Statement of environmental effects

DEVELOPMENT APPLICATION

STATEMENT OF ENVIRONMENTALEFFECTS

A BUILDING TO BE USED AS A PLACE OFPUBLIC WORSHIP AND COMMUNITY FACILITY

For

NORTHERN RIVERS CHURCH OF CHRIST

Lot A DP 415585, 39 Rous RdLot B DP 415585, 41 Rous RdLot 4 DP 503960, 43 Pleasant StGoonellabah Lismore NSW

Prepared by:Malcolm Scott MPIA8 Beardow St Lismore NSW 2480Ph 02 6624 6051Email [email protected]

December 2013

Statement of Environmental Effects

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TABLE OF CONTENTS Page 1.0 INTRODUCTION 3 1.1 Background and circumstances 5 1.2 The land and existing buildings 7 1.3 The locality and adjoining lands 14 1.4 Planning status 15 1.5 Consultation with Council 16 2.0 THE PROPOSED DEVELOPMENT 17 2.1 Proposed development 17 2.1.1 Place of public worship 19 2.1.2 Community facility 20 2.1.3 Building management 23 2.2 Tree removal and landscaping 24 2.3 Vehicular access, on-site parking & traffic generation 25 2.4 Signage 26 2.5 Fencing 27 2.6 Infrastructure 27 3.0 ENVIRONMENTAL IMPACT ASSESSMENT 28

3.1 Potential for impact on soils and water 28 3.2 Potential vegetation and landscape impacts 29 3.3 Potential for noise impact on adjoining land use 30 3.4 Potential for over-shadowing 32 3.5 Potential for traffic impact 32 3.6 Consideration of potential for social impact 33 3.7 Services loading and utilities 34 4.0 STATUTORY PLANNING ASSESSMENT 35 4.1 Assessment Section 79(c) Environmental Planning and Assessment Act (EP&A Act) – matters for consideration 35

4.1.1 Environmental planning instruments 35 4.1.1.1 State Environmental Planning Policies 35 4.1.1.2 Lismore Local Environmental Plan 2012 (LLEP 2012) 36 4.1.2 Draft environmental planning instruments 38 4.1.3 Development control plans 39 4.1.4 Planning agreements 44 4.1.5 Regulations 44 4.1.6 Coastal zone management plan 44 4.1.7 Considerations 44 4.2 Assessment Section 5A EP&A Act – potential for impact on threatened

species, populations and ecological communities 47 5.0 CONCLUSION 49 REFERENCES TABLES

1 Development plans 4 2 Trees on the land 12 3 Use of adjoining lands 15 4 Land use and cover 17 5 Floor plan uses and areas 18 6 Preliminary schedule of external materials and colours 19


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MAPS

1 Location of the land 7 2 Aerial of the locality and land 8 3 Location of trees to be removed 24 4 Koala habitat 48 PHOTOGRAPHS

1 Existing church building – east & north elevations 8 2 Existing church building - southern elevation 9 3 The land 10 4 Existing dwelling – north and east elevation 11 5 Existing dwelling - east elevation 11 6 Existing dwelling & rear of vacant land 11 ATTACHMENT

1 Development Plans by Monique Quinlan – A Little Left Field.

APPENDICES

1 Detail Plan by John Wade Engineering Surveyor

2 Preliminary Contaminated Land Assessment by Greg Alderson & Assoc. Pty Ltd

3 Architectural Statement by Monique Quinlan – A Little Left Field.

4 Building Code of Aust. Assessment. by Mark Norris & Assoc. Pty Ltd.

5 Traffic Impact Assessment by Greg Alderson & Assoc. Pty Ltd

6 Preliminary Aboricultural Impact Assessment by Douglas Blythe & Salli Prendergast.

7 Landscape Plans by Nick Alderson 8 Water and Wastewater Assessment

by Greg Alderson & Assoc. Pty Ltd 9 Stormwater Management Report

by Greg Alderson & Assoc. Pty Ltd 10 Information on Greenwall Systems

by Plant Up. 11 Minutes of DA Pre-lodgement Meeting & Consultation with Council

by Lismore City Council.


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1.0 INTRODUCTION This report is a Statement of Environment Effects (SEE) supporting a Development Application (DA) made pursuant to s. 78 of the Environmental Planning and Assessment & Act (EP&A Act) to Lismore City Council (LCC). The DA relates to land known as:

Lot A DP 415585, 39 Rous Rd, Goonellabah

Lot B DP 415585,41 Rous Rd, Goonellabah and

Lot 4 DP 503960, 43 Rous Rd, Goonellabah. The land has an area of 3,036m2. The land is owned by the Trustees for the Northern Rivers Church of Christ. The DA seeks consent for a proposed development comprising: 1. The demolition of 3 buildings comprising; an existing place of public

worship, a storage shed and a dwelling 2. The removal of 11 trees 3. The erection of a building to be used as a:

place of public worship and

community facility (youth and community welfare and development) and

4. The provision of landscaping, a 28 bay car park and ancillary infrastructure.

The building will be known as the ‘Goonellabah Community Hub’. The principal occupants and organisations responsible for the management of the ‘Goonellabah Community Hub’ will be:

The Northern Rivers Church of Christ and

Youth Connections North Coast Incorporated. The report:

describes the land and existing buildings

describes the proposed development

identifies and assesses potential environmental and social impacts of the proposed development on the environment of the land and locality and identifies steps taken where appropriate to protect the environment and/or reduce potential for environmental harm and

examines the consistency of the proposed development with relevant land use planning legislation.

The proposed development is shown on the Development Plans (refer to Attachment No. 1), prepared by Monique Quinlan – A Little Left Field and identified in Table No. 1.


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Table No. 1 Development plans

Plan No. Issue date Title Scale

A3.01 15.12.13 Site and roof plan 1 : 200 @ A3

A3.02 15.12.13 Ground floor plan 1 : 200 @ A3

A3.03 15.12.13 North & south elevations 1 : 100 @ A3

A3.04 15.12.13 East elevation 1 : 100 @ A3

A3.05 15.12.13 West elevation 1 : 100 @ A3

A3.06 15.12.13 Sections 1 : 100 @ A3

A3.SD1 15.12.13 Shadow diagrams - 21 June 1 : 500 @ A3

A3.SD2 15.12.13 Shadow diagrams - 21 Dec. 1 : 500 @ A3

It is intended that application’s pursuant to:

s. 68 of the Local Government Act 1993 for the provision of water, sewer and stormwater services and

s. 138 of the Roads Act 1993 for the provision of vehicular accesses to Rous Rd

will be sought concurrent with the DA. This report includes the following specialist assessments and information. Appendix No. 1 Detail Plan by John Wade Engineering Surveyor. This is the surveyed plan of the land. Appendix No. 2 Preliminary Contaminated Land Assessment by Greg Alderson & Assoc. Pty Ltd This report describes the outcomes of site investigations and analysis for potential land contamination as a consequence of the previous use of the land and buildings. Appendix No. 3 Architectural Statement by Monique Quinlan – A Little Left Field. This report describes the architectural responses to the client brief and a description of the proposed development. Appendix No. 4 Building Code of Aust. Assessment by Mark Norris & Assoc. Pty Ltd. This report demonstrates that the proposed development can be built in a manner that satisfies the building construction and accessibility requirements of the Building Code of Australia.


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Appendix No. 5 Traffic Impact Assessment by Greg Alderson & Assoc. Pty Ltd This report provides an assessment of the traffic impact and parking requirements of the proposed development. Appendix No. 6 Preliminary Aboricultural Impact Assessment by Douglas Blythe & Salli Prendergast. This report provides a condition assessment of the large Forest Red Gum on the land. Appendix No. 7 Landscape Plans by Nick Alderson. The plans show the landscaping of the proposed development. Appendix No. 8 Water and Wastewater Assessment by Greg Alderson & Assoc. Pty Ltd This report identifies the demand for water and loading to sewer of the existing and proposed development. Appendix No. 9 Stormwater Management Report by Greg Alderson & Assoc. Pty Ltd This report describes the stormwater system including; collection, detention, re-use and disposal for the development. The report provides an analysis of discharge water quality. Appendix No. 10 Information on Greenwall Systems by Plant Up. This is proprietary information on a particular type of greenwall system, which would be suitable for the proposed development. Appendix No. 11 Minutes of DA Pre-lodgement Meeting & Consultation with Council by LCC. The minutes record the matters discussed with Council at the meeting of 14 May 2013. Malcolm Scott MPIA, Consultant Town Planner, has prepared this report. 1.1 Background and circumstances

The DA for the ‘Goonellabah Community Hub’ is a consequence of the unique innovation, collaboration and partnership between a private businessman, a religious organisation, a non-government community


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based youth welfare organisation, the regional social development council and local government. The proposed development realises that business and community can work together to develop a building in Goonellabah which will be used to build capacity and sustainability within the community and to create a space that is owned and used by the community. In late 2012 a group of like-minded compassionate, experienced, knowledgeable, passionate and caring people decided to attempt to provide to the Goonellabah community a building which would house a range of community services within a business model, building a social economy which created a model for prevention and early detection and / or intervention. The building will provide a new church building for The Northern Rivers Church of Christ and administrative and training facility for Youth Connections North Coast Incorporated. The building also provides for the co-location of allied specialist non-government and government other welfare, health and employment services. The establishment of the development has the support of the following organisations; YWCA NSW, Child and Family Health, New Horizons, Southern Cross University, Lismore GP Super Clinic, Rekindling the Spirit, the Northern United Rugby League Football Club, Nortec, Kadina High School, Lismore High School, Richmond River High School, Lismore TAFE and ADAC. At its Ordinary Meeting of 12 March 2013 LCC adopted the Goonellabah Community Plan. The preparation of the community plan was funded by the Australian Government under the Safer Suburbs Program. The community plan aims to enhance social inclusion and discuss new ways of resolving problems and issues, and to develop strategies to address the three funded objectives:

Reduction of crime and anti-social behaviour by Indigenous young people at the Goonellabah business district and surrounding suburban streets.

Increased community perception of safety in the Goonellabah business precinct and the Goonellabah streets surrounding the area.

To create employment opportunities for Aboriginal community members.

