in peak hours are extensive.

There was overwhelming support for the Aquatic

Drive/Wakehurst Parkway connection, even if it was limited only

to a left in/left out option. The need for an access point here was

supported by both businesses in the Allambie industrial park and

local residents, supporting access to the Warringah Aquatic

Centre and reserve.

3.2.2 Business and Employment Impacts

General Business Impacts

It is anticipated that a number of businesses located within existing

business estates and clusters (including the Allambie Business Park,

Forestway Business Park and Aurora Business Centre) would

experience some impacts to their operation during construction as a

result of disturbances such as noise, vibration and traffic.



For the most part however, the negative impacts for businesses

would be confined to the construction period and eliminated upon

completion of work. Measures to mitigate these impacts could

include ensuring customers were still aware that local business were

still operating through signage at appropriate locations, and that

businesses remain accessible to staff, deliveries and customers.

Notwithstanding the potential for adverse impacts to some

businesses during the construction phase, other businesses may

experience economic benefits as a result of the construction process.

At the broadest level, businesses are most likely to experience

positive impacts during the construction phase are those servicing

the construction industry including construction companies, suppliers

and development consultants. At a local level, retailers and food and

beverage premises in and near the project area would be expected to

attract increased trade from construction workers during the delivery

phase of the project.

Specific Business Impacts

Bantry Bay Shops and Jobs

During construction, the road widening along the southern side

of Warringah Road would necessitate the acquisition of 7 lots

with 12 operating businesses that collectively comprise the

Bantry Bay shops.

Properties to be acquired, at the time of preparing this report,

included a fishing store, a service station, restaurants, a family

medical practice, a pharmacy, a funeral service, a café, and a real

estate agent (refer to schedule provided in Table 3). These

businesses offer a range of services (including a late night Pharmacy

as well as a Medical Centre) together with local dining options.

Based on a desktop assessment using industry benchmarks, the

existing businesses may generate in the order of 40 to 55 jobs

Full time equivalent jobs both directly onsite and offsite (i.e.

through deliveries or the provision of services).

The acquisition of these properties would be undertaken in

accordance with the Roads and Maritime Land Acquisition

information guide (July 2014) and the Land Acquisition (Just

terms Compensation) Act 1991.

Compensation for land and/or interests in land acquired by

Roads and Maritime is assessed under the provisions of the Land

Acquisition (Just Terms Compensation) Act 1991. In respect to

businesses, an independent business valuer is engaged to



determine fair compensation on the basis of relocation of

extinguishment if deemed necessary. As many businesses are not

location dependent and are able to be relocated subject to

suitable properties being available within a reasonable proximity

to their original location. In the assessment of the Bantry Bay

shops, it is considered that most of the businesses are suitable

for relocation.

The changing nature of the locality provides a range of

opportunities for businesses to relocate including:

o Potential space, subject to availability, within the Forestway

Shopping Centre located 700m west of the existing Bantry

Bay Shops;

o Potential space, subject to availability, within the Skyline

Shopping Centre located 1.2km east from the existing Bantry

Bay Shops;

o Potential space within the new Northern Beaches hospital

complex located directly opposite the existing Bantry Bay

Shops (i.e. for the pharmacy);

o Space within existing properties (e.g. dwelling houses

subject to planning approval) for the real estate agent or

medical centre;

o Space within the likely new town centre presently being

planned by Warringah Council as part of the broader Frenchs

Forest Structure Plan (location yet to be determined).

In light of the impacts identified to the Bantry Bay Shops and

strategies being implemented to address them by Roads and

Maritime, appropriate mitigation measures are discussed in

Chapter 4.

The Aurora Business Centre

During construction, the road widening of Warringah Road would

necessitate the acquisition of land at the northern end of the

Aurora Business Centre (near the corner of Warringah Road and

Wakehurst Parkway).

Roads and Maritime advises that the area for acquisition relates

to the existing landscaped corridor only. It does not require the

acquisition of any building or car parking spaces. As a

consequence any direct impact to the function or operation of

businesses within the centre would be avoided.



The Aurora Business Centre would however be affected to a

degree during the construction and operation of the Stage 2

works as a consequence of opening up Aquatic Drive.

Construction is likely to result in some noise and traffic impacts,

with potential access and parking constraints during business

hours

Operation is likely to increase the traffic patronage of Aquatic

Drive, with businesses potentially benefiting from increased

exposure. Appropriate management of the increased traffic flow

would be required. Access to the business park would be

improved during operation

Mitigation measures and strategies to address these impacts are

identified in Chapter 4.

Forestridge Business Park

During construction, the widening of Warringah Road would

necessitate the acquisition of some open space with minor level

adjustment so as to retain all existing car parking spaces.

Roads and Maritime advises that the area for acquisition relates

to the existing landscaped corridor only. It does not require the

acquisition of any building or car parking spaces. As a

consequence any direct impact to the function or operation of

businesses within the centre would be minimised.

The Forestridge Business Park would however be impacted

during construction and operation of the Stage 2 works by the

opening of Aquatic Drive. Construction is likely to result in some

noise and traffic impacts, with potential access constraints during

business hours

Operation is likely to increase the traffic patronage of the

Aquatic Drive, with businesses potentially benefiting from

increased exposure. Access to the business park would be

improved during operation.

Mitigation measures and strategies to address these impacts are

identified in Chapter 4.

Expenditure from Workers

Construction workers working on the Stage 2 Project would generate

demand for certain goods and services in the local area. Workers

spend on average between $2,000 to $3,000 per annum ($2014) on



retail goods and services close to their place of work12. This would be

spent predominately on convenience-related expenditure such as

lunches, coffees, snacks etc.

In quantifying these potential benefits we have assumed that:

Construction workers would on average spend collectively $2,500

per annum

Construction would occur between 2016 and 2018 and jobs

would be distributed evenly across the two year period

Stage 2 works would require approximately 442 construction13

workers per year over the estimated two year construction phase.

Based on this approach we estimate that construction workers would

generate in the order of $736,500 per annum in retail expenditure

that could potentially be spent at shops in the project area. This

equates to $2.21 million over the two year construction period.

Potential Impacts to Broader Economic Activity

This section considers and where possible quantifies economic

impacts which would be associated with the project related to the

construction stage.

The construction industry is a significant component of the economy

accounting for 7.3 percent of Gross Domestic Product (GDP) and

employing almost one million workers across Australia14. The industry

has strong linkages with other sectors, so its impacts on the economy

go further than the direct contribution of construction. Multipliers

refer to the level of additional economic activity generated by a

source industry. There are two types of multipliers:

Production induced: which is made up of:

o first round effect: which is all outputs and employment

required to produce the inputs for construction; and

o an industrial support effect: which is the induced extra

output and employment from all industries to support the

production of the first round effect.

Consumption induced: which relates to the demand for

additional goods and services due to increased spending by the

wage and salary earners across all industries arising from

employment. 12 Based on HillPDA’s experience which indicates that around 15- 20 percent of household income is spent close to workers place of work. This is variable and highly dependent on the range of retail facilities provided locally. 13 Based on an estimated construction cost of $310 million for Stage 2 Project 14 IBIS World Construction Industry Report 2011



The source of the multipliers adopted in this report is ABS Australian

National Accounts: Input-Output Tables 2008-09 (ABS Pub: 5209.0).

These tables identify first round effects, industrial support effects and

consumption induced multiplier effects at rates of 0.6463, 0.6734

and 0.9891 respectively to every dollar of construction. Table 27

quantifies associated economic multipliers resulting from the

construction process.

