Statement of Environmental Effects · 3. DEVELOPMENT PROPOSAL. This DA seeks development consent...

UNIVERSAL PROPERTY GROUP PTY LIMITED

Statement of Environmental Effects

Construction of 51 x Double Storey Multi Dwellings (43 X 4 Bedroom) & (8 X 3 Bedroom) on Lot 13 DP 734813 with associated works including internal

private roads, storm water drainage & landscaping.

24 Vine Street West, Marsden

Park Lot 13 DP 734813

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]

mailto:[email protected]

Multi Dwelling Proposal - 24 Vine Street West, 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

Prepared and published by:

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

June 2017



Table of Contents 1. INTRODUCTION ................................................................................................................ 4

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

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

2.1. Site Location and Context ............................................................................................... 5

2.2. Existing site/ vegetation & Topography ........................................................................... 6

2.3. Public Utilities ................................................................................................................ 6

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

4. STRATEGIC ASSESSMENT ................................................................................................. 10

4.1. Environmental Planning Instruments ............................................................................ 10

4.2. State Environmental Planning Policy (Sydney Region Growth Centres) 2006 .................... 10

4.3. Zoning ......................................................................................................................... 12

4.3.1. Height of building ........................................................................................................... 12

4.2.3 Dwelling Density ............................................................................................................ 13

4.4. BCC Growth Centre Precincts Development Control Plan 2010 and DCP 2014 ................. 13

5. ENVIRONMENTAL PLANNING ASSESSMENT ..................................................................... 14

5.1 Site Investigation & Contamination ............................................................................... 14

5.2 Salinity and Geotechnical ………………………………………………………………………………………………...14

5.3 Aboriginal Cultural Heritage…………………………………………………………………………………….……….15

5.4 Tree Assessment .......................................................................................................... 16

5.5 Traffic & Parking Assessment ........................................................................................ 16

5.6.1 Design and Planning Principles ...................................................................................... 17

5.6.2 Sewerage and Water Services ........................................................................................ 17

5.6.3 Electricity and Telecommunication Supply .................................................................... 17

5.7 PAM Minutes ............................................................................................................... 17

6. Section 79C Environmental Planning and Assessment Act 1979 ........................................ 18

6.1 State Environmental Planning Policy (Sydney Region Growth Centres) 2006 .................... 18

6.2 State Environmental Planning Policy (Infrastructure) 2007 ............................................. 18

6.3 State Environmental Planning Policy 55 – Remediation of Land ...................................... 18

6.4 Likely Impacts of the Development on the Built Environment {S79C (1) (b)} ..................... 19

6.5 Likely Social Impacts of the Development in the Locality {S79C (1) (b)} ............................ 19

6.6 Suitability of the site .................................................................................................... 19

6.7 The Public Interest ....................................................................................................... 19

7. CONCLUSION .................................................................................................................. 20

APPENDIX A – PAM MINUTES



1. INTRODUCTION

1.1. Overview

This report has been prepared by Universal Property Group Pty Limited to support a development application involving the Construction of 51 x Double Storey Multi Dwellings (43 X 4 Bedroom) & (8 X 3 Bedroom) on Lot 13 DP 734813 with associated works including internal private roads, storm water drainage & landscaping.

The site is known as 24 Vine Street West, Marsden Park.

The proposed development is permissible and generally 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 2014.

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 2014.

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 SDG; Preliminary Environmental Site Assessment Report prepared by Martens Consulting

Engineers Pty Ltd; Preliminary Salinity and Geotechnical Assessment Report prepared by Martens

Consulting Engineers Pty Ltd; Traffic Impact Assessment completed by Varga Traffic Planning; Tree Report prepared by Monaco Designs; Storm Water Management Plan prepared by C&M; Aboriginal Archaeological due diligence assessment by Dominic Steele;

Completed DA form, checklists and owner’s consent.



2. THE SITE

2.1. Site Location and Context

The subject site is located within the Marsden Park Precinct. This Schedule applies to all development on the land shown in Land Application Map. This Schedule and related amendments to the BCC Growth Centres DCP give effect to the provisions of the BCC Growth Centres DCP for land within the Marsden Park Precinct.

The proposed site is located approximately 4.2 km from Schofield’s Railway Station. The site is approximately 18 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. (Refer to Figure 1).

Figure 1: Locality Map (Source: BCC Maps On Line)

SUBJECT SITE (24 Vine Street West



2.2. Existing site/ vegetation & Topography

The subject site is a narrow and rectangular former market garden allotments that are currently occupied by a dwelling (post c.1950s) age and style, that directly fronts onto Vine Street West with outbuildings in its rear (entirely cleared) yards that still display in places evidence of planting, plough lines and drainage control excavations.

The property slopes gently from the west to the east and from the north to the south, but most of the block has been variously landscaped and the original topography, particularly within the building footprint has been altered in parts.

