Stage 1 Project Application Retail Development ...

78-96 Arncliffe St and 31-45 Princes Highway, Wolli Creek, NSW Stage 1 Project Application Retail Development Environmental Assessment

December 2009

© Mecone All Rights Reserved. No part of this document may be reproduced, transmitted, stored in a retrieval system, or translated into any language in any form by any means without the written permission of Mecone. All Rights Reserved. All methods, processes, commercial proposals and other contents described in this document are the confidential intellectual property of Mecone and may not be used or disclosed to any party without the written permission of Mecone.

Statement of Validity Submission of Environmental Assessment Prepared under Part 3A of the Environmental Planning and Assessment Act 1979 Environmental Assessment Prepared by:

Project Director Ben Hendriks Qualification MURP (Hons) BA (Geog. and Gov.)

Contributor Michael Gheorghiu Qualification MURP B.Eng. (Civil and Building)

Address Mecone Suite 804, Level 8, 185 Elizabeth Street, Sydney NSW 2000 www.mecone.com.au [email protected] In respect of the 78-96 Arncliffe Street and 31-45 Princes Highway Wolli Creek.

Certification We certify that we have prepared the contents of the Environmental Assessment and to the best of our knowledge, the information contained in this report is neither false nor misleading. ………………………………………………… ……………………………………………. Signature Signature Ben Hendriks Michael Gheorghiu ………………………………………................ ………………………………………………. Name Name ………………………………………………… ……………………………………………….. Date Date

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1 Executive Summary ....................................................................................................... 1 2 Introduction .................................................................................................................... 3 2.1 Background ................................................................................................................... 3 2.2 Stage 1 Development.................................................................................................... 6 2.3 Value of Project............................................................................................................. 6 2.4 Director General’s Requirements.................................................................................. 6 2.5 Proponent and Project Team ...................................................................................... 10 3 Site Context .................................................................................................................. 11 3.1 Site Description ........................................................................................................... 11 3.2 Local Context .............................................................................................................. 11 3.3 Regional Context......................................................................................................... 16 4 Proposed Development ............................................................................................... 17 4.1 Project Description ...................................................................................................... 17 4.2 Development Contributions......................................................................................... 29 4.3 Design Alternatives Considered.................................................................................. 29 5 Planning Framework.................................................................................................... 33 5.1 Environmental Planning and Assessment Act 1979 ................................................... 33 5.2 State Planning Strategies............................................................................................ 33 5.3 State Planning Instruments and Policies..................................................................... 34 5.4 Local Planning Instruments and Policies .................................................................... 37 6 Consultation ................................................................................................................. 42 6.1 Agency Consultation ................................................................................................... 42 6.2 Community Consultation ............................................................................................. 42 7 Environmental Assessment ........................................................................................ 43 7.1 Overview ..................................................................................................................... 43 7.2 Design and Built Form................................................................................................. 43 7.3 Environmental and Residential Amenity ..................................................................... 44 7.4 Transport, Traffic and Access ..................................................................................... 46 7.5 Ecological Sustainable Development.......................................................................... 46 7.6 Economic Impact......................................................................................................... 47 7.7 Public Domain and Landscaping................................................................................. 48 7.8 Contamination ............................................................................................................. 48 7.9 Flooding and Drainage................................................................................................ 49 7.10 Infrastructure .............................................................................................................. 49 7.11 Construction Management ......................................................................................... 50 7.12 Heritage and Archaeology.......................................................................................... 50 7.13 Discussion of Trading and Loading Hours ................................................................. 51 8 Draft Statement of Commitments ............................................................................... 53 9 Conclusion.................................................................................................................... 58

CONTENTS

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Figure 1. Cross section showing location of retail uses ......................................................... 4

Figure 2. Proposed Concept Scheme.................................................................................... 5

Figure 3. Subject site ........................................................................................................... 11

Figure 4. Surrounding Development – Site Analysis ........................................................... 13

Figure 5. Current site from Arncliffe St................................................................................. 14

Figure 6. Current site on Princes Highway with surrounding mixed use development ........ 14

Figure 7. Mixed use development opposite subject site on Arncliffe St............................... 15

Figure 8. Princes Highway ................................................................................................... 15

Figure 9. Site Spatial Context .............................................................................................. 16

Figure 10. Proposed Development – Construction Phase A ............................................... 18

Figure 11. Proposed Development – Construction Phase B ............................................... 20

Figure 12. Building Elements to be retained and Demolished ............................................. 21

Figure 13. Landscaping along Princes Highway and Brodie Spark Drive Street Frontages 23

Figure 14. Landscaping on corner of Brodie Spark Drive and Arncliffe Street Frontages ... 24

Figure 15. Proposed Landscaping and Public Domain Works............................................. 25

Figure 16. Corner Design..................................................................................................... 27

Figure 17. Alternative Option 1 ............................................................................................ 30



Figure 20. Zoning Map......................................................................................................... 37

Figure 21. Proposed Road Improvements in Wolli Creek - Rockdale LEP......................... 38

Figure 22. Existing Core DCP Controls ............................................................................... 39

Figure 23. View Analysis Images......................................................................................... 45 Table 1. Director General’s Requirements Table 2. Land Use Phase A Table 3. Land Use Phase B Table 4. NSW State Plan Review of Key Priorities Table 5. Draft Statement of Commitments

Tables and Figures

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Appendix 1. Quantity Surveyor Report

Appendix 2. Site Survey

Appendix 3. Detailed Project Plans

Appendix 4. Public Domain Plan

Appendix 5. Signage Strategy

Appendix 6. Traffic and Parking Assessment Report

Appendix 7. Urban Planning Assessment

Appendix 8. Flooding and Drainage Assessment

Appendix 9. Architectural Design Statement

Appendix 10. Structural Report

Appendix 11. Landscape Design Statement and Landscape Plans

Appendix 12. Shadow Analysis

Appendix 13. Acoustic Report

Appendix 14. ESD Report

Appendix 15. Economic Impact Assessment and Addendum

Appendix 16. Draft Remediation Action Plan

Appendix 17. Preliminary Contamination Report and Addendum Letter

Appendix 18. Infrastructure Report

Appendix 19. Draft CEMP

Appendix 20. Preliminary Heritage Assessment

Appendix 21. Archaeological Assessment

Appendices

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1 Executive Summary This Environmental Assessment report has been prepared by Mecone on behalf of Nahas Constructions Pty Ltd to accompany an application seeking approval of a Stage 1 Project Application in association with the Wolli Creek redevelopment project.

The Stage 1 project is part of an ultimate redevelopment of the site. On 12 January 2009 the Minister for Planning agreed to form the opinion that the project is a Major Project in accordance with Clause 6 of the Statement Environmental Planning Policy (Major Development) 2005.

The ultimate redevelopment includes:

! approximately 25,000sq.m GFA of retail; and

! 45,000sq.m GFA of residential and serviced apartment, where the residential component is grouped in three parts. A northern tower, equivalent of 22 residential levels, a middle building fronting the Princess Highway equivalent of 8 levels, and a southern tower equivalent of 16 levels.

The Department of Planning (DoP) has agreed to allow for a Stage 1 Project Application to be lodged ahead of the Concept Plan as the Stage 1 project is a temporary development. On 15 September 2009 the Department issued Director General’s Requirements for the lodgement of the Stage 1 Project Application and an Environmental Assessment.

The Stage 1 development will be delivered in two phases. The first Phase is proposed to be developed immediately and the second Phase will be developed a minimum of one year after commencement of operation of the first Phase.

The temporary Stage 1 Development will ultimately comprise of demolition of relevant existing structural elements (parts of existing buildings) on the site, as well as the following:

! A 4,000m2 supermarket;

! Loading dock;

! A specialty retail store of 200m2;

! 184 car spaces (including 4 disabled and 6 staff car spaces) and 7 bike spaces;

! Public Domain upgrades including new paving, landscaping and public art; and

! Signage.

The capital investment value for the final Stage 1 development equates to $7.3 million.

The proposed development is generally consistent with the Rockdale Local Environmental Plan 2000 and relevant Development Control Plans.

The Environmental Assessment report has prepared in accordance with the provisions of Part 3A of the Act and the Director-General’s Requirements (DGRs) issued by DoP. The key findings of the Environmental Assessment are summarised as follows:

! The proposal fully satisfies the requirements of the state and regional planning policies relevant to the project. It complies with all relevant provisions of the State Environmental Planning Policies that apply to the site;

! The proposal provides an important step to achieving the ultimate concept plan for the site, which assists the NSW Government and Rockdale City Council to achieve their objectives in addressing growth and meeting the aims of the Sydney Metropolitan Strategy. This includes but is not limited to meeting housing targets, employment target, and providing employment and housing near rail stations encouraging use of public transport;

! The proposal meets the core objectives and general development principles contained within the existing local planning controls;

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! The proposal complements the existing surrounding land uses and is considered to be a suitable development for the site;

! The proposal provides significant economic benefits, which include employment in the construction industry and employment during operation. Importantly, the project will pave the way for the development of the ultimate concept scheme which will include approximately 25,000sq.m GFA of retail uses creating significant employment opportunities;

! In context of the surrounding land uses and the proposal generates minimal impacts. The potential impacts have been assessed in detail and appropriate design solutions to mitigate the impacts have been provided;

! The proposal does not burden existing infrastructure and utilities;

! The proposal generates a positive social outcome and public benefit by providing a alternative shopping location and significant employment opportunities;

! The proposal as a temporary development will address ESD principles by including appropriate ESD measures ensuring that the performance of the building, where possible is able to reduce energy consumption, provide better energy efficiency solutions, reduce water consumption and utilise sustainable materials; and

! The draft Statements of Commitments prepared for the Stage 1 Project Application will ensure that the development is carried out in an appropriate manner and that the potential detrimental impacts are appropriately mitigated so that the proposal does not have an unacceptable impact.

The Stage 1 Project is considered to be entirely appropriate for the site and will provide the community with a significant public benefit through greater shopping choice and employment opportunities. As a temporary development the proposal will provide the vehicle for realising the ultimate concept scheme on the site, which will provide greater opportunities and will further assist the NSW Government in achieving its aims and targets under the Metropolitan Strategy. This also includes supporting public transport and more sustainable means of transport given the site’s proximity to Wolli Creek train station.

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2 Introduction 2.1 Background

This project application forms Stage 1 of the overall concept for a mixed-use retail and residential development at 78-96 Arncliffe St and 31-45 Princes Highway, Wolli Creek. In September 2009 the Department of Planning re-issued specific Director General’s Requirements (DGRs) to allow the lodgement of a first stage project application preceding a Concept Plan Application. It is anticipated a Concept Plan Application will be lodged in the first half of 2010.