The proposed development realises the strategy for shared outcomes and partnership for ‘youth and community space’ by provided for

Relocation of Youth Connections North Coast to Goonellabah.

Increased programming and support for young people and their families.


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Provision for other service providers (both Government and NGO) to co-locate or deliver services via a ‘hot desk’.

Community access to a one-stop-shop for young people and their families.

Increase opportunity for organisations to collaborate and partner in projects.

Increased health outcomes for service users via partnership and proximity with Meridian GP Super Clinic.

Opportunities to link up service delivery and co-case management of vulnerable families.

Potential to create social enterprise projects involving young people and community.

Provide vocational pathways via training and social enterprise projects.

1.2 The land & existing buildings

The Detail Plan (refer to Appendix No. 1) and Maps No. 1 & 2 show the location and features of the land including:

the location of the land in relation to Rous Rd & Pleasant St

land levels

location of the existing buildings and other structures on the land

location of existing trees on the land and

location of the existing internal access driveways and parking areas.

Map No. 1 Location of the land Data source Lismaps Dec. 2013


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Map No. 2 Aerial of the locality and land Data source Lismaps Dec. 2013

Existing development on the land Place of worship – Lot A DP 415585 – 39 Rous Rd

Existing development on Lot A DP 415585 comprises:

a single storey hardwood framed, fibro and weatherboard clad building with colourbond roof used as a church and ancillary meeting rooms and facilities and

a steel framed and clad storage shed. Photographs No. 1 & 2 shows the exterior of the church building.

Photograph No. 1 Existing church building – east & north elevations


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Photograph No. 2 Existing church building - southern elevation

Land use history

LCC development, building and property records show the following land use history for the church building:

DA No. 1960/100 – church hall and youth centre Approved – no records are now held Council (application or approved plans).

BA No. 1978/402 – additions to existing church building Approved toilet facilities – plans show that the existing church hall and youth centre had a total floor plan area of approx. 204m2.

1993 – Church offers to sell part of land to Council to enable it build public toilets – offer declined.

May 1997 – Church seeks Council advice in regard shared use of car park at Rous Rd shops if it decides to building a new 200 seat church and it could not provide all the required parking (20 spaces on-site) and whether or not Council would require up-grade of Rous Rd / Pleasant St intersection. Council advised it would consider shared parking arrangement and that the DA would have to have the consent of the owners of the shopping complex and it was unlikely that any intersection up-grading would be required due to the nature of use (Sundays) and traffic generation.

BA No. 1998/117 – awning over entrance to church building. Approved.

BA No. 1998/152 – storage shed and building line variation to Pleasant St. Approved.

Dec. 2000 – removal of 2 trees near NW corner of land. Approved.


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July 2001 – temporary use of land for Winter Fair. Approved. From LCC records it appears that the building was erected in the early 1960’s and additions were made to it in 1978. The storage shed was erected in1998. Floor plan use and areas

The existing church building has a floor plan area of approximately 228m2 comprising:

main hall / worship space - 126m2

entry & meeting / café - 42m2

kitchen & store - 27m2

toilets - 17m2 and

meeting room - 16m2. The storage shed has a floor plan area of 30m2. Vacant land – Lot B DP 415585 – 41 Rous Rd

Photograph No. 2 shows part of Lot B adjoining the church building. Photograph No. 3 shows part of Lot B when viewed from the intersection of Rous Rd and Pleasant St.

Photograph No. 3 The land

Dwelling – Lot 4 DP 503960 – 43 Rous Rd

Existing development on Lot 4 DP 503960 comprises a single storey dwelling constructed with hardwood framing, clad in fibro and brick with a tile roof. The building appears to have been erected in the 1970’s. Photographs Nos. 4, 5 & 6 shows the exterior of the dwelling.


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Photograph No. 4 Existing dwelling – north and east elevation

Photograph No. 5 Existing dwelling - east elevation

Photograph No. 6 Existing dwelling & rear of vacant land


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Vehicular access

Access to the land is via:

a concrete crossover from Pleasant St and

2 concrete crossovers from Rous Rd. The traffic impact assessment prepared by Greg Alderson & Assoc. Pty Ltd (refer to Appendix No. 5) describes the road network adjoining and in the immediate vicinity of the land. On-site car parking

On-site car parking for the church building comprises an informal gravel car parking area. As the building was erected in 1960’s and no Council records of it any longer exist, it is difficult to determine whether or not any formalised car parking was required at the time. At Council’s current car parking rate for place of public worship of 1 space per 10 seats or 1 space / 10m2 public floor space (whichever is greater) the main hall (126m2) in the building generates a requirement to provide 12.6 (13) car spaces. The existing congregation of approximately 100 people would generate a requirement to provide 10 car spaces. On-site car parking for the dwelling comprises the equivalent of 2 open spaces. The traffic impact assessment prepared by Greg Alderson & Assoc. Pty Ltd (refer to Appendix No. 5) describes existing parking on the land. Traffic generation

The traffic impact assessment prepared by Greg Alderson & Assoc. Pty Ltd (refer to Appendix No. 5) provides an assessment of the traffic generated by the existing development on the land. Existing Vegetation

The land supports 12 trees of various species and heights and ages. The Detail Plan (refer Appendix No. 1), Development Plans (refer Attachment No. 1), Landscape Plans (refer Appendix No. 7) and Map No. 2 show the location of the trees. Photographs Nos. 3, 4, 5 & 6 show the trees. The Preliminary Aboricultural Impact Assessment (refer Appendix No. 6) describes the large Forest Red Gum in the north-eastern corner of the land. Table No. 2 identifies the names and approximate location of the more substantial trees on the land (shown on Map No. 3).


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Table No. 2 Trees on the land

Tree No. Tree type Location

1 Forest Red Gum NE corner Lot A DP 415585

2 Cadaghi Near Rous Rd Lot B DP 415585

3 Brush cherry – Lilli Pilly Near driveway Lot 4 DP 503960

4 Small leaved umbrella Near driveway Lot 4 DP 503960

5 Cadaghi Centre Lot B DP 415585

6 Native frangipani Centre Lot B DP 415585

7 Forest Red Gum Centre Lot B DP 415585

8 Tuckeroo Rear yard Lot 4 DP 503960

9 Silky Oak Rear yard Lot 4 DP 503960

10 Hoop pine Rear yard Lot 4 DP 503960

11 Forest Red Gum Rear yard Lot 4 DP 503960

Topography and slope

The land slopes gently to the east and has a height of approximately 178m(AHD) at the north-western corner of Lot A DP 415585 and 176m(AHD) towards Rous Rd. The slope of the land is approximately 4%. Watercourses

There are no watercourses on the land. A stormwater easement burdens the land, though there does not appear to be any drainage infrastructure in the easement. The open swale that traverses the land is not in the easement. Soils

The soil landscape of the land as classified by Morand (1994) comprises disturbed residual ‘Wollongbar residual soil landscape’. Typically soils in the ‘Wollongbar residual soil landscape’ are deep (>200cm) well drained alluvial Krasnozem soils. Risks and hazards Flood

The land is not flood prone. Bushfire

The land does not contain bushfire prone vegetation or is it in a bushfire buffer area. Slip

There appears to be no surface evidence or evidence on the buildings by cracking of slippage or mass movement on the land. Land contamination

The preliminary land contamination assessment prepared by Greg Alderson & Assoc. Pty Ltd (refer to Appendix No. 2) concludes that the land is not contaminated as a consequence of previous use.


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Heritage

The land contains no heritage items scheduled under the Lismore Local Environmental Plan 2012. Archaeology

The land is highly disturbed by previous and existing land uses. The land is highly disturbed and it is unlikely that any Aboriginal archaeological evidence exists or remains on it. Visual characteristics

Map No. 2 and Photographs Nos. 1 – 6 show the visual characteristics of the land. Section 1.3 describes land use and development adjoining and in the immediate locality. The land and church building are readily visible from Rous Rd and Pleasant St adjoining it and within approximately 250-300m along those streets and have been part of those streetscapes since the 1960’s. The large Forest Red Gum is a dominant element in the streetscape. Services Water supply

Potable water is supplied from Council’s water mains in Pleasant St and Rous Rd. Wastewater disposal

Sewage drains to Council’s sewer main that traverses the land near Rous Rd. Stormwater disposal

Stormwater falling on existing buildings and car parking areas drain (without treatment) to the Rous Rd road reserve. Electricity and telecommunications

Overhead electrical and underground telecommunication services are located in the Pleasant St and Rous Rd road reserves adjoining the land and are reticulated to the buildings. Garbage storage and disposal

General garbage and recyclables generated by the existing use of the buildings is placed in wheelie bins and is collected kerb-side by Council. 1.3 The locality and adjoining lands

Maps No. 1 & 2 shows the pattern of settlement in the locality of the land.

Table No. 3 identifies the use of adjoining lands and lands in the locality.


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Table No. 3 Use of adjoining lands

Direction & address Use

North Pleasant St 37 Rous Rd Locality land use

Public road Lismore GP Super clinic Residential development – detached dwellings & medium density (residential flat buildings), commercial development.

West 13 Pleasant St 30 & 32 Fischer St Locality land use

Dwelling Dwelling and 3 unit residential flat building Residential development – detached dwellings

South

45 Rous Rd Locality land use

Detached dwelling Residential development – detached dwellings

East

Rous Rd 34, 36 & 38 Rous Rd Locality land use

Public road Detached dwellings Residential development – detached dwellings

Source – Lismaps & site inspection

1.4 Planning status Lismore Local Environmental Plan 2012 (LLEP 2012)

The land is zoned R1-General Residential under the Lismore Local Environmental Plan 2012 (LLEP 2012). Refer to LLEP 2012 Maps LZN_005AB and LZN_006AB. The proposed development is defined as a place of public worship and community facility in the LLEP 2012. A place of public worship means:

a building or place used for the purpose of religious worship by a congregation or religious group, whether or not the building or place is also used for counselling, social events, instruction or religious training.

A community facility means:

a building or place: (a) owned or controlled by a public authority or non-profit community organisation, and (b) used for the physical, social, cultural or intellectual development or welfare of the community, but does not include an educational establishment, hospital, retail premises, place of public worship or residential accommodation.