The Penrith 1:100,000 Geological Sheet 9030 (Clark and Jones 1991) shows the land is underlain by Wianamatta Group (Bringelly) Shale (Rwb) and soils are of the Blacktown Group and likely to consist of shallow to moderately deep (>100 cm) hard setting mottled texture contrast soils, red and brown podzolic soils on crests grading to yellow podzolic soils on lower slopes and in drainage lines. Bells Creek is located about 700m to the east of the site, and a tributary branch of this creek extends westward and its course is discernible immediately to the southwest of 46 Vine Street West.

Figure 2: Locality Map (Source: BCC Maps On Line)

2.3. Public Utilities

The subject site is located in a well-established residential neighbourhood and is adequately serviced with connections for sewer, water, stormwater and electricity from Richmond Road and Vine Street West.

SUBJECT SITE (24 Vine Street West



3. DEVELOPMENT PROPOSAL

This DA seeks development consent for the following proposal as detailed in the drawings prepared by Universal Property Group Pty Ltd.

The proposal seeks consent for:

A total of 51 townhouses with 43 x 4 bedroom and 8 x 3 bedroom residential townhouses.

Parking proposed for 51 townhouses is of 90 spaces and in addition to that 10 visitor spacesare also provided, in accordance with Council’s requirements.

Vehicular access to the townhouse complex is to be provided via a number of new privateinternal roads off the future local road network or directly off the future local road networkitself, including Vine Street West.

The servicing needs of the proposed townhouses are expected to be minimal, and are likely tocomprise regular garbage collection services using Council’s 11m garbage trucks and irregularvisits by removalist trucks when future occupants are moving.

The demolition and removal of an existing structures, outbuildings, driveways and the removal of existing trees will be dealt with under a separate application in due course.

Development Standard DCP Proposal Compliance

Site Coverage Permitted 4424.5 m2

50% Proposed 3786.46 m2

43% YES

Landscape Area 30% of the site area

required = 2654.7 m2

Provided 3194.54 m2 36% YES

Lot Area 8,849 m2

Unit Configuration

51 dwelling double storey (43 houses x 4 bedroom) (8 houses x 3 bedroom)

YES

Road Area 2,121 m2 YES

Table 1: Development Standards for the subject site



Control Required Provided Compliance

Front Setback 4.5 metres 4.5 metres or greater YES

Rear Set Back 4 M 4 M or Greater YES

Side Setback 0.9 M YES

Corner Setback 2 M 2 M or greater YES

Max building height 9 M Underside of eves Less than 9 M YES

Private Open Space Min 16sqm with minimum dimension of 3 M or

10 sqm per dwelling balcony or roof top with min dimension 2.5 M.

Min 16 Sqm P.O.S per dwelling or greater.

YES

Fencing 1.8 M High 1.8 M High CBF YES

Car Parking 1 car parking space per each dwelling plus 0.5 spaces per 3 or more bedroom dwelling

required. 51+26 =77

Provided car space for dwellings = 90 spaces

YES

Visitor Car parking 1 car space/5 dwelling (required for visitor 51/5= 10.2 car spaces

Provided visitor parking 10 car spaces

YES

Table 2: Blacktown City Council controls for the subject site



Figure 3 Proposed Multi Dwelling Layout



4. STRATEGIC ASSESSMENT

4.1. Environmental Planning Instruments

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.

Blacktown Council Growth Centre Precincts Development Control Plan 2014;

State Environmental Planning Policy (Infrastructure) 2007; and

State Environmental Planning Policy 55 – Remediation of Land

4.2. 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.

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.

A mixed-use development area along Vine Street allows supporting functions to the Marsden Park Town Centre and the adjacent Marsden Park 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 4: Marsden Park Precinct Indicative Layout Plan

Figure 5: Road Pattern of Marsden Park

SUBJECT SITE

SUBJECT SITE



4.3. Zoning

The subject site is zoned Zone R3 Medium Density Residential. The objectives of the zone are 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.

The zoning of the site is shown in Figure 7 below:-

Figure 7: Proposed Land Use of Subject Site

4.3.1. Height of building

The maximum permissible height of future building on the subject site is 21 metres. No variations to the height standard is sought in this application.

Figure 8: Proposed Height of Building of Subject Site



4.3.2 Dwelling Density

The minimum density for residential development around the proposed development area within Marsden Park Precinct is 35 residential dwellings per hectare. It is noted that the proposed density is at the next threshold of density within the locality. Accordingly, the proposed density is an ideal transition to adjoining lands with a higher minimum dwelling density.

Figure 9: Proposed Dwelling Density of Subject Site

4.4. BCC Growth Centre Precincts Development Control Plan 2010 and DCP 2014

The provisions and content of the BCC Growth Centres DCP also controls the form and character of development within the Marsden Park Precinct; see Schedule 6 of DCP 2014.