The proposal is for the inclusion of a temporary supermarket and associated specialty shops as the first stage (Stage 1) of the Part 3A Application for 78-96 Arncliffe Street & 31-45 Princes Highway, Wolli Creek. The Stage 1 development will allow for the temporary retention of part of the existing buildings and structural elements, which defines the form of the proposal.

The inclusion of Stage 1 will allow the economic use of existing buildings and the land until the overall concept is delivered. The temporary supermarket and associated specialty shops being the first stage of the overall development project is considered to be ‘related development’ as provided under Section 75B(3) of the Environmental Planning and Assessment Act 1979 (EPA Act).

Given the current difficult economic climate the overall conceptual development cannot be realised. The proposed Stage 1 development strategy will generate revenue from the proposal until economic conditions improve.

The progress to date of this proposal is listed below:

! Request for Ministers Declaration and DGRs - October 2008

! Ministers Declaration under Clause 6 - January 2009

! Concept Plan - Mixed use retail/residential development - DGRs Issued March 2009

! Request for DGRs for a first stage project Application – June 2009

! Project Application Stage 1 - DGRs Issued September 2009

2.1.1 Overall Concept for the Development As discussed above, this project application forms stage 1 of the overall concept for development. The overall concept proposes approximately 25,000sq.m of retail and 45,000sq.m of residential and serviced apartment GFA. The residential component is grouped in three parts, a northern tower, equivalent of 22 residential levels, a middle building fronting the Princess Highway equivalent of 8 levels, and a southern tower equivalent of 16 levels (refer to Figure 1).

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Figure 1. Cross section showing location of retail uses

The ground floor will include a supermarket and other retail floorspace. Loading facilities will also be located on the ground floor.

The overall proposed development concept makes provision for a public town square to be located at the intersection of Arncliffe Street and Brodie Spark Drive. This will become a central focal point for the centre which acts as an arrival destination from Wolli Creek train station. The public square will have integrated alfresco dining with direct access to the proposed community facility space (such as a library) (refer to Figure 2).

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Figure 2. Proposed Concept Scheme

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2.2 Stage 1 Development The Stage 1 proposed development includes the following:

1. Demolition of relevant buildings or parts of buildings,

2. Temporary Stage 1 Development including a 4,000m2 supermarket, loading dock, a specialty retail store of 200 sq.m and168 car spaces (including 4 disabled and 6 staff car spaces) and 7 bike spaces,

3. Public Domain upgrades including new paving, landscaping and public art,

4. Signage.

A more detailed description of Stage 1 is found in Section 4 of this report.

2.3 Value of Project Capital investment value (CIV) is defined in Clause 3(2)(a) of the State Environmental Planning Policy (Major Development) 2005 (Major Development SEPP) as:

“the capital investment value of development includes all costs necessary to establish and operate the development, including the design and construction of buildings, structures, associated infrastructure and fixed or mobile plant and equipment (but excluding GST, as defined by A New Tax System (Goods and Services Tax) Act 1999 of the Commonwealth, and land costs),”

BMT and Associates were engaged by Nahas Constructions Pty Ltd to prepare a Quantity Surveyor’s report verifying the capital investment value for the Stage 1 Project.

The CIV calculated for the Stage 1 Project is $7.3 million. Refer to Appendix 1 for Quantity Surveyor Report.

2.4 Director General’s Requirements The Director General’s requirements (DGRs) require that the Environmental Assessment (EA) of the proposed development address the following key issues:

Table 1 Director General’s Requirements

Relevant EPI’s policies and Guidelines to be Addressed

DGRs Section of Report

Planning provisions applying to the site, including permissibility and the provisions of all plans and policies including, but not limited to:

! Objects of the EP&A Act 1979;

! NSW State Plan, Urban Transport Statement;

! Draft South Sub-regional Strategy;

! SEPP 55 Remediation of Land;

! SEPP (Infrastructure) 2007;

! Rockdale Local Environmental Plan 2000;

! Relevant Rockdale Development Control Plans and policies, including, but not limited to, the Wolli Creek Streetscape Design Manual, and the Residential

! Amenity Improvements Scheme (RAIS); and

4.1.3 – Wolli Creek Streetscape Design Manual

and 5

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! Nature and extent of any non-compliance with relevant environmental planning instruments, plans and guidelines and justification for any non-compliance.

Built Form


The EA shall address the height, bulk and scale, within the context of the adjacent streetscapes and the general locality.

The EA shall clearly detail existing built form to be retained and to be demolished. A structural engineer’s report, prepared by a suitably qualified engineer, shall be submitted demonstrating the structural integrity of any walls, floors and roofs to be retained.

7.2

4.1.2

Urban Design


The EA shall address the following:

! The design quality of the proposal, with specific consideration of the façade treatment and design, particularly to Brodie Spark Drive and Arncliffe Street, massing, setbacks, building articulation, roof form design, use of appropriate colours, materials/finishes, landscaping, safety by design and public domain.

! Signage concepts for the temporary uses including details of illumination.

7.2

Environmental and Residential Amenity


The EA must address solar access, acoustic privacy, visual privacy, view loss and achieve a high level of environmental and residential amenity for surrounding residential occupiers.

7.3

Transport & Accessibility Impacts


The EA shall address the following matters:

! Provide a Transport & Accessibility Impact Assessment prepared in accordance with the RTA’s Guide to Traffic Generating Developments, considering the following issues:

o Traffic generation including daily and peak traffic movements likely to be generated by the proposed development and the impact on nearby intersections

o Access, loading dock(s) and service vehicle movements, including consideration of current restrictions on ingress from Broadie Spark Drive and egress onto Arncliffe Street;

o Car parking arrangements;

o Measures to promote sustainable means of transport including public transport usage and pedestrian and bicycle linkages in addition to addressing the potential for implementing a location specific sustainable travel plan;

o Demonstrate how users of the development will be able to

7.4

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make travel choices that support the achievement of relevant State Plan targets;

o Identify measures to mitigate potential impacts for pedestrians and cyclists during and after the construction stage of the project (eg signposting);

o Identify and resolve barriers to efficient and safe pedestrian and cycle access and identify all possible options for pedestrian and cycle connections through the subject site. Links to Wolli Creek and Arncliffe stations and the Princes Highway bus corridor from the subject site should also be specifically addressed with any necessary infrastructure upgrades identified.

Ecologically Sustainable Development (ESD)


The EA shall detail how the development will incorporate ESD principles in the design, construction and ongoing operation phases of the development.

7.5

Contributions


The EA shall address the provision of public benefit, services and infrastructure having regard to Council’s Section 94 Contribution Plan for Wolli Creek, and provide details of any Voluntary Planning Agreement or other legally binding instrument proposed to facilitate this development.

4.2

Contamination


The EA is to demonstrate that the site is suitable for the proposed uses in accordance with SEPP 55.

7.8

Consultation


Undertake an appropriate and justified level of consultation in accordance with the Department’s Major Project Community Consultation Guidelines October 2007.

6

Economic Impact Assessment


The EA shall address the economic impact of the proposal and include a detailed investigation into the impact upon the retail, commercial and residential industry within the locality (including current approvals) and having regard to the hierarchy of centres in the relevant regional strategy.

7.6

Public Domain


The EA shall provide details on the interface between the proposed uses and public domain, and the relationship to and impact upon the existing public domain.

7.7

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The EA shall consider:

! Potential improvements to the existing public domain including local streets, footpaths and shared - zones and identify any proposed road closures, openings and re-alignments.

! Interface of proposed development and public domain;

! Relationship to and impact upon existing public domain;

! Provision of street lighting and CCTV;

! Public art strategy; and

! Provision of a strategy to activate and enhance the presentation and amenity of the site and the public domain at the corner of Broadie Spark Drive and Arncliffe Street.

Drainage


The EA shall address drainage/flooding issues associated with the development/site, including: stormwater, drainage infrastructure and incorporation of Water Sensitive Urban Design measures.

The EA shall identify any potential hydraulic connection between the proposed development and groundwater sources and propose mitigation measures for any possible connection.

The EA shall provide an assessment of any flood risk on site in consideration of any relevant provisions of the NSW Floodplain Development Manual (2005) including the potential effects of climate change, sea level rise and an increase in rainfall intensity.

7.9

Construction Management


The EA shall provide a construction management plan to demonstrate the mitigation of impacts associated with demolition and construction works including noise, vibration and dust, and include consideration of pedestrian movements and safety, and the provision of car parking for construction workers.

7.11

Statement of Commitments


The EA must include a draft Statement of Commitments detailing measures for environmental management, mitigation measures and monitoring for the project.

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2.5 Proponent and Project Team The Stage 1 Project Application and Environmental Assessment have been prepared on behalf of Nahas Constructions Pty Ltd, the proponent of the project.

Key members of the consultant team for the project include:

Project Management - Mecone

Urban Planning - Mecone

Architecture - Marchese and Partners

Landscape Architecture - Site Image

Traffic and Transport - Traffic and Transport Associates

Infrastructure Services - Hughes Trueman

Flooding, Stormwater and Drainage - Hughes Trueman

Contamination and Geotechnical - Douglas Partners

BCA - Dix Gardner

Structural - HKMA Engineers

Quantity Surveyor - BMT and Associates

Surveyor - Gary Edwards and Associates P/L

Acoustic - Heggies

ESD - Cundall

Heritage - Godden Mackay Logan

Economic - MacroPlan

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3 Site Context 3.1 Site Description

The subject site, located at 78-96 Arncliffe St and 31-45 Princes Highway, Wolli Creek, is also referred to as Lots 1-9 DP 24018 and Lots 3 and 4 DP 1032962 (refer to site survey plan in Appendix 2). The site is located 230m south east of the Wolli Creek Railway Station. The site currently contains a range of industrial and commercial buildings used for car repair shops, storage and motor show rooms. The site is 12,451sqm in size and is generally rectangular in shape with its main frontages along the Princes highway and Arncliffe Street (refer to Figure 3).

Figure 3. Subject site

Source: Mecone (2009), Department of Lands (2006)

3.2 Local Context Historically an industrial precinct, the area is being transformed into a high quality, high density urban environment for living, working and recreation. When complete, the Wolli Creek Redevelopment Area will be a community of some 6,500 residents and 7,000 workers.

The immediate surrounds of the subject site are characterised by new residential and mixed use development, mainly focused around the Wolli Creek Station. These include the Meriton Apartments Residential Development (550 units); Discovery Point Mixed Use Development (1,000 units and 55,000sqm of non-commercial); Multiplex’s 360 Mixed Use

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Development (290 units and 14,000sqm of commercial). Further, the Cahill Park is located on the opposite side of the Princes Highway.