Permissibility

A building to be used for a place of public worship and community facility is a permissible development in the R1 zone.


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Planning assessment

Section 4 provides a planning assessment and evaluation of the proposed development against the objectives and provisions of relevant State Environmental Planning Policies, the LLEP 2012 and the Lismore Development Control Plan 2012. 1.5 Consultation with Council Representatives from Youth Connections North Coast Incorporated, Earn Out Pty Ltd, Monique Quinlan (Architectural Design) and Malcolm Scott met with Lismore City Council’s Development Application Pre-lodgement Panel on 14 May 2013 to discuss the proposed development. Appendix No. 11 is copy of the minutes of the meeting.


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2.0 THE PROPOSED DEVELOPMENT The following describes the proposed development.

2.1 The proposed development The DA seeks consent for a proposed development comprising: 1. The demolition of 3 buildings comprising; an existing place of public





The Development Plans (refer Attachment No. 1) show the proposed development of the land. The Architectural Statement (refer Appendix No. 3) describes the architecture of the proposed building. The Landscape Plans (refer Appendix No. 7) and information on greenwall systems (refer Appendix No. 10) shows the landscaping of the proposed development. The following generally describes the proposed development. Land use budget

Table No. 4 identifies the approximate development use and site coverage of the land.

Table No. 4 Land use and cover

Land use Site area (m2) % age of site

Site 3,036 100%

Proposed building (footprint) 1,188 39%

Car parking and vehicular access 816 27%

Open space & landscape areas 1,032 34%

Floor plan uses, areas and floor space ratio

Table No. 5 identifies the main parts and floor areas of the place of worship and community facility uses in the proposed building.


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Table No. 5 Floor plan uses and areas

Building use Ground floor area (m2)

Place of worship

Offices, administration & meeting, crying room, children’s room and toilet

140

Main hall 299

Storage and studio space / hall wing 73

Meeting area 37 Community facility

Kitchen / youth training cafe 76

Deck 82

Training rooms & computer clubhouse 99

Toilets, showers & amenities 61

Co-location offices / space 34

Reception, offices & waiting area 201

Social enterprise pods / rooms 50

Entrance & access ramps 36

Total 1,188

The total floor plan area of the building is 1,188m2. The floor plan area enclosed within the building (excluding the deck and entry ramp and stairs) is 1,070m2. The floor space ratio of the total floor plan area of the building is 0.40 : 1 (1,188m2 ÷ 3,036m2 land area). The floor space ratio of the floor plan area enclosed within the building is 0.36 : 1 (1,070m2 ÷ 3,036m2 land area). Building setbacks

The building is setback:

18.7m from Rous Rd and

4.2m from Pleasant St. Building height

The maximum uppermost height of the proposed building is (depending on site location) 5.8m to 6.8m above existing ground level. Materials and colours

Table No. 6 identifies the external building materials and preliminary colours for the building.


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Table No. 6 Preliminary schedule of external materials and colours

Building element Material Colour

Roof Colorbond corrugated metal sheet.

Colorbond dune

Walls Timber stud frame with painted Hardie Matrix sheeting & Hardie Scyon™ Stria™ panel cladding externally. Painted plasterboard internally.

Dulux exposed Elements, Dulux limed white

Doors Painted solid core timber doors.

Dulux limed white (quarter strength) Internal.

External doors Powder coated Aluminium framed glazed sliding doors, Painted solid core timber exit & store doors.

Dulux exposed elements (half strength).

Window frames Powder coated aluminium frame. Dark grey.

The eastern elevation contains a number of greenwalls. Information on greenwall systems is provided within Appendix No. 10. 2.1.1 Place of public worship Main use of building rooms

The main uses of and within the place of public worship will be:

Prayer / worship / public services (e.g. funeral services) / music nights in the Main Hall and as occasion requires the studio space / hall wing

Sunday school activities in the studio space / hall wing and children’s room

Administration in the offices

General meetings of Church elders and leadership gatherings in the meeting rooms and studio space / hall wing

Access to kitchen / youth training café on Sundays for occasional lunches and other special events (e.g. Christmas party, weddings, wakes and the like).

Permanent staffing

Permanent staff comprises 2 people; 1 person working Monday to Friday 9am to 5pm and 1 person working Wednesdays 9am to 5pm. Use of building days and hours

The place of worship will operate all day on Sundays between 8am – 8pm, with occasional use during the week and on Saturdays. The following identifies the various uses of the existing church building and proposed place of worship:

1st and 3rd Monday of each month, Craft Group - 1pm – 3pm

Wednesday nights, Bible study - 6pm – 9pm

Thursday nights, music practice - 5:30pm – 8pm


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Friday nights, youth group/youth ministry - 5:30pm – 9pm Saturday and

Saturdays monthly, men’s breakfast - 7:30am – 10am. The main hall is also used at different times by a range of small community groups and uses (e.g. physiotherapy stepping-up program which operates for 6 Tuesdays in a row 10am – 12noon). Special Services such as funerals may occur any day during the week and at Christmas and Easter. Possible use of outdoor area

The outdoor area will be used for a variety of active and passive recreational uses including:

landscaping

lunches and evening meals on Sundays

child’s play area and

outdoor seating and rest. Plant and equipment to be installed in the place of worship

The following plant items and equipment will be provided in the place of worship:

typical office equipment computers, printers in the offices

sound and lighting system

screens for media presentations

air-conditioning and

seating. 2.1.2 Community facility – social enterprise

A key important aspect of the community facility is that the building will be used for a range of purposes reflecting the need to move from the more traditional grant dependent models for community services to one where services generate an income stream (known as social enterprise). This reduces reliance on funding from federal, state and local government and increases independence and generates funds which provide more innovative and pro-active forms of service provision. Social Enterprise as defined by the peak Australia body, Social Traders (http://www.socialtraders.com.au/finding-australias-social-enterprise-sector-fases). Social enterprises are organisations that: 1. Are led by an economic, social, cultural, or environmental mission

consistent with a public or community benefit 2. Trade to fulfil their mission 3. Derive a substantial portion of their income from trade and 4. Reinvest the majority of their profit/surplus in the fulfilment of their

mission.

http://www.socialtraders.com.au/finding-australias-social-enterprise-sector-fases

http://www.socialtraders.com.au/finding-australias-social-enterprise-sector-fases


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The key objectives and intended social impacts of social enterprises developed by Youth Connections North Coast Incorporated (YCNC) in the use of the community facility are to: 1. Provide employment and training: creating jobs and training for local

people who have experienced barriers to gaining lasting employment.

2. Support to the community: providing access to sustainable employment and training can result in improved economic wellbeing, better social, physical and mental health, reduced substance abuse, more secure housing and a less abuse and neglect – outcomes that help build a safe, productive community.

3. Be sustainable: to be self-sustaining and capable of growth. 4. Protect the environment. The use of the part of the building by YCNC is entirely consistent with the land use planning definition of a ‘community facility’ (refer to Section 1.4 for land use definitions). YCNC specialise in:

re-engaging young people in education and training

case management, counselling and family mediation

youth homelessness, supported accommodation and community housing

youth social inclusion, community strengthening and capacity building

youth health, sports and recreation and

youth creative arts and multimedia. Main use of building rooms

The main uses of and within the community facility will be:

The café will be used as a social enterprise for youth and community training in hospitality and retail in partnership with local RTO’s and services. The Café will provide free wireless internet. The café will seat approximately 20 people.

Training rooms will be used for youth and community purposes and will also be made available for hire to the community.

The Computer Clubhouse will provide a creative and safe out-of-school learning environment where young people from underserved communities work with adult mentors to explore their own ideas, develop skills, and build confidence in themselves through the use of technology. The Computer Clubhouse Network supports community-based Clubhouses around the world, providing over 25,000 youth per year with access to resources, skills, and experiences to help them succeed in their careers, contribute to their communities, and lead outstanding lives.

Both the training rooms and Computer Clubhouse will be used for after school programs that are specifically designed for low socio-economic communities to provide structured after school programs to engage young people in the increasing forms of high technology

http://www.computerclubhouse.org/content/software-0


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mediums which has a general focus and purpose to assist with homework and to mentor them to higher education.

Co-location / work spaces provide rooms for allied and visiting community service workers on a fee basis and will also be made available to community members to hire. These rooms may potentially be used as small business / enterprise incubator spaces.

The offices are predominantly for employees of Youth Connections North Coast (YCNC) and Northern Rivers Social Development Council (NRSDC) and will, depending on demand may be made available as well for rent to other partner and allied organisations.

The rooms for social enterprise will be used for low scale local employment and economic development purposes consistent with and to deliver outcomes in accordance with the YCNC objectives and Northern Rivers social development plan to create local jobs and sustainable business models through innovation and social enterprise.

Part of the rental sub-leasing agreement of the rooms for social enterprise and co-location work spaces is that every tenant will agree to collective social impact. Though actual uses have not been determined it is possible the rooms may be used as an opportunity shop for retro and antiques and office space for a small start-up cleaning and property maintenance business (or similar). Permanent staffing

YCNC anticipate that 20 full-time equivalent permanent staff will be utilising the building. The majority of employees work away from their office providing outreach services in the North Coast region using it as a base telephone, computer and storage of documents. The co-location / work spaces are intended to provide for:

ether related youth services

disability services

counselling services and

employment and training services on a commercial as needs basis. It is anticipated that there will be on average 8 people in the community facility offices at any one time during work hours. It is anticipated that the training café will have 2 permanent staff and 3 trainees at any one-time and that the Computer Clubhouse will operate with 2 volunteers providing assistance to a maximum 20 young people. Use of building days and hours

The following identifies the key uses of the community facility:

Office use, training café and rooms, Monday to Friday - 9am – 5pm

Computer Clubhouse, Monday to Friday - 3:30pm – 7pm and

Training rooms, Saturdays available to the public - 9am – 10pm.


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YCNC are funded to conduct 3 - 5 annual events with up to 100 participants. These events may occur at the building or at other venues (both indoor and outdoor) during the week and on Saturdays, 9am – 5pm. YCNC also conduct:

up to 20 workshops a month with an average of 10 participants and

after school programs with an average of 20 participants, Monday to Friday - 3:30pm – 7pm.

