Statement of Environmental Effects · 2020. 2. 18. · Statement of Environmental Effects...

Statement of Environmental Effects

Construction of a Mixed Use Development including ground floor

Child Care Centre, Residential Flat Building (78 Apartments) & associated works including access driveways to basement car

parking, storm water drainage & landscaping

Lot 8 in Proposed Subdivision - DA 18-00159

Portion of Lots 20 & Lot 21 DP1191512 with Lot 8 DP1245610 (Part) 230 Grange Avenue & 1032 Richmond Road, Marsden Park

UNIVERSAL PROPERTY GROUP PTY LIMITED

Trading as Bathla Group ABN 98 078 297 748 PO Box 270 Wentworthville NSW 2145 P 02 9636 2465 F 02 9688 4762 [email protected]

Prepared and published by:

Mixed Use Building Proposed Lot 8 – 230 Grange Avenue & 1032 Richmond Road, Marsden Park

2 137 Gilba Road. Girraween NSW 2145 | P 02 9636 2465 | F 02 9688 4762 | [email protected] Universal Property Group Pty Ltd T/AS Bathla Investments ABN 98 078 297 748

Universal Property Group Pty Ltd

PO Box 270

Wentworthville NSW 2145

ABN 98 078 297 748

COPYRIGHT

All rights reserved

© Universal Property Group Pty Ltd

This document is copyrighted and may only

be used by Council for purposes associated

with the subject Development Application

(DA) to which it relates.

The express purposes of the project, subject

of the Statement of Environmental Effects,

and may not be otherwise copied,

reproduced, distributed or used without the

written permission of the authorised

authors/publishers.

DISCLAIMER

While every reasonable effort has been

made to ensure that this document is

correct at the time of printing, it relies of

information / documentation provided by

others and therefore the authors /

publishers disclaim any and all liability done

or the consequence of anything done or

omitted to be done in reliance upon the

whole or any part of this document.

Printed

1st October 2019



TABLE OF CONTENTS

1. INTRODUCTION ........................................................................................................ 4

1.1. Overview ................................................................................................................................. 4

2. THE SITE .................................................................................................................. 5

2.1. Site Location & Context .......................................................................................................... 5

2.2 Topography ............................................................................................................................. 6

2.3 Public Utility ............................................................................................................................ 6

3 DEVELOPMENT PROPOSAL ......................................................................................... 7

4 STRATEGIC ASSESSMENT ......................................................................................... 12

4.1 State Environmental Planning Policy (Sydney Region Growth Centres) 2006 ...................... 12

4.2 Zoning.................................................................................................................................... 14

4.3 Subdivision ............................................................................................................................ 14

4.4 Dwelling Density ................................................................................................................... 14

4.5 Height of Building .................................................................................................................. 15

4.6 Blacktown City Council Growth Centre Precincts DCP 2018 ................................................. 16

5 ENVIRONMENTAL PLANNING ASSESSMENT................................................................ 12

5.1 Site Investigation & Contamination ...................................................................................... 17

5.2 Salinity & Geotechnical ......................................................................................................... 17

5.3 Traffic Assessment ................................................................................................................ 18

5.4 Bushfire Assessment ............................................................................................................. 18

5.5 Aboriginal Heritage Assessment ........................................................................................... 20

5.6 Water & Sewer Services ........................................................................................................ 20

5.7 Electricity and Telecommunication Supply ..................................................................... 22

6 SECTION 4.15 ENVIRONMENTAL PLANNING AND ASSESSMENT ACT 1979 ....................... 23

6.1 State Environmental Planning Policy (Sydney Region Growth Centres) 2006 ...................... 23

6.2 State Environmental Planning Policy (Infrastructure) 2007 ................................................. 23

6.3 State Environmental Planning Policy 55 – Remediation of Land .......................................... 23

6.4 Blacktown City Council Growth Centre Development Control Plan (DCP) 2018 .................. 24

6.5 SEPP Child Care Guidelines …………………….…………………………………………………………….. ..39 6.6 State Environmental Planning Policy No 65 ................................................................ 39 6.7 Likely Impacts of the Development on the Natural Environment {S4.15C (1) (b)} ............... 51

6.8 Likely Impacts of the Development on the Built Environment {S4.15C (1) (b)} .................... 51

6.9 Likely Social Impacts of the Development in the Locality {S4.15C (1) (b)} ........................... 51

6.10 Suitability of the site ............................................................................................................. 51

6.11 The Public Interest ................................................................................................................ 52

7 CONCLUSION ......................................................................................................... 53



1. INTRODUCTION

1.1. Overview

This report has been prepared by Universal Property Group Pty Ltd to support the Construction of a mixed use development including ground floor childcare centre and Residential Flat Building & associated works including basement car parking, storm water drainage & site landscaping. The proposed “mixed use project” is permissible with consent of Council and entirely consistent with the provisions of the State Environmental Planning Policy (Sydney Region Growth Centres) 2006 (Growth Centres SEPP) and the Blacktown City Council Growth Centre Precincts Development Control Plan 2010.

This Statement of Environmental Effects (SEE) will address the proposal in the context of the applicable planning legislation and policy:

State Environmental Planning Policy (Sydney Region Growth Centres) 2006; and

Blacktown City Council Growth Centre Precincts Development Control Plan 2018.

This report is to be read in conjunction with the following associated documents and plans prepared as a part of this DA:

Architectural Site and Road Layout plan prepared by Universal Property Group; Survey prepared by Universal property and SDG; Stormwater Management Plan prepared by J Wyndham Prince – September 2019 Detailed Site Investigation Report prepared by Geotesta Pty Ltd; Preliminary Salinity and Geotechnical Assessment Report prepared by Geotesta Pty

Ltd; Traffic and Parking Assessment Report prepared by Varga Traffic Planning; Completed DA form, checklists and owner’s consent and conflict of interest

declaration.



2. THE SITE

2.1. Site Location and Context The subject site is located within the Marsden Park Precinct of the North West Growth Centre land release and is located generally immediately south of the proposed extension of Garfield Road West (Abel Road) and north of Grange Avenue. The proposed site is located approximately 8 km from Schofield’s Railway Station. The site is approximately 17 km from M7 Westlink Motorway and is connected by Richmond Road. There are a few schools in close proximity such as Quakers Hill Public School, Marsden Park Public School. Local commercial convenience stores are very near to the subject site. The immediate locality of the subject site (Figure 1)are low and medium density residential developments. (Refer to Figure 2), although substantial subdivision is underway to the north and west of the subject site.

Figure 1: Site Plan The subject site forms part of a larger site which is located on the western side of the Richmond Road and the future Garfield Road West extension intersection. The subject site will have a site frontage to a new Local Road and will occupy a site area of approximately 5,926m².

The subdivision is dependent upon the determination of DA 18-00159. See Figure 1 above and Figure 2 opposite for extent of adjoining development as of August 2019.

SUBJECT SITE



Proposed Lot 8 includes portion of Lots 20 DP1191512 & Portion Lot 21 DP1191512 known as Part of 230 Grange Avenue Mardsen Park and part Lot 8 DP1245610 – 1032 Richmond Road.

Figure 2: Area Map (Source: Nearmaps - 2019)

2.2 Topography

The site has low to moderate grades of 0 – 15%. The site limited natural vegetation of tree cover. The site has been extensively cultivated in the past and used for market garden and agricultural purposes over the past decades.

2.3 Public Utility

The subject site is able to be serviced with connections for sewer, water, stormwater and electricity from Richmond Road. Please see attached letter and commentary.

SUBJECT SITE



3 DEVELOPMENT PROPOSAL

This DA seeks development consent for the following proposal as detailed in the Architectural drawings prepared by The Bathla Group Pty Ltd. Mixed Use development consisting of two Residential Flat Buildings including a total of 78 Units proposed with the mix of unit types outlined in Table 1 below.

Table 1: Key Development Data

Off-street parking is proposed for a total of 122 cars in a new double -level basement car parking area in accordance with Council’s requirements.

Vehicular access to the car parking facilities is to be provided via a new entry/exit driveway located in the north-western corner of the site, off the future local road.

Waste collection is expected to be undertaken by Council’s contractor using an HRV garbage truck, with bins collected from the basement.

Plans of the development have been prepared by The Bathla Group with the site plan below.

Over 70% of the Units are 3 bedroom units with a further 20% of the units being in a 2 bedroom configuration. 10% of the proposed Units are designed as “Adaptable” and a further 10% are designed as “Liveable”.



Figure 3: Site Plan

Figure 4: Typical Level Plans



Figure 5: Height Limit Study (whole building below 21m height limit)

Figure 6: East Elevation

A ground floor child care facility is proposed as Part of Block A.

This feature of the facility is dealt with



Figure 7: Ground Floor Block a Child Care layout



Table 2 Development Statistics

Planning Permitted Lot 8

Control

Units Studio 1

1 bed 6

1 Bed (Liveable) 0

2 bed 15

2 Bed (adapt) 0

2 Bed (Liveable) 0

3 bed 40

3 bed (adapt) 8

3 Bed (Liveable) 8

Total 78

Building Height 21 Metres 21 Metres (Below)

Solar Access 70% 64 Units

82.1%

Cross Ventilation 60% 55 Units

70.5%

Adaptable Unit 10% Units 8 Units – 10.25%

Liveable Units 10% Units 8 Units – 10.25%

Deep Soil Zone 15% of Site 2268.78m2 – 38.2%

Landscape Area 30% of Site 2486.16m2 – 42.0%

Common Open Space 25% of Site 1897.29m2 – 32.0% Site Coverage 50% of Site 1763.54m2 – 29.75%

Car Parking Studio = 1 1

1 Bed = 1 6

2 Bed = 1 15

3 Bed = 1.5 84

Visitor= 0.2 16

Carwash 1

Total 123

Provided 155



4 STRATEGIC ASSESSMENT

The subject site is located within the North West Growth Centre of State Environmental Planning Policy (Sydney Region Growth Centres) 2006 (SEPP-SRGC) and specifically, Marsden Park Precinct.