The BDCP 2010 covers performance and design guidelines and controls related to environmental performance, social performance, amenity issues and design elements.

The provisions have been used to guide the design and layout of the development.

The proposed multi-dwellings are fully compliant with the DCP – See Page 8 of the SEE.

The application also demonstrates how the adjoining property to the east; Lot 9 DP 628301 can be developed as a residue without the need to consolidate with a portion of the subject site.



5. ENVIRONMENTAL PLANNING ASSESSMENT

5.1 Site Investigation & Contamination

The Site Investigation & Contamination report has been completed for the site by Martens Consulting Engineers on November 2016.

The results of the site history and walkover inspection indicates that the eastern portion of the site has been used for rural and rural residential purposes since at least 1947, and the site has the following potential contamination sources:

Past dwelling construction and maintenance have the potential to have introduced contaminants in the form of asbestos (as a construction material), pesticides (pest control) and heavy metals (paints, pest control).

Sheds and former sheds may currently or previously have stored fuel, oils or other chemicals, leading to hydrocarbon contamination. Lead based paints or PACM (fibrous cement sheeting containing asbestos) may have been used during construction. The sheds may have been treated with pesticides and heavy metals for pest control.

Former market garden use on portions of 40, 46 and 52 VSW may have introduced heavy metals or pesticides into the soil. Localised fill importation may also have occurred in the eastern portion of Lot 15 Richmond Road, as stockpiles were observed in aerial photography from 1977 to 2007, potentially introducing heavy metals, hydrocarbons and asbestos.

Drums and containers of unknown content were observed onsite which may have leaked or been spilled introducing contaminants to the site soils such as heavy metals, hydrocarbons and OCP/OPP.

Stockpiles may have introduced heavy metals, hydrocarbons, OCP/OPP and asbestos.

Farm dam may have accumulated contaminants.

Several broken pieces of fibrous cement sheeting (PACM) were observed onsite and could contain asbestos.

Fuel, oil or battery acid from old vehicles may have introduced contaminants to the soil such as heavy metals and hydrocarbons.

For further details refer to accompanying Site Investigation & Contamination report.



5.2 Salinity & Geotechnical Assessment

The Salinity & Geotechnical Assessment report has been completed for the site by Martens Consulting engineers on February, 2016.

The objective of the salinity assessment is to assess potential soil salinity and ensure that consideration is given to local prevailing salinity conditions and the impacts of, and on, the proposed development. The 1:100,000 Salinity Potential in Western Sydney map (DNR, 2002) indicates that the site is located in an area of high salinity potential.

No obvious signs of saline conditions were observed at the site:

Vegetation growth appeared healthy and uninhibited.

No water marks or salt crystals were observed on the ground surface.

Site surface drainage appeared generally good.

No evidence of concentrated surface erosion was observed No evidence of former land instability was observed during the site walkover survey. The risk of landslides impacting the proposed development is considered very low, subject to the recommendations in this report and adoption of industry standard design and construction methodologies. A slope risk assessment in accordance with Australian Geomechanics Society (2007) guidelines was not undertaken. From a geotechnical viewpoint, we consider the site to be suitable for the proposed development.

Additional assessments should be carried out during development of final design and prior to issuing of a construction certificate to confirm preliminary design parameters and better manage geotechnical risks, where applicable:

Assessment of foundation condition up to at least 1 m below final bulk excavation and adopted foundation levels, as applicable.

Laboratory testing of soil and rock, as necessary, for more accurate assessment of subsurface conditions at future dwelling and infrastructure locations. These should include shrink / swell and Atterberg Limit laboratory testing to confirm or alter preliminary site classifications and design parameters.

Assessment of subgrade conditions, including CBR testing, along proposed road alignments.

Review of construction staging plans by a Geotechnical Engineer.

Groundwater level if excavations are likely to extend below 2 mBGL.

Further salinity testing to delineate salinity conditions across soil profiles and development areas, considering final development details.

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



5.3 Aboriginal Cultural Heritage

The Deerubbin Local Aboriginal Land Council inspected the property on 31st March 2016.

The background archaeological research, site inspection, and assessment of the study area indicate that:

No Aboriginal sites, objects or isolated finds have been identified on the study area.

There are no specific expectations that the site would have attracted intensive or repeated use by people in the past that would have involved activities that would have created substantial archaeological deposits. It is more likely that the land may have been visited sporadically by people over time as they used the ridgeline for travel and used its hills for communication and moved to and from more attractive places in the landscape with a wider range of resources.

No specific areas of potential archaeological sensitivity have been identified. The Land Council raises no objection to the proposed development.”