These activities will be undertaken in the training rooms. Possible use of outdoor area

The outdoor area will be used for a variety of active and passive recreational uses including:

landscaping

group activities

staff lunch area and

outdoor seating and rest. Plant and equipment to be installed in the place of worship

The following plant items and equipment will be provided in the community facility offices:

typical office equipment computers, printers in the offices and

air-conditioning. The training cafe will contain equipment such as:

stainless steel work and food preparation benches

storage areas and shelving

cool room

wash up sinks

hand wash sinks

automatic dishwasher

small commercial oven

flat top gas burner

extraction hood and fan and

tables and chairs. 2.1.3 Building management

It is anticipated that the overall management of the building will via steering committee which will have representatives from:

NRCoC

YCNC

NRSDC and

Community individuals who have an interest and who wish to contribute.

Building night security will be provided by local licenced contractors.


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2.2 Tree removal and landscaping

The development of the land requires that all 11 of the trees and other shrubs presently on it be removed. The Detail Plan (refer Appendix No. 1) shows the location of the trees and Table No. 2 identifies them. Map No. 3 shows the location of the trees to be removed. The numbering of the trees is the same as in Table No. 2.

Map No. 3 Location of trees to be removed Data source Lismaps Dec. 2013

The large Forest Red Gum near the north-eastern corner of the land is a substantial tree (approx. height 30m), of landscape significance, contains several hollows and is a Koala food tree. Two other Forest Red Gums are also located on the land. A preliminary aboricultural impact assessment (refer Appendix No. 6) has been undertaken on the tree. To compensate the removal of the tree the development proposes to contribute to the planting of 20 Koala food trees in a location suitable to Council.


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To compensate the removal of the 2 other Forest Red Gums the development proposes to contribute to the planting of another 20 Koala food trees (10 per tree) in a location suitable to Council. The compensatory planting is consistent with Council’s requirements expressed in the South-east Comprehensive Koala Plan of Management (2013) when Koala food trees are removed. The preliminary aboricultural impact assessment makes a number of other recommendations in regard the tree. These include:

Provision of nest boxes on and/or off site to compensate the loss of the tree hollows and to provide sanctuary for bats, arboreal mammals and breeding birds and

that investigation be made in regard to the possibility of harvesting potentially millable timber for use in a public art piece either within a public space in the proposed Community Hub or in a public space elsewhere in Goonellabah.

The development will include and adopts those recommendations. The following plant species have been recommended for use on the greenwalls:

Bulbine vagans - Bulbine Lily (not to be confused with Bulbine bulbosa which also shares this name)

Calandrinia remota - Round Leaf Parakeelya

Dianella tasmanica - Tasman Flax Lily

Hardenbergia violacea - Native Sarsaparilla, Purple Coral Pea

Plectranthus argentatus - Silver Plectranthus

Plectranthus parviflorus - Cockspur Flower and

Ricinocarpos pinifolius - Wedding Bush. The tree planting proposed in landscape plans (refer Appendix No. 7) for the development and planting for the greenwalls more than adequately compensates the removal of the other 8 trees. Refer also to Sections 2.2, 3.2 and 4.2. 2.3 Vehicular access, on-site parking & traffic generation The traffic impact assessment prepared by Greg Alderson & Assoc. Pty Ltd (refer to Appendix No. 5) describes the provision for vehicular access, on-site car parking and traffic likely to be generated by the proposed development. Vehicular access

The proposed development utilises the existing entrances to the land located in Rous Rd and closes the entrance in Pleasant St. The closure of the Pleasant St entrance improves traffic safety near the intersection.


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On-site parking

Provision is made for 28 on-site car parking spaces, parking for motor bikes (x3) and an area where bicycles can be secured on racks. Greg Alderson & Assoc. Pty Ltd has calculated that the overall development requires 29 car parking spaces. The ‘charter’ of the community facility is to provide enhanced youth services to those in the Goonellabah community who may not be able to afford a motor vehicle. YCNC operate a mini-bus collection service to transport participants from and to their homes and schools to the building. The location of the land in the residential area of Goonellabah encourages walking. Records at the Lismore GP Super clinic indicate that approximately 20% of the patients of the existing medical centre walk to it and it would be reasonable to assume that a similar number of youth participants will either walk or cycle to the building as they have no cars and are transport in a mini-bus. Greg Alderson & Assoc. Pty Ltd has advised that 28 on-site car parking spaces will be adequate for the proposed development. Off-site parking

Limited off-site parking is available in Pleasant St and Rous Rd. Greg Alderson & Assoc. Pty Ltd recommends that no stopping signs be placed in Rous Rd 5m either side of the driveways in order to maintain good sight distances. Traffic generation

Greg Alderson & Assoc. Pty Ltd concludes that the traffic generated by the development is negligible and would not negatively affect the level of service on the surrounding road network. 2.4 Signage

Proposed signage comprises;

1 wall sign panel approximately 1m x 1.5m located on the eastern elevation of the building showing its name

1 small sign approximately 2m x 3m near the intersection of Rous Rd and Pleasant St showing the name of the building and services provided and

traffic advisory signage at the entrances to the land from Rous Rd. Proposed signage will be detailed and provided to Council prior to the approval of the Construction Certificate Application.


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2.5 Fencing and security

Security fencing will be erected at the north-western and south-eastern corners between the boundary and building to restrict unauthorised access to the rear of the land and building. If required and subject to agreement under the Dividing Fences Act 1991 the existing boundary fencing along the western boundary will be either repaired or replaced. 2.6 Infrastructure (i) water

Refer to Appendix No. 8. The building will be connected to Council’s reticulated urban water supply. Application pursuant to s. 68 of the Local Government Act 1993 will be separately lodged with Council to connect water. (ii) Wastewater

Refer to Appendix No. 8. The building will be connected to Council’s reticulated sewer system. Application pursuant to s. 68 of the Local Government Act 1993 will be separately lodged with Council to connect to the sewer. (iii) stormwater drainage

Refer to Appendix No. 9. The building will be connected to Council’s urban stormwater drainage system. Application pursuant to s. 68 of the Local Government Act 1993 will be separately lodged with Council to connect to the stormwater network. (iv) electricity & telecommunications

If necessary the existing electrical and telecommunication services to the buildings will be up-graded to suit demand requirements.


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3.0 ENVIRONMENTAL IMPACT ASSESSMENT

Clause 50(1)(a) of the Environmental Planning and Assessment Regulation 2000 requires that a DA must contain the information and be accompanied by the documents specified in Part 1 of Schedule 1 of those Regulations. Clause 2(4) of Part 1 of Schedule 1 requires that the DA be accompanied by a SEE which indicates the following matters: a) the environmental impacts of the development b) how the environmental impacts of the development have been

identified and c) the steps to be taken to protect the environment or to lessen the

expected harm to the environment. The extent and significance of the potential impacts and mitigatory measures proposed in the design of the development is identified in the following subsections. The potential environmental impacts have been determined having regard to the following:

completion of a number of site inspections and discussions with the Applicants and specialist sub-consultants

review of the specialist assessments of sub-consultants

consideration of previous approvals relating to the land

review of LCC Local Environmental Plan and Development Control Plan

review of the built features of the land and locality

consideration of the existing and proposed use of the land

consideration of the vegetation on the land and

consideration of other development in the locality. 3.1 Potential for impact on soils and water

Earthworks are required in order to level the land and provide for building foundations the car park and infrastructure. A Soil and Water Management Plan (SWMP) for the works will be prepared in accordance with the Department of Housing’s Managing Urban Stormwater: Soils and Construction and submitted to Council or Accredited Certifier for approval prior to construction commencing. The basic principle in management of soil and water on construction sites is to minimise erosion from the land by appropriate construction practices. Appropriate structural measures are then employed to capture sediment generated by construction activities. Summary impact assessment

Contemporary engineer designed soil and water control measures appropriately placed and provided during the period of construction


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minimise the risk of soil erosion and potential for sedimentation of the local drainage system during the construction period. The likelihood of the earthworks causing soil erosion and potential for pollution of local waterways is remote given groundcover adjoining the development site, the gentle slope of the land, the nature of the soils and Council’s requirement to manage stormwater. The stormwater infrastructure for the proposed building will ensure appropriate management of collected stormwater prior to discharge. 3.2 Potential vegetation and landscape impacts The proposed development requires the removal of all (11) trees and other shrubs on the land. The removal of the large Forest Red Gum (together with the others trees and buildings) will have a significant visual impact on the streetscape of Rous Rd / Pleasant St adjoining the land and within:

approx. 370m north along Rous Rd

approx. 230m south along Rous Rd

approx. 120m west along Pleasant St and

approx. 140m east along Pleasant St, during and immediately after its removal. In regard the Forest Red Gum the map showing the tree protection zones in the aboricultural impact assessment (refer to Appendix No. 7) show that the existing gravel car park, kerb and parts of the bitumen road surfaces of Pleasant St and Rous Rd encroach on those zones. The aboricultural impact assessment notes that continual use of the trafficable area will increase the compaction damage to the root system which will ultimately severely affect the viability of the tree and could result in early senescence ('dieback'). Summary impact assessment

The removal of the large Forest Red Gum is required to develop the land in the manner proposed. Existing use of the land is impacting on the health of the tree and it is only a matter of time until it will have to be removed for reasons of public safety. The visual impact of the removal of the tree whilst immediate and dramatic is temporal and will diminish in time. The design of the building, its greenwalls and proposed landscaping together with the retention of street trees in Rous Rd and Pleasant St adequately mitigates the visual impact of the tree removal and aesthetically is a substantially better than the existing buildings on the land. Refer also to Sections 2.2 and 4.2.