The relevant environmental planning instruments and development controls plans are:

State Environmental Planning Policy (Sydney Region Growth Centres) 2006 -Marsden Park Precinct Plan;

Blacktown City Council Growth Centre Precincts Development Control Plan 2018;

State Environmental Planning Policy (Infrastructure) 2007; and

State Environmental Planning Policy 55 – Remediation of Land

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

The Growth Centre SEPP was gazetted on 28 July 2006 and applies to the subject site. The proposed residential subdivision layout does not significantly vary the Indicative Layout Plan of the Marsden Park Precinct and will provide a mix of allotment sizes to accommodate dwelling houses including residential flat buildings. (Refer to Figure 7)

The future mix of residential developments will be developed as multi dwellings and Residential Flat Buildings.

Planning for the Marsden Park Precinct responds to the need for new and diverse housing in Sydney that is well connected to major centres and employment, protects natural assets and encourages sustainable living. Consideration of the surrounding context, history and natural environment has informed the precinct planning process. The Precinct will consist of a mix of housing types that allows greater choice for different household types. It is predominantly accommodated with low density housing. Medium density housing is located around the village centres, schools and open spaces. Higher density housing is proposed around the town centre to optimise convenient living near retail, community facilities, schools, recreational facilities and public transport. Items and places of significant heritage value, particularly Aboriginal Heritage and Clydesdale Estate, have been integrated into the planning of the Precinct and protected through a sensitive design approach. The town and village centres, each having a specific character and role, will support retail, commercial and community services to promote community interaction. A mixed-use development area along Richmond Road allows supporting functions to the Marsden Park Town Centre and the adjacent Marsden Park Industrial Precinct. The conversion of the former Grange Avenue Landfill Site over time for sporting facilities will support active and passive recreational uses close to the Town Centre. The former Air Services Site in the south of the Precinct remains reserved as a future regional conservation area. Direct road connections to the nearby Riverstone and Schofields Railway Stations ensure regional public transport accessibility. Consideration has also been made for a transport corridor that could potentially link the Precinct to the North West Rail Link. A safe and permeable street network will promote accessibility, connectivity and social interaction. The provision of cycle ways and pedestrian connections as well



as public transport connections to surrounding centres will promote a community that is less dependent on private vehicle use.

Figure 7: Marsden Park Precinct Indicative Layout Plan

Figure 8: Road Pattern of Marsden Park

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SUBJECT SITE

SUBJECT SITE



4.2 Zoning

The subject site is zoned as R3 Medium Density Residential.

The zone objectives of the R3 Medium Density Residential zone is to:-

To provide for the housing needs of the community within a medium density residential environment.

To provide a variety of housing types within a medium density residential environment.

To enable other land uses that provide facilities or services to meet the day to day needs of residents.

To support the well-being of the community by enabling educational, recreational, community, religious and other activities where compatible with the amenity of a medium density residential environment.

On the basis of an assessment of the objectives for the ‘R3’, it is considered that the proposed residential development is a compatible form of land use within the future built environment within this locality.

Figure 9: Surrounding Zoning Plan

4.3 Subdivision

The subdivision and creation of the super lots (including Lot 8) is the subject of a subdivision application with Blacktown City Council (DA18-00159)

4.4 Dwelling Density

The minimum density for residential development around the proposed development area within Marsden Park is 35 residential dwellings per hectare.

The proposed development will result in a densities above the minimum required by the SEPP. Thus, the proposed development will comply with the minimum density for residential development on this site. See Figure 10 Opposite.



Figure 10: Residential Density Map

4.5 Height of Building

The maximum permissible height of future building on the subject site is 21m (predominately six to seven storey height limit).

Figure 11: Height of the Building Map



4.6 Blacktown City Council Growth Centre Precincts Development Control Plan 2018

The Blacktown City Council Growth Centre Precincts Development Control Plan 2010 (BDCP) provides controls and design recommendations for all land as defined pursuant to the BDCP.

Table 3: Blacktown City Council Growth Centre DCP Controls

Element R3 zone (Residential Flat Buildings) Proposed Compliance

Site coverage (maximum) 50%

50% See Table 2 Page 11 Yes

Landscaped area (min) 30% of site area See Table 2 Page 11 Yes

Communal Open Space 15% of site area See Table 2 Page 11 Yes

Principal Private Open Space (PPOS)

Min. 10m² per dwelling with min. dimension of 2.5m Minimum

Average 17m2 Minimum 12m2 Yes

Front setback (minimum) 6m Balconies and other articulation may encroach into the setback to a maximum of 4.5m from the boundary for the first 3 storeys, and for a maximum of 50% of the façade length.

Minimum of 6metre setback to front street is achieved with articulation as permitted by DCP.

Yes

Corner lots secondary street setback (min)

6m Design complies with secondary street setback Yes

Side setback (minimum) Buildings up to 3 storeys: 3m Buildings above 3 storeys: 6m

Design complies with side setback

Yes

Rear setback (minimum) 6m Minimum achieved Yes

Habitable room/balcony separation distance (min) for buildings 3 storeys and above

12m Design complies with separation Yes

Car parking spaces 1 space per dwelling, plus 0.5 spaces per 3 or more bedroom dwelling. May be in a ‘stack parking’ configuration. Car parking spaces to be located below ground or behind building line 1 visitor car parking space per 5 apartments Bicycle parking spaces: 1 per 3 dwellings

Car parking has been provide at a rate required by the DCP. In addition to Bicycle provision has been made for Motorcycle Parking

Yes

Garage Dominance A maximum of two garage doors per 20m of lot frontage facing any one street frontage.

Basement Parking proposed

Yes

Garages and car parking dimensions (min)

Covered: 3m x 5.5m Uncovered: 2.5m x 5.2m Aisle widths must comply with AS 2890.1

Basement car park design complies with AS 2890.1

Yes



5 ENVIRONMENTAL PLANNING ASSESSMENT

5.1 Site Investigation & Contamination No 230 Grange Avenue

A data gap assessment of the 230 Grange Avenue, Marsden Park NSW, was undertaken by Geotesta in order to investigate the presence of contamination on the site beneath the dwellings and sheds for which the samplings were not done in the DSI report due of limited access. The investigations include review of DSI report, a site inspection and soil sampling and analysis program. Soil sampling was performed in 11 locations (BH1 to BH11). The results of the site inspection, sampling and geotechnical study indicate the site to be predominantly underlain by topsoil/fill of either loose sandy gravel or silty sand (0.2- 0.10 m thickness) grading at depth to medium dense to dense clayey sand or firm to stiff sandy clay of low to medium plasticity. Bedrock was not encountered at the 0.3 m maximum depth reached during hand auguring. Selected samples were analysed for a range of potential contaminants consisting of Heavy metals - Arsenic (As), Cadmium (Cd), Chromium (Cr), Copper (Cu), Mercury (Hg), Lead (Pb), Nickel (Ni) and Zinc (Zn), Organochlorine Pesticides (OCP)/ Organophosphorus Pesticides (OPP), Total recoverable Hydrocarbons (TRH), Benzene, Toluene, Ethyl Benzene and Xylene (BTEX), Polycyclic Aromatic Hydrocarbons (PAH) and Asbestos. Based on the laboratory test results, the site was found to have concentrations of contaminants of concern to be below the adopted Site Criteria. Based on the assessment undertaken, the following conclusions and recommendations can be made:

✓ During the visual inspection and field works for this assessment no sign of potential ACM was observed.

✓ The site is suitable for the proposed land use for residential development.

✓ After removal of the existing site fillings and stockpiles, additional testing to be conducted underneath the site fillings and stockpiles.

5.2 Salinity & Geotechnical Assessment

The Salinity & Geotechnical Assessment report has been completed for the site by Martens Consulting Engineers.

“We recommend that saline soil management strategies are included in the design and construction of the proposed development. Management strategies for earthworks and landscaping should include, but not be limited to:

Maintaining natural water balance.

Limiting irrigation.

Limiting soil disturbance, such as cut and fill, so saline or sodic subsoils are not exposed or groundwater is not intercepted.

Planting of suitable salt-tolerant plant species.

Retention of existing deep-rooted vegetation.

Offset landscaping and gardens from building and retaining walls.

Treating soils with gypsum before landscaping to suit selective species.



Where consistent with future land use and landscaping plan, planting of deep-rooted, preferably native, trees to increase water absorption.

Sealing, e.g. by lining, of stormwater detention ponds and water features to reduce infiltration.

Preparing sediment and erosion control plans that take into account saline soils.

Replacing excavated soils in their original order.

Any long term irrigation or watering on-site is to be at a level that does not cause groundwater to become perched.

Management strategies for new buildings and services should include, but not be limited to:

Limiting soil disturbance, such as compaction of soils, cutting and filling. Designing and building structures to limit interference with natural water

flow on site. Using appropriate construction materials and techniques to salt proof

buildings and infrastructure. Correctly installing and maintaining damp proof courses in buildings. Utilising damp proof courses and water proofing of slabs. Using exposure grade bricks/masonry below damp course or in retaining

walls. Providing concrete strength and cover to steel reinforcing in accordance with

AS 3600 (2009) and the exposure classifications outlined in Table 5 Limiting excess surface water infiltration into the soil by designing, installing

and maintaining appropriate stormwater drainage (gutters, downpipes, pits and pipes).

For further details refer to accompanying Preliminary Salinity and Geotechnical Assessment report.”