Table 27 - Construction Multipliers ($m)

Direct Effects Production Induced Effects Consumption Induced

Effects

Total

First Round Effects

Industrial Support Effects

Output multipliers 1 0.6463 0.6734 0.9891 3.3088

Output ($million) $31015

$200.4 $208.8 $306.6 $1,025.7

* Source: HillPDA and ABS Australian National Accounts: Input-Output Tables 2008-09 (ABS Pub: 5209.0).

The estimated $310 million of direct construction costs for the Stage

2 Project would generate a further $409 million of activity in

production induced effects and $307 million in consumption induced

effects. Total economic activity generated by construction is

estimated at $1,026 million.

Note that the multiplier effects are national, and not necessarily

local. The ABS states:

“Care is needed in interpreting multiplier effects; their

theoretical basis produces estimates which somewhat

overstate the actual impacts in terms of output and

employment. Nevertheless, the estimates illustrate the high

flow-on effects of construction activity to the rest of the

economy. Clearly, through its multipliers, construction activity

has a high impact on the economy.”

In particular the multiplier impacts can leave the impression that

resources would not have been used elsewhere in the economy had

the development not proceeding. In reality many of these resources

would have been employed elsewhere. It should also be noted, as

stated in the NSW Treasury guidelines:

“Direct or flow on jobs will not necessarily occur in the

immediate vicinity of the project – they may be located in

head office of the supplier or in a factory in another region or

State that supplies the project”. 15 Based on an estimated construction cost of $310 million for Stage 2 Project



Nevertheless, economic multiplier impacts represent additional value

add to the Australian economy resulting from the Stage 2 Project.

Potential Impacts Job Generation

It is estimated that the equivalent of 2.85 construction positions

within 1 year are created for every one million dollars of construction

work undertaken16. Based on $310 m construction cost, 884 job

years17 would be directly generated by the Stage 2 Project in

construction as shown in Table 28.

Table 28 - Employment Generation from Construction (Job Years)

Direct Effects Production Induced Effects Consumption Induced Effects

Total

First Round Effects

Industrial Support Effects

Multipliers 1 0.64 0.70 1.34 3.68

Employment No. per $million 2.85 1.83 1.98 3.81 10.48

Total job years created 884 568 614 1,182 3,249

* Source: HillPDA and ABS Australian National Accounts: Input-Output Tables 2008-09 (ABS Pub: 5209.0).

The ABS Australian National Accounts: Input-Output Tables 2008-09

identified employment multipliers for first round, industrial support

and consumption induced effects of 0.64, 0.70 and 1.34 respectively

for every job year in direct construction. Including the multiplier

impacts the Stage 2 Project is estimated to generate a total of 3,249

job years directly and indirectly.

Potential Impacts Investment Stimulus

Where a significant investment decision has been made it is generally

viewed as a strong positive commitment for the local area. Such an

investment can in turn stimulate and attract further investment. In

this instance both the new hospital and to a lesser extent the Stage 2

work represents such a commitment.

Improving connectivity and reducing traffic congestion would increase

the attractiveness of the Warringah LGA as a place to live and work

which in turn would support its economic competitiveness and may

encourage investment in existing and new industries across the broader

LGA.

16 Source: ABS Australian National Accounts: Input-Output Tables 2008-09 (ABS Pub: 5209.0) 17 Note: One job year equals one full-time job for one full year



3.3 Property and Land Use Impacts

With respect to property and land use impacts, this section considers the

number of properties directly affected by the Stage 2 Project, including

totally or in part; the properties affected by changes in access or

severance impacts; and the ownership of properties directly affected by

the project (i.e. private, Local Government, State Government).

3.3.1 Views Expressed During Community Engagement

Community consultation led by Roads and Maritime in July and

October 2014 on the Stage 2 Project demonstrates key issues relating

to property and land use impacts as follows:

Property Values: some residents have raised concerns that

property values would decrease for houses situated within, or

close to, the project area. The issue of compensation for lost

property value has been raised

Property Acquisition: residents situated within the Stage 2 Project

construction footprint are concerned their homes may be

partially or fully acquired. Some members of the community are

concerned that property owners that would be potentially

affected were not given sufficient time or notice in relation to

property acquisition

Accessibility: While there was a majority of support, some residents

raised concerns about access changes, in particular the left turn into

Aquatic Drive from Wakehurst Parkway and the left out from

Aquatic Drive onto Wakehurst Parkway. In addition, concerns with

the changes to position of driveways along Aquatic Drive.

3.3.2 Stage 2 Impact Assessment

This section discusses the impact on property and land owners during

both the construction and operational phases of the Stage 2 Project.

Property Acquisition

In order to enable the construction of the Stage 2 works, Roads and

Maritime would require the total acquisition of 16 lots and the partial

acquisition of 17 lots, being 11 residential, 10 businesses, 11 lots

zoned recreation / open space and one special use infrastructure lot.

Compulsory acquisition is possible in NSW as all property in the State

is held through a grant from the Crown and the Crown retains the

right to resume land when required for public purposes. The owners

of property are protected by the provisions of the Land Acquisition

(Just Terms Compensation) Act 1991. Compensation would be



provided to landowners in accordance with the Act. In the situation

whereby only part of the property is required for acquisition, where

possible and appropriate, Roads and Maritime may choose to adjust

services or public utilities, relocate fences and complete any other

property adjustments at its expense.

The acquisition of residential, business or community properties for

infrastructure work can have significant social impact to property

owners and / or tenants as well as clients or user groups. The prospect of

all or part of one’s property being acquired can be a daunting matter

and requires careful management to minimise any associated stress.

Impacts of property acquisition specifically related to businesses have

been discussed in Section 3.1. For both residential and business

properties, anxiety and stress can be created owing to:

Uncertainty with respect to why the property in question is, or

may be, acquired

The timing of acquisition

The amount of time in which existing uses and services are

required to relocate

Perceived or actual effects on property value

The need to find suitable alternative properties, at affordable

costs and in appropriate locations, including participating in the

property market

Implications to social or customer links

The cost and inconvenience associated with relocation.

In all cases, to minimise negative social impact as a result of

acquisition, it is recommended Roads and Maritime continue to

engage with affected parties as soon as practical, to share relevant

information and to work cooperatively. HillPDA understands that this

has already commenced in line with the RMS Land Acquisition

information guide (July 2014).

The acquisition of properties would be conducted by RMS either

through negotiation or compulsory acquisition. Generally it is

considered desirable for public acquisition to be handled through

negotiation wherever possible and only where negotiation breaks

down to resort to compulsory acquisition. As a result the Roads and

Maritime has confirmed it would make every effort to negotiate a

mutually acceptable offer and equitable price with property owners

in accordance with the Land Acquisition (Just Terms Compensation)

Act 1991.



The following figure and subsequent table sets out the lots scheduled for partial or full acquisition18 as part of the Stage 2 Project.

The table also identified the potential impacts of the proposed acquisition without the recommended mitigation measures in

Chapter 4 of this assessment.

Figure 11 - Plan Showing Proposed Areas and Properties for Acquisition

18 Acquisition information provided by Roads and Maritime in April 2015 based on Reference Design AA0


Ref: C14115 HillPDA Page 58 | 87

Table 29 Properties to be Acquired for the Stage 2 Works

Lot DP Full/partial

Acquisition

Zoning Potential Impact Without to Mitigation

6 28467 Full R2 Total acquisition of residential property in accordance with the

Land Acquisition (Just Terms Compensation) Act 1991, requiring

relocation of residents. This could result in increased noise and

visual impacts for nearby properties as a result of the road being

closer to residences as well as stress for residents being relocated.

5 777484 Full R2 As above





2 28467 Partial

(Strip)

R2 Strip acquisition of residential property in accordance with the

Land Acquisition (Just Terms Compensation) Act 1991. This could

result in increased noise and visual impacts for the property as

well as altered access arrangements.