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3.3 Potential for noise impact on adjoining land use

The proposed use of the building is generally described in Sections 2.1.1 and 2.1.2. The use of adjoining land is generally described in Section 1.3 and Table No. 3. Adjoining land use is residential in nature. Land use in the locality is a mixed of medical services, commercial (offices and retail businesses) and residential (detached dwelling, dual occupancy and residential flat developments). Rous Rd presently carries approx. 7,397 vehicles per day and Pleasant St, 3,575 vehicles per day (refer to Appendix No. 5). The noise generated by movement of motor vehicles contributes substantially to the background noise levels near the land and in the locality. The following identifies possible noise sources during construction and operation of the development and the circumstances which assists to mitigate that noise. Construction noise

Short term construction noise will be generated by the demolition, tree removal and construction activities. Building construction days and times and noise levels are controlled by Council and will be in accordance with its and the requirements of the NSW Interim Construction Noise Guidelines 2009 (or whatever is the current standard). General operation of the building

No security or other alarms are proposed as the building will be built of contemporary material resistant to intrusion and vandalism. The building will be security monitored by a CCTV system. Greg Alderson & Assoc. Pty Ltd report (refer Appendix No. 5) that the proposed development will result in a minor overall increase in traffic movements to and from the land. Therefore no substantial additional traffic noise will be generated by the use of the building. The building is setback approx. 44m from residential development to the east of the land, similar to the existing building. The building setback from land and buildings to the west is in part increased. The proposed building is setback approximately the same distance from the southern boundary as the existing dwelling on the land. Operation of the place of public worship

The activities (worship services, music nights, evening meals, meetings, Sunday schools) that will be undertaken in the new building are the same as those that occur in the existing church building.


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The location of the main hall of the new building on the land is approximately the same as currently exists. The open space / landscape area at the rear of the vacant lot and existing dwelling is duplicated in the proposed development. The hours of operation and nature of use of the proposed place of public worship are generally the same as exists. The use of the existing building as a place of worship has not raised any issue in regard generation of offence noise. The new building will be built of new materials and insulated to achieve the energy efficiency requirements of Part J of the Building Code of Aust. The existing church building does not comply with contemporary building construction requirements. Operation of the community facility

The proposed hours of operation of the community facility are generally Monday to Friday ‘normal business hours’. Though some daylight out of hours activities may occur on-site during week-ends, those activities will occur predominantly indoors. The potential for offensive noise been generated by either; the use of offices, training rooms or a youth training café is low. The training rooms and youth training café facilities are located approx. 44m from residential development to the east and between approx. 20m and 40m from residential land to the west. The southern wall of the proposed building is setback greater from the southern boundary than the existing dwelling. The offices will be used Monday to Friday during normal business hours. Summary impact assessment

A church exists on the land without any apparent adverse noise impact onto adjoining land uses. The proposed place of public worship within the building replaces the same albeit slightly larger in the same location and will be built of contemporary materials and to achieve contemporary energy requirements and therefore acoustic attenuation. The community facility part of the building is well separated from adjoining residential land uses to the west and east and maintains a slightly greater setback from the dwelling to the south. The predominant time of use of the building is during daylight hours and any out of hours use is conducted within the building. Residents in the neighbouring buildings, if there is an unreasonable ‘noise incidents’, have several ways and means of dealing with that situation including:


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1. Talking to either the NRCoC or YCNC (as appropriate) or management of the building and explaining that certain activities are generating noise that is a nuisance and causing distress and request they modify or stop those activities and/or

2. Lodging a formal complaint to Lismore City Council and/or the NSW Police Service and/or

3. Seeking a Noise Abatement Order. The noise amenity of residents in neighbouring buildings is protected by the circumstances outlined above and relevant provisions of the Protection of the Environment Operations Act 1997. Having regard to the above no noise impact assessment is considered warranted for the proposed development. 3.4 Potential for over-shadowing Development Plans No. A.SD1 & A.SD2 show the shadowing created by the proposed building onto adjoining land at 9am, noon and 3pm in mid-winter and mid-summer. Mid-winter

At 9am the proposed development creates less shadow onto the land to the west than the existing building. The extent of shadowing is contained wholly within the land and as the day progresses the shadowing further reduces. At 9am the proposed development creates a shadow onto part of the land to the south which decreases as the day progresses. Mid-summer

At 9am and throughout the day the proposed development does not shadow the land to the west. At 9am and throughout the day the proposed development does not shadow the land to the south. Summary and conclusion of impact assessment

The proposed development will create a shadow onto part of the adjoining land to the south during mid-winter. The extent of the shadowing marginally increases as the day progresses. The extent of shadowing occurs in the side setback on land to the south, will not cause the loss of sunlight onto land to the south for greater than 3hrs in mid-winter and does not ‘strike’ the dwelling on the land. The existing trees on the land and boundary fencing will generate more shadowing on land to the south than the proposed development.


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Having regard to the orientation, landform and the use, location, shape and orientation of the land to the south the extent of shadowing from the proposed development is not substantial or adverse and is within accepted sunlight standards. 3.4 Potential for traffic impact The traffic impact assessment, by Greg Alderson & Assoc. Pty Ltd (refer to Appendix No. 5) describes the provision for vehicular access, on-site car parking and impact of the traffic likely to be generated by the proposed development on the local road network. Greg Alderson & Assoc. Pty Ltd has concluded that:

The largest impact of generated traffic is during the week.

The 2023 design year Average Annual Daily Traffic on Rous Road at the subject site is 8,995 vehicles per day.

The additional 174 vehicles per day generated by the development results in a 1.9% increase in daily traffic and that during peak hour, this increase is 62 / (62 + 845) x 100% = 6.8%.

The calculated traffic increases are small and are not likely to significantly worsen the level of service on the surrounding road network.

The traffic generated by the proposed development can be satisfactorily absorbed into the local road network without noticeable loss of road service. The closure of the driveway crossing from the land onto Pleasant St will improve traffic safety at the intersection. Adequate on-site car parking is available to reasonably meet the requirements of the development and safe and convenient on-street parking is available in local streets. 3.5 Consideration of potential for social impact New development often raises social impact issues which maybe irrelevant and have a neutral impact, adverse or have a ‘cost’, or to a wider community will have no ‘cost’ or be positive in outcome. Negative social impact issues that may potentially generated by the proposed development include: 1. loss of housing stock by the demolition of the existing dwelling on

the land

2. increase in traffic to the land, on local roads and creation of parking

problems

3. increase in noise levels cause by the use of the building and

movement of traffic to it


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4. change in the landscape of the locality by removal of trees and

buildings

5. ill-inform perceptions about the nature of the use of the building and

6. changes to residential amenity and quality of life for adjoining

landowners and occupiers e.g. loss of privacy and over-shadowing.

This report demonstrates that those potentially negative impacts are addressed and appropriately mitigated against. The proposed development realises a key aspect of the Goonellabah Community Plan and its use will have positive social impact in the local and Lismore community. With the support from Housing NSW, YCNC have secured the services of Ms Mel Brown from ‘Spirit Dreaming Australia’ (http://www.spiritdreaming.com.au/) to undertake a process of consultation and engagement to establish the means by which the building can be best utilised by the community and to further develop a framework that provides opportunities for integrated delivery of community and welfare services, education, local employment enterprises and promotion of general well-being. This process will quantify potential social impacts (both positive and negative) and assist in the overall management and operation of the building in a manner that best services the community. For purposes of land use planning the social impact of the development is over-whelmingly positive. 3.6 Services loading and utilities Greg Alderson & Assoc. Pty Ltd (refer to Appendix No. 8) have undertaken a water and wastewater assessment of proposed development and conclude (using the fixtures unit methodology) that it does not cause a net increase in demand or loading to water and wastewater services. Adequate arrangements exist for provision of stormwater drainage (refer to Appendix No. 9) and for telecommunications and electricity services which are connected and adjoin the land and which can be augmented if required.

http://www.spiritdreaming.com.au/


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4.0 STATUTORY PLANNING ASSESSMENT

The following statutory planning controls are relevant to the proposal. 1. Application requirements

Environmental Planning and Assessment Regulation – schedule 1

Lismore Development Application Form 2. Local requirements

Lismore Local Environmental Plan 2012

Lismore Development Control Plan 2012 3. State requirements

State Environmental Planning Policies

Section 79(C) Environmental Planning and Assessment Act

Section 5A Environmental Planning and Assessment Act and The consistency of the development with the relevant requirements of the statutes listed above is described in the following Section 79(C) and other assessments as prescribed in the Environmental Planning and Assessment Act. Bold italics identify the Section 79(C) statutory matters for consideration. 4.1 Section 79(C) Environmental Planning and Assessment Act

(EP&A Act) – matters for consideration

(a) the provisions of: (i) any environmental planning instrument, and (ii) any proposed instrument that is or has been the subject

of public consultation under this Act and that has been notified to the consent authority (unless the Director-General has notified the consent authority that the making of the proposed instrument has been deferred indefinitely or has not been approved), and

(iii) any development control plan, and (iiia) any planning agreement that has been entered into under

section 93F, or any draft planning agreement that a developer has offered to enter into under section 93F, and

(iv) the regulations (to the extent that they prescribe matters for the purposes of this paragraph), and

(v) any coastal zone management plan (within the meaning of the Coastal Protection Act 1979),

that apply to the land to which the development application relates,

4.1.1 Environmental planning instruments

The following environmental planning instruments apply to the land and proposed development. 4.1.1.1 State Environmental Planning Policies

The relevant provisions of the SEPP’s that apply to the proposed development are identified in summary in underlined bold italics.

http://www.legislation.nsw.gov.au/xref/inforce/?xref=Type%3Dact%20AND%20Year%3D1979%20AND%20no%3D13&nohits=y


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State Environmental Planning Policy No. 55-Remediation of Land Assessment comment

The land is not on Council’s register of potentially contaminated sites. Greg Alderson & Assoc. Pty Ltd (refer to Appendix No. 2) have undertaken a contamination assessment of the land and conclude that it is not contaminated as a consequence of its previous and existing use. State Environmental Planning Policy-Infrastructure 2007

The following provides comments on the consistency of the proposed development with the relevant provisions of the Policy (identified in underlined italics). All required infrastructure services are provided to the land and can be augmented if required. Clause 101 – Development with frontage to a classified road Assessment comment

The land does not adjoin a classified road. Clause 104 – Traffic generating development Assessment comment

The proposed development does not trigger any thresholds of Schedule 3 of I-SEPP which require that Council refer the DA to the NSW Roads & Maritime Service (RMS) for comment prior to determination of the DA. 4.1.1.2 Lismore Local Environmental Plan 2012 (LLEP 2012)

The following provisions of the LLEP 2012 (identified in summary in underlined bold italics) apply to the proposed development. Land Use Table – Zone No. R1-General Residential - objectives

The following provides comments on the consistency of the proposed development with the objectives (identified in underlined italics) of the R1 zone. To provide for the housing needs of the community. Assessment comment

Not applicable to the proposed development. To provide for a variety of housing types and densities. Assessment comment

Not applicable to the proposed development. To enable other land uses that provide facilities or services to meet the day to day needs of residents. Assessment comment

The operation of the proposed development will provide facilities and services that meet the needs of residents of Goonellabah (identified in the Goonellabah Community Plan 2013) and Lismore generally.