5.3 Traffic Assessment

A traffic assessment was completed for the development by Varga Traffic Planning Pty Limited. The main findings include the following:-

Projected Traffic Generation

The traffic implications of a development proposal primarily concern the effects of the additional traffic flows generated as a result of the development and its impact on the operational performance of the adjacent road network during the morning and afternoon commuter peak periods. An indication of the traffic generation potential of the development proposal is provided by reference to the Roads and Maritime Services’ publication Guide to Traffic Generating Developments, Section 3 – Land Use Traffic Generation (October 2002) and the updated traffic generation rates in the recently published RMS Technical Direction (TDT 2013/04a) document. The TDT 2013/04a document specifies that it replaces those sections of the RMS Guidelines indicated, and must be followed when RMS is undertaken trip generation and/or parking demand assessments. The RMS Guidelines and the updated TDT 2013/04a are based on extensive surveys of a wide range of land uses and nominate the following traffic generation rates which are applicable to the development proposal:



High Density Residential Flat Dwellings AM: 0.19 peak hour vehicle trips per unit PM: 0.15 peak hour vehicle trips per unit

The RMS Guidelines also make the following observation in respect of high density residential flat buildings:

Definition A high density residential flat building refers to a building containing 20 or more dwellings. This does not include aged or disabled persons housing. High density residential flat buildings are usually more than 5 levels, have basement level car parking and are located in close proximity to public transport services. The building may contain a component of commercial use. Factors The above rates include visitors, staff, service/delivery and on-street movements such as taxis and pick-up/set-down activities. Application of the above traffic generation rates to the 78 apartments outlined in the development proposal yields a traffic generation potential of approximately 15 vehicle trips per hour (vph) during the AM commuter peak period and approximately 12 vph during the PM commuter peak period. This is likely to comprise approximately 5 vph IN/10 vph OUT during the morning peak period and 8 vph IN/4 vph OUT during the afternoon peak period. Reference to the RMS Guidelines also indicates that approximately 25% of trips will be internal to the precinct, involving local shopping, schools and local social visits. Thus the volume of traffic accessing the external arterial road network is likely to be in the order of 3vph IN/7 vph OUT during the morning peak period and 9 vph IN/3 vph OUT during the afternoon peak period. In any event, that projected increase in traffic activity as a consequence of the development proposal is minimal, consistent with the new zoning objectives of the site and will clearly not have any unacceptable traffic implications in terms of road network capacity or traffic-related environmental effects.



Existing Kerbside Parking Restrictions Given the function and transit nature of Richmond Road, kerbside parking is expected to be generally prohibited along both sides of the road. Similarly, kerbside parking along the future Garfield Road West extension is expected to be prohibited, including along the site frontage.

Kerbside parking throughout the future internal local road network however is expected to be generally unrestricted.

Off-Street Car Parking Provisions

The off-street parking requirements applicable to the development proposal are specified in BCC Growth Centre Precincts Development Control Plan 2010, Section 4.3.4 document in the following terms:

Residential Flat Buildings

Residents: 1 space per dwelling, plus 0.5 per 3 bedroom or more unit Visitors: 1 space per 5 dwellings

Application of the above parking requirements to the 78 residential dwellings outlined in the development proposal yields an off-street car parking requirement of 122parking spaces as set out below:

Residential (78 apartments): 106.0 spaces Visitors: 16 spaces Carwash: 1 space TOTAL: 123spaces

The proposed development makes provision for a total of 155 off-street car parking spaces, comprising 106residential spaces, 16visitor spaces and a designated car wash bay, thereby satisfying Council’s DCP 2010 requirements. The geometric design layout of the proposed car parking facilities has been designed to comply with the relevant requirements specified in the Standards Australia publication Parking Facilities Part 1 - Off-Street Car Parking AS2890.1:2004 in respect of ramp gradients, aisle widths and parking bay dimensions.

Loading/Servicing Provisions

The proposed new residential apartment building is expected to be serviced by a variety of commercial vehicles up to and including 8.8m long medium rigid trucks. A dedicated loading area is to be located on the ground floor level at the far end of the driveway, adjacent to the basement ramp. The manoeuvring area has been designed to accommodate the swept turning path requirements of these rigid trucks, allowing them to enter and exit the site in a forward direction at all times.

In summary, the off-street parking and loading provisions incorporated in the development proposal satisfy the relevant requirements of the BCC Growth Centre Precincts DCP 2010 as well as the Australian Standards and it is therefore concluded that the proposed development will not have any unacceptable parking or loading implications.



5.4 Bushfire

The Bushfire assessment completed by Travers for the subdivision has made the following recommendations:-



5.5 Aboriginal Heritage

5.6 Sewerage and Water Services

Water and sewer services are available to the site. The services will be connected to the proposed subdivision site in accordance with the Authority requirements.

5.7 Electricity and Telecommunication Supply

Electricity and telecommunication services are available to the site along Richmond Road. The services will be connected to the proposed Residential Flat Buildings development in accordance with the Authority requirements.



6 SECTION 4.15 ENVIRONMENTAL PLANNING AND ASSESSMENT ACT 1979

Section 4.15 of the Environmental Planning & Assessment Act, 1979 contains the broad heads of consideration related to assessment of development proposals.

This section undertakes an assessment of the proposal in the context of the heads of consideration set out in Section 4.15(1) of the Environmental Planning and Assessment Act as follows:

a) the provisions of: (i) any environmental planning instrument, and

(ii) any proposed instrument that is or has been the subject of public consultation under this Act and that has been notified to the consent authority (unless the Planning Secretary has notified the consent authority that the making of the proposed instrument has been deferred indefinitely or has not been approved), and

(iii) any development control plan, and

(iiia) any planning agreement that has been entered into under section 7.4, or any draft planning agreement that a developer has offered to enter into under section 7.4, and

(iv) the regulations (to the extent that they prescribe matters for the purposes of this paragraph), that apply to the land to which the development application relates,

(b) the likely impacts of that development, including environmental impacts on both the natural and built environments, and social and economic impacts in the locality,

(c) the suitability of the site for the development,

(d) any submissions made in accordance with this Act or the regulations,

(e) the public interest.

Consideration of these matters is undertaken below:

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

The proposal’s compliance and consistency with the provisions of the Growth Centres SEPP have been addressed in Section 4.2 of this Statement. The proposed residential multi-dwelling development generally complies with the principal development standards.

6.2 State Environmental Planning Policy (Infrastructure) 2007

This SEPP does not apply to the proposed development as the DA does not fall under the provisions of Traffic Generating Development identified under Schedule 3 as a matter for consideration under the Policy.

The proposal is considered to be satisfactory with regard to future traffic generation and car parking issues and is recommended to be supported by Council.

6.3 State Environmental Planning Policy 55 – Remediation of Land

Clause 7 of SEPP 55 requires Council to consider whether land is contaminated prior to granting consent to the carrying out of any development on that land. Should the land be contaminated, Council must be satisfied that the land is suitable in a contaminated state for the proposed residential use.

http://classic.austlii.edu.au/au/legis/nsw/consol_act/epaaa1979389/s1.4.html#environmental_planning_instrument

http://classic.austlii.edu.au/au/legis/nsw/consol_act/epaaa1979389/s1.4.html#consent_authority


http://classic.austlii.edu.au/au/legis/nsw/consol_act/epaaa1979389/s1.4.html#planning_secretary



http://classic.austlii.edu.au/au/legis/nsw/consol_act/epaaa1979389/s1.4.html#development_control_plan

http://www.austlii.edu.au/au/legis/nsw/consol_act/epaaa1979389/s7.4.html

http://www.austlii.edu.au/au/legis/nsw/consol_act/epaaa1979389/s7.4.html

http://classic.austlii.edu.au/au/legis/nsw/consol_act/epaaa1979389/s1.4.html#regulation

http://classic.austlii.edu.au/au/legis/nsw/consol_act/epaaa1979389/s1.4.html#land

http://classic.austlii.edu.au/au/legis/nsw/consol_act/epaaa1979389/s1.4.html#development_application

http://classic.austlii.edu.au/au/legis/nsw/consol_act/epaaa1979389/s1.5.html#development

http://classic.austlii.edu.au/au/legis/nsw/consol_act/epaaa1979389/s1.4.html#environment

http://classic.austlii.edu.au/au/legis/nsw/consol_act/epaaa1979389/s1.4.html#environment

http://classic.austlii.edu.au/au/legis/nsw/consol_act/epaaa1979389/s1.5.html#development

http://classic.austlii.edu.au/au/legis/nsw/consol_act/epaaa1979389/s1.4.html#regulation



The submitted Validation Reports acknowledges that the site is suitable for the proposed use.

6.4 Blacktown City Council Growth Centre Development Control Plan (DCP) 2018

Consideration of the proposed development’s compliance with the provisions of the Blacktown City Council Growth Centre Precincts Development Control Plan 2018 has been considered and the proposed residential flat buildings & multi dwelling development is fully consistent with the intent of this DCP and complies with the principal development standards. See Section 4.6 earlier in the SEE

6.5 Child Care Planning Guidelines

Under the State Environmental Planning Policy (Educational Establishments and Child Care Facilities) 2017, the Child Care Planning Guideline is to be taken into consideration when undertaking a development for centre-based child care facility. The planning guideline also takes precedence of a Development Control Plan, with some exceptions, where the two overlap in relation to a child care facility. The table below provides detail on the relevant development standards to the current proposal.