There are a number of car dealerships along Princes Highway adjacent to the subject site, including Isuzu. The built form within the block bounded by Arncliffe Road, Brodie Spark Drive and the Pacific Highway is generally characterised by old light industrial buildings, in stark construction to the modern, mixed use development that has occurred in the area.

Primary road access into the Wolli Creek village is through the Princes Highway, linking onto Brodie Spark Drive from the east, whilst Wollongong Road provides secondary access from the west. The Wolli Creek Rail Station provides access to the East Hills, Illawarra and New Southern rail lines, whilst the Arncliffe Railway Station accesses the Illawarra Line. The area is also service by the 471 and 425 STA bus routes.

Refer to Figure 4 for the Site Analysis and Figures 5 to 8 for photos of the site.

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Figure 4. Surrounding Development – Site Analysis

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Figure 5. Current site from Arncliffe St

Figure 6. Current site on Princes Highway with surrounding mixed use development

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Figure 7. Mixed use development opposite subject site on Arncliffe St

Figure 8. Princes Highway

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3.3 Regional Context The subject site is located in Wolli Creek within the Rockdale LGA, adjacent to the proposed Cooks Cove redevelopment. It is in close proximity to Wolli Creek Station, Port Botany, Sydney Airport, the M5 Motorway, and the Sydney CBD, making it highly accessible. The area forms part of a growing redevelopment zone extending along the Airport Rail Line linking Wolli Creek to Sydney Airport’s international and domestic terminals, Mascot, Green Square, and the CBD.

From a Government policy perspective, Wolli Creek is identified as a Village within the centres hierarchy of the draft South Subregional Strategy. Within proximity of Wolli Creek is the Arncliffe Small Village (1km south), Rockdale Town Centre (3km south), Kogarah Major Centre (5km south), Earlwood Town Centre (3.5km west) and Marrickville Road Town Centre (3km north) (refer to Figure 9).

Figure 9. Site Spatial Context

Source: Mecone (2009)

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4 Proposed Development 4.1 Project Description

4.1.1 Overview Stage 1 of the proposed development comprises supermarket, speciality stores, loading dock, and an at-grade car park. Detailed Project Plans are at Appendix 3 to this Environmental Assessment.

The construction of the development will commence with site establishment and demolition of relevant structures or parts of buildings where necessary. The actual construction of the retail building will occur over two phases to allow the development to commence prior to securing major speciality retail tenancies. Construction phasing is proposed as follows:

Construction Phase A This phase involves the construction of the supermarket, loading dock, car park and small southern retail component (refer to Figure 10). However this phase excludes the major specialty retail and car parking on Lots 3 and 4 DP 1032962.

Table 2 Land Use Phase A GFA Supermarket 4,000 sq.m

Additional retail 200 sq.m Extern/ Internal walls 150 sq.m Total 4,300 sq.m

Parking 184 spaces (4 disabled + 6 staff) 7 motorbike 32 Bicycles

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Figure 10. Proposed Development – Construction Phase A

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Construction Phase B This phase involves the construction of a major speciality retail and a slight reduction of car parking, in addition to Phase A outlined above (refer to Figure 11).

Table 3 Land Use Phase B GFA Supermarket 4,000 sq.m

Additional retail 800 sq.m Extern/ Internal walls 150 sq.m Total 4,950 sq.m

Parking 168 spaces (4 disabled + 6 staff) 8 motorbike 32 Bicycles

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Figure 11. Proposed Development – Construction Phase B

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4.1.2 Building Retention and Demolition The proposed development will be contained within parts of the existing building fabric that has a structural function or is a dominant feature. As such, the proposal will retain the following structural elements, including:

! The existing wall that runs along Arncliffe Street;

! The existing wall which runs along Brodie Spark Drive;

! The east-west wall forming the corner of the existing structure on Brodie Spark Drive; and

! A major wall on the western side of the site, which will form the corner of the proposed building on Arncliffe Street.

Figure 12 below shows the elements to be retained and new elements to be constructed as part of the project.

The proposed strategy to retain certain structural elements was thoroughly considered during the design analysis. Refer to Section 4.3 for design alternatives and relevant decisions. In context of the proposal the site layout and location of existing building elements allowed for the retention of structural elements. The elements to be retained provide the appropriate form and define the suitable space to accommodate the retail uses. Refer to Figure 19, which identifies how the proposal will utilise the site in context of the existing structures.

Figure 12. Building Elements to be retained and Demolished

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4.1.3 Landscaping and Public Domain The proposed development will result in a high quality, permanent public domain along the street frontage. The Public Domain Plan (refer to Appendix 4) prepared by Site Image has been developed in consultation with Rockdale Council and is consistent with Council’s draft Public Domain Manual (which is yet to be finalised and exhibited). In addition, Site Image has considered the Wolli Creek Streetscape Design Manual (WCSDM), published by Clouston in April 2002. The WCSDM includes design criteria for the entire length of Arncliffe Street. However, the subject site on which the proposal is located only extends for a short distance along Arncliffe Street in comparison to the overall distance. In addition, the WCSDM provides design criteria for elements such as level changes. The proposal does not include changes to levels along Arncliffe Street.

The proposal will use landscape finishes & materials that respect the local context and enhance the visual amenity, and which is (where appropriate and economically feasible) consistent with the WCSDM including provision of asphalt to pedestrian street surfaces. However, Council has advised that the draft Public Domain Manual is the relevant document to refer which has been thoroughly considered in the design of the proposal.

The proposal will involve the permanent planting of trees and mass planting of shrubs and grasses/groundcovers along the southern boundary, at the entries from Princes Highway & Arncliffe Street, as well as temporary trees within the car park to provide for shade.

It is proposed to provide bench seats and bins within the public domain, in addition to pavement treatments which will be consistent with the immediate surrounding area.

Additional external lighting is proposed for the pedestrian routes and car park area (in addition to the existing street lighting).

The proposal will also include pedestrian crossing s at Arncliffe Street and Brodie Sparks Drive at the intersections of the round-about.

Refer to Figure 13 and Figure 14 for photomontages of the proposed development, Figure 15 for the Landscape Plan.

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Figure 13. Landscaping along Princes Highway and Brodie Spark Drive Street Frontages

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Figure 14. Landscaping on corner of Brodie Spark Drive and Arncliffe Street Frontages

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Figure 15. Proposed Landscaping and Public Domain Works

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Streetscape Improvements

The development proposes to improve the streetscape at all frontages. The proposed improvements include:

Arncliffe Street

! Glass brick windows to provide a sense of security to the street.

! Tree planting (in tree pits) every 20m.

! On the prominent corner of Arncliffe Street & Brodie Sparks Drive, a steel perforated screen and a climber is proposed to cover the expanse of brick wall.

! Along the expanse of existing brick wall on the Arncliffe Street boundary in the former doorway and window openings, the wall will be articulated by blocks of green panels of climber planting.

! A variety of pavement treatments are proposed that will be consistent with other treatments used in Rockdale LGA.

! Stainless steel semi-hoop bike racks have been selected for the prominent street corner area of Arncliffe Street & Brodie Sparks Drive.

Brodie Sparks Drive

! The removal of the existing Magnolia sp. street trees, tree grates, tree guards and existing paving and to replace with more appropriate street tree species (placed every 10m) which match the trees on the opposite side and further up the street.

! A variety of pavement treatments are proposed that will be consistent with other treatments used in Rockdale LGA.

! Street furniture such as bench seats and cast iron tree grates for the street tree pits are proposed.

Corner Brodie Sparks Drive and Princess Highway

! Stainless steel tactile indicators at the kerb ramps are proposed on the corner.

! Introduction of a splay corner design, allowing for a larger space that will include dedicated public art to enhance the public domain.

! A green feature between two elevations which will break the continuity of the corner, generating a landmark without interfering with the public artwork located in the middle of the roundabout. The feature landscaped wall will provide a neutral background to the existing dominant public art.

Refer to Figure 16 for corner of Brodie Sparks Drive and Princes Highway architectural design.

Princes Highway

! A variety of pavement treatments are proposed, including Recycled Aggregate Concrete Paving and Stylestone.

! Temporary shade/amenity tree planting proposed.

! New footpath with max 1:40 crossfall.

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Figure 16. Corner Design

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4.1.4 Transport and Access

Vehicle Access

Access to the site for customers will be from both the Princes Highway (left in only) and Arncliffe Street (entry & exit). Deliveries will be made via a loading dock that enters the site from Brodie Sparks Drive and exits on to Arncliffe Street.

Pedestrian and Cycle

The proposal will provide a through site link between the Highway and Arncliffe Street and upgrade the footways along the Princes Highway and Arncliffe Street. Further, it is proposed to provide ‘sheltered’ pedestrian friendly accesses within the site with connection to the perimeter footway system.

Parking

The proposal will provide provide parking for up to 168 cars, including 4 disabled spaces. A bike rack for 7 spaces will also be provided.

Public Transport

The site is well serviced by public transport, with bus services along the Princess Highway and in close proximity to the Wolli Creek rail station.

4.1.5 Facade Treatment The proposed new brick walls will be painted and a new metal clad roof fascia will wrap around the whole structure. This will generate a “floating effect”, where the metal fascia is detached from ground. This effect is further enhanced by the painting the existing and the new brick walls in a grey colour. This will also promote a consistent finish in contrast to the existing façade which is multi-coloured and textured.

The eastern facade of the existing warehouses and the internal structure is proposed to be removed in order to create a new large span roof structure appropriate for the new use, as well as new level concrete floors throughout and an attractive new eastern facade.

4.1.6 Signage There will be four types of signage for the proposed development that will be designed according to the Rockdale Signage DCP specifications (refer to Figure 22):

! Type 1 on the plant area;

! Type 2 metal cladding

! Type 3 on awning;

! Type 4 standing.

It is proposed that the signage detailed design will be developed in consultation with Council prior to issuing of Construction Certificate. Refer to Appendix 5 for the proposed Signage Strategy.

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4.1.7 Trading and Loading Hours

Trading Hours

The trading hours proposed is 6:00am – 12:00 midnight seven days per week.

Refer to Section 7 for the assessment of relevant environmental issues. A further discussion of trading hours is at Section 7.13 of this report.

Loading/Delivery Hours

The loading hours proposed are 6:00am – 10:00pm seven days per week. An assessment of the impact of proposed hours of operation and loading hours in relation to acoustic amenity is at Section 7 of this environmental assessment. A further discussion of loading hours is at Section 7.13 of this report.