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To ensure that new development is compatible with the character, and preserves the amenity, of each residential area. Assessment comment

Land use in the locality of the land is not exclusively residential in nature or character. Though the predominant land use in the locality is residential the land opposite the proposed development has been developed for commercial and health related purposes. The proposed building is of a high and innovative design standard and character, well landscaped, single storey, setback from boundaries and its use will not adversely impact on the amenity of the area. Clause 4.3-Height of buildings Assessment comment

The maximum building height on the land is 8.5m. Refer to LLEP 2012 Map HOB-005AB & 006AB. Building height (or height of building) is defined in the LLEP 2012 to mean:

the vertical distance between ground level (existing) and the highest point of the building, including plant and lift overruns, but excluding communication devices, antennae, satellite dishes, masts, flagpoles, chimneys, flues and the like.

The maximum uppermost height of the proposed building is (depending on site location) 5.8m to 6.8m above existing ground level. Clause 4.4-Floor space ratio Assessment comment

No maximum floor space ratio applies to the land. Refer to LLEP 2012 Map FRS-005AB. Notwithstanding the floor space ratio at 0.40 : 1 is less than that generally established for residential development (0.50 : 1). Clause 5.6-Architectural roof features Assessment comment

No architectural roof features are proposed which make the building higher than 11.5m. Clause 5.9-Preservation of trees or vegetation Assessment comment

Consent is sought for the removal of 11 trees on the land. Refer to Sections 1.2 (existing vegetation), 2.2, 3.2 & 4.2 and Appendices No. 6 & 7. Adequate compensatory measures are proposed to mitigate the removal of the trees. Clause 5.10-Heritage conservation Assessment comment

No heritage items exist on the land and the land is not located in the vicinity of a heritage item. Clause 6.2-Earthworks and drainage

The following provides comments on the consistency of the proposed development with the particular requirements (identified in underlined

italics) of Clause 6.2.


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(a) the likely disruption of, or any detrimental effect on, drainage patterns and soil stability in the locality of the development, Assessment comment

Erosion and sediment controls will be placed below the area to be disturbed prior to works commencing and retained until works are completed. The verge in the road reserve below the works maintains good grass cover and the land has a gentle slope. (b) the effect of the development on the likely future use or redevelopment of the land, Assessment comment

Earthworks on the land are relatively minor and will not affect future re-development of the land, which is highly unlikely for many years. (c) the quality of the fill or the soil to be excavated, or both, Assessment comment

The levels adopted for the building and car park seek a balance of cut to fill. Engineered fill (from an approved quarry) and road base gravel will be required to build the building pad and car park. (d) the effect of the development on the existing and likely amenity of adjoining properties, Assessment comment

Due to the slope of the land and nature of land use below it the earthworks will not impact on adjoining land. (e) the source of any fill material and the destination of any excavated material, Assessment comment

It is probable that the engineered fill and road base gravel will come from Blakebrook and/or Champions Quarries. (f) the likelihood of disturbing relics, Assessment comment

The land has been continually used and occupied for religious purposes since the 1960’s and for domestic purposes since 1970’s. The likelihood of relics occurring within the area disturbed by earthworks is highly unlikely. (g) the proximity to, and potential for adverse impacts on, any waterway, drinking water catchment or environmentally sensitive area,

Assessment comment

The land is not near a permanent waterway, drinking water catchment or environmentally sensitive area. (h) any appropriate measures proposed to avoid, minimise or mitigate the impacts of the development. Assessment comment

Contemporary engineer designed soil and water control measures appropriately placed and provided during the period of construction minimise the risk of soil erosion and potential for sedimentation of the local drainage system during the construction period.


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Clause 6.3-Flood planning Assessment comment

The land is not flood prone. Clause 6.4-Drinking water catchment Assessment comment

The land is not within the Wilsons River Source (water catchment). Refer to LLEP 2012 Map DWC-005AA. Clause 6.9-Essential services Assessment comment

Essential services are either connected to the land, available and can be augmented if required. Conclusion

The proposed development satisfies the relevant controls of LLEP 2012. 4.1.2 Draft environmental planning instruments

Not applicable. 4.1.3 Development control plans

The following identifies (in summary and underlined bold italics) the relevant controls of the Lismore Development Control Plan 2012 (LDCP) apply to the proposed development. Part A Chapter 7 – Off street car parking

The following Clauses (identified in summary in underlined italics) of Chapter 7 apply to the proposed development. Clause 7.1 – Objectives Assessment comment

The proposed development achieves the requirements of Chapter 7 of the DCP as sufficient area is available for on-site car parking. Clause 7.4 – DA information Assessment comment

The DA provides the information required by Council. Clause 7.5 – DA consideration Assessment comment

The traffic impact assessment, by Greg Alderson & Assoc. Pty Ltd (refer to Appendix No. 5) describes the provision for vehicular access, on-site car parking and impact of the traffic likely to be generated by the proposed development on the local road network. Clauses 7.6 – Design & layout Assessment comment

Minor up-grading of an existing Rous Rd vehicular entrance to the land is required. The Pleasant St vehicular entrance to the land will be closed improving traffic safety at the intersection.


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Minimum car parking bay size

Car parking bays are dimensioned to comply with relevant Australian Standards and vehicles entering and leaving the land can do so in a forward direction. Pavement thickness and surfaces

The car park will be constructed of either hotmix bitumen or concrete. Signage

Entry and exit signage will be place and the driveways to the land. Driveways and access points

The proposed development utilises the 2 existing driveways onto Rous Rd. Minor up-grading of 1 is required. Landscaping

The car park area is suitably landscaped with shade and amenity tree and shrubbery (refer to Appendix No. 7). Emergency vehicles

Access for emergency vehicles is available. Clauses 7.7 – Car parking spaces Assessment comment

The proposed development provides 28 on-site car parking spaces (including 2 for drivers and passengers with disabilities) and parking for motor bikes and bicycles. YCNC operate a participant transfer mini-bus. The traffic impact assessment, by Greg Alderson & Assoc. Pty Ltd (refer to Appendix No. 5) indicates that 29 spaces should be provided, though 28 will be sufficient given the nature of the proposal. The approved current use of the church building (126m2 public space) at current on-site car parking rates would have provided 12.6 (13) spaces. At present on-site parking comprises informal parking on the site on a gravel and grass surface. The proposed on-site car parking is considered sufficient for the following reasons: 1. The quantum of on-site parking required by Council for a community

facility is merits based. 2. The proposed development will have an overwhelmingly positive

benefit to the Goonellabah community. 3. A client transport service is provided. 4. Given the lower socio-economic profile and lower levels of car

ownership of the persons for whom the community facility is provided and its central location it is highly likely that people will walk or cycle.


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Assessment conclusion

The proposed development reasonably satisfies the provisions of Chapter 7. Part A Chapter 9 – Signage

The following Clauses (identified in summary in underlined italics) of Chapter 9 apply to the proposed development. Clause 9.4 – Design guidelines Assessment comment

Proposed signage comprises;

1 wall sign panel approximately 1m x 1.5m located on the eastern elevation of the building showing its name

1 small sign approximately 2m x 3m near the intersection of Rous Rd and Pleasant St showing the name of the building and services provided and

traffic advisory signage at the entrances to the land from Rous Rd. Proposed signage will be detailed and provided to Council prior to approval of the Construction Certificate Application. Part A Chapter 13 – Crime Prevention Through Environmental Design

Council’s adopted Development Control Plan for Crime Prevention Through Environmental Design indicates that the following principles apply to people looking to commit crime:

The greater the risk of being seen challenged or caught, the less likely they are to commit a crime.

The greater the effort required, the less likely they are to commit a crime.

The lesser the actual of perceived reward, the less likely they are to commit a crime.

The plan indicates that it follows that the built environment can and should be designed, managed and manipulated to ensure that:

There is more chance of being seen, challenged, caught or reported to authorities.

Greater effort to gain entry and exist is required.

The rewards, actual or perceived, are less. The need for the community facility has been quantified during the preparation of the Goonellabah Community Plan which seeks to implement strategies to limit criminal or anti-social behaviour in Goonellabah. The following identifies and comments on the relevant assessment criteria of the plan that seek to:

enhance the safety of development for all users and

minimise the opportunities for crime to be committed.


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The following Clauses (identified in summary in underlined italics) of Chapter 13 apply to the proposed development.

Clause 4 Surveillance Clause 4.1 Siting and design of buildings 4.1.1 Buildings should be sited in a manner that encourages opportunities for surveillance. Assessment comment

Casual surveillance of the land and building is available from the Rous Rd and Pleasant St road reserves and adjacent land and buildings.

4.1.2 A neighbourhood will benefit from mixed-use development whereby 24 hour surveillance can be encouraged. Assessment comment

The building will be fitted with CCTV and licenced security firm contracted to provide random night surveillance visitations. Clause 4.3 Landscaping 4.3.1 Applicants should pay special attention to their selection of plant species so that factors such as shape, height, foliage and canopy spread do not interfere with the natural monitoring of public spaces. Assessment comment

Existing landscaping permits and will be managed to allow natural surveillance from and to Rous Rd and the natural monitoring of the building and car park. Clause 4.4 Lighting 4.4.2 Lighting should be easily maintained, vandal resistant and have particular regard to the specific environment in which it serves. Assessment comment

Car parking areas and buildings will have security lighting. Clause 5 Access control and target hardening Clause 5.1 Access 5.1.1 Strategic design and management can restrict access to designated areas. Assessment comment

Access to the building is secure and via lockable entrance doors. Exterior lighting of the building will be provided and be vandal resistant. 5.1.2 Spaces should be clearly defined as private semi-private or public by the use of fencing, bollards, vegetation, landscaping changes in ground level, traffic calming, paving type and signage. Assessment comment

The land will be fenced from the north-western corner along the western boundary fence to the south-eastern corner of the building. No fencing is proposed to be provided along the Pleasant St and Rous Rd frontages.