Child Care Planning Guideline

Comment

Objectives The planning objectives of this Guidelines are to:

Promote high quality planning and design of child care facilities in accordance with the physical requirements of the National Regulations

Noted

Ensure that child care facilities are compatible with the existing streetscape, context and neighbouring land uses

Noted

Minimise any adverse impacts of development on adjoining properties and the neighbourhood, including the natural and built environment

Noted



Part 3 - Matters for Consideration

3.1 Site Selection and location

C1 – For proposed development in or adjacent to a residential zone, consider;

Comment

The acoustic and privacy impacts of the proposed development on the residential properties

Noted Acoustic and privacy impacts have been addressed in the design and assessment of the child Care

The setback and siting of buildings within the residential context

Noted setback and siting of the facility within the site has also helped address acoustic and privacy issues.

Traffic and parking impacts of the proposal on residential amenity

Noted and addressed within the design

C2 – When selecting a site, ensure that; Comment

The location and surrounding uses are compatible with the proposed development or use

The proposed location is suitable for a child care centre

The site is environmentally safe including risk such as flooding, land slip, bushfires, coastal hazards

The site is not affected by any natural environmental hazard

There are no potential environmental contaminants on the land, in the building or the general proximity, and whether hazardous material remediation is needed

The site is suitable for the proposed uses following detailed Site Investigations

The characteristics of the site are suitable for the scale and type of development proposed having regards to size of street frontage, lot configuration, dimensions and overall size

The site area, and configuration is suitable for the proposed use. Orientation and dimensions are ideal for the facility proposed

Number of shared boundaries with residential properties will have no adverse environmental impacts on the surrounding area, particularly in sensitive environmental or cultural areas

The subject site has been designed to have limited private boundaries, boundaries to the west, south and north are public areas

Where the proposal is to occupy or retrofit an existing premise, the interior and exterior spaces are suitable for the proposed use

Criteria not applicable to this application.

There are suitable drop off and pick up areas, and off and on street parking

Drop Off and car parking proposed at surface level and central to the facility with parking located to the west

The type of adjoining road (for example classified, arterial, local road, cul-de-sac) is appropriate and safe for the proposed use

The corner location is appropriate for the proposed use.

Not located closely to incompatible social activities and uses such as restricted premises, injection rooms, drug clinics and the like, premises licenced for alcohol or gambling such as hotels, clubs, cellar door premises and sex service premises

This is a greenfield site and there are no incompatible land uses proposed or existing in close proximity to the site.



C3 – A child care facility should be located; Comment

Near compatible social uses such as schools and other educational establishments, parks and other public open space, community facilities, places of public worship

Compatible land uses are located within 400m of the subject site.

Near or within employment areas, town centres, business centres, shops

The proposed location is diagonally opposite the Marsden Park Town Centre location

With access to public transport including rail, buses, ferries Bus route available along Richmond Road

In areas with pedestrian connectivity to the local community, businesses, shops, services and the like

Site has high connectivity within the proposed subdivision within which the lot is located.

C4 – A child care facility should be located to avoid risks to children, staff or visitors and adverse environmental conditions arising from proximity to;

Heavy or hazardous industry, waste transfer depots or landfill sites, LPG tanks or service stations

Not Applicable

Water cooling and water warming systems Not Applicable

Odour (and other air pollutant) generating uses and sources or sites which, due to prevailing land use zoning, may in future accommodate noise or odour generating uses

Not Applicable; odour report submitted due to sites proximity to Broiler Farm at 306 South Street

Extractive industries, intensive agriculture, agricultural spraying activities

All such activities have ceased in the immediate area of the site.

Any other identified environmental hazard or risk relevant to the site and/or existing buildings within the site

Not Applicable

3.2 Local character, streetscape and the public domain interface

C5 – The proposed development should;

Contribute to the local area by being designed in character with the locality and existing streetscape

The proposed development is of a high architectural standard.

Reflect the predominant form of surrounding land uses, particularly in low density residential areas

The scale of the proposed building establishes a landmark building at the corner and presents as a gateway to the Town Centre site to the southwest.

Recognise predominant streetscape qualities, such as building form, scale, materials and colours

Noted

Include design and architectural treatments that responds to and integrate with the existing streetscape

Noted

Use landscaping to positively contribute to the streetscape and neighbouring amenity

Landscape design contribute positively to the estate planned on the balance of the site.

Integrate car parking into the building and site landscaping design in residential areas

Noted and integration achieved



C6 – Create a threshold with a clear transition between public and private realms, including;

Comment

Fencing to ensure safety for children entering and leaving the facility

Security fencing strategy achieved

Windows facing from the facility towards the public domain to provide passive surveillance to the street as a safety measure and connection between the facility and the community

Passive surveillance achieved within the design

Integrating existing and proposed landscaping with fencing Fencing and landscaping integrated into the design

C7 – On sites with multiple buildings and/or entries, pedestrian entries and spaces associated with the child care facility should be differentiated to improve legibility for visitor and children by changes in materials , plant species and colours

Not Applicable

C8 – Where development adjoins public parks, open space or bushland, the facility should provide an appealing streetscape frontage by adopting some of the following design solutions:

Not Applicable

Clearly defined street access, pedestrian paths and building entries

Noted and Achieved

Low fences and planting which delineate communal/private open space from adjoining public open space

Noted and Achieved

Minimal use of blank walls and high fences Noted and Achieved

C9 – Front fences and walls within the front setback should be constructed of visually permeable materials and treatments

Noted

Where the site is listed as a heritage item, adjacent to a heritage item or within a conservation area front fencing should be designed in accordance with the local heritage provisions

Not Applicable

C10 – High solid acoustic fencing may be used when shielding the facility from noise on classified roads. The walls should be setback from the property boundary with screen landscaping or a similar height between the wall and the boundary.

Noted

3.2 Building orientation, envelope and design

C11 – Orient a development on a site and design the building layout to:

Ensure visual privacy and minimise potential noise and overlooking impacts on neighbours by;

Facing doors and windows away from private open space, living rooms and bedrooms in adjoining residential properties

Placing play equipment away from common boundaries within residential properties

Locating outdoor play areas away from residential dwellings and other sensitive uses

Noted and Achieved



Optimise solar access to internal and external play areas Noted and Achieved

Avoid overshadowing of adjoining residential properties Noted and Achieved

Ensure buildings along the street frontage define the street by facing it

Noted and Achieved

Ensure that where a child care facility is located above ground level, outdoor play areas are protected from wind and other climate conditions

Not Applicable

C12 – The following matters may be considered to minimise the impacts of the proposal on local character;

Building height should be consistent with other buildings in the locality

Noted and Achieved

Building height should respond to the scale and character of the street

Noted and Achieved

Setbacks should allow for adequate privacy for neighbours and children at the proposed child care facility

Noted and Achieved

Setbacks should allow for adequate access for building maintenance

Noted and Achieved

Setbacks to the street should be consistent with the existing character

Noted and Achieved

C13 – Where there are no prevailing setback controls minimum setback to a classified road should be 10 metres.

20metre minimum is achieved

C14 – On land in a residential zone, side and rear boundary setbacks should observe the prevailing setback required for a dwelling house.

Noted and Achieved

C15 – The built form of the development should contribute to the character of the local area, including how it;

Noted and Achieved

Respect and responds to its physical context such as adjacent built form, neighbourhood character, streetscape quality and heritage

Noted and Achieved

Contributes to the identity of the place, retains and reinforces existing built form and vegetation where significant

Noted and Achieved

Considers heritage within the local neighbourhood including identified heritage items and conservation areas

Not Applicable

Responds to its natural environment including total landscape setting and climate, contributes to the identify of place

Noted and Achieved

C16 – Entry to the facility should be limited to one secure point

Located to allow ease of access, particularly for pedestrians Noted and Achieved

Directly accessible from the street where possible Noted and Achieved

Directly visible from the street frontage easily monitored through natural or camera surveillance

Noted and Achieved

Not accessible through an outdoor play area Noted and Achieved



C17 – Accessible design can be achieved by;

Providing accessibility to and within the building in accordance with all relevant legislation

Noted and Achieved

Linking all key areas of the site by level or ramped pathways that are accessible to prams and wheelchairs, including between all car parking areas and main building entry

Noted and Achieved

Providing continuous path of travel to and within the building, including access between the street entry and car parking and main building entrance. Platform lifts should be avoided where possible minimising ramping by ensuring building entries and ground floors are well located relative to the level of the footpath

Noted and Achieved

3.3 Landscaping

C18 – Appropriate planting should be provided along the boundary integrated with fencing. Screen planting should not be included in calculations of unencumbered outdoor space

Use the existing landscape where feasible to provide a high quality landscaped area by;

reflecting and reinforcing the local context Noted and Achieved

incorporating natural features of the site, such as trees, rocky outcrops and vegetation communities into landscaping

Noted and Achieved

C19 – Incorporate car parking into the landscape design of the site by;

Planting shade trees in large car parking areas to create a cool outdoor environment and reduce summer heat radiating into buildings

Noted and Achieved

Taking into account streetscape, local character and context when siting car parking areas within the front setback using low level landscaping to soften and screen parking areas

Noted and Achieved

3.4 Visual and acoustic privacy

C20 – Open balconies in the mixed use development should not overlook facilities nor overhand outdoor play spaces

Noted and Achieved

C21 – Minimise direct overlooking of indoor rooms and outdoor play spaces from public areas through

Noted and Achieved

Appropriate site and building layout suitable locating pathways, windows and doors

Noted and Achieved

Permanent screening and landscape design Noted and Achieved



C22 – Minimise direct overlooking of main internal living areas and private open spaces in adjoining developments through;

Appropriate site and building layout suitable locating pathways, windows and doors

Noted and Achieved

Permanent screening and landscape design Noted and Achieved

C23 – A new development, or development that includes alterations to more than 50 per cent of the existing floor area, and is located adjacent to residential accommodation should;

Provide an acoustic fence along any boundary where the adjoining property contains a residential use (An acoustic fence is one that is a solid, gap free fence)