1 28467 Partial

(Strip)

R2 As above

3 28467 Full R2 Total acquisition of residential property in accordance with the

Land Acquisition (Just Terms Compensation) Act 1991, requiring

relocation of residents. This could result in increased noise and

visual impacts for nearby properties as a result of the road being

closer to residences as well as stress for residents being relocated.



1 805245 Full B1 Bantry Bay Shops: Total acquisition of business property in

accordance with the Land Acquisition (Just Terms Compensation)

Act 1991. RMS working with businesses to relocate within the

locality, minimise business impact and employment implications

A 397182 Full B1 Bantry Bay Shops: Total acquisition of business property in




B 397182 Full B1 Bantry Bay Shops: Total acquisition of business property in



locality, minimise business impact and employment implications.



Lot DP Full/partial

Acquisition


20 SP22383 Full B1 Bantry Bay Shops: Total acquisition of business property in
















C 361887 Partial

(Strip)

RE1 Loss of vegetation. Potential impacts on Brick Pit Reserve, an area

of local heritage significance and local playground. RMS to

reconfigure and replace playground.

B 36616 Partial

(Strip)

RE1 Partial loss of Karingal Open Space, which provides a visual and

acoustic buffer for residences on Karingal Crescent. Increased

noise from road and footpath being closer to residences as well as

reduced local open space.

C 36616 Partial

(Strip)

RE1 As above

D 36616 Partial

(Strip)

RE1 As above

12 580560 Partial

(Strip)

RE1 Partial loss of nature strip in front of business park. Potential for

increased noise impacts and changed footpath access.

1 558009 Partial

(Strip)

RE1 Partial loss of nature strip along southern edge adjoining

Warringah Road. Potential for increased noise impacts, with

minimal sensitive receivers.

1 225569 Partial

(Strip)

RE1 Partial loss of nature strip. Potential for increased noise impacts

and changed footpath access.

1 245508 Partial

(Strip)

RE1 Partial loss of nature strip on corner of Warringah Road and

Rodborough Road. Potential for increased noise impacts with

minimal sensitive receivers.



Lot DP Full/partial

Acquisition


20 SP79977 Partial

(Strip)

B7 Partial acquisition of business land.

202 737157 Partial

(Strip)


2 737409 Partial

(Strip)


2 437859 Full RE1 Partial loss of Karingal Open Space, which provides a visual and

acoustic buffer for residences on Karingal Crescent. Potential for

increased noise from road and shared path being closer to

residences as well as reduced local open space.

13 597191 Partial

(Strip)

SP2 Loss of vegetation.

13 597191 Partial

(Strip)

RE1 Loss of vegetation.

61 631410 Partial

(Strip)

RE1 Partial loss of Karingal Open Space, which provides a visual and

acoustic buffer for residences on Karingal Crescent. Potential for

increased noise from Warringah Road and shared path being

closer to residences as well as reduced local open space.

7 706259 Partial

(Strip)

R2 Strip acquisition of residential property in accordance with the

Land Acquisition (Just Terms Compensation) Act 1991. This could

result in increased noise and visual impacts for the property as

well as altered access arrangements.

7349 1167548 Partial

(Strip)

RE1, E2 Partial loss of Council managed crown land. Potential for changed

pedestrian access and visual impact.


3.4 Local Amenity

With respect to local amenity impacts, this section considers whether

Stage 2 works have the potential to change the amenity for residents,

businesses, or community facilities during construction and operation

(i.e. visual and landscape impact, noise and vibration).



October 2014 on the Stage Project demonstrates key issues relating

to local amenity impacts as follows:



Construction Noise and Vibration: some residents expressed

concern regarding the potential for noise and vibration during

the construction of the roads upgrades

Increased Traffic Noise: some residents expressed concern about

possible increased traffic noise during the operation of the

upgraded road, particularly residents of Karingal Crescent

Air pollution: some residents were concerned about air pollution

during construction and operation of the roads upgrades

Removal of buffer to Karingal Crescent: concerns about the

amenity impacts of proposed widening of Warringah Road.

3.4.2 Stage 2 Project Impact Assessment

Local amenity relates to the appearance, comfort and convenience of

a place and the way the local community experience it. During

construction, noise, dust, visual and traffic disturbances have the

potential to adversely affect the amenity of residents, businesses and

visitors in the project area. Generally, these impacts may include:

Increased noise and vibration generated by construction plant

and equipment

Increased traffic noise around the areas of major construction

during construction and to some residences during operation

Changes to air quality during construction and operation of the

road upgrades

Increased noise generated by out of hours construction activity

(with out of hours construction activity only expected to occur

when necessary to maintain network capacity and user safety)

Visual impacts of construction machinery, compounds and work

Loss of existing vegetation.

During Stage 2 works the amenity of residents, businesses, shoppers,

students and other visitors within the vicinity of works have the

potential to be adversely impacted if left unmitigated as a result of:

Noise and vibration created by construction activity – The Noise

and Vibration Assessment for the Concept Proposal19 concludes

that during construction of Stage 2 “daytime noise impacts to

residential receivers adjacent to Warringah Road may be

considered non-intrusive due to the high road traffic noise

19 SLR, Northern Beaches Hospital Connectivity and Network Enhancements Stage1 and Concept Proposal Noise and Vibration Assessment Construction and Operation, October 2014



environment, however any night-time works are expected to be

moderately to highly intrusive. Furthermore, noise impacts are

expected to decrease as the underpass construction progresses

further below ground and line-of-sight to works is reduced.”

The Noise and Vibration Assessment indicates that adverse

vibration impacts from the proposed underpass are not

anticipated, but that residential and business receivers to the

south may be impacted by vibration during the associated

pavement works of the proposed at-grade westbound lanes.

Changes to Air Quality - The Air Quality Assessment for Stage 220

of the project concludes that potential impacts include dust

emissions, which would vary significantly day to day depending

on the level of activity, operations being undertaken, and

weather conditions. The assessment concludes that demolition

and construction activities would result in a medium to high risk

of dust soiling and a Dust Management Plan should be employed

to apply site-specific mitigation measures, including

communication with potential receivers, appropriate site

preparation and maintenance, and dust monitoring techniques.

In addition, the Air Quality Assessment notes that the

construction schedule of the project along with the construction

of the NBH has the potential to cumulatively effect receptors.

The assessment concludes that this risk is unlikely to be

significant due to project timing and that any effects of

construction dust would be likely to be temporary and short lived

with appropriate mitigation measures.

Change in landscape character and visual amenity – During the

construction phase a site compound would be located to the

south east of Stage 2 works at the corner of Allambie Road and

Aquatic Drive with an ancillary site located on the NE corner of

Wakehurst Parkway and Warringah Road. The project’s

Landscape Character and Visual Impact Assessment identifies the

impact of the compound being: erection of temporary offices and

ancillary structures, carparking and large vehicle parking,

stockpiles and stockpile management processes and heavy

vehicle traffic increased.

If not appropriately managed these construction impacts could

reduce the level of comfort, convenience and attachment enjoyed by

20 Pacific Environment Limited, Northern Beaches Hospital – Stage 2 Network Enhancement Works: Air Quality Assessment, February 2015



residents, workers and others in the project area. Excessive noise and

vibration impact could also lead to anxiety and sleeplessness which in

turn can have significant health impact. Mitigation measures are

discussed in Chapter 4 of this assessment. The impacts of and

appropriate mitigation measures for the compound site were

assessed as part of the Stage 1 and Concept EIS.