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Clause 5.2 Target hardening 5.2.1 Target hardening literally refers to making a premise or piece of property harder to target for non-legitimate purposes. It should be considered when the choice of construction material is being decided upon. Assessment comment

The proposed building is constructed of materials that are resistant to vandalism and it is designed to prevent ease of unauthorised access. 5.2.2 Target hardening can be achieved by the use of security hardware such as locks, chains, alarms and human measures (security guards). Assessment comment

A reasonable level of casual surveillance is available from Pleasant St and Rous Rd. Clause 6 Territorial reinforcement Clause 6.1 Reinforcing territory 6.1.1 It is important to establish ownership and the sense of ownership in the communal areas surrounding private areas. Assessment comment

The building is located in a private space, which is easily observed from the public domain. Clause 7 Defensible space Clause 7.1 Defensible space 7.1.1 Visible signs of care and order, in any environment, are signals that the environment is maintained and ‘defended’ and that the community is protecting itself. The environment therefore gives the impression that greater effort is required to commit a crime and that there is greater chance of detection. Assessment comment

The building will be properly and regularly serviced and maintained to provide visible signs of care and order, which ‘signals’ that the environment is properly maintained and ‘defended’ thereby reducing the potential and fear of crime. 7.1.2 A well maintained environment can also reduce fear of crime. Areas that display signs of decay, graffiti and vandalism are usually more intimidating to the general public from those that appear to be well cared for and regularly maintained. Assessment comment

As above. Assessment conclusion

The design of the proposed development achieves the relevant criteria for crime prevention and reasonably satisfies the provisions of Chapter 13 of the LDCP. Part A Chapter 15 – Waste minimisation

The following Clauses (identified in summary in underlined italics) of Chapter 15 apply to the proposed development.


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Clause 15.3 – Handling waste Assessment comment

The demolition of the existing buildings is required. A waste management plan for demolition construction waste materials will be prepared for approval of LCC prior to commencement of demolition and construction activities because the types of materials is not (and cannot reasonably be) known for the purposes of a DA. Part A Chapter 22 – Water sensitive design

The Stormwater Management Report prepared by Greg Alderson & Assoc. Pty Ltd (refer Appendix No. 9) addresses the requirements for water sensitive design. Conclusion

The proposed development satisfies the relevant controls of LDCP. 4.1.4 Planning agreements

Not applicable. 4.1.5 Regulations

NSW Government Coastal Policy

Not applicable. Demolition of Buildings - provisions of Australian Standard No. AS 2601-1991: The Demolition of Structures, July 1, 1993.

Demolition works will be undertaken in accordance with the Standard. Fire protection

Fire protection measures in accordance with the Building Code of Australia can be provided in the building. Refer to Appendix No. 4. 4.1.6 Coastal zone management plan

Not applicable. 4.1.7 Considerations

(b) the likely impacts of that development, including environmental

impacts on both the natural and built environments, and social and economic impacts in the locality,

Context and setting

The proposed development will make a substantial difference to the existing physical appearance of the land and to the landscape at the intersection of Pleasant St and Rous Rd. The change is not adverse. Refer to the Sections 2.2 & 3.2 and Appendices No. 3, 7 & 10.


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Access, transport and traffic

Having regard to the nature and use of the proposed development adequate on-site car parking is provided. The development will not generate traffic beyond the capacity of the local road network. Refer to Sections 2.1, 2.3 & 3.5 and Appendix No. 5. Public domain

The proposed development will make a significant difference to the land when viewed from adjoining lands and the public domain. The visual impact is not adverse. Refer to Sections 2.1, 2.2 & 3.2 and Appendices No. 3, 7 & 11. Utilities

No significant additional impacts or loadings are placed on water and sewerage services. Adequate arrangements are in place to manage stormwater drainage. Electricity and telecommunications utilities are located in the road reserves adjoining the land and are provided to the land and buildings. Refer to Sections 2.5 & 3.6 and Appendices No. 8 & 9. Heritage

Not applicable. Land resources

Not applicable. Water

Adequate arrangements have been made for a water supply. Refer to Sections 2.5 & 3.6 and Appendix No. 8. Soils

The condition of existing buildings on the land and preliminary investigations indicate that the soils on the land will not restrict its re-development. Air & microclimate

The proposed development will not cause air pollution or offensive noise. Refer to Section 3.4. Flora and fauna

Eleven (11) trees are proposed to be removed. Refer to Sections 2.2, 3.2 & 4.2 and Appendices No. 3, 7 & 11. Waste

Adequate arrangements can be made to remove and/or re-cycle / re-use waste generated by the occupation of the building. Energy

Electricity is provided to the land and existing buildings. Refer to Section 2.5.


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Noise and vibration

The use of the building will not generate offensive noise. Refer to Section 3.4. Natural hazards

No natural hazards are known to exist on the land. Refer to Section 1.2. Technological hazards

The land is not known to be potentially contaminated. The proposed use does not involve the use of any plant or equipment that might potentially pose a risk or hazard. Refer to Appendix No. 2. Safety security & crime prevention

The proposed development does not change the safety and security of the land. The use and occupation of the building assists to prevent crime. Refer assessment comments DCP Chapter 13. Social impact

The social impact is positive as youth and community services are provided to the Lismore and in particular Goonellabah community in accordance with the Goonellabah Community Plan 2013. Refer to Section 3.5. Economic impact The economic impact is positive. Site design and internal design

The proposed building is of a domestic scale and satisfactorily ‘fits in’ and complements the character of the locality. Refer to Sections 2.1, 2.2 & 3.2 and Appendices No. 3, 7 & 11. Construction

The building can be erected in a manner that complies with the Building Code of Australian. Refer to Appendix No. 4. Cumulative impacts

No cumulative adverse impacts are identified which cannot be mitigated. Refer to Section 3.0. (c) the suitability of the site for the development,

‘Fit in’ with locality

The proposed development satisfactorily ‘fits in’ and complements the existing character of the locality which is a mix of residential, medical and retail and office land uses. Refer to Sections 2.1, 2.2 & 3.2 and Appendices No. 3, 7 & 11. Site attributes and constraints

No site constraints are known to exist which may impact on the proposed development. Refer to Section 1.2 and Appendix No. 2.


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

Public submissions

Council should advertise the DA in accordance with the provisions of DCP Chapter 10 - Notification and Advertising of Development Applications. Government submissions

Not applicable. (e) the public interest.

Government interests

The proposed development satisfactorily meets relevant state, regional and local planning strategies and policies. Refer to Section 4.0. Community interests

The opinions and interests of adjoining land owners / occupiers and the local community will be sought when Council advertises the DA. Conclusion

The development is permissible in the zone and satisfactorily meets statutory requirements established under Section 79(C). 4.2 Assessment Section 5A EP&A Act – potential for impact on

threatened species, populations and ecological communities

Other than the large Forest Red Gum (E. tereticornis) occurring on the land past clearing and urban use of the land in the past has extensively disturbed and removed all of the original vegetation that may have once have existed on it. The development requires the removal of 11 trees on the land of which all but the large Forest Red Gum are of a size or type to suggest they have been planted. The large Forest Red Gum is a hollow bearing tree and removal of hollow trees are a key threatening process identified in Schedule 3 of the Threatened Species Conservation Act 1995 (TSC Act). A threatening process is defined in the TSC Act to:

mean a process that threatens, or may have the capability to threaten, the survival or evolutionary development of species, populations or ecological communities.

The tree as an isolated specimen in a developed urban context and would not comprise a threatened species or ecological communities nominated in Schedules 1, 1A and 2 of the TSC Act.


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E tereticornis (Forest Red Gum) does not appear on the threatened species schedules of the TSC Act. Although, Forest Red Gum is a Koala food tree and Koala are listed as a vulnerable species in Schedule 2 of the TSC Act. Three (3) Forest Red Gums need to be removed to develop the land for the building and car park. The land is not subject to the provisions of the Comprehensive Koala Plan of Management for south-east Lismore (KPoM) as it has an area of less than 1ha. Nor is the land identified as containing either Primary or Secondary Koala habitat. See Map No. 4, which is an extract of preferred koala habitat (ref. Map 1 of 6 in the KPoM). On Map No. 4 Primary habitat is coloured red and Secondary Koala habitat is coloured green.

Map No. 4 Koala habitat Data source Comprehensive Koala Plan of Management for south-east Lismore

There are Council owned and controlled lands within 400m of the land that have been identified as supporting Koala habitat. It is proposed that in consultation with Council, 40 koala food trees be planted on suitable Council owned land that has Koala habitat values. Prior to removal of the 3 Forest Red Gums, the trees will be inspected to ensure no Koalas or other mammals are occupying them. Adequate landscaping and habitat creation is proposed as part of the development of the land. Refer to Sections 2.2 and 3.2.


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In this context, it is reasonable to conclude that the proposed development will not create significant adverse impacts on threatened species, populations and ecological communities and that the preparation of a Species Impact Statement in accordance with the provisions of the TSC Act is not necessary.


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5.0 CONCLUSION

The purpose of the DA is to seek consent for a proposed development comprising: 1. The demolition of 3 buildings comprising; an existing place of public





The land is zoned R1 under the Lismore Local Environmental Plan 2012. The proposed development is permissible in the zone with consent of Council. The development replaces an existing old church building with a contemporary purpose built facility. The development provides a community facility in Goonellabah that Council has identified as needed in it Community Plan and its use will have a positive social impact. The building and landscaping are of a high design standard and will enhance the streetscape at the intersection of Pleasant St and Rous Rd. The proposed development requires that all the trees on the land be removed. Adequate compensatory measures are proposed in the DA to mitigate the impact of tree removal. The traffic generated by the proposed will not reduce the level of road service of the local road network and sufficient on-site car parking is provided for the place of public worship and community facility which for the majority of the time will operate at separate times. This report demonstrates that the proposed development is a positive planning outcome which should be approved. REFERENCES

1. Lismore City Council. Lismore Local Environmental Plan 2012. 2. Lismore City Council. Lismore Development Control Plan 2012. 3. Lismore City Council. Comprehensive Koala Plan of Management for

South-east Lismore. 2013.