4.2 Development Contributions The Proponent proposes to make all relevant contributions as required by Rockdale Council S.94 and S.94A Contributions Plan with potential credits including:

• Public Domain Improvements including paving, landscaping, street trees etc on Brodie Sparks, Arncliffe Street and Princess Highway,

• Gross Pollutant traps,

• Line markings such as pedestrian crossings

• Bicycle parking

• Public art

Any contributions made either by works in kind or financial contributions creditable against future contributions made in regard to future stages of the development. A statement of Commitment’s reflecting this is also provided.

4.3 Design Alternatives Considered The configuration of the site layout in several different options was investigated before arriving at the final design layout. Three options were investigated which focused around different configurations of the loading dock.

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4.3.1 Alternative Option 1 The first option intended to retain the majority of the buildings on the site and provided a loading dock at the north eastern corner (refer to Figure 17). Whilst this has positive aspects, there were significant negative aspects that became apparent as consultation with various parties began. The main reasons why this option was discarded included:

! existing structures did not fit the format of retail that was required for the site;

! two vehicular entry points would be required from Princes Highway and sufficient parking could not be accommodated on site;

! trucks would be required to enter off Princes Highway which would require large turning circle for entry and potentially generate significant traffic disruptions;

! there was no through site access for pedestrians; and

! the ‘critical mass’ of the development was pushed further away from the primary corners on Brodie Sparks Drive.

Figure 17. Alternative Option 1

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4.3.2 Alternative Option 2 The second option moved the loading dock to the middle of the site and retained much of the built fabric at the rear (refer to Figure 18). Further discussion with consultants identified significant negative impacts. The main reasons why this option was discarded included:

! he dock arrangement for large delivery trucks could not meet the required turning circle and swept path performed by these vehicles;

! there were significant land use conflicts between loading and servicing vehicles, customer parking arrangement, customer/public access areas including entry off Princes Highway. This scenario proved to be an unsatisfactory arrangement from a retail servicing, public safety and amenity point; and

! In regards to retail exposure and access, it ‘hid’ the more interactive retail portion of the development to the rear of the site.


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4.3.3 Alternative Option 3 The third option resolved all the issues identified in the first two options and therefore became the preferred option (refer to Figure 19). The outcomes of the preferred option included:

! access for large vehicles could be gained away from the Princes Highway and on Brodie Sparks Drive therefore minimising traffic impacts;

! loading dock arrangement successfully addresses swept paths and turning circles;

! the retail components have located to maximise exposure and presenting an more interactive scenario with public domain and car park, while not minimising impacts such as traffic, noise and visual;

! the more interactive elements of the retail to be on the front and corner locations of the site;

! this option allowed for the chamfering of Brodie Sparks Drive and Arncliffe Street which has enable a feature design element to be developed complimenting the existing streetscape;

! allows for satisfactory access from Princes Highway which has been gained through consultation with the RTA; and

! allows for access to Arncliffe Street which is provided through site link meeting Council’s DCP and future public domain works.


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5 Planning Framework 5.1 Environmental Planning and Assessment Act 1979

The Environmental Planning and Assessment Act 1979 (EP&A Act) is the main environment and planning legislation that applies to development in NSW. The EP&A Act amongst other actions establishes the process by which any development is to be considered for approval by the relevant consent authority being either, a Local Government Authority, a determining authority or the Minister for Planning. Specifically, three parts of the EP&A Act provide the framework for assessment and determination namely, Part 3A, Part 4 and Part 5.

The proposed development has been captured as a major project to which Part 3A of the EP&A Act applies.

The proposal meets the objects of the EP&A Act by the following outcomes:

! Providing and promoting the orderly and economic use and development of land. The proposal provides for positive socio-economic benefits in through the retail component whilst minimising environmental impacts;

! The proposal provides for proper management of environmental issues across the site specifically drainage and flooding issues. The proposal will not impede existing flows.

! The proposal is located on a site that has no conservation value and is prime for development.

! The proposal will include appropriate ecologically sustainable development measures in order to maximise energy efficiency and performance of the development.

5.2 State Planning Strategies

5.2.1 Sydney Metropolitan Strategy The Metropolitan Strategy identifies employment capacity targets for each Subregion. For the South Subregion, which includes Rockdale LGA, the employment capacity target is 21,000 new jobs by 2031.

Relevant parts of the Strategy include:

! Part A1 Provide suitable commercial areas in strategic areas seeks to provide suitable commercial sites and employment lands in strategic areas. In particular this direction seeks to ensure that employment lands and retail centres are located in areas accessible to public transport.

! Part B1 Concentrate activities near public transport promotes the concentration of retail activity in centres, business development zones and enterprise corridors.

! Part B6 Focus development in renewal corridors to maximise infrastructure utilisation where demand and opportunity exist promotes the development of mixed use centres. The primary aim is the place jobs and housing in close proximity and to optimise the use of existing infrastructure.

! Part D3 Influence travel choice to encourage more sustainable trave seeks to influence more sustainable travel behaviour through a mix of local infrastructure improvements and land use measures.

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Assessment

The proposed development achieves the above stated goals in the following ways:

! Part A1: The proposed development is only 230m from the Wolli Creek Station, Sydney’s only cross-over interchange railway station, providing excellent public transport access to the site.

! Part B1: The redevelopment of the Wolli Creek site proposes retail services close to public transport and along the Princes Highway which is a major Subregional road artery. Further, the proposed retail development is within a mixed-use zone that supports the Metropolitan Strategy’s objective to locate retail activity in identified or designated retail zones.

! Part B6: Given the site’s location in relation to the Wolli Creek major redevelopment area and the existing railway station the redevelopment will help Government meet this goal.

! Part D3: The activation of this site will positively impact on souring areas travel behaviour in relation to access to retail uses. Not only will local residents be encourages to walk to services (rather than currently driving to other retail centres), it will also act as a retail destination along the train line.

5.2.2 Draft South Subregional Strategy The Draft South Subregional Strategy builds upon the aims and objectives of the Metropolitan Strategy and delivers upon those aims and objectives at the subregional level. A hierarchy of centres are established along with a centres typology. Wolli Creek has been identified as a “Village”.

Assessment

The subject site is approximately 200 metres from Wolli Creek train station and therefore well with the Wolli Creek village catchment. At present however, there is no significant supermarket located within the precinct. Notably, the broader area lacks supermarket facilities.

5.3 State Planning Instruments and Policies

5.3.1 NSW State Plan The NSW Government’s State Plan – a new direction for NSW (published by the NSW Government in 2006 and updated in 2009), sets out priorities for Government action over the next 10 years. The plan includes priorities and targets designed to deliver better services and improve accountability across the public sector. The key priorities that are relevant to the proposal include the following:

Table 4 NSW State Plan Review of Key Priorities

Priority Target Comment

Increase business investment and support jobs

Support jobs during the economic downturn

The proposal would provided a significant boost to local construction jobs and jobs during operation.

Increase the number of jobs closer to home

Increase the percentage of the population living within 30 minutes by public transport of a city or major centre in Metropolitan Sydney

The Stage 1 proposal will provide the revenue and economic position for the realisation of the overall

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Priority Target Comment scheme on the site, which will encourage a greater population around a significant public transport interchange at Wolli Creek. In first instance, the proposal will offer the opportunity for jobs close to public transport and support surrounding residential developments

Grow cities and centres as functional and attractive places to live, work and visit

Maintain or improve the ranking of our cities and regional towns in ‘quality of life’ surveys

The proposal will provide for a functional centre and mush improved public domain. The Stage 1 development will create a much needed retail centre, which is well connected to public transport and services a wide population.

5.3.2 Urban Transport Statement 2006 The Urban Transport Statement (UTS) (Department of Planning, 2006) is the NSW Government’s response to the specific challenges of passenger travel and transport within and across Sydney identified in the Metropolitan Strategy. The Statement identifies a number of initiatives to be delivered over the next decade.

The key objectives in the Urban Transport Statement include:

! Improving local transport with walking and cycling facilities to major centres.

! Improving transport links with fast, safe and reliable train services connecting the centres across the city.

! Improving access to jobs, ports and other economic activities, reducing the cost of doing business.

! Transport investment decisions will be based on sound planning, evaluation and assessment.

Specifically, in regards to the proposal the UTS the site is well located to and accessible by public transport including railway and regional bus services. The UTS identifies that the site is located on a regional bus route. In turn, the development assists in achieving the key objectives of the UTS by providing retail land uses within walking and cycling distances and providing opportunities for jobs to be located close to public transport. As the Stage 1 development will assist in realising the overall concept scheme/development, the overall development will in its own right provide an active centre that will greatly support use of public transport.

5.3.3 SEPP (Major Development) 2005 Formerly known as State Environmental Planning Policy (Major Projects) 2005, the State Environmental Planning Policy (Major Developments) 2005 (Major Development SEPP) defines certain developments that are considered major projects and required to be assessed under Part 3A of the Environmental Planning and Assessment Act 1979 and determined by the Minister for Planning.

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Assessment

This project has been identified as a Major Project in accordance Schedule 1 of the Major Development SEPP. Pursuant to Clause 6 of the SEPP, the Minister for Planning has formed the opinion that the project is a Major Project to which Part3A of the EP&A Act 1979 applies.

5.3.4 SEPP No. 64 – Advertising and Signage Aims to ensure that outdoor advertising is compatible with the desired amenity and visual character of an area, provides effective communication in suitable locations and is of high quality design and finish. The SEPP was amended in August 2007 to permit and regulate outdoor advertising in transport corridors (e.g. freeways, tollways and rail corridors). The amended SEPP also aims to ensure that public benefits may be derived from advertising along and adjacent to transport corridors. Transport Corridor Outdoor Advertising and Signage Guidelines (DOP July 2007) provides information on design criteria, road safety and public benefit requirements for SEPP 64 development applications

Assessment

Prior to Construction Certificate the Proponent proposes to develop detailed signage plans in consultation with Council. The Proponent will also provide a Schedule 1 Assessment in accordance with SEPP 64 for the detailed proposed signage as part of the Construction Certificate application to Council.

5.3.5 SEPP No.55 – Remediation of Land The policy states that land must not be developed if it is unsuitable for a proposed use because it is contaminated. If the land is unsuitable, remediation must take place before the land is developed. The policy makes remediation permissible across the State, defines when consent is required, requires all remediation to comply with standards, ensures land is investigated if contamination is suspected, and requires councils to be notified of all remediation proposals.

Refer to Section 7.8 of this report for an assessment of the proposed development against contamination DGRs.