During operation of the Stage 2 works, local amenity could be

impacted by:

Noise sources being closer to sensitive receivers than they currently

are on account of the widening of Warringah Road. The Stage 2

Noise and Vibration Assessment identifies a number sensitive

receivers along these roads that are sufficiently impacted to be

eligible for consideration of noise mitigation measures where

feasible and reasonable as part of the Stage 2 work.

The acquisition of the Bantry Bay shops may also have an impact

to social cohesion as such facilities can act as important meeting

and informal gathering points. It is understood however that

Warringah Council is presently undertaking a structure plan for

Frenchs Forest that is likely to include a new town centre. It is

envisaged that this new civic and community focal point will

enhance opportunities for community cohesion and activity. It is

also important to note that the Forestway Shopping Centre is

located within 700m walk of the Bantry Bay shops providing a

good alternative meeting and socialising location.

Changes to air quality due to increased traffic capacity. The Stage

2 Air Quality assessment21 indicates air quality is expected to

remain well below the air quality criteria in 2028, partially due to

likely improvements in emission-control technology and fuel. The

most affected area is expected to be the intersection of

Warringah Road and Forest Way

The loss of vegetation including groups of native trees and rows

of street trees through the widening of Warringah Road. In

addition, widening into Karingal reserve would impact on the

width of the existing vegetated 'buffer zone' between residences

and Warringah Road, which could reduce screening of residences

from the road and result in a negative visual and amenity impact.

Many commercial properties, residences, the Frenchs Forest

Public School and the Forest High School are surrounded by

21 Pacific Environment Limited, Northern Beaches Hospital – Stage 2 Network Enhancement Works: Air Quality Assessment, December 2014.



vegetation, which in its current form, partially screens views of

the roads and traffic. Vegetation loss associated with widening

could reduce the screening of properties from the road, resulting

in a negative visual and amenity impact.

Visual impact from additional road infrastructure (widened road

configuration along Warringah Road, new underpass, new

pedestrian and cyclist overbridge over Warringah Road near

Hilmer Street) along with introduced noise mitigation measures

(e.g. barriers).

A series of mitigation measures have been recommended in

Chapter 4 to minimise and where possible avoid these impacts,

such as the implementation noise treatments and revegetation.

3.5 Social Infrastructure

With respect to potential impacts on social infrastructure, this

section considers whether Stage 2 would impact (directly or

indirectly) any community services such as hospitals, schools,

recreational facilities, etc.





Pedestrian Safety: Some residents questioned the pedestrian

crossing facilities planned for students of The Forest High School.

Access to Social Infrastructure: concerns were raised in regards to

the location of new pedestrian overbridges along Warringah

Road in light of the proposal removal of the overbridge west of

Forest Way, which provides access to the Frenchs Forest Public

School, Making a Difference Childcare Facility and Forestway

Shopping Centre. Concerns were also raised be residents and

businesses about the potential loss of the medical centre and the

pharmacy in the Bantry Bay shops.


There are a number of community facilities in and near the project

area. The community has raised concerns regarding the potential

impact of the Stage 2 road upgrades and associated works on the

Forest High School, Frenchs Forest Public School, and the Making a



Difference Frenchs Forest Child Care Centre (co-located with Frenchs

Forest Public School).

Potential impacts on community facilities in the Stage 2 Project area

may include but are not limited to:

Changed pedestrian access to key social infrastructure during

construction and operation

Impacts upon access and visitation to Brick Pit and Karingal Open

Space

Increased traffic volumes in the vicinity of The Forest High

School, Frenchs Forest Public School, Making a Difference

Frenchs Forest Child Care Centre (co-located with Frenchs Forest

Public School) and NBH which may result in potential road safety

risks for students and hospital users

Increased traffic volume on all roads in the project area including

Aquatic Drive

Improved pedestrian access and safety from the southern to

northern side of Warringah Road due to the provision of a new

shared pedestrian/cyclist overbridge near Hilmer Street and

Forest Way, and with shared paths connecting these

Improved public transport on account of proposed bus priority

measures.

While Stage 2 works currently propose to remove the existing

pedestrian overbridge on Warringah Road west of Forest Way22,

Roads and Maritime proposes to install a new shared

pedestrian/cyclist overbridge in close proximity to the existing

overbridge. This would ensure that existing access to Frenchs Forest

Public School, associated childcare services and Forestway Shopping

Centre remains during operation of the road upgrades.

The new shared pedestrian/cyclist overbridge would be a shared

space to be enjoyed by both pedestrian and cyclist. It would also be

designed for people with a disability. Ease of pedestrian access

should be maintained during construction through an alternative

route established prior to the removal of the existing pedestrian

bridge. Currently, HillPDA understands it is proposed to remove the

existing pedestrian bridge only once the new shared

pedestrian/cyclist bridge (in close proximity to the existing bridge) is

fully completed and operational, which would satisfy this

requirement. 22 Northern Beaches Hospital Connectivity and Network Enhancements - Community Consultation Report October 2014



Roads and Maritime also propose to install a new shared

pedestrian/cyclist overbridge across Warringah Road west of the

intersection with Hilmer Street as part of the Stage 2 road upgrades

(while the existing at grade pedestrian crossing across Warringah Road

at the traffic signals will Hilmer Street will be removed). The new shared

pedestrian/cyclist overbridge will provide access to The Forest High

School and NBH23 and has been designed to maintain safe pedestrian

accessibility.

Potential access constraints associated with construction could be

managed through the implementation of a Construction

Environmental Management Plan (CEMP) that ensures access to

community services and social Infrastructure is maintained at all

times and for all users, including a range of transport modes.

Part of the Brick Pit Reserve will be acquired to facilitate the works

reducing the quantum of open space and play facilities in the locality.

Widening Warringah Road to the south to accommodate the

westbound surface lanes would remove large setback and vegetation

associated with Karingal open space.

Access to Retail, Medical and Business Services

The management of pedestrian and vehicle access within the locality

will also be important to minimising any disruption caused by the

acquisition of the Bantry Bay Businesses to local residents. By way of

example, the acquisition of the Bantry Bay shops and services could

adversely affect the convenience of local residents within the

neighbourhood shops existing walking catchment.

It is recognised however that the Forestway Shopping Centre is

located only 700m walking distance to the west of the Bantry Bay

Shops. This larger centre provides a range of comparable and

alternative retail facilities including:

Restaurants and take-away dinning (as an alternative to the

Thai, Pizza, Chinese and Indian restaurants provided by the

Bantry Bay shops);

Cafes (as an alternative to the cafe provided by the Bantry Bay

shops);

A Pharmacy (as an alternative to the Pharmacy provided by the

Bantry Bay shops). This pharmacy, however does not operate till

10pm 7 days a week as in the case of the existing Bantry Bay

Pharmacy. However, upon operation the Northern Beaches

23 ibid



Hospital will also provide out of business hours care and medical

assistance thereby mitigating the potential severity of this

impact; and

A real estate agent (as an alternative to the real estate provided

by the Bantry Bay shops).

Whilst the Forestway Shopping Centre does not provide a funeral

parlour, this use is not considered a day to day service but rather an

occasional and thereby destination related use. It would not

therefore be considered unreasonable to travel further than the

neighbourhood shops for this service.

An alternative restaurant, cafe and pharmacy are also provided

1.2km from the current Bantry Bay location in the Skyline Shops. It is

noted however that the operating hours of the Skyline Pharmacy are

not as extensive as the Bantry Bay Pharmacy. However, it is

recognised that the new Northern Beaches Hospital will provide

after-hours care for emergencies.

Finally in replace of the 7 Eleven service station, two alternative

service stations are provided in the locality including:

A Mobil 1.5km to the east at 312 Warringah Road; and

A service station 1.5km to the west at 582 Warringah Road.