Noted and Achieved

Ensure that mechanical plant or equipment is screened by solid, gap free material and constructed to reduce noise levels e.g. acoustic fence, building or enclosure

Noted and Achieved

3.5 Noise and air pollution

C25 – Adopt design solution to minimise the impacts of noise, such as;

Creating physical separation between buildings and the noise source

Noted and Achieved

Orienting the facility perpendicular to the noise source and where possible buffered by other uses

Noted and Achieved

Using landscaping to reduce the perception of noise Noted and Achieved

Limiting the number and size of opening facing noise sources

Noted and Achieved

Using double or acoustic glazing, acoustic louvers or enclosed balconies (wintergardens)

Noted and Achieved

Using materials with mass and/or sound insulation or absorption properties, such as solid balcony balustrades, external screens and soffits

Noted and Achieved

Locating cot rooms, sleeping areas and play areas away from external noise sources

Noted and Achieved

C26 – An acoustic repost should identify appropriate noise levels for sleeping areas and other non-play areas and examine impacts and noise attenuation measures where a child care facility is proposed in any of the following locations;

On industrial zoned land where an ANEF contours is between 20 and 25, consistent with AS 2021-2000

Not Applicable

Along a railway or mass transit corridor, as defined by State Environmental Planning Policy (Infrastructure) 2007

Not applicable

On a major or busy road other land that is impacted by substantial external noise

Noted and Achieved



C27 – Locate child care facilities on sites which avoid or minimise the potential impact of external source of air pollution such as major roads and industrial development

Noted and Achieved

3.6 Hours of Operation

C29 – Hours of operation within areas where the predominate land use is residential should be confined to the core hours of 7:00am to 7:00pm weekdays

Noted and Achieved

C30 – Within mixed use areas or predominately commercial areas, the hours of operation of each child care facility should be assessed with respect to its compatibility with adjoining a co-located land uses.

Noted and Achieved

3.7 Traffic, parking and pedestrian circulation

C31 – Off street car parking should be provided at the rates for child care facilities specified in a Development Control Plan that applies to the land. Where a Development Control Plan does not specify car parking rates, off street car parking should be provided at the following rate: Within 400m of a metropolitan train station: 1 space per 10 children 1 space per 2 staff. Staff parking may be stacked or tandem parking with no more than 2 spaces in each tandem space. In other areas: 1 space per 4 children

Noted and Achieved

C32 – In commercial or industrial zones and mixed use developments, on street parking may only be considered where there are no conflicts with adjoining uses, that is, no high levels of vehicular movement or potential conflicts with truck and large vehicles.

Not Applicable

C33 – A Traffic and Parking Study should be prepared to support the proposal to quantify potential impacts on the surrounding land uses and demonstrate how impacts on amenity will be minimised and demonstrate that;

See Traffic Report

The amenity of the surrounding area will not be affected

Noted and Achieved

There will be no impacts on the safe operation of the surrounding road network

Noted and Achieved



C34 – Alternate vehicular access should be provided where child care facilities are on the site fronting:

Noted

A classified road Alternate Access provided

Roads which carry freight traffic or transport dangerous goods or hazardous materials

The alternate access must have regard to the prevailing

traffic conditions pedestrian and vehicle safety including bicycle movements the likely impact of the development on traffic

Alternate Access provided

C35 – Child care facilities proposed within cul-de-sacs or narrow lanes or roads should ensure that safe access can be provided to and from the site, and to and from the sider locality in times of emergency

Not Applicable

C36 – The following design solutions may be incorporated into a development to help provide a safe pedestrian environment;

Noted and Achieved

Separate pedestrian access from the car park to the facility

Noted and Achieved

Defined pedestrian crossings including within larger car parking areas

Noted and Achieved

Separate pedestrian and vehicle entries from the street for parents, children and visitors

Noted and Achieved

Pedestrian paths that enable two prams to pass each other

Noted and Achieved

Delivery and loading areas located away from the main pedestrian access to the building and in clearly designated, separate facilities

Noted and Achieved

Vehicles can enter and leave the site in a forward direction

Noted and Achieved

C37 – car parking design should;

Include a child safe fence to separate car parking areas from the building entrance to play areas

Noted and Achieved

Provide clearly marked accessible parking as close as possible to the primary entrance to the building in accordance with appropriate Australia Standards include wheelchair and pram accessible parking

Noted and Achieved



4.1 Indoor space requirements

Regulation 107 Education and Care Services National Regulations

Every child being educated and cared for within a facility must have a minimum of 3.25m2 of unencumbered indoor space

Noted and Achieved

Design Guidance Verandas as indoor space

For a veranda to be included as unencumbered indoor space, any opening must be able to be fully closed during inclement weather. It can only be counted once and therefore cannot be counted as outdoor space as well as indoor space.

Noted and Achieved

Design Guidance - Storage

It is recommended that a child care facility provide;

A minimum of 0.3m2 per child of external storage space

Noted and Achieved

A minimum of 0.2m2 per child of internal storage space Noted and Achieved

4.2 Laundry and hygiene facilities


There must be laundry facilities or access to laundry facilities; or other arrangements for dealing with soiled clothing, nappies and linen, including hygienic facilities for storage prior to their disposal or laundering

Noted and Achieved

Laundry and hygienic facilities must be located and maintained in a way that does not pose a risk to children

Noted and Achieved

Child care facilities must also comply with the requirements for laundry facilities that are contained in the National Construction Code.

Noted and Achieved

Design Guidance- On site laundry

On site laundry facilities should contain;

A washer or washers capable of dealing with heavy requirements of the facility

Noted and Achieved

A dryer Noted and Achieved

Laundry sinks Noted and Achieved

Adequate storage for soiled items prior to cleaning Noted and Achieved

An on-site laundry cannot be calculated as useable unencumbered play space for children

Noted and Achieved



4.1 Toilet and hygiene facilities


Adequate, developmentally and age-appropriate toilet, washing and drying facilities are provided for use by children being educated and cared for by the service; and the location and design of the toilet, washing and drying facilities enable safe use and convenient access by the children.

Noted and Achieved

Child care facilities must comply with the requirements for sanitary facilities that are contained in the National Construction Code.

Noted and Achieved

4.2 Ventilation and natural light


Services must be well ventilated, have adequate natural light, and be maintained at a temperature that ensures the safety and wellbeing of children

Noted and Achieved

Child care facilities must comply with the light and ventilation and minimum ceiling height requirements of the National Construction Code. Ceiling height requirements may be affected by the capacity of the facility.

Noted and Achieved

Design Guidance - Natural Light

When designing child care facilities consideration should be given to;

providing windows facing different orientations Noted and Achieved

using skylights as appropriate ceiling heights Noted and Achieved

4.3 Administrative space

Regulation 111 Education and care services National Regulations

Services must provide adequate area or areas for the purpose of conducting the administrative functions of the services, consulting with parents of children and conducting private conversations.

Noted and Achieved



4.4 Nappy Change Facilities


Child care facilities must provide for children who wear nappies, including appropriate hygienic facilities for nappy changing and bathing.

Noted and Achieved

All nappy changing facilities should be designed and located in an area that prevents unsupervised access to children.

Noted and Achieved

Child care facilities must also comply with the requirements for nappy changing and bathing facilities that are contained in the National Construction Code.

Noted and Achieved

Design Guidance

In circumstances where nappy change facilities must be provided, design considerations could include;

Properly constructed nappy changing bench or benches

Noted and Achieved

A bench type baby bath within one metre from the nappy change bench

Noted and Achieved

The provision of hand cleansing facilities for adults in the immediate vicinity of the nappy change area

Noted and Achieved

A space to store steps positioning to enable supervision of the activity and place areas

Noted and Achieved

4.5 Premises designed to facilitate supervision


Centre-based service must ensure that rooms and facilities within the premises (including toilets, nappy change facilities, indoor and outdoor activity rooms and place spaces) are designed to facilitate supervision of children at all times, having regards to the needs to maintain their right and dignity.

Noted and Achieved

Child care facilities must also comply with any requirements regarding the ability to facilitate supervision that are contained in the National Construction Code.

Noted and Achieved

4.6 Emergency and evacuation procedures

Regulations 97 and 168 Education and Care Services National Regulations

Regulation 168 sets out the list of procedures that a care service must have, including procedures for emergency and evacuation.

Noted and Achieved

Regulation 97 sets out the detail for what those procedures must cover including;

Noted and Achieved



Instructions for what must be done in the event of an emergency

Noted and Achieved

An emergency and evacuation floor plan, a copy of which is displayed in a prominent position near each exit

Noted and Achieved

A risk assessment to identify potential emergencies that are relevant to the service

Noted and Can be Achieved

Design Guidance

An emergency and evacuation plan should be submitted with a DA and should consider;

The mobility of children and how this is to be accommodated during an evacuation


The location of a safe congregation/assembly point, away from the evacuated building, busy road and other hazards, and away from evacuation points used by other occupants or tenants of the same building or of surrounding buildings.


How children will be supervised during the evacuation and at the


Congregation/assembly, relative to the capacity of the facility and governing child-to-staff ratios


4.7 Outdoor space requirements

Regulation 108 Education and Care Services national Regulations

Every child being educated and cared for within a facility must have a minimum of 7.0m2 of unencumbered outdoor space

Noted and Achieved

A veranda that is included within indoor space cannot be included when calculating outdoor space and vice versa

Noted

Design Guidance

Calculating unencumbered space for outdoor areas should not include areas of dense hedges or planting along boundaries which are designed for landscaping purpose and not for children's play

Noted

4.8 Natural Environment

Regulations 113 Education and Care Services national Regulations

The approved provider of a centre-based service must ensure that the outdoor space allow children to explore and experience the natural environment.