5.4 Tree Assessment

The Preliminary Tree Assessment report has been completed for the site by Monaco Designs on 23rd May 2016.

Observations and recordings of the trees were made using the Visual Tree Assessment (VTA). The VTA ‘interprets the body language of trees, linking internals defects to the trees own repairs structures....so trees that are apparently dangerous should be distinguished from trees that are really dangerous...’ (Mattheck 2007). No invasive tests, i.e. dissections, excavation, probing or coring were undertaken. Access was available to site, but not neighbouring properties, or No. 78.

5.5 Traffic & Parking Assessment

A Preliminary Traffic Assessment report has been completed for the site by Varga Traffic Planning dated June 2017.

The conclusions reached in the report are:-

The subject site comprises a large parcel of land located on the southern side of Vine Street West, approximately 240m east of Richmond Road.

The site has a street frontage approximately 60m in length to Vine Street West and occupies an area of approximately 1.097ha.

Richmond Road is currently being upgraded to dual carriageway whilst the surrounding future local road network has yet to commence construction.

In addition, direct road connections to Riverstone and Schofields Railways Stations are proposed to ensure regional public transport accessibility. Consideration is also being given to extending the North West Rail Link into the precinct in the future. The provision of public transport connections within the precinct will also promote a community that is less dependent on private vehicle use.

Off-street parking is proposed for 100 cars, comprising 90 residential spaces and 10 visitor spaces, in accordance with Council’s requirements.

Vehicular access is to be provided via Vine Street, future public roads as well as a number of new private internal roadways.



The proposed residential development includes the construction of a number of new internal local roads with typical road reservation widths of between 17m and 18m, which is consistent with the BCC Growth Centre Precincts DCP 2014 requirements.

Vine Street West is a local, unclassified road following an east-west alignment, which is primarily used to provide vehicular and pedestrian access to frontage properties.

Based on the contents of this report and the conclusions contained herein, we consider that there are no internal traffic related issues that should prevent approval of the subject application.”

5.6 Development Concept Considerations and General Services

5.6.1 Design and Planning Principles

The proposed development has been designed to allow for passive solar access and to provide a mix of dwelling densities in a new residential area. A variety of dwelling houses can be accommodated on the adjoining properties owned by the Group (R2 zone) yet this site has been earmarked for a higher density largely based on its zoning. The Groups initial intention was to erect a Residential Flat Building however this was modified following the Pre DA meeting extract from which is found in Appendix A

5.6.2 Sewerage and Water Services

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

5.6.3 Electricity and Telecommunication Supply

Electricity and telecommunication services are available to the site along Vine Street. The services will be connected to the proposed development site in accordance with the Authority requirements.

5.7 PAM Minutes

The draft proposal was considered by Council Officers at a Pre Application Meeting (C15/56217) on the 15th December 2015.

The Minutes of the meeting are contained in Appendix A to this SEE – extract only.

The matters raised in the PAM have been fully addressed and included in this report and the design of the Project.



6 Section 79C Environmental Planning and Assessment Act 1979

Section 79C 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 79C

(1) of the Environmental Planning and Assessment Act as follows:

(a) the provisions of – (i) any environmental planning instrument, and (ii) any draft environmental planning instrument that is or has been placed on public exhibition and details of which have been notified to the consent authority, and (iii) any development control plan, and (iv) any matters prescribed by the regulations, 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 3.0 of this Statement.

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.

The submitted Preliminary Site Investigation report identifies higher risk of contamination from heavy metals, hydrocarbon, chemicals and asbestos due to the nature of the former use of the subject site.

The report recommends further comprehensive investigation of the soil for exact determination of the extent and nature of contamination which would assist to determine in any form of ‘Remediation’ if required to render the subject site ready for residential development. Likely Impacts of the Development on the Natural Environment {S79C (1) (b)}



6.4 Likely Impacts of the Development on the Built Environment {S79C (1) (b)}

The proposed development will contribute positively to the built environment of the location; the multi-dwellings have been designed in such a manner as to fully accord with SEPP objectives and DCP Controls the design and standards are fully compliant.

6.5 Likely Social Impacts of the Development in the Locality {S79C (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 and diversities in a desirable location and will not create any social displacement.

6.6 Suitability of the site

The proposed development is to take place 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 buildings.

6.7 The Public Interest

The proposed development will not impact on the public interest; it is a residential development on a site zoned for residential purpose of the type included in this application

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 dwelling types and employment during the construction stage of the development for the community.



7. CONCLUSION

It is concluded that the proposed residential development at 24 Vine Street, 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 S.79C of the Environmental Planning and Assessment Act 1979. We believe the proposed development satisfies and is generally 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 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

June 2017



Appendix A - PAM MINUTES

The following extract from the PAM minutes are relevant to the multi dwelling section of this site. The rest of the minutes relate to the R2 zoned portion of the site.

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