5.3.6 SEPP (Infrastructure) 2007 The State Environmental Planning Policy (Infrastructure) 2007 (Infrastructure SEPP) includes general planning provisions to:

! Identify classes of infrastructure development that can be approved by public infrastructure proponents, rather than through a formal development consent process, if the development does not significantly affect the environment (Schedule 1);

! Consolidate planning provisions relating to project-specific infrastructure into the one SEPP (Schedule 2);

! Exempt minor development by local or State government authorities from needing approval, if it falls within set guidelines (Schedule 3);

! Allow certain development within the area of operations of ports corporations at commercial ports if the development complies with particular standards and conditions (Schedule 4);

! Create more flexibility about where new infrastructure such as schools, police stations and health care facilities can be located without having to amend a council’s LEP to create a ‘special use’ zone (clause 5);

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! Identify additional uses permitted on land currently zoned for a ‘special use’ or government land, subject to the issuing of a compatibility statement by the Director General of the Department of Planning (Clause 6);

! Require State agencies constructing infrastructure to consult councils when a new infrastructure development is likely to affect existing local infrastructure or services (Clause 7).

The need for a traffic report is outlined in Clause 104 (Traffic-generating development) which must address such issues as access and any parking or traffic impacts of the proposed development.

An Assessment of Traffic and Parking Implications Report has been undertaken by Traffic and Transport Planning Associates and can be found in Appendix 6. Further, an assessment of the proposed development against transport and traffic DGRs is found in Section 6.4 of the EA Report.

5.4 Local Planning Instruments and Policies

5.4.1 Rockdale Local Environmental Plan 2000

Zoning

Rockdale Local Environmental Plan 2000 (Rockdale LEP) applies to the site. The site is zoned mixed uses 10(a) under the Rockdale LEP which permits a number of uses including shops, cinemas, and residential flat buildings. A detailed planning assessment of the objectives of the zone is found in Appendix 7.

The proposed development is permissible within the Mixed Use zone and is consistent with the zone objectives, providing for a high quality retail development that will service the local community and positively contribute to the public domain of the vicinity. Figure 20. Zoning Map

Floor Space Ratio

Rockdale LEP also contains floor space ratio (FSR) controls relating to the site. The LEP stipulates an FSR of 2.85:1. Stage 1 (Construction Phase B) of the proposed development will have a total FSR of approximately 0.4:1.

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Vehicular Access Rockdale LEP provides for future access in the Wolli Creek Area including a new access street on the southern perimeter of the site (refer to Figure 21). Stage 1 being a temporary use of the site is not considered of relevance to this provision. Figure 21. Proposed Road Improvements in Wolli Creek - Rockdale LEP

Flooding

Arncliffe Street is subject to flooding. The Rockdale LEP contains provisions relating to flooding. Specifically, the proposed development must not:

! Adversely impede the flow of flood waters on that land and land in its immediate vicinity, or

! Imperil the safety of persons on that land and land in its immediate vicinity, or

! Aggravate or be likely to result in erosion, siltation or the destruction of vegetation, or

! Cause any adverse effect on the water table of that land or land in its immediate vicinity.

The proposed development provides for minimum freeboard levels, safety and evacuation guidelines, limited surface ponding in the car park, and rain gardens to reduce surface runoff. These are discussed in more detail in Section 7.9 of the Environmental Assessment and in the Flooding and Drainage Report provided at Appendix 8.

5.4.2 Rockdale DCP No. 62 – Wolli Creek Rockdale Development Control Plan No. 62 – Wolli Creek (Wolli Creek DCP) is the primary Development Control Plan that applies to the site. However, the DCP controls relate to the redevelopment of the entire site in line with the concept plan proposal and are therefore not of major relevance to Stage 1 proposal.

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Core Controls

The Wolli Creek DCP sets out the core urban design controls for the site (refer to Figure 22). The main controls can be summarised as follows:

! Maximum floor space ratio - 2.85:1

! Maximum building depth - 18m non-residential, 15m residential excluding balconies

! Minimum & maximum floor to ceiling heights - 3.6m ground floor fronting Arncliffe Street, 3.3m Commercial

! Minimum deep soil planting zone 15% of total site area

! Minimum 49% of the site to be used for non-residential uses

Refer to Appendix 7 (Compliance Tables) for a detailed assessment of the proposal against the relevant DCP provisions.

Figure 22. Existing Core DCP Controls

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Precinct 2 Mixed Use – Urban Strategy and Form

The subject site is situated within Precinct 2 Mixed Use.

The following is encouraged within the mixed use precinct:

! Long life, lose fit buildings;

! Best-practice sustainable measures including slender building depth;

! Careful sitting of buildings and uses.

Flooding

The DCP contains a number of objectives and controls relating to flooding that are of relevance to the development of the site. These include:

! Objectives to ensure that development flood mitigation measures are commensurate with the use and intensity of the development proposed

! Objectives to ensure that development will not exacerbate flooding of certain areas.

! Controls that require buildings to be built with a design floor level and a freeboard that is above the 0.5% annual exceedance probability.

For further details refer to Section 7.9 within the Environmental Assessment of this report. In addition, Appendix 8 addresses flooding and drainage in detail.

5.4.3 Rockdale DCP No. 29 - Outdoor Advertising The Rockdale DCP No. 29 – Outdoor Advertising (DCP 29) relates to signage and outdoor advertising within Rockdale LGA.

The aims and objectives of the DCP are:

! To convey advertisers' messages and images while complementing and conforming to both the development on which it is displayed and the character of the surrounding locality

! To contribute to the quality appearance of the building, structure or place where advertisements are displayed using sympathetic architectural treatment, higher quality of design and materials;

! To prevent inappropriately designed and uncoordinated advertising which will detract from an area's visual character;

! To protect residential areas, open space areas, and buildings or areas of heritage significance from any adverse effects of inappropriate signage;

! To provide efficient controls to ensure advertising is compatible with the site and area, while providing a simpler application process.

An assessment of the proposal against DCP 29 is found at Appendix 7 – Compliance Tables. Design Development of all signage has been informed by the DCP.

5.4.4 Rockdale DCP No. 53 - Construction Site Waste Management

The Rockdale DCP No. 53 - Construction Site Waste Management (DCP 53) guides building and site waste management for developments within Rockdale LGA.

The objective and principles of DCP 53 include:

! Avoidance - to reduce the generation of construction and demolition waste.

! Separation - of materials for reuse and reprocessing

! Treatment - To reduce the volume and toxicity of remaining wastes

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! To encourage waste minimisation (source separation, reuse and recycling) and ensure efficient storage and collection of waste.

DCP 53 requires a site waste management plan for the construction phase of the proposed development. The site waste management plan will be prepared as part of the Construction Environmental Management Plan (CEMP) in accordance with relevant controls and to the satisfaction of Council and relevant authorities. This has also been identified in the draft Statement of Commitments found in Section 8 of this report.

5.4.5 Rockdale DCP No. 78 - Stormwater Management The Rockdale DCP No. 78 - Stormwater Management (DCP 78) sets out drainage requirements which aim to reduce the impact of runoff and flooding, as a result of new development, within Rockdale LGA.

An assessment of flooding and drainage has been provided in Section 7.9 of this report.

In addition, a Flooding and Drainage Assessment has been undertaken by Hughes Trueman for the proposed development which addresses Council’s DCP requirements for stormwater management. This can be found at Appendix 8.

5.4.6 Car Parking and Loading Code Car parking and loading controls are set out in the Car Parking and Loading Code. In relation to the subject site, the following parking controls apply:

! Shops (major shopping centre): car parking to be justified by an applicant subject to a minimum requirement of 1 space per 25sqm GFA

! Cinema: 1 space per 6 persons maximum accommodation as endorsed on licence

! Residential Flat Buildings: 1 space per small/medium dwelling; 2 spaces per large dwelling (as defined in Rockdale Planning Scheme Ordinance) (may be provided as 'stack parking') plus visitor parking at the rate of 1 space per 4 dwellings or part thereof.

! Disabled Parking: 2 spaces per 100 customer spaces and 1 per 100 thereafter

For the retail development of the subject site, it will be necessary to justify the size and number of docks required by providing information regarding size, number and frequency of goods vehicles likely to be visiting the premises.

Loading areas should be designed so that goods vehicles can enter and leave the site in a forward direction and adequate manoeuvring space should be provided on site to facilitate this. Loading areas should be situated so that, when in use, they do not interfere with pedestrian or vehicular circulation on the site.

The proposed development satisfies both of these requirements. An assessment of the car parking and loading is provided in Section 7.3 of this report. For further details also refer to the Traffic and Transport Report at Appendix 6.

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6 Consultation 6.1 Agency Consultation

During the Environmental Assessment and design stage a number of agencies were consulted in regard to the proposal. The following is a summary of the agencies consulted:

! The Department of Planning in meetings and telephone discussions in regard to planning and approval matters,

! Rockdale City Council in regard to:

o Statutory Planning matters,

o Design,

o Public domain upgrades,

o Flooding and drainage,

o Traffic and transport,

! Sydney Water in regard to sewer and water capacity,

! State Emergency Service in regard to flood management plans,

! Dial-before-you-dig in regard location of power, gas and telecommunications,

! Orica (asset owner of high pressure gas main) regarding consultation requirements during design and construction.

! The Roads and Traffic Authority in regards to site access.

The main issues identified as a result of the consultation included:

! Ensuring Council’s desired public domain standards were used,

! Appropriate design treatment of the corner of Brodie Sparks Drive and Arncliffe Street,

! Providing appropriate access to the site,

! Addressing existing flooding and drainage issues in the area.

6.2 Community Consultation It is proposed to undertake a letter box drop notifying residents of the project application during public exhibition of the application. The notification letter will include:

! An outline of the proposal,

! An outline of the planning process and residents

! Reference to the Department of Planning’s website containing application information.

A more extensive community consultation programme is planned for the overall concept plan application.

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7 Environmental Assessment 7.1 Overview

In addressing the DGRs for Stage 1 of the project the following environmental studies have been undertaken:

! A Design Statement by Marchese Partners,

! A Landscape Design Statement by Site Image,

! A Solar Access and View Analysis by Marchese Partners,

! A Noise and Vibration Assessment by Heggies,

! A Traffic and Transport Assessment by Traffic and Transport Associates,

! An Ecologically Sustainable Development Assessment by Cundell,

! An Economic Impact Assessment by MacroPlan Australia,

! A Contamination and Remediation Assessment by Douglas Partners,

! A Flooding and Drainage Assessment by Hughes Trueman,

! An Infrastructure Assessment by Hughes Trueman,

! Heritage and Archaeological Assessment by Godden Mackay Logan. The following is an outline of the main findings of the environmental assessment studies.

7.2 Design and Built Form

7.2.1 Urban Design Principles Marchese Partners have prepared a Design Statement at Appendix 9 of this report. The design of the building has been generated by the following urban design principles:

! The proposed building has been set back from Princes Highway similar to the existing structures.