Upon completion, the improvements to pedestrian and road access

in the locality, together with the provision of the new hospital and a

likely new town centre within Frenchs Forest (location presently

being considered by the structure planning process) will provide a

good alternatives to address any potential convenience impacts to

the resident community as a consequence of the acquisition and

relocation of the Bantry Bay Shops.

For other services (such as a funeral parlour or service station) it is

not unreasonable to expect that they would be located outside of a

resident’s walking catchment and therefore the impacts by way of

access and convenience in this regard are considered reasonable.

3.6 Community Health and Safety

With respect to potential impacts on community health and safety,

this section considers whether there is a potential for impact (real or

perceived) on community health or safety due to emissions to air or

water, noise or other hazards.







Pedestrian Safety: concerns about pedestrian safety in relation to

changes in pedestrian access, particularly for children accessing

The Forest High School and Frenchs Forest Public School.

Noise Impacts: concerns with increased noise levels during the

construction phase of the Stage 2 Project on school students at

The Forest High School and Frenchs Forest Public School. In

addition, there would be a cumulative impact of noise generated

from the proposed Helipad and Ambulances to NBH.

Health Impacts of Air Pollution: concerns that increased traffic

and road widening would expose patients, staff, residents and

students to high amounts of exhaust fumes. In addition, some

residents expressed concern about air pollution during

construction through dust.


During construction, road, pedestrian and cyclist safety has been

raised as a community concern, in particular the safety of pedestrians

and students attending The Forest High School and Frenchs Forest

Public School. The project can mitigate these safety matters through

the implementation of a Traffic Management Plan.

It is understood that the construction of Stage 2 works would be

undertaken in phases to minimise disruption on road users and

maintain safety of pedestrians and cyclists. Safety of students

attending both The Forest High School and Frenchs Forest Public

School is to be a major priority during construction. It is

recommended that consultation with user groups in the area been

undertaken to ensure safety and pedestrian connectivity is

maintained throughout construction.

As previously discussed in this assessment, there are a number of

community facilities such as local schools and childcare services in

and nearby the Project Area which may be affected by noise and

other hazards during construction and operation.

During construction potential safety issues might arise relating to:

Increased heavy vehicle movements and higher traffic flows

temporarily traversing lower-capacity road sections.



Uncertainty generated by changed road, access and parking

arrangements for drivers, cyclists and pedestrians.

During construction, concerns have been raised about the health

impacts of air pollution. RMS would work with its contractor/s during

the construction period to ensure measures are in place to minimise

the impacts of construction dust effecting nearby residents. Measure

to mitigate this would be identified in the Environmental Impact

Statement (EIS) and put in place during construction.

During operation the Traffic and Transport Assessment of the Stage 2

project EIS identifies that increased traffic volumes in the vicinity of

The Forest High School and NBH may result in potential road safety

risks for students and hospital users. Once constructed, the provision

of a pedestrian overbridge across Warringah Road will provide

improved safety and accessibility for both students and hospital uses.

3.7 Access and Connectivity

With respect to potential impacts on access and connectivity, this

section considers whether there is a potential for Stage 2 to generate

traffic and / or impact access to properties during construction and

operation.





Grade separation: the majority of the community support the

proposed grade separated intersections currently proposed for

Forest Way/Warringah Road, Wakehurst Parkway/ Warringah

Road and Hilmer Street/Warringah Road.

Aquatic Drive/Wakehurst Parkway connection: support for the

Aquatic Drive/Wakehurst Parkway connection, even if it was

limited only to a left in/left out option. The need for an access

point here was supported by both businesses in the Allambie

industrial park and local residents.

Hilmer Street: residents living near or on Hilmer Street are

concerned about the impact of proposed changes to the Hilmer

Street/Warringah Road intersection, particularly about potential

property acquisition.



Bantry Bay Road residential precinct: residents felt access in and

out of their homes was already limited and would be even worse

if egress out of Hilmer Street were restricted.

Concern from many residents on a number of local streets about

property access, changes to access points, increased traffic

through local streets as a result of these changes and 'rat

running'. In addition, the perception the network enhancement

may create ‘bottlenecks’ at either side of Starkey Street,

Forestville.


Traffic and access impacts were the most significant issue raised by

the community during the Roads and Maritime engagement

program. The Traffic and Transport Assessment provides a summary

of the major changes as a result of the Stage 2 works and assesses

their likely impacts on users.

During Stage 2 construction work residents, businesses, shoppers,

students and other visitors to the area could be adversely impacted by:

Temporary road closures

Reduced speed limits around construction sites and changed

road conditions

Altered property access on account of road closures and

acquisition (see section property and land use section above to

identify those properties impacted by acquisitions)

Increased traffic volumes on account of changed road conditions

and construction traffic

Bus rerouting and bus stop relocations leading to increased walk

distance for certain customers

Footpath diversions on account of construction, road closures

and changed access arrangements

If not appropriately managed these temporary changes have the

potential to increase travel times; reduce road and pedestrian safety;

make it more difficult to access residences, businesses, schools, and

parks; and lessen patronage to local shops.

It is also important to note cumulative impacts might arise on

account of the construction of the Northern Beaches Hospital, Stage

1 Connectivity works and Stage 2 Network Enhancement Works being

undertaken simultaneously or in overlapping timeframes. While NBH

construction activities would be limited to the NBH site, construction



traffic movements generated by the NBH construction would

potentially utilise spare road capacity.

During operation it is anticipated the Stage 2 works would generate a

number of benefits for residents, businesses, shoppers, students and

road users of the road network. The works are expected to improve

access and connectivity in the project area on account of improved

capacity and traffic flow and safer operating conditions. The Stage 2

Traffic and Transport Assessment states that a significant

improvement is forecast in the operation of the network as a result

of the Stage 2 Project, particularly along the Warringah Road corridor

where the slot would allow through vehicles to bypass a number of

signalised intersections.

The assessment further expects improved and upgraded pedestrian

and cycle facilities along the length of Warringah Road. These

facilities are planned to connect to the network established as part of

the Stage 1 Project.

The Traffic and Transport Assessment for the Stage 2 Project states

that 'rat running' is a common outcome of an over-congested arterial

road system, where traffic may seek alternate routes through

residential streets to minimize delay. The assessment indicated that

existing traffic conditions have induced 'rat running' in the project

area, a concern for residents due to its impacts on the amenity and

safety of local streets. While there is potential for this to increase as a

result of construction works of Stage 2, upon operation the network

enhancements as a result of Stage 2 are likely to reduce congestion

and thus the impetus for 'rat running'.

Specific additional improvements that would benefit residents,

employers, students and other visitors to the project area include:

Improved safety for road users and pedestrians

Improved public transport

Improved road capacity for through traffic.

3.8 Community Values

With respect to potential impacts on community values, this section

considers whether there is potential for Stage 2 to impact on any

places of Aboriginal or non-Aboriginal heritage; on any places likely

to be of importance to the local community (i.e. environmental areas,

local parks, local monuments, etc.). This section also considers

whether the local community has a strong attachment to place; and



whether Stage 2 has the potential to change the unique character of

the place or community in which it is located.





Physical Division: some residents expressed concern that the

'vast scale' of the project would act as a significant physical

barrier, dividing the suburb.

Changing feel of the suburb: some submissions indicated

preference for an alternative upgrade option to maintain the

'leafy feel' of the suburb.

Wildlife: concern about the preservation of wildlife habitats and

connectivity for wildlife in the project area. Specifically, concerns

have been raised about where the birds currently in Karingal

Reserve will reside if Warringah Road is widened into the reserve.

Brick Pit Reserve: residents have expressed that Brick Pit Reserve

is of historical significance and needs to be preserved.