Noted and Achieved

Design Guidance

Shrubs and trees selected for the play space must be safe for children. Avoid plant species that risk the health, safety and welfare of the facility's occupants, such as those which;

Noted and Achieved

Are known to be poisonous, produce toxins or have toxic leaves or berries

Noted and Achieved



Have seed pods or stone fruit, attract bees, have thorns, spikes or prickly foliage or drop branches

Noted and Achieved

The outdoor space should be designed to;

Provide a variety of experience that facilitate the development of cognitive and physical skills, provide opportunities for social interaction and appreciation of the natural environment

Noted and Achieved

Assist supervision and minimise opportunities for bullying and antisocial behaviour

Noted and Achieved

Enhance outdoor learning, socialisation and recreation by positioning outdoor urban furniture and play equipment in configurations that facilities interaction

Noted and Achieved

Sand pits and water play areas Noted and Achieved

Furniture made of logs and stepped logs Noted and Achieved

Dense indoor planting and green vegetated walls Noted and Achieved

Climbing frames, walking and/or bike tracks Noted and Achieved

Vegetable gardens and gardening tubs Noted and Achieved

4.9 Shade


The approved provider of a centre-based service must ensure that the outdoor space includes adequate shaded areas to protect children from overexposure to ultraviolent radiation from the sun.

Noted and Achieved


Any outdoor space used by children must be enclosed by a fence or barrier that is of a height and design that children preschool age or under cannot go through, over or under it.

Noted and Achieved

This regulation does not apply to a centre-based service that primarily provides education and care to children over preschool age, including a family day care venue where all children are over preschool age

Noted and Achieved

Child care facilities must also comply with the requirements for fencing and protection of outdoor play spaces that are contained in the National Construction Code

Noted and Achieved

Design Guidance Fencing at child care facilities must provide a secure, safe environment for children and minimise access to dangerous areas. Fencing also needs to positively contribute to the visual amenity of the streetscape and surrounding areas. In general, fencing around outdoor play areas should:

Noted and Achieved



Prevent children climbing over, under or through fencing

Noted and Achieved

Prevent people outside the facility from gaining access by climbing over, under or through fencing

Noted and Achieved

Not create a sense of enclosure Noted and Achieved

Design consideration for side and rear boundary fences could include:

Being made from solid prefinished metal, timber or masonry

Noted and Achieved

Having minimum height of 1.8m Noted and Achieved

Having no rails or elements for climbing higher than 150mm from the ground

Noted and Achieved

Fencing and gates should be designed to ensure adequate sightlines for vehicles and pedestrian safety in accordance with Australian Standards and Roads and Maritime Services Traffic Management Guidelines

Noted and Achieved

Gates should be designed to prevent children leaving/entering unsupervised by use of childproof locking systems.

Noted and Achieved

4.10 Soil assessment


Subclause (d) of regulation 25 requires an assessment of soil at a proposed site, and in some cases, sites already in use for such purpose as part of an application for serviced approval.

Noted and Achieved

Design Guidance

To ensure consistency between the development consent and the service approval application, a soil assessment should be undertaken as a part of the development application process.

Noted and Completed

An assessment of soil and a children's service approval application may require three levels of investigation: Stage 1 – Preliminary investigation (with or without soil sampling) Stage 2 – Detailed site investigation Stage 3 Site specific human health assessment

Noted and Completed



6.6 State Environmental Planning Policy No 65

Design Quality of Residential Flat Development & Apartment Design Guidelines

The aims of the policy are:

(1) This Policy aims to improve the design quality of residential flat development in New South Wales.

(2) This Policy recognises that the design quality of residential flat development is of significance for environmental planning for the State due to the economic, environmental, cultural and social benefits of high quality design.

(3) Improving the design quality of residential flat development aims:

(a) to ensure that it contributes to the sustainable development of New South Wales: (i) by providing sustainable housing in social and environmental terms, and (ii) by being a long-term asset to its neighbourhood, and (iii) by achieving the urban planning policies for its regional and local contexts, and

(b) to achieve better built form and aesthetics of buildings and of the streetscapes and the public spaces they define, and

(c) to better satisfy the increasing demand, the changing social and demographic profile of the community, and the needs of the widest range of people from childhood to old age, including those with disabilities, and

(d) to maximise amenity, safety and security for the benefit of its occupants and the wider community, and

(e) to minimise the consumption of energy from non-renewable resources, to conserve the environment and to reduce greenhouse gas emissions.

(4) This Policy aims to provide: (a) consistency of policy and mechanisms across the State, and (b) a framework for local and regional planning to achieve identified outcomes for specific places.

This SEPP applies to the proposed development under Clause 4 in that it involves:

(a) the erection of a new residential flat building Part 2 of the SEPP contains a range of design quality principles that are to be applied to the proposed development.

Clause 8 contains the following introduction to the design quality principles:



Good design is a creative process which, when applied to towns and cities, results in the development of great urban places: buildings, streets, squares and parks.

Good design is inextricably linked to its site and locality, responding to the landscape, existing built form, culture and attitudes. It provides sustainable living environments, both in private and public areas.

Good design serves the public interest and includes appropriate innovation to respond to technical, social, aesthetic, economic and environmental challenges.

The design quality principles do not generate design solutions, but provide a guide to achieving good design and the means of evaluating the merit of proposed solutions.

Clause 9 details the following design principles for consideration and these are addressed below.

Principle 1: Context and neighbourhood character

Good design responds and contributes to its context. Context is the key natural and built features of an area, their relationship and the character they create when combined. It also includes social, economic, health and environmental conditions.

Responding to context involves identifying the desirable elements of an area’s existing or future character. Well-designed buildings respond to and enhance the qualities and identity of the area including the adjacent sites, streetscape and neighbourhood.

Consideration of local context is important for all sites, including sites in established areas, those undergoing change or identified for change.

The proposal addresses this principle in that it is responding to the underlying zoning objective. In part, the general compliance achieved with the planning controls (both SEPP & DCP) ensures that the development is consistent with the desired future neighbourhood character of the area.

Principle 2: Built Form & Scale

Good design achieves a scale, bulk and height appropriate to the existing or desired future character of the street and surrounding buildings.

Good design also achieves an appropriate built form for a site and the building’s purpose in terms of building alignments, proportions, building type, articulation and the manipulation of building elements.

Appropriate built form defines the public domain, contributes to the character of streetscapes and parks, including their views and vistas, and provides internal amenity and outlook.

The general compliance achieved with the planning controls demonstrates that the proposal is of a scale and bulk that is compatible with the existing and intended built form for this locality within Marsden Park.

The proposed buildings are designed with a contemporary feel yet grounded in cost effective materials - limited lightweight steel framing and applied finished panels. Finishes are proposed as simple, elegant and sophisticated. The use of the punctuating framed window and balcony elements along all facades creates a sophisticated, rhythmic aesthetic, yet creating strong visual interest.



Principle 3: Density

Good design achieves a high level of amenity for residents and each apartment, resulting in a density appropriate to the site and its context.

Appropriate densities are consistent with the area’s existing or projected population. Appropriate densities can be sustained by existing or proposed infrastructure, public transport, access to jobs, community facilities and the environment.

The density proposed as part of this development is representative of the site opportunities and future development in the locality. The opportunity presented by this development relates to creating an “affordable” lifestyle; large 2 bedroom & 3 Bedroom units dominate, ensuring first home buyers households are afforded an opportunity to live within the complex. Principle 4: Sustainability

Good design combines positive environmental, social and economic outcomes. Good sustainable design includes use of natural cross ventilation and sunlight for the amenity and liveability of residents and passive thermal design for ventilation, heating and cooling reducing reliance on technology and operation costs. Other elements include recycling and reuse of materials and waste, use of sustainable materials and deep soil zones for groundwater recharge and vegetation.

Appropriate energy saving and water efficiency measures have been included into the design of the building. This is confirmed in the accompanying BASIX assessments.

Principle 5: Landscape Good design recognises that together landscape and buildings operate as an integrated and sustainable system, resulting in attractive developments with good amenity. A positive image and contextual fit of well-designed developments is achieved by contributing to the landscape character of the streetscape and neighbourhood.

Good landscape design enhances the development’s environmental performance by retaining positive natural features which contribute to the local context, co-ordinating water and soil management, solar access, micro-climate, tree canopy, habitat values and preserving green networks.

Good landscape design optimises useability, privacy and opportunities for social interaction, equitable access and respect for neighbours’ amenity and provides for practical establishment and long term management.

The landscaping proposed on the site is extensive at the ground floor courtyard level. Deep soil planting is proposed at the rate above the minimum provisions set out in the ADG

Principle 6: Amenity Good design positively influences internal and external amenity for residents and neighbours. Achieving good amenity contributes to positive living environments and resident wellbeing.

Good amenity combines appropriate room dimensions and shapes, access to sunlight, natural ventilation, outlook, visual and acoustic privacy, storage, indoor and outdoor space, efficient layouts and service areas and ease of access for all age groups and degrees of mobility.



The proposed design facilitates the outcomes sought by this design principle. This is shown on the accompanying plans and site analysis. The proposal provides for a range of units that provide appropriate dimensions, access to sunlight, visual and acoustic privacy, a variety of indoor and outdoor space and accessibility. The proposal includes accessible units within the mix.

Principle 7: Safety

Good design optimises safety and security within the development and the public domain. It provides for quality public and private spaces that are clearly defined and fit for the intended purpose. Opportunities to maximise passive surveillance of public and communal areas promote safety.

A positive relationship between public and private spaces is achieved through clearly defined secure access points and well-lit and visible areas that are easily maintained and appropriate to the location and purpose.