! Landscape the proposed car parking to maximize the visual extension of Cahill Park;

! To retain the streetscape scale of Arncliffe Street and Brodie Spark Drive; ! To generate a landmark feature at the roundabout between Arncliffe Street and

Brodie Spark Drive, which relates to the existing artwork located in the middle of the junction.

7.2.2 Height, Built Form and Scale By retaining the relevant existing boundary walls, the existing character of Arncliffe Street will be preserved. The proposed single building will relate to the scale of the new residential developments in Arncliffe Street and Brodie Spark Drive.

7.2.3 Building Retention and Integrity The proposal retains as much of the existing perimeter walls to the warehouses as possible to maintain the existing proportion and scale of Brodie Sparks Drive and Arncliffe Street. In particular, the proposal will include the following modification to the wall structure to be retained:

! Cutback height of walls to be between 3500mm and 450mm;

! Infill existing roller door locations with glass blocks; and

! Develop new door openings to meet project’s operational requirements.

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A Structural Report has been prepared (refer to Appendix 10) which confirms that the proposal to retain the existing building is structurally sound.

7.2.4 Safety By Design A Landscape Design Statement and relevant landscape plans has been prepared by Site Image Landscape Architects and addresses aspects of safety and design for the proposal (refer to Appendix 11).

The proposed development adheres to the general principals of Safer by Design and Crime Prevention Through Environmental Design by increasing usability and decreasing anti-social opportunities.

Specifically:

! All paths will maintain good sightlines and passive surveillance and will be adequately lit by external lighting for safety at night and to assist in preventing any occurrences of anti-social behaviour.

! The proposed vegetation will not create hiding spaces, obscure lighting, or interrupt sightlines for both vehicles and pedestrians.

Additional external lighting is proposed for the pedestrian routes and car park area (in addition to the existing street lighting).

7.3 Environmental and Residential Amenity

7.3.1 Solar Access and Overshadowing The shadow analysis undertaken by Marchese Partners (refer to Appendix 12) shows that there are no critical shadow impacts to the adjoining properties. Most of the shadows are in fact contained within the site and will only impact on part of the proposed internal car parking areas only. Overall the shadows cast by the proposed building are significantly reduced if compared to the existing warehouse currently on site.

7.3.2 Noise An Acoustic Assessment has been undertaken by Heggies Pty Ltd for the proposed development (refer to Appendix 13). Heggies have assessed the noise impact on the surrounding residential environs associated with the proposed development.

Appropriate noise criteria for the project have been established based on appropriate noise guidelines (NSW DECCW’s INP, ECRTN and ENCM). Heggies determine that compliance with the criteria can be achieved at all residential receivers.

Specific plant selection has not been made at this stage of the project and, as such, it is recommended that such equipment be reviewed at the detailed design stage to ensure compliance with the proposed criteria at all residential receivers.

Heggies state that the noise from delivery vehicles slowly entering and departing the Loading Dock will be less than the noise of other vehicles passing along Brodie Spark Drive and Arncliffe Street and noise management techniques should be exercised to minimise the noise from such vehicles.

It is concluded that with the adoption of standard engineering treatments to the rooftop mechanical plant, and given the enclosed Loading Dock, the proposed commercial development will not adversely impact on acoustic amenity of surrounding residences.

7.3.3 Views and Visual Privacy The view analysis undertaken by Marchese Partners (refer to Figure 23) illustrates that the proposed development will not impede views of surrounding development, given it is to be built within the existing building envelope. The proposal will not have an impact on visual

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privacy to surrounding residential development given the proposal’s height and scale is generally within the existing building envelope. Figure 23. View Analysis Images

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7.4 Transport, Traffic and Access An Assessment of Traffic and Parking Implications Report has been undertaken by Traffic and Transport Planning Associates and can be found at Appendix 6.

The following are the key elements of the proposal which address the DGRs:

! Local traffic impacts resulting from the proposed development are deemed to be satisfactory, given 70% of traffic for the proposed development will be generated by local residents and passing trade, with access evenly distributed between the Princess Highway and Arncliffe Street.

! Vehicular access to the site will be via a left in slip lane off the Princess Highway. It should be noted that this is not a through-access road, rather it only serves the site. This outcome has been discussed with and agreed to by the RTA.

! Access for the loading dock will be provided via ingress on Brodie Spark Drive and egress on Arncliffe Street. The proposed loading dock will have 2 bays with one suitable for a 19.0 metre semi-trailer and one suitable for a HRV, with an adequate turning circle area provided.

! Provision of 184 car parking spaces with a minimum of 4 spaces suitable and designated for disabled drivers.

! Promotion of sustainable travel behaviour by implementing a management system restricting use of car spaces to retail patrons and staff. This aims to minimise traffic movements and deter commuter parking, whilst encouraging the use of public transport, given the site’s proximity to rail and bus services.

! Currently, the site is constrained in regards to pedestrian permeability. The proposal will enhance pedestrian connections between the Princes Highway and Arncliffe Street. This encouraged pedestrian activity promotes better links to public transport through the upgrade of footways along the Princes Highway and Arncliffe Street; and provision of ‘sheltered’ pedestrian friendly accesses within the site with connection to the perimeter footway system.

! Provision of bike stands (7) for customers and employees.

! The proposal includes two new pedestrian crossing at Arncliffe Street and Brodie Sparks Drive around the round-about in order to provide safer access for pedestrian traffic.

7.5 Ecological Sustainable Development An Ecological Sustainable Development (ESD) Report has been prepared by Cundall (refer to Appendix 14), highlighting the ESD initiatives relating to Stage 1 of the proposed development.

A following provides a summary of the ESD initiatives of the proposed development that are addressed in the ESD Report:

! Sustainable car parking measures which include the implementation of a management system restricting use of car spaces to retail patrons and staff (as discussed in the traffic report).

! Sustainable public transport initiatives and secure bicycle parking facilities (7 spaces) and associated signage

! Incorporate ESD principles in the design, construction and ongoing operation phases of the development

! Incorporate Water Sensitive Urban Design (WSUD) measures to ensure minimal impact on the ground water during construction and operation

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! Ensure noise from the development is mitigated for the surrounding residents (refer to Section 7.3.2 for noise impact assessment)

! The consideration of orientation, shading, insulation glazing and structure has been included in the design

! The development will allow for daylight where appropriate whilst designing to minimise glare.

! Thermal comfort of the occupants will be targeted whilst aiming to provide energy efficiency through provision of for example efficient temperature control systems, Variable Air Volume (VAV) system and Variable Speed Drives on motors and pumps.

! Energy consumption can be reduced through the efficient design of lighting, air-conditioning and ventilation systems, as well as water heating and other services

! Water reduction strategies including AAA rated fixtures and fittings ! Sustainable building materials such as recycled of Forest Stewardship Council

(FSC) timber, low formaldehyde composite wood products, low VOC paints and adhesives, recycled steel, recycled content in concrete, and recycled aggregate to be used.

7.6 Economic Impact An Economic Impact Assessment was undertaken by MacroPlan for the subject site in 2007. A further addendum in relation to the impact of the centre on existing and approved local retail was also prepared by MacroPlan (refer to Appendix 15 for Economic Impact Assessment and Addendum).

MacroPlan’s economic impact assessments found that there is sufficient demand to support the proposed development. Justification for the proposed development is supported by MacroPlan’s findings identified below.

MacroPlan’s previous assessment (undertaken in 2007) revealed the following conclusions: ! Expenditure by residents of the proposed development will support an end capacity

of at least 20,060sq.m of supermarket, convenience and specialty retail and 6,466 sq.m of bulky goods floorspace.

! There is a current need for at least one sub-regional centre in the PTA of approximately 21,000 sq.m. This demand for this type of retail facility is currently being met outside the MTA by centres including Rockdale Plaza and Marrickville Metro Shopping Centre.

! There is significant proposed retail development in and around the proposed development. Analysis of the market potential for additional retail floorspace in the proposed development trade area suggests there is sufficient scope for the development to proceed by 2011.

MacroPlan’s addendum to the previous assessment (undertaken in 2009) concludes that Stage 1 of the proposed development will result in significant positive community benefits and represents economic and orderly development. Specifically:

! The proposed Stage 1 will provide much needed retail services for the surrounding population which currently has to travel to Rockdale or Marrickville to access full-line retail services. The provision of supermarket floor space is likely to stimulate further residential and commercial development and is likely to complement the retail proposed for the Landcom Discovery Point development. The provision of two competing retail centres will create diversity and competition within the precinct which will be beneficial to local residents (i.e. the consumer).

! The proposed Stage 1 will create other positive community impacts such as increased activation around the train station, precinct walkability, increased household savings, reduced travel times and car trips and environmental savings.

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! Stage 1 of the proposed Wolli Creek development will create significant numbers of immediate jobs through the construction phase of the project as well as create more than 200 directly supportable, on-going jobs alone.

! Projects that deliver positive community benefits and stimulate further development and create direct and long term jobs, such as the Stage 1 development should be considered as integral to driving the NSW economy out of the downturn and into the future.

7.7 Public Domain and Landscaping The Landscape Design Statement prepared by Site Image Landscape Architects (refer to Appendix 11) provides details of the landscape and public domain strategy for the proposed development. The Landscape Design Statement has been developed in consultation with Council and therefore reflects Council’s draft Public Domain Strategy for the area. The following provides the key elements of the public domain and landscaping strategy, as required by the DGRs:

! The proposed development will enhance workability by providing tree lines and low level landscape along the Princes Highway, Arncliffe Street and Brodie Spark Drive through enhanced landscaping and footpath improvements.

! The proposal will involve the permanent planting of trees and mass planting of shrubs and grasses/groundcovers along the southern boundary, at the entries from Princes Highway & Arncliffe Street, as well as temporary trees within the car park to provide for shade.

! The proposed landscaping will successfully screen the new development to an extent where the car parking could be misled as an extension of Cahill Park across Princes Highway.

! It is also proposed to provide bench seats and bins within the public domain, in addition to pavement treatments which will be consistent with the immediate surrounding area.

! The proposal also addresses Council concerns about the requirement to activate the corner of Arncliffe Street and Brodie Spark Drive. The proposal will address the sharp corner by introducing a splay corner design, allowing for a larger space that will include dedicated public art to enhance the public domain. The proposal does include a green feature between two elevations which will break the continuity of the corner, generating a landmark without interfering with the public artwork located in the middle of the roundabout. The feature landscaped wall will provide a neutral background to the existing dominant public art. The details of the Public Art will be further developed in consultation with Council prior to construction commencement.