Community surveys undertaken by Warringah Council have identified

residents living in the local area have a very strong sense of place and

attachment to it. Demographic analysis undertaken in Chapter 2 also

indicates the area is a well-established family orientated suburb with

a higher than average home ownership rate. Furthermore, the

landscape contextual studies have demonstrated the project area has

an identifiable sense of place. Consultation suggests there are a

considerable amount of people in and around the project area who

consider the bushland environment, recreational amenities and

proximity to natural features as an important component of their

day-to-day life.

The construction of the hospital and supporting network and

connectivity work has the potential to change the current character

of parts of the project area. Hospitals often attract ancillary and

higher density uses to accommodate synergistic businesses and

hospital workers. As the area changes over time this has the potential

to change the village character of the area, regardless of the

proposed connectivity and network enhancement works. This change



is likely to generate anxiety amongst the local community who have a

strong attachment to the existing character of the area.

Community cohesion is also likely to be affected by the scale of the

widened and intensified arterial road with the potential to be

divisive. Community cohesion is a broad term that may be used to

describe a strong sense of community, facilitated by the accessibility

of the local area. A socially cohesive environment is one that can be

accessed by a broad spectrum of the community thereby facilitating

social interaction, engagement and equity. Any reduction in access

within the project area (as stated in the sections above) or change in

the area’s local character may detrimentally impact community

cohesion. Ensuring that existing pedestrian access arrangements are

retained or enhanced will support maintained connections between

the two areas.

The community have a strong attachment to the ‘leafy’ nature of the

area and the associated construction works would remove sections

of this vegetation, in particular, impacts upon the Karingal Open

Space and Brick Pit Reserve. Part of the Brick Pit Reserve will be

acquired to facilitate the works reducing the quantum of open space

and play facilities in the locality. Widening Warringah Road to the

south to accommodate the westbound surface lanes would also

remove large setbacks and vegetation associated with Karingal open

space.

The acquisition of the Bantry Bay shops may also have an impact to

social cohesion as such facilities can act as important meeting and

informal gathering points. This is particularly important in light of the

social divide created by the existing Warringah Road.

It is understood however that Warringah Council is presently

undertaking a structure plan for Frenchs Forest that likely to include

a new town centre. It is envisaged that this new civic and community

focal point will enhance opportunities for community cohesion and

activity. It is also important to note that the Forestway Shopping

Centre is located within 700m walk of the Bantry Bay shops providing

a good alternative meeting and socialising location.

The Statement of Heritage Impact Assessment prepared for Stage 224

identified one locally listed heritage item within the Project Area,

being the Former Hollands’ Orchard and Commemorative Grove. This

item is located on the boundary of the Stage 1 and Stage 2 areas and 24 RPS Northern Beaches Hospital Stage 2: Network Enhancement Works Statement of Heritage Impact, February 2015



will be partially impacted upon by Stage 2 works. There is also one

unlisted item, the former Hews’ Brick Pit that will be impacted by the

Stage 2 works, as described above.

Table 30 - Locally Significant Heritage Items within Project Area

Item Address Significance Project Area

Former Holland’s

Orchard and

Commemorative

Grove

Warringah Road,

Frenchs Forest

Local –

Warringah LEP

2011

Stage 2

Former Hews

Brick Pit

South west of

the intersection

of Warringah

Road and

Wakehurst

Parkway

Unlisted item Stage 2

Both the Former Holland’s Orchard and Commemorative Grove and the

Former Hews' Brick Pit are considered to have local heritage significance.

The partial impacts of the Stage 2 works on the Former Hollands’

Orchard and Commemorative Grove will affect the last remaining

tree of the former Holland’s orchard, being a pear tree. The tree is

currently located on the verge of Warringah Road and lies within the

pathway of the Stage 2 works. The impact to this tree has been

assessed in the Stage 1 preferred infrastructure report. The

Commemorative Grove comprises cuttings of the original tree and is

located within the grounds of The Forest High School. The

Commemorative Grove will not be impacted by the Stage 2 works.

While not identified for listing in any heritage register, the Former

Hews Brick Pit has moderate historical significance to the Frenchs

Forest locality due to William Hews being one of the earliest

European settlers to the area. The widening of Warringah Road and

the Wakehurst Parkway for the Stage 2 works will have a direct

physical impact on the curtilage of the former brick pit.

The Statement of Heritage Impact Statement for the Stage 2 Project

considered mitigation measures for these locally significant heritage

items. The pear tree should be examined by a qualified arborist prior

to any management measures undertaken. If healthy enough to

move, consult with Warringah Council and the Department of

Education and Communities. If unhealthy and unable to move, it is

recommended the tree be propagated and planted within the NBH



grounds. This would require amending the heritage listing within

Council’s LEP 2011.

The Statement of Heritage Impact for Stage 2 Project further

recommends that:

Heritage induction be carried out for all contractors, staff and

subcontractors prior to the commencement of works to ensure

that they are aware of local heritage items and their statutory

obligations

If unexpected archaeological remains are uncovered during the

works, all works should cease in the vicinity of the material/find

until appropriate notification, assessment and further mitigation

measures can be undertaken.



4 MITIGATION MEASURES AND STRATEGIES

Strategies to manage potential socio-economic impact during

construction and operational phases are outlined below.

4.1 Construction Phase

Business and Economic Impact

Roads and Maritime and its construction contractor to carry out

ongoing communication through a Communication Strategy with

local land owners and businesses impacted by Stage 2 with

specific attention given to the duration, location and timing of

construction and the potential impact on business operations.

Consider including information about community access to

affected services in community updates as available.

Ensure continued communication with businesses that will be

affected by acquisition to minimise uncertainty and impacts on

business operation, as well as establishing a direct contact at

Roads and Maritime for businesses to consult with as required.

Ensure customer access is maintained to businesses throughout

construction.

Roads and Maritime to use best endeavours to negotiate the

purchase of properties in accordance with the process outlined in

the RMS Land Acquisition information guide (July 2014). RMS to

provide compensation to those property owners directly

impacted by the Stage 2 Project in accordance with Land

Acquisition (Just Terms Compensation) Act 1991.

Roads and Maritime to carry out ongoing communication with

local land owners and businesses impacted by the Stage 2 Project

regarding the likely duration, location and timing of construction

and the potential impacts to business operations.

Ensure access is maintained to businesses throughout the

construction period with signage to indicate any changes during

this period.

Provide signage (consistent with Roads and Maritime policy) so

that the public, including local and passing patrons, can access

shops, services and businesses during construction. Such

measures should be considered within the TMP.



Property Impact

Use best endeavours to negotiate purchase with last resort being

compulsory acquisition. Provide compensation and appropriate

support to businesses that require total or partial acquisition in

accordance with the Land Acquisition (Just Terms Compensation) Act

1991.

Endeavour to minimise stress to property owners during the

acquisition process by ensuring regular communication.

Local Amenity Impact

Carry out ongoing communication with residents closest to the

construction activities about the duration, location and timing of

construction and the potential impacts throughout the

construction phase, including planned mitigation strategies and a

community hotline. Such matters could be considered within the

Communication Plan.

Implement traffic management measures identified as part of a

construction traffic management plan to minimise impact on

access to local amenities. Effective communication of these

measures should be considered within the Communication Plan.