There are no areas of the design that would pose a safety or security risk. In this regard it is noted that there are no entrapment zones or spaces that have poor sight lines within the development. Passive surveillance opportunities have been maximised where possible. The balconies fronting the streets and internal “public domain” add to the activation and liveliness of the area.

Principle 8: Housing diversity and social interaction

Good design achieves a mix of apartment sizes, providing housing choice for different demographics, living needs and household budgets.

Well-designed apartment developments respond to social context by providing housing and facilities to suit the existing and future social mix.

Good design involves practical and flexible features, including different types of communal spaces for a broad range of people and providing opportunities for social interaction among residents.

The mix of units proposed responds to the current market demands for this locality. This project provides a good mix of housing product and one that could be regarded as being affordable and will largely “target” the first home buyer market as well as “down sizers”.

There is a variation of floor areas, bedroom numbers and adaptability and the aim is to deliver a highly affordable product to the market.

Principle 9: Aesthetics

Good design achieves a built form that has good proportions and a balanced composition of elements, reflecting the internal layout and structure. Good design uses a variety of materials, colours and textures. The visual appearance of a well-designed apartment development responds to the existing or future local context, particularly desirable elements and repetitions of the streetscape.

It is apparent in the plans presented to Council involve a project with a high level of quality in the finishes and materials. It is submitted that the design outcome has been achieved. The SEPP also requires the consent authority to take into consideration the Apartment Design Guide.



The provision of the Apartment Design Guide have been considered as follows:

Apartment Design Guide

No. Requirement Proposal Compliance

Part 2 – Developing the Controls

2A Primary Controls Retention of trees Minimum Setbacks Deep Soil Planting & Basements Building Separation & Depth Building Performance & Orientation Three Dimensional Building Envelope

The primary controls have been applied to the site and the completion of the master plan/site analysis. The consequent building envelope, configuration and orientation satisfies this initial guide. The principles are clearly evident on the Site Analysis Drawing.

Yes

2B Building Envelopes The proposed Building Envelopes are reflective of the planning controls and future scale and bulk of development envisaged within the Precinct.

Yes

2C Building Height The scale of the development is as envisaged within the height limit applying to the site. Relaxation of the height limit by application of Clause 4.6 is required due to Lift over runs and balustrading at the roof level.

Yes

2D Floor Space Ratio No FSR Control applies to this site See Table 2 Page 11

Notwithstanding, the proposed Building Envelopes are reflective of the planning controls and future scale and bulk of development envisaged within the Precinct.

The lots size and configuration is ideal for the proposed development; the combination of height limit, setbacks (internal and external) operate to influence the proposed built form

Yes

2E Building Depth The proposal is consistent with development which is promoted through the planning controls. The depth of the building is generally compliant, and good cross flow ventilation is proposed where possible and demonstrated on the site analysis plans.

Yes

2F Building Separation

Five/eight storeys (approximately25m):

18m between habitable rooms/balconies13m between habitable rooms/balconies and non-habitable rooms; and

9m between non habitable rooms

Minimum Setback to boundary of 6.0m has been achieved throughout the development.

The setback to the adjoining properties are significantly greater due to the public roads that surround the subject site.

Yes



Part 3 - Siting the Development

3A Site Analysis

3A-1 Site analysis illustrates that design decisions have been based on opportunities and constraints of the site

Site Analysis provided with the DA is considered satisfactory.

Yes

3B Orientation 3B-1 Building types and layouts respond to the streetscape

and site while optimising solar access within the development.

Proposal adequately addresses street frontages, while south facing units are minimised

Yes

3B-2 Overshadowing of neighbouring properties is minimised during mid-winter.

The proposal will not unreasonably overshadow any adjoining properties.

The height of the proposed buildings, assumes that there will be some overshadowing of adjoining properties in midwinter

Yes

3C Public Domain Interface 3C-1 Transition between private and public domain is

achieved without compromising safety and security. Active street frontages with glazing provided to all ground floor frontages. Upper level balconies and windows provide casual surveillance of the public domain;

Yes

3C-2 Amenity of the public domain is retained and enhanced.

Building entry is legible and mail boxes are located within the lobby of the building.

Car parking levels are below finished ground level reducing large areas of painted materials or car park vents.

Yes

3D Communal and Public Open Space

3D-1 An adequate area of communal open space is provided to enhance residential amenity and to provide opportunities for landscaping.

Provision of communal open space and landscaped area considered satisfactory See Table 2 Page 11

Yes

Design Criteria

Communal open space has a minimum area equal to 15% of the site. Required: 0.15 x Site Area m2 = 1060m2 needed (Site Area excludes proposed road for the purpose of this calculation).

See Table 2 Page 11

Yes

Developments achieve a minimum of 50% direct sunlight to the principal usable part for a minimum of 2 hours between 9 am and 3 pm on 21 June (mid-winter).

Yes Yes

3D-2 Communal open space is designed to allow for a range of activities, respond to site conditions and be attractive and inviting.

Range of activities provided include bench seating, BBQ areas, communal tables and chairs, hard paving, turfed area, pergolas and covered areas.

Yes

3D-3 Communal open space is designed to maximise safety. Safety has been maximised with secure lift & lobby entry to “residents only” COS.

Yes



3D-4 Public open space, where provided, is responsive to the existing pattern and uses of the neighbourhood.

However, the public domain is improved by the proposal with activated street frontages and extensive outdoor areas.

Yes

3E Deep Soil Zones

3E-1 Deep soil zones provide areas on the site that allow for and support healthy plant and tree growth. They improve residential amenity and promote management of water and air quality.

Deep soil planting areas are shown on Drawings and areas claimed as Deep Soil are highlighted See Table 2 Page 11

Yes

Design Criteria

Deep soil zones are to meet the following minimum requirements:

The volume of deep soil planting exceeds the design criteria See Table 2 Page 11

Yes

3F Visual Privacy

3F-1 Adequate building separation distances are shared equitably between neighbouring sites, to achieve reasonable levels of external and internal visual privacy.

Building separation generally complies and exceeds the numerical requirement and satisfactory visual privacy is achieved subject to conditions.

Yes

Design Criteria

Separation between windows and balconies is provided to ensure visual privacy is achieved.

Minimum required separation distances from buildings to the side and rear boundaries are as follows:

The proposed Buildings provides 6m separation to all proposed boundaries The proposed development proposes an equitable sharing of separation distance between adjoining properties ADG separation distances are met

Yes Yes

3F-2 Site and building design elements increase privacy without compromising access to light and air and balance outlook and views from habitable rooms and private open space.

Satisfactory privacy is achieved without compromising access to light and air and views from habitable rooms and private open space.

Yes

3G Pedestrian Access and Entries

3G-1 Building entries and pedestrian access connects to and addresses the public domain.

Pedestrian access points are legible and well-defined. Lift access is provided for all units via basement and ground floor lobby.

Yes

3G-2 Access, entries and pathways are accessible and easy to identify.

The building has a main entry off the new road frontage.

Yes



3G-3 Large sites provide pedestrian links for access to streets and connection to destinations.

The new proposed public road provides the necessary connection to adjoining and surrounding properties.

Yes

3H Vehicle Access

3H-1 Vehicle access points are designed and located to achieve safety, minimise conflicts between pedestrians and vehicles and create high quality streetscapes.

Vehicular access is proposed from proposed new road along the southern edge of the site.

Yes

3J Bicycle and Car Parking 3J-1 Car parking is provided based on proximity to public

transport in metropolitan Sydney and centres in regional areas.

Car parking provision is based on Council’s DCP

Yes

Design Criteria

For development in the following locations: • on sites that are within 800 metres of a railway station or light rail stop in the Sydney Metropolitan Area; or • on land zoned, and sites within 400 metres of land zoned, B3 Commercial Core, B4 Mixed Use or equivalent in a nominated regional centre

Based on the DCP rates, the required car parking is provides a surplus of Parking: See Table 2 Page 11. It is noted that Dual Key apartments are proposed and additional car parking has been provided for these apartments; each 2bedroom dual key unit has 2 car spaces

Yes

3J-2 Parking and facilities are provided for other modes of transport.

Yes

3J-3 Car park design and access is safe and secure.

Yes

3J-4 Visual and environmental impacts of underground car parking are minimised.

Yes

3J-5 Visual and environmental impacts of on-grade car parking are minimised.

N/A

3J-6 Visual and environmental impacts of above ground enclosed car parking are minimised.

N/A



Part 4 – Designing the Building

4A Solar and Daylight Access

4A-1 To optimise the number of apartments receiving sunlight to habitable rooms, primary windows and private open space.

Design Criteria

Living rooms and private open spaces of at least 70% of apartments in a building receive a minimum of 2 hours direct sunlight between 9 am and 3 pm at mid-winter in the Sydney Metropolitan Area and in the Newcastle and Wollongong local government areas.

See Table 2 Page 11

Yes

A maximum of 15% of apartments in a building receive no direct sunlight between 9 am and 3 pm at mid-winter.

Each Building does not exceed this limit indeed no direct sunlight buildings are less than 10% of the units See Table 2 Page 11

Yes

4A-2 Daylight access is maximised where sunlight is limited.

Yes

4A-3 Design incorporates shading and glare control, particularly for warmer months.

Yes

4B Natural Ventilation 4B-1 All habitable rooms are naturally ventilated.

Yes

4B-2 The layout and design of single aspect apartments maximises natural ventilation.

Yes

4B-3 The number of apartments with natural cross ventilation is maximised to create a comfortable indoor environment for residents.

Design Criteria

At least 60% of apartments are naturally cross ventilated in the first nine storeys of the building. Apartments at ten storeys or greater are deemed to be cross ventilated only if any enclosure of the balconies at these levels allows adequate natural ventilation and cannot be fully enclosed.

See Table 2 Page 11

Yes

Overall depth of a cross-over or cross-through apartment does not exceed 18m, measured glass line to glass line.