! The proposal includes two new pedestrian crossing at Arncliffe Street and Brodie Sparks Drive around the round-about in order to provide safer access for pedestrian traffic.

7.8 Contamination A Draft Remediation Action Plan was undertaken by Douglas Partners (refer to Appendix 16) in 2008 for the current development scheme. The report concluded that, based on the site history, site observation and laboratory results and following further testing, it is considered likely that the site can be rendered suitable for the proposed mixed residential/commercial use. A previous Preliminary Contamination Assessment Report and addendum letter was also undertaken by Douglas Partners in 2005 for a proposed mixed use development on the subject site (refer to Appendix 17). The report concluded that based on the site history, site observation and laboratory results and following adequate remediation/removal of asbestos containing materials, removal of the contaminated material in the concrete lined

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pit, development of an Acid Sulphate Management Plan and appropriate Underground Storage Tank (UST) removal and pit validation, the site is suitable for mixed commercial and residential development. In addition to the conclusions provided by Douglas Partners which support the proposed development, the following strategy is proposed in order to further comply with SEPP 55 – Remediation of Land, including: 1. Undertake further analysis around hotspot areas in order to more accurately gauge the

extent of any contamination, especially around USTs or pits. 2. Further assessment is to be undertaken in accordance with DECCW (EPA) guidelines. 3. Any removal of USTs to be undertaken in accordance with WorkCover and DECCW

(EPA) guidelines. 4. Validation of waste material and location of USTs will be undertaken in accordance with

DECCW (EPA) guidelines. 5. Any contaminated material will be disposed of to an EPA licensed facility. 6. All works will be undertaken to Council’s satisfaction prior to Construction Certificate.

7.9 Flooding and Drainage Rockdale Council have advised that the subject site is affected by “Mainstream Flooding: Flood Storage: Low Hazard”. As such, a Flood Management Plan has been prepared by Hughes Trueman (refer to Appendix 8). Addressing all Council requirements, the plan includes:

! A floor level at 3.05m AHD and a loading dock level at 4.00m AHD. The floor level was determined by Council’s requirements meaning that floor level design must be at minimum 0.5% AEP storm event;

! Based on Council’s requirement of 0.5% AEP storm event a ponding depth of 300mm was calculated for the car park;

! Flood safety and evacuation procedures (including SES guidelines); and ! Flood storage that is larger than that which currently exists.

Relating to stormwater and drainage, an extensive ‘rain-garden’ has been proposed to assist with the filtration of any run-off pollutants, and to reduce the reliance on irrigation for the proposed garden beds. Importantly, the flooding issues both on-site and in the local area are not determined by the on-site drainage capacity. The flooding is a function of flash flooding occurrences in the catchment wider area. Hence, the proposed redevelopment works will have a negligible effect on the overall flooding of the area. As such the design of the proposal is aimed at minimising any potential risks to property and life in extreme conditions. Further, the assessment provided by Hughes Trueman found that the redevelopment improves the existing flooding and drainage scenario, and potential risks by better provision of overland flood-paths, improved floor levels, improved measures to addresses pollution and water quality and implementation of strategy to deal with emergencies.

7.10 Infrastructure An Infrastructure Report has been undertaken by Hughes Trueman to provide a summary of the infrastructure works required for the proposed development (refer to Appendix 18). In short, the site is well served in terms of service provision, given that the proposed development will result in reduced demands on infrastructure compared with the existing development on the site. Water Water supply to the site will be via the 150mm main that runs underneath the northern footpath of the Princess Highway. This main connection is viewed as being sufficient to

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service the water needs of the proposal. Further, the proposed works on the site will not affect the other four water mains that run around the site.

Sewer

Sewer connection to the site will be via a 225mm pipe located along the western boundary of the site, and is viewed as being sufficient to service the needs of the proposed development.

Gas

The existing gas supply network in the vicinity of the site consists of a 250mm main (1050 kPa) that runs beneath the road pavement in Arncliffe Street. This service also runs along the western side of Brodie Spark Drive, where it briefly enters the site before running across the Princes Highway to the south.

The design of the carpark will ensure that suitable pavement levels and construction methods are used in the vicinity of the gas main within the site.

There is also a 50mm (210 kPa) line running along the northern footpath of Arncliffe Street that will not be affected by the proposal. The site currently has a 50mm (210 kPa) connection from the main in Brodie Spark Drive that may be demolished if required. We do not expect that this demolition will affect any neighbouring properties.

Electricity

There is an under-ground and aboveground reticulation electricity network that runs along the southern footpath of Arncliffe Street and the western footpath of Brodie Spark Drive. It is expected that the proposed site connection could be from either of these two locations.

Telecommunications

The existing telecommunications network consists of a below ground reticulated service that runs on a similar alignment to the electrical service. There is currently no exchange

or major through route on site. We do not expect that demolition of any of the telecommunication services on site will affect any neighbouring properties.

7.11 Construction Management As draft Construction Environmental Management Plan (CEMP) has been prepared by Nahas Constructions Pty. Ltd. to outline the proposed management measures to be adopted during construction. Some of the areas of consideration include but are not limited to:

! Erosion and Sediment Control;

! Waste Management;

! Soil and Water Management; and

! Traffic Management.

The draft Construction Environmental Management Plan is found at Appendix 19.

A detailed CEMP will be prepared prior to construction and issue of construction certificate to the satisfaction of Council.

7.12 Heritage and Archaeology A Preliminary Heritage Assessment was undertaken by Godden Mackay Logan (GML) for the proposed development (refer to Appendix 20).

The main findings of the report are as follows which indicate no heritage constraints on the subject site:

! There are no identified heritage items located on the subject site.

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! The existing structures are seen as typical of the mid-to-late twentieth-century development of the area and are not individually considered to have heritage values worthy of their retention.

! The proposed development will be of a scale and character similar to the existing site structures and, as such, represents a neutral heritage impact.

! The physical and visual separation of the subject site from the only heritage item in the vicinity, the Tempe House precinct, means that there would be no resultant impact on this item.

An Archaeological Assessment was undertaken by Godden Mackay Logan (GML) for the proposed development (refer to Appendix 21).

The main findings of the report are as follows which indicate no constraints to the proposed development:

! The site has potential to contain historical archaeological remains associated with former phases of historical development. The remains are located along the southern and eastern boundaries of the site.

! The remaining areas of the site have been assessed as having no archaeological potential.

! The site contains a number of mid-late twentieth century industrial warehouses and buildings.

! Construction of these buildings is likely to have had only a minor impact on the survival of remains associated with former phases of the site’s development.

! These remains have been assessed as being of Local significance, with low to moderate archaeological research potential.

! The proposed redevelopment of the site would generally have only a minor impact on the site’s archaeological resources.

! The site is unlikely to contain any archaeological remains that would warrant in situ retention.

! On that basis, the site’s archaeological potential and significance does not represent any constraint to the proposed redevelopment of the site.

7.13 Discussion of Trading and Loading Hours

Trading Hours Store trading hours have extended over the years to reflect the community’s flexible working, shopping and leisure time requirements. No longer are their standard working hours, with most families juggling the time demands of two bread winners and children’s care, school and sport requirements.

Supermarket shopping is an essential activity for most families and needs to be fitted in around the many demands on people’s time.

Major retailers try to be open for business to meet community demands. Discussions with Major Retailers experience indicate that most communities look for stores to operate 18 hours, 7 days a week. Some city communities demand 24 hour, 7 days a week service.

In justification of the proposed trading hours, we provide the following information:

! Most communities in NSW support supermarkets trading up to 18 hours per day. For consistency it would be desirable that this store has the same hours of trade as most in NSW.

! In country communities, trading hours are sometimes restricted on weekends, in tourist areas they are sometimes longer. The community’s maximum retail expectations should be reflected in the approved trading hours. The diverse employment and community in and around Wolli Creek which would include Shift

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work presents a significant factor in determining the time span of community’s retail needs.

! Supermarket retailing is a competitive industry with the major retailers trading at similar hours. Therefore, the community is provided with a choice of where to their shopping at the most convenient hour to them.

! Major retailers aim to work with Council to minimise any inconvenience to adjacent landowners and occupiers through traffic, pedestrian, noise and lighting management and screening.

Loading and Delivery Hours

Supermarkets are a high volume business offering fresh, frozen and dry products. To maintain the quality of the fresh products, it is essential that they achieve daily deliveries.

The goods are routed from growers, manufacturers and distributors, either direct to store or via our distribution centres to be consolidated into a cost effective delivery arrangement.

The size of the delivery vehicles and the frequency of deliveries will be determined by:

! the access to the site; ! the permissible delivery hours; and ! the volumes of goods to be delivered to meet customer demands.

The time to unload each delivery will depend on the materials handling arrangement for the particular store. The frequency of deliveries will depend on the volumes of goods and the arrangements that are made to deliver to a number of stores from each truck delivery from a distribution centre. Discussions with the major retailers indicated that they continuously assess the in store stock levels to ensure the fullest product range availability by daily ordering and frequent deliveries. The unloading time for a full truck is of the order of three quarters of an hour. Small trucks and part loads can be unloaded in a shorter time. The larger truck (over 10m) deliveries, of which there can be as many as 10 per day, are scheduled by the store and major retailer’s Logistics Manager to fit within delivery time windows. Smaller delivery vehicles, of which there can be up to 20 per day, do not have specific delivery schedules, but are usually directed to deliver outside the major truck delivery times. These small vehicles usually, only take a few minutes to complete their delivery, for example fresh flowers. In scheduling deliveries, local traffic conditions and restrictions are taken into account. For example, if the store is in close proximity to a school, then larger truck deliveries would be scheduled outside school start and finish times. In general, the major retailers have found that the delivery of fresh foods, milk, bread, meat and fresh produce in rigid trucks are desirable for local traffic, customer and themselves to occur from 6:00am. Similarly, major retailers have found that the delivery of groceries and frozen and other refrigerated products are best suited to late afternoon deliveries up to 10:00pm. This leaves adequate opportunity for the small vehicle deliveries to occur through the middle of the day without causing traffic congestion due to small vehicles waiting for larger vehicles to be unloaded. The small vehicles have a lesser impact on local traffic than the larger vehicles in the middle of the day when local traffic is at its peak. This store is proposed to have one-delivery docks. The dock can accommodate trucks up to 19m in length. The major retailers expect there to be up to 10 delivery vehicles over 10m in length and up to 20 delivery vehicles under 10m per day to service this store. This will be dependant on part and full load delivery arrangements, and volumes of goods to be delivered. The actual number of deliveries is likely to be less than these numbers.

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8 Draft Statement of Commitments The following outlines the Draft Statement of Commitments proposed by Nahas Constructions for the Stage 1 Project Application for the proposed development.