Construction mitigation measures identified in the Stage 2 Noise

and Vibration Assessment25 include:

o For construction concentrated in a single area, such as

worksites and the compound, temporary acoustic

fencing/barriers around the site perimeter should be

considered where feasible and reasonable to mitigate off-site

noise levels

o Given the potentially high noise levels for residential

receivers, adherence to daytime construction hours is

recommended for excavation and for activities concentrated

in a single area (i.e. activities that do not move along the

alignment, and do not require out of hours activities for

safety reasons or to minimise disruption to road network)

o Night work should be programmed to minimise the number

of consecutive nights work impacting the same receivers

o When working adjacent to Frenchs Forest Public School and

The Forest High School, particularly noisy activities should be

25 Stage 2 Noise and Vibration Assessment Construction and Operation February 2015



scheduled outside normal school hours and Saturday

sporting events, where possible

o Avoiding the coincidence of noisy plant working

simultaneously close together and near to sensitive receivers

would result in reduced noise emissions

o Equipment which is used intermittently is to be shut down

when not in use

o Where possible, the offset distance between noisy plant

items and nearby noise sensitive receivers should be as great

as possible

o Where possible, equipment with directional noise emissions

should be oriented away from sensitive receivers

o Regular compliance checks on the noise emissions of all plant

and machinery used for the proposal would indicate whether

noise emissions from plant items were higher than predicted.

This also identifies defective silencing equipment on the

items of plant

o Ongoing noise monitoring during construction at sensitive

receivers during critical periods to identify and help to

manage high risk noise events

o Where possible heavy vehicle movements should be limited

to daytime hours

o Reversing of equipment should be minimised so as to

prevent nuisance caused by reversing alarms

o Loading and unloading should be carried out away from

sensitive receivers, where practicable

o Relocate vibration generating plant and equipment to areas

within the site in order to lower the vibration impact

o Investigate the feasibility of rescheduling the hours of

operation of major vibration generating plant and equipment

o Use lower vibration generating items of excavation plant and

equipment eg. smaller capacity rockbreaker hammers

o Minimise consecutive works in the same locality (if applicable).

Social Infrastructure

Carry out ongoing communication with schools, child care

centres, medical facilities and recreational facilities throughout



construction about the duration, location and timing of

construction and the potential impact on their activities

Ensure safe and secure access is maintained to community

facilities and open space throughout construction.

Apply urban and landscape design strategies in accordance with

the urban design objectives and principles to ensure the

functionality of the Karingal open space is maintained and

integrated with the existing landscape character.

Community Health and Safety

Where deemed appropriate, implement a directional signage

strategy in accordance with the Traffic Management Plan to explain

temporary or new traffic and access arrangements to businesses.

Ensure that alternate access arrangements for pedestrians and

cyclists are in place and easily navigated before the removal of

existing access routes to avoid unsafe crossings.

Access and Connectivity

Where possible, maintain vehicle and pedestrian access to

properties during construction. Provide alternate access

arrangements when required.

In order to mitigate traffic generated by construction the Traffic

and Transport Assessment Stage 2 stipulates that Roads and

Maritime would prepare a Construction Traffic Management Plan

to manage construction traffic associated with the project.

Designated access and haulage routes for construction vehicles

would be along the arterial road network were practical.

Traffic management measures to be implemented during

construction include carrying out the proposed work in a staged

manner to reduce traffic impacts, and the provision of temporary

access arrangements with private landowners whose property is

nearby to construction activities. Local residents and business

owners would be notified of traffic management procedures, and

ongoing consultation would be undertaken to provide

landowners with information on planned construction activities

and changes to any access arrangements.

Should work be undertaken outside of the hours mentioned

above, the procedures set out in the Roads and Maritime

Environmental Noise Management Manual 2001, “Practice Note

vii – Roadwork Outside of Normal Working Hours” and the



Interim Construction Noise Guidelines (ICNG) (DECCW) would be

followed. Furthermore, local residents would be notified before

any construction activities undertaken outside of normal

construction hours.

The construction traffic would be managed in accordance with

the measures outlined in the Roads and Maritime Traffic Control

at Worksites (Roads and Maritime, 2010) document.

Community Values

Ensure existing pedestrian and cyclist network are maintained or

provide alternate arrangements where needed.

Avoid disturbing areas of community significance or reinstate

disturbed areas as soon as possible after construction.

All mitigation strategies set out in the Statement of Heritage

Impact for Stage 2 of the project should be adopted.

Community Consultation

Develop and implement a consultation program to ensure

businesses, residents and key stakeholders to stay informed

about the type, timing and duration of construction impact and

any mitigation measures being put in place. This program should

include a dedicated project webpage, phone hotline, and regular

project updates/newsletter available online and where

appropriate distributed via flyers, doorknocking and email.

The timing of these newsletters be prior to with any significant

stages of construction where impact are increased or introduced

to an area.

Where possible, all relevant information to Stage 2 should be

available through a single project webpage and phone hotline to

avoid confusion and frustration for users. This information should

be reviewed at key stages throughout construction to ensure it

remains up to date.

4.2 Operational Phase

Business and Economic Impact

Where deemed appropriate, implement directional signage

strategy in accordance with Roads and Maritime policy to explain

new traffic and access arrangements to businesses.



Local Amenity Impact

Consider and, where appropriate, implement noise and visual

impact mitigation measures from the Noise and Vibration

Assessment and Urban Design Report. This will be particularly

important in the areas where the road widening will impact on

Karingal Reserve and the properties in Karingal Crescent.

Implement the noise mitigation recommendations as outlined in

the Noise and Vibration Assessment Report.

Consideration should be given to appropriate design measures that

would address concerns regarding potential danger to local fauna.

Social Infrastructure


strategy in accordance with Roads and Maritime policy to explain

new traffic and access arrangements to community facilities.

Ensure that existing pedestrian access routes, particularly to

social infrastructure, are retained or enhanced where possible.

Community Values


strategy in accordance with Roads and Maritime Policy to explain

new traffic and access arrangements to businesses.

Ensure that existing pedestrian access routes, particularly to

social infrastructure, are retained or enhanced where possible.

Consider mitigation strategies set out in the Statement of

Heritage Impact for Stage 2 of the project.



5 CONCLUSION

This assessment has identified that the completion of the Stage 2

works would result in a number of significant social and economic

benefits to the local and wider community and businesses as a

consequence of improvements in road and transport connectivity,

capacity enhancements and access in and around the Warringah LGA.

The assessment has also identified some potential adverse impacts of

constructing the Stage 2 works to local businesses, residential

properties and social infrastructure.

The acquisition of all lots located within the Bantry Bay Shops is likely

to result in an initial adverse impact upon patrons in the local

community as well as business owners and tenants. The businesses

presently employ an estimated 40 to 55 full time equivalent staff and

provide a mix of convenience and service uses.

This assessment has identified that the acquisition impacts to the

businesses, their employees and the local economy could be notably

reduced via a range of mitigation measures including the appropriate

level of business compensation from Roads and Maritime.

Alternative locations for similar businesses, services and facilities

within the Frenches Forest locality include the Forestway Shopping

Centre (located 700m from the existing Bantry Bay Shops) and in

time, the location of a likely new town centre for Frenchs Forest (yet

to be determined as part of the structure planning process being

undertaken by Warringah Council).

These alternative centre locations, given their scale and proximity to

the Bantry Bay Shops, will also provide good alternative meeting

places for local residents thereby reducing the impact of the business

acquisitions regarding social cohesion and interaction.

In addition, this assessment has identified that there are several

residential properties which will be fully or partially acquired. Impacts

to owners or tenants of these properties vary depending on the

financial and social situation of the resident. Relocation can be a

notable impact and can cause financial or emotional stress whilst

disturbing social networks.

A number of mitigation measures and strategies have been

considered to manage these impacts including the provision of

compensation to property and business owners directly impacted by

the Stage 2 Network Enhancement Works in accordance with the



process outlined in the Roads and Maritime Land Acquisition

information guide (July 2014) and the Land Acquisition (Just Terms


In conclusion, the assessment has found that the proposed

development would result in a range of social and economic benefits.