NA

4C Ceiling Heights

4C-1 Ceiling height achieves sufficient natural ventilation and daylight access. Yes Design Criteria

Measured from finished floor level to finished ceiling level, minimum ceiling

2.7m ground floor ceiling 2.7m first floor ceiling 2.7m second floor ceiling 2.7m third floor ceiling 2.7m fourth floor ceiling

Yes



heights are;

These minimums do not preclude higher ceilings if desired.

4C-2 Ceiling height increases the sense of space in apartments and provides for well -proportioned rooms.

Noted

4C-3 Ceiling heights contribute to the flexibility of building use over the life of the building. Yes

4D Apartment Size and Layout 4D-1 The layout of rooms within an apartment is functional, well organised and provides a

high standard of amenity. Yes

Design Criteria

Apartments are required to have the following minimum internal areas:

The minimum internal areas include only one bathroom. Additional bathrooms increase the minimum internal area by 5m2 each. A fourth bedroom and further additional bedrooms increase the minimum internal area by 12m2 each.

All apartments have been designed to meet or exceed the minimum standard.

.

Yes

Every habitable room must have a window in an external wall with a total minimum glass area of not less than 10% of the floor area of the room. Daylight and air may not be borrowed from other rooms.

Yes Yes

4D-2 Environmental performance of the apartment is maximised.

Design Criteria

Habitable room depths are limited to a maximum of 2.5 x the ceiling height.

Yes Yes

In open plan layouts (where the living, dining and kitchen are combined) the maximum habitable room depth is 8m from a window.

Yes Yes

4D-3 Apartment layouts are designed to accommodate a variety of household activities and needs.

Design Criteria

Master bedrooms have a minimum area of 10m2 and other bedrooms 9m2 (excluding wardrobe space).

Master bedrooms >10sqm and other bedrooms >9m

Yes



Bedrooms have a minimum dimension of 3m (excluding wardrobe space).

>3m Yes

Living rooms or combined living/dining rooms have a minimum width of:

3.6m for studio and 1 bedroom apartments

4m for 2 and 3 bedroom apartments.

>3.6m for 1 bedroom units and >4m for 2 bedrooms units

Yes

The width of cross-over or cross-through apartments are at least 4m internally to avoid deep narrow apartment layouts.

NA NA

4E Private Open Space and Balconies

4E-1 Apartments provide appropriately sized private open space and balconies to enhance residential amenity.

Design Criteria

All apartments are required to have primary balconies as follows:

The minimum balcony depth to be counted as contributing to the balcony area is 1m.

The minimum balcony sizes range One-bed – 8 m2+ 2.0 m Two-bed – 10 m2 + 2.0 m Three-bed – 12 m2 + 2.4 m

Minimum depths provided.

Yes

For apartments at ground level or on a podium or similar structure, a private open space is provided instead of a balcony. It must have a minimum area of 15m2 and a minimum depth of 3m.

All ground floor apartments have private open space greater than 15m2

NA

4E-2 Primary private open space and balconies are appropriately located to enhance liveability for residents.

Yes

4E-3 Private open space and balcony design is integrated into and contributes to the overall architectural form and detail of the building.

Yes

4E-4 Private open space and balcony design maximises safety. Yes

4F Common Circulation and Spaces

4F-1 Common circulation spaces achieve good amenity and properly service the number of apartments.

Yes

Design Criteria

The maximum number of apartments off a circulation core on a single level is eight.

There are 9 units proposed on the levels of the RFB, however this is less than the maximum of 12 units provided under the Apartment Design Guide. Corridor width is suitably scaled for these units (1.8m) with light source at each end.

Yes

For buildings of 10 storeys and over, the maximum number of apartments sharing a single lift is 40.

Not Applicable NA

4F-2 Common circulation spaces promote safety and provide for social interaction Yes



4G Storage

4G-1 Adequate, well designed storage is provided in each apartment.

Design Criteria

In addition to storage in kitchens, bathrooms and bedrooms, the following storage is provided:

At least 50% of the required storage is to be located within the apartment.

Each unit is provided with internal storage areas as well as individual secure basement storage based on a minimum of 6 cubic metres for 1 bedroom apartments, 8 cubic metres for 2 bedrooms and 10 cubic for the 3 bedroom units.

Yes

4G-2 Additional storage is conveniently located, accessible and nominated for individual apartments.

Yes

4H Acoustic Privacy

4H-1 Noise transfer is minimised through the siting of buildings and building layout. Yes

4H-2 Noise impacts are mitigated within apartments through layout and acoustic treatments.

Yes

4J Noise and Pollution 4J-1 In noisy or hostile environments the impacts of external noise and pollution are

minimised through the careful siting and layout of buildings. Yes

4J-2 Appropriate noise shielding or attenuation techniques for the building design, construction and choice of materials are used to mitigate noise transmission.

Yes

4K Apartment Mix 4K-1 A range of apartment types and sizes is provided to cater for different household

types now and into the future. Yes

4K-2 The apartment mix is distributed to suitable locations within the building. Yes

4L Ground Floor Apartments 4L-1 Street frontage activity is maximised where ground floor apartments are located. N/A

4L-2 Design of ground floor apartments delivers amenity and safety for residents. N/A 4M Façades

4M-1 Building facades provide visual interest along the street Yes

4M-2 Building functions are expressed by the façade. Yes

4N Roof Design 4N-1 Roof treatments are integrated into the building design and positively respond to

the street. Yes

4N-2 Opportunities to use roof space for residential accommodation and open space are maximised.

Yes

4N-3 Roof design incorporates sustainability features. Yes

4O Landscape Design

4O-1 Landscape design is viable and sustainable. Yes

40-2 Landscape design contributes to the streetscape and amenity. Yes

4P Planting on Structures 4P-1 Appropriate soil profiles are provided. Yes

4P-2 Plant growth is optimised with appropriate selection and maintenance. Yes

4P-3 Planting on structures contributes to the quality and amenity of communal and public open spaces.

Yes

4Q Universal Design 4Q-1 Universal design features are included in apartment design to promote flexible

housing for all community members. Yes

4Q-2 A variety of apartments with adaptable designs are provided. Yes

4Q-3 Apartment layouts are flexible and accommodate a range of lifestyle needs. Yes

4R Adaptive Reuse 4R-1 New additions to existing buildings are contemporary and complementary and

enhance an area's identity and sense of place. N/A



4R-2 Adapted buildings provide residential amenity while not precluding future adaptive reuse.

N/A

4S Mixed Use 4S-1 Mixed use developments are provided in appropriate locations and provide active

street frontages that encourage pedestrian movement. Yes

4S-2 Residential levels of the building are integrated within the development, and safety and amenity is maximised for residents.

Yes

4T Awnings and Signage

4T-1 Awnings are well located and complement and integrate with the building design. Yes

4T-2 Signage responds to the context and desired streetscape character. N/A

4U Energy Efficiency

4U-1 Development incorporates passive environmental design. Yes

4U-2 Development incorporates passive solar design to optimise heat storage in winter and reduce heat transfer in summer.

Yes

4U-3 Adequate natural ventilation minimises the need for mechanical ventilation. Yes

4V Water Management and Conservation

4V-1 Potable water use is minimised. Yes 4V-2 Urban stormwater is treated on site before being discharged to receiving waters. Yes

4V-3 Flood management systems are integrated into site design. Yes

4W Waste Management

4W-1 Waste storage facilities are designed to minimise impacts on the streetscape, Yes

4W-2 Domestic waste is minimised by providing safe and convenient source separation Yes

4X Building Maintenance 4X-1 Building design detail provides protection from weathering. Yes

4X-2 Systems and access enable ease of maintenance. Yes

4X-3 Material selection reduces ongoing maintenance costs. Yes

6.7 Likely Impacts of the Development on the Natural Environment {S4.15C (1) (b)}

The proposed development is unlikely to detrimentally impact the natural environment.

The demolition of existing structure and the removal of the limited exotic trees will have minor consequences on the natural environment.

All parties agree that the site has been significantly disturbed through prior agricultural activity of the site.

6.8 Likely Impacts of the Development on the Built Environment {S4.15C (1) (b)}

The proposed development is unlikely to detrimentally impact the built environment.

Existing water, electricity and telecommunication services are available. The connections will be subject to the requirements of the service providers.

6.9 Likely Social Impacts of the Development in the Locality {S4.15C (1) (b)}

The introduction of a further mix of housing types in the local area is considered to be a positive social impact offering a more varied choice of dwelling types.

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

6.10 Suitability of the site

The proposed development is proposed within an area designated for new residential development. The infrastructure related to the development is planned development and

guarantees successful design of each of the proposed lots.



6.11 The Public Interest

The proposed development will not impact on the public interest as it is a residential development on a site zoned for residential development.

Impacts on adjoining land will be minimal and in keeping with residential development.

The proposal is in the public interest as it will provide housing with a range of unit types and employment during the construction stage of the development for the community.



7 CONCLUSION

It is concluded that the proposed development on Proposed Lot 8 - 230 Grange Avenue Marsden Park located within the North West Growth Centre of State Environmental Planning Policy (Sydney Region Growth Centres) 2006 and specifically, Marsden Park Precinct, is an appropriate and compatible form of residential development when assessed under headings of consideration of S4.15 of the Environmental Planning and Assessment Act 1979.

We believe the proposed development satisfies and is in accordance with the general guidelines and recommendations contained in the State Environmental Planning Policy (Sydney Region Growth Centres) 2006 and Blacktown City Council Growth Centre Precincts Development Control Plan 2018.

Based on the above proposal and the development plans submitted, it is recommended that the Blacktown City Council approve the proposed development.

Universal Property Group

1st October 2019

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