! The Draft Statement of Commitments identifies the following:

! General terms that the project will adhere to;

! Contributions made by the proponent;

! Measures to mitigate for any environmental impacts during construction; and

! Measures to mitigate for any environmental impacts during operation.

Table 4 below lists the Draft Statement of Commitments.

Table 5 Draft Statement of Commitments

Item Issue Commitment Delivery

Commitments Restricting the Terms of Approval

1 The proposed development will be carried out in accordance with plans submitted in the Stage 1 Project Application.

Ongoing

2 The project is a temporary development with a maximum operation life of 15 years from issue of Occupational Certificate.

Ongoing

Contributions made by the Proponent

3 Section 94 Contributions

The Proponent proposes to make all relevant contributions as required by Rockdale Council S.94 and S.94A Contributions Plan with credits.

Prior to issue of Construction Certificate

Construction

4 Construction Administration

A copy of the Minister’s Approval in accordance with Part 3A of the EP and A Act 1979, a copy of the Statement of Commitments, Construction Certificate including associated approved plans, will be kept onsite at all times during construction.

Ongoing

5 Construction Management

The Proponent will appoint a Project Manager and Site Construction Manager that will be responsible for the implementation of the CEMP.

Prior to construction


The Proponent shall prepare a Construction Environmental Management Plan (CEMP) in order to ensure appropriate measures are in place to minimise any potential impacts. The CEMP will include but not be necessarily limited to the following:

! Demolition Plan; ! Waste Management Plan; ! Erosion and Sediment Control Plan; ! Soil and Water Management Plan; ! Traffic Management Plan; and ! Air Quality Management Plan.

The CEMP shall be prepared to the satisfaction of Council.


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Relevant signage will be erected at the main entrance to the construction site the will include the following key information: ! That unauthorised entry to the work site is

prohibited; ! Project name; ! Project description; ! Project manager’s name and contact details; ! Developer’s name and contact details; ! A 24 hour emergency contact telephone number;

and ! Approved construction hours. Construction signs will be removed at completion of construction.


8 Construction Traffic Management

The Proponent will make provision for safe, continuous movement of traffic and pedestrians in public roads. The Proponent shall undertake all Construction Traffic Management in accordance with the CEMP and shall erect traffic warning signs conforming to the Roads and Traffic Authority’s general specifications.

Prior to and during construction

9 Demolition Demolition is proposed to be undertaken in accordance with the requirements of Australian Standard AS2601-2001: The Demolition of Structures, which is incorporated into the Occupational Health and Safety Act 2000 administered by WorkCover NSW.

During demolition

10 Landscaping All landscaping works excluding those in the public domain are to be provided as per: ! drawing 101 Issue B – Landscape Plan; ! drawing 102 Issue A – Colour Landscape Plan

Stage 1 and 2; ! drawing 501 Issue B – Landscape details; and ! drawing 502 Issue B – Details, plant schedule

and specification notes, prepared by Site Image dated September 2009. Where possible landscape works are proposed to be undertaken in accordance with Council’s requirements.

Ongoing

11 Contamination The Proponent will undertake further site investigations where necessary in accordance with Douglas Partners’ Report titled Preliminary Contamination Assessment, June 2005 and addendum letter dated October 2009, and the Draft Remediation Action Plan, September 2009, and in accordance with DECCW (EPA) guidelines and to Council’s satisfaction. Works shall be undertaken in order to ensure that the site is suitable for the proposed uses in accordance with SEPP 55.


12 Structural The Proponent will comply with all relevant Australian Standards including load and material standards in developing the structure of the building.

Detailed in Construction Certificate

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13 Fencing All types and extent of fencing or hoardings to be erected prior to and for construction purposes shall comply with WorkCover requirements, and shall be documented in the CEMP.


14 Working Hours The Proponent shall undertaken the following construction working hours: ! Monday to Friday – 7am to 6pm ! Saturday – 8am to 1pm ! No work on Sundays or Public Holidays Notwithstanding the above, the Proponent may apply to the Director-General to extend working hours in certain circumstances, if required. Notwithstanding the above hours, works and/or delivery of goods for emergencies (as required by the Police or nay other authority) may be undertaken outside the specified working hours for safety reasons where people, equipment and/or properties are in danger.

During construction

15 Occupation Health and Safety

The Proponent shall maintain the work site in full compliance with the Occupational Health and Safety Act 2000 and Occupational Health and Safety Regulation 2001.

During construction

16 Construction Offices and Amenities

The Proponent will determine the location and quantity of temporary construction offices and amenities, which shall be in accordance with WorkCover and Council requirements.


17 Storage The Proponent will ensure that all materials, machinery and items associated with the construction shall be contained within the work site.

During construction

Operation

18 Architecture The Proponent will provide façade treatment to the development along the Arncliffe Street boundary as per the following drawings: Drawing Title DA 00.00 - P6 Cover Sheet DA 00.02 – P6 Site Survey DA 01.01 - P6 Site Location DA 01.02 - P6 Site Analysis & Locality Content DA 01.03 – P6 Demolition Plan DA 02.00 – P9 Ground Floor Plan Phase A DA 02.01 – P9 Ground Floor Plan Phase A & B DA 02.02 – P6 Roof Plan DA 03.01 – P6 Elevations DA 04.01 – P6 Sections A-A & B-B DA 05.01 – P6 Shadow Diagrams DA 06.01 – P6 Signage Details

As per Stage 1 Project Application and will be detailed in Construction Certificate drawings

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Item Issue Commitment Delivery DA 06.02 – P6 Corner feature details Prepared by Marchese and Partners, September 2009 in order to encourage activation of the street and to create a more contemporary setting in-line with new neighbouring developments.

19 Car Park, exists and entries

The Proponent will develop the car park and all relevant exits and entrances to the site in accordance with all relevant Australian Standards including load and material standards.

Detailed in Construction Certificate drawings

20 Traffic and Access

The Proponent will provide a ‘left-in’ entry to the site off the Princes Highway which shall be provided in accordance with Australian Standards, Council’s requirements and RTA’s requirements.


21 Stormwater Drainage

The Proponent will ensure that the development meets all Council’s requirements and shall be implemented in accordance with drawing no. 09P600-DAC110 Rev C and drawing no. 09P600-DAC120 Rev E prepared by Hughes Trueman, September 2009.


22 Flooding The Proponent will ensure that the development meets all Council’s requirements and that the risk of flooding is not increased. Measures to address flooding shall be implemented in accordance with the Flood Management Report prepared by Hughes Trueman, September 2009 and the Flood Risk Management Plan, prepared by Hughes Trueman September 20009.


23 Sustainability The Proponent will provide bike racks to encourage sustainable travel behaviour.

Location of bike racks to be detailed in Construction Certificate drawings.

24 Energy The Proponent proposes to provide energy efficient fittings and fixtures as per ESD principles and report titled 78-96 Arncliffe Street, Wolli Creek, ESD Report, September 2009 prepared by Cundall.

Fittings and finishes to be specified as part of CC drawings

25 Energy The Proponent proposes to provide low energy design solutions where possible as per ESD principles and as per recommended ESD report prepared by Cundall, September 2009.


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26 Water The Proponent proposes to reduce water consumption where possible by installing AAA rated fittings for all taps, installing dual flush toilets, as per ESD principles and report .


27 Well-being The Proponent proposes to adopt the use of low-VOC paints to all internal surfaces where necessary.

Material finishes to be specified as part of CC drawings

28 Lighting The Proponent shall ensure that the lighting design for the proposed development is in accordance with Australian Standards AS4282:1997 Control of the Obtrusive Effects if Outdoors Lighting.

Detailed lighting plan provided as part of CC drawings

29 Acoustic Amenity

All loading and unloading of trucks and delivery vehicles shall be undertaken within the designated loading bay area as per relevant architectural plans listed in SoC No.18.


30 Operation Hours

The proposed development will operate between the following hours of 6:00am – 12:00 midnight, seven days per week. All deliveries shall be conducted between the following hours of 6:00am – 10:00pm seven days per week.

As per Stage 1 Project Application

31 Signage The Proponent will provide signage in accordance with drawing no. DA 06.01 - P6 prepared by Marchese and Partners, September 2009 to Council’s satisfaction as part of the preparation of Construction Certificate drawings. Signage shall be in accordance with Council’s DCP No.29 – Outdoor Advertising and the State Environmental Planning Policy No. 64 – Advertising and Signage.

Prior to construction and will be detailed in Construction Certificate drawings

32 BCA The proposed development will comply with all relevant Building Code of Australia and relevant Australian Standards.


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9 Conclusion This Environmental Assessment report constitutes a Stage 1 Project Application and Environmental Assessment for the proposed development located at 78 – 96 Arncliffe Street, Wolli Creek.

The temporary Stage 1 Project includes the following components:

! a 4,000 sq.m supermarket;

! loading dock;

! a specialty retail store of 200 sq.m;

! 184 car spaces (including 4 disabled and 6 staff car spaces) and 7 bike spaces;

! Public Domain upgrades including new paving, landscaping and public art; and

! Signage.

The proposal will provide 64 full time jobs during operation for the supermarket and up to 80 full time jobs including the smaller retail facilities and maintenance employees.

The proposal provides an important step to achieving the ultimate concept plan for the site which assists the NSW Government and Rockdale City Council to achieve their objectives in addressing growth and meeting the aims of the Sydney Metropolitan Strategy. This includes but is not limited to meeting housing targets, employment target, and providing employment and housing near rail stations encouraging use of public transport.

The Stage 1 Project Application generally complies with Rockdale Local Environmental Plan 2000 and relevant development control plans.

The proposal provides significant benefits through better urban design treatment to development in order to improve streetscape which will be consistent with surrounding development.

The environmental impacts generated by the proposal are considered to be minimal in relation to the surrounding land uses, which include:

! No shadowing on neighbouring properties;

! No significant noise impacts. Noise generated will be well below the noise generated off the Princes Highway;

! The proposal will be consistent with the existing streetscape;

! The proposal will not generate any negative impacts as the proposal will form an overall improved visual outlook for the site from all aspects;

! The proposal will have beneficial economic impacts to the Wolli Creek area and provide much needed retail services; and

! The proposal will not have significant traffic impacts either on local or arterial roads. Moreover, being approximately 350 meters from Wolli Creek train station, the proposal is likely to support sustainable travel behaviour.

The Statement of Commitments provides a framework to ensure that potential impacts are mitigated or managed appropriately. This will ensure all environmental impacts can be managed during construction and future operation of the development.

In conclusion, this environmental assessment addresses all DGRs and the proposal is demonstrated to be suitable for the site.

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