Impacts vary in their significance and on balance are considered to be

positive delivering a number of improvements to support the

efficient function of the Project Area and broader region.



6 DEFINITION OF TERMS

Accessibility – Refers to the extent to which people have access to employment,

goods and services, either through proximity or transport links to places.

Business Park – A large distinct employment space independent of a mixed use

centre, which is generally master planned or under a single management regime.

Census Collection District (CCD) – the smallest geographic area defined in the

Australian Standard Geographical Classification (ASGC). It can be defined as an area

which one census collector can cover delivering and collecting census forms in a

specified period. On average there are about 150 - 250 dwellings per CCD.

Household – One or more persons that usually reside in the same private dwelling.

Journey to Work data – Comprises datasets which analyse employment distribution

and trends, including commute patterns.

Local Centres – These are centres of a small scale. They consist of Town Centres,

Villages and Neighbourhood Centres.

Mesh Block - The Mesh Blocks are a new micro-level geographical unit for statistical

analysis developed by the ABS. There are 314,369 spatial Mesh Blocks covering Australia

with most residential Mesh Blocks containing approximately 30 to 60 dwellings.

Statistical Area Level 1 - SA1s are built from whole Mesh Blocks. Whole SA1s

aggregate directly to SA2s in the Main Structure, as well as all of the Non-ABS

Structures except LGAs and Tourism Regions. There are approximately 55,000 SA1s.

SA1s do not cross state borders and cover the whole of Australia without gaps or

overlaps. SA1s generally have a population of 200 to 800 persons, and an average

population of about 400 persons. SA1s in remote and regional areas generally have

smaller populations than those in urban areas. SA1s closely bound small rural towns

with a population of 180 persons or more.

Statistical Area Level 2 - The SA2s are a general-purpose medium-sized area built

from whole SA1s. There are 2,196 SA2 spatial units covering Australia with non-

crossing over state borders and without gaps or overlaps. The aim of this

geographical unit is to represent a community that interacts together socially and

economically. SA2s generally have a population range of 3,000 to 25,000 persons,

and have an average population of about 10,000 persons. SA2s in remote and

regional areas generally have smaller populations than those in urban areas.

Statistical Area Level 3 - The SA3s provide a standardised regional breakup of

Australia. The aim of SA3s is to create a standard framework for the analysis of ABS

data at the regional level through clustering groups of SA2s that have similar regional

characteristics. SA3s are built from whole SA2s and aggregate directly to form SA4s

in the Main Structure. There are 333 SA3 spatial units in Australia without crossing

state borders. In aggregate, they cover the whole of Australia without gaps or

overlaps. In general, the SA3s are designed to have populations between 30,000 and

130,000 persons. The lack of specific statistical requirements provides the SA3s with

considerable flexibility in terms of population variability and this allows the definition

of meaningful regional areas to take precedence over population criteria. As a result,

there are a number of SA3s with populations above 130,000 or below 30,000.

Statistical Area Level 4 - The SA4 level represents the largest sub-state

regionalisation of the main structure in the ASGS. Its main purpose is to provide the



geographical basis for labour force statistics. In regional areas, SA4s represent a

single, or clusters of labour markets, with an average population of between 100,000

and 300,000 people. While in a capital city labour markets will be broken up into sub

markets of between approximately 150,000 and 500,000 thousand people based on

an analysis of travel to work data.

Statistical Division – A Statistical Division (SD) is an Australian Standard Geographical

Classification (ASGC) defined area which represents a large, general purpose,

regional type geographic area. SDs represent relatively homogeneous regions

characterised by identifiable social and economic links between the inhabitants and

between the economic units within the region, under the unifying influence of one

or more major towns or cities. They consist of one or more Statistical Subdivisions

(SSDs) and cover, in aggregate, the whole of Australia without gaps or overlaps. They

do not cross State or Territory boundaries and are the largest statistical building

blocks of States and Territories.

Statistical Local Area – The Statistical Local Area (SLA) is an Australian Standard

Geographical Classification (ASGC) defined area. SLAs are Local Government Areas

(LGAs), or parts thereof. Where there is no incorporated body of local government,

SLAs are defined to cover the unincorporated areas. SLAs cover, in aggregate, the

whole of Australia without gaps or overlaps.

Travel Zone – a small geographic area used as the basis for Bureau of Transport

Statistics (formerly Transport Data Centre) modelling and data analysis. Travel Zones

provide a level of analysis between Census Collection District (CD) and Statistical

Local Areas (SLA) as defined by the Australian Bureau of Statistics.



Disclaimer

1. This report is for the confidential use only of the party to whom it is addressed

("Client") for the specific purposes to which it refers and has been based on,

and takes into account, the Client’s specific instructions. It is not intended to be

relied on by any third party who, subject to paragraph 3, must make their own

enquiries in relation to the issues with which this report deals.

2. Hill PDA makes no representations as to the appropriateness, accuracy or

completeness of this report for the purpose of any party other than the Client

("Recipient"). Hill PDA disclaims all liability to any Recipient for any loss, error

or other consequence which may ari se as a result of the Recipient acting,

relying upon or using the whole or part of this report's contents.

3. This report must not be disclosed to any Recipient or reproduced in whole or in

part, for any purpose not directly connected to the project for which Hill PDA

was engaged to prepare the report, without the prior written approval of Hill

PDA. In the event that a Recipient wishes to rely upon this report, the Recipient

must inform Hill PDA who may, in its sole discretion and on specified terms,

provide its consent.

4. This report and its attached appendices are based on estimates, assumptions

and information provided by the Client or sourced and referenced from

external sources by Hill PDA. While we endeavour to check these estimates,

assumptions and information, no warranty is given in relation to their

reliability, feasibility, accuracy or reasonableness. Hill PDA presents these

estimates and assumptions as a basis for the Client’s interpretation and

analysis. With respect to forecasts, Hill PDA does not present them as results

that will actually be achieved. Hill PDA relies upon the interpretation of the

Client to judge for itself the likelihood of whether these projections can be

achieved or not.

5. Due care has been taken to prepare the attached financial models from

available information at the time of writing, however no responsibility can be

or is accepted for errors or inaccuracies that may have occurred either with the

programming or the resultant financial projections and their assumptions.

6. This report does not constitute a valuation of any property or interest in

property. In preparing this report Hill PDA has relied upon information

concerning the subject property and/or proposed development provided by the

Client and Hill PDA has not independently verified this information except

where noted in this report.

7. In relation to any valuation which is undertaken for a Managed Investment

Scheme (as defined by the Managed Investments Act 1998) or for any lender

that is subject to the provisions of the Managed Investments Act, the following

clause applies:

This valuation is prepared on the assumption that the lender or addressee as

referred to in this valuation report (and no other) may rely on the valuation for

mortgage finance purposes and the lender has complied with its own lending

guidelines as well as prudent finance industry lending practices, and has

considered all prudent aspects of credit risk for any potential borrower,

including the borrower’s ability to service and repay any mortgage loan.

Further, the valuation is prepared on the assumption that the lender is

providing mortgage financing at a conservative and prudent loan to value ratio.



ABN 52 003 963 755

Sydney

Level 3, 234 George Street

Sydney NSW 2000

GPO Box 2748 Sydney NSW 2001

t: +61 2 9252 8777

f: +61 2 9252 6077

e: [email protected]

Melbourne

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Docklands VIC 3008

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t: +61 3 9629 1842

f: +61 3 9629 6315


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GPO Box 938 Brisbane QLD 4001

t: +61 7 3181 5644


mailto:[email protected]

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