USAGE NOTE

This report was prepared for the purpose and exclusive use of The Northern Rivers Church of Christ and is not to be used for any other purpose or by any other person or corporation. Malcolm Scott, Consultant Town Planner,


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accepts no responsibility for any loss or damage suffered, however so arising, to any person or corporation who may use or rely on this report for a purpose other than that described above. The source of the maps, development plans and exhibits shown in this report are shown on the maps, development plans and exhibits. They are suitable only for the purposes of this report. No reliance should be placed this information for any purpose other than for the purposes of this report. No extract of this report may be reproduced, stored or transmitted in any form without the prior consent of Malcolm Scott, Consultant Town Planner. END OF REPORT 18 Dec. 2013


ATTACHMENT No. 1

Development Plansby Monique Quinlan – A Little Left Field.

A3.SD1

SHADOW LEGEND

Exis t ing Shadow

New Shadow

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A3.SD2

SHADOW LEGEND

Exis t ing Shadow

New Shadow

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APPENDIX No. 1

Detail Planby John Wade Engineering Surveyor


APPENDIX No. 2

Preliminary Contaminated Land Assessmentby Greg Alderson & Assoc. Pty Ltd

PRELIMINARY

CONTAMINATED LAND ASSESSMENT

FOR A PROPOSED

PLACE OF PUBLIC WORSHIP AND COMMUNITY FACILITY

LOT A AND B DP 415585 AND LOT 4 DP 503960 ROUS ROAD AND PLEASANT STREET, GOONELLABAH

An assessment of possible soil contamination as required for State Environmental Planning Policy 55 - Remediation of Land for Lismore city Council to determine the Development

Application

PREPARED BY: Greg Alderson and Associates Pty Ltd. A.B.N. 60 059 559 858 SCARRABELOTTIS ROAD NASHUA NSW 2479 Phone: (02) 66291552 Fax: (02) 66291566 Email: [email protected] FOR: Northern Rivers Church of Christ REPORT NO.: 14097_SEPP 55 Date: 9th December, 2013

Greg Alderson & Associates P/L – Preliminary Contaminated Land Assessment for Lot A and B DP 415585 and Lot 4 DP 503960, Rous Road and Pleasant Street, Goonellabah

C:\ 14097_SE P P 55 2 DE CE MBER 2013

Table of Contents

EXECUTIVE SUMMARY ..................................................................................................................................... 3

1.0 INTRODUCTION ................................................................................................................................... 4

2.0 SCOPE OF WORK .................................................................................................................................. 4

3.0 SITE IDENTIFICATION ........................................................................................................................... 5

4.0 HISTORY OF SITE .................................................................................................................................. 5

5.0 SITE CONDITION AND SURROUNDING ENVIRONMENT ........................................................................ 7

5.1 SITE INVESTIGATION .............................................................................................................................. 7 5.2 GENERAL SITE CONDITION ...................................................................................................................... 8 5.3 SIGNS OF CONTAMINATION ..................................................................................................................... 8

6.0 GEOLOGY AND SOIL ............................................................................................................................. 8

7.0 SAMPLING METHODOLOGY ................................................................................................................. 9

8.0 BASIS FOR ASSESSMENT CRITERIA ....................................................................................................... 9

9.0 RESULTS ............................................................................................................................................. 10

9.1 INTERPRETATION OF RESULTS ................................................................................................................. 11 9.2 POTENTIAL ASBESTOS .......................................................................................................................... 11

10.0 CONCLUSION ..................................................................................................................................... 12

11.0 REFERENCES....................................................................................................................................... 13

Exhibit No 1 – Subject Site Exhibit No 2 – Soil Sampling Locations


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EXECUTIVE SUMMARY

Greg Alderson and Associates Pty Ltd have been commissioned by John Brice on behalf of Northern Rivers Church of Christ to undertake a preliminary contaminated land assessment at Lot A and B DP

415585 and Lot 4 DP 503960, Rous Road and Pleasant Street, Goonellabah.

As part of the assessment under Section 7 of SEPP 55 to ensure that the site has not been contaminated from past land usage, soil testing was undertaken due to the site being potentially contaminated from

the buildings at the site.

A site inspection by staff of this office found no immediate evidence of land contamination in the

proposed development location. A preliminary soil contamination assessment was undertaken in

accordance with Lismore Council Policy, the DEC (2006) and NSW EPA (1995) at the subject site. As there were some gaps in the history, and the potential of the existing structures being sources of

contamination (lead and pesticides) soil samples were collected and analysed to determine the

presence of chemical contamination at the site. The number of samples collected exceeded the

minimum number required by NSW EPA (1995), with 12 point samples being collected and mixed to form three composite samples at the laboratory.

Samples were analysed for heavy metals (including arsenic, lead and copper), organochlorines (including DDT and aldrin/dieldrin) and organophosphorus, which were considered to be the most

likely chemicals used on the site, due to the buildings. The sampling results were compared to the

adjusted health based investigation limits from the NSW DEC (2006). All results were well below the

relevant health based investigation limits, and the sample results were very similar to one another. The similarity of the sample results and low concentration of contaminants indicates that it is most

likely that paint used on the building was already reduced in concentrations at the initial painting of

the structures (1960s and 1970s).

As part of the assessment under SEPP 55, to ensure that the site has not been contaminated from past

land use or existing buildings, soil testing was undertaken over the site. Three composite soil samples were collected at the locations shown on Exhibit No 2, being around the two structures and the vacant

area of the site. The samples were analysed for heavy metals (including arsenic, lead and copper),

organochlorines (including DDT and aldrin/dieldrin) and organophosphorus, which were considered to

be the most likely contaminants at the site. The sampling results were compared to the adjusted health based investigation limits from the NSW DEC (2006).

The results indicated that no contamination from the parameters analysed has occurred at the site. Lead was a metal of concern, due to the potential of lead based paint being used on the strucutres,

however, the two composite samples which were analysed from soil collected around the respective

structures did not contain lead concentrations above the adjusted, acceptable limit.

Pesticides, being organochlorine and organophosphorus, were considered potentially to be found in the

soil surrounding the buildings as these chemicals are basis for termite protection sprays. No

organochlorine or organophosphorus was detected in the three composite samples collected in close proximity to the building and across the site.

The buildings potentially contain asbestos although no asbestos was detected in the soil tests. As such, it is recommended that a Work Cover asbestos contractor be engaged for identification and removal

work, in accordance with Work Health and Safety Regulation, 2011.


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1.0 INTRODUCTION

Greg Alderson and Associates Pty Ltd have been engaged by John Brice on behalf of Northern Rivers Church of Christ to undertake a preliminary contaminated land assessment at Lot A and B DP 415585

and Lot 4 DP 503960, Rous Road and Pleasant Street, Goonellabah.

The purpose of this assessment is to ensure that Part 7A of the Environmental Planning and Assessment Act 1979, which includes chapter 7 of SEPP 55, is satisfied which ensures that possible

contamination from past land uses has been adequately addressed for a change of use of the site.

It is understood that the site will be redeveloped, removing the current dwelling and Church hall and

ancillary buildings, and constructing a place of public worship and community facility.

In addition to the above, minutes of the Development Assessment Panel held on the 14 May 2013 for

the proposed development state that Council requires the following to be assessed in accordance with

SEPP 55 requirements:

Preliminary contaminated land assessment to assess past land use practices and potential

demolition activities, which includes potential impacts of asbestos, lead and termicide and other chemical use

The preliminary assessment will determine if a detailed investigation is required

2.0 SCOPE OF WORK

This investigation is Stage 1 - preliminary site investigation, which is required to determine if contamination of the site’s soil has occurred from past land usage in accordance with DUAP and EPA

(1998).

This investigation includes obtaining a history of land usage on the site and a preliminary soil-

sampling regime. The results of the soil sample analysis are compared with the modified Health

Based Investigation Levels (HBIL) for composite soil sampling in accordance with NSW DEC (2006).

If the sample results are above the relevant HBIL a detailed investigation will be required in accordance with NSW EPA (2000).

The relevant guidelines used for the investigation are as follows:

Australian and New Zealand Guidelines for the Assessment and Management of Contaminated

Sites (1992)

NSW EPA (1995) Contaminated Sites – Sampling Design Guidelines

NSW DEC (2006) Contaminated Sites – Guidelines for the NSW Site Auditor Scheme

NSW EPA (2000) Guidelines for Consultants Reporting Contaminated Sites

Soil sampling methodology used in this investigation included:

Soil analysis tests were undertaken to determine the presence of heavy metals, organochlorins and

organophosphorus.

All soil sampling was undertaken by Wendy Attrill (BAppSc) and Dylan Brooks (BEnvSc) of this

office, using composite soil sampling of the sites topsoil in the proposed dwelling site locations as

presented on Exhibit No. 2

All samples were collected using a hand auger, placed in a ziplock bags and delivered to

Richmond Water Laboratories (RWL) who undertook analysis for the investigation for heavy metals and subcontracted to the Envirolab for analysis of asbestos, organochlorines and

organophosphorus.

All results from RWL were sent to this office for the completion of this report.

Results were compared with HBIL for ‘residential’ of the NSW DEC (2006) Contaminated Sites –

Guidelines for the NSW Site Auditor Scheme


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The report is written in accordance with the relevant chapters of NSW EPA (2000) Guidelines for

Consultants Reporting Contaminates Sites

3.0 SITE IDENTIFICATION

The site is formally identified as Lot A and B DP 415585 and Lot 4 DP 503960, Rous Road and

Pleasant Street, Goonellabah.

The site is shown on LPI Topographical Map, Lismore 9540-2N, with the universal grid reference of

the proposed development site being 119 311.

The topographical map is presented as Exhibit No. 1 and also shows the subject site within the

immediate locality.

4.0 HISTORY OF SITE

The original use of the site prior to the current development is not known. It is possible that the site

was an agricultural holding, as the 1926 and 1940 Lismore Parish map both present the site as being once part of a larger holding of 80 acres, owned by Thomas Borton as presented in Figure 1 and 2.

The property was known as Portion 103 and was dissected by what is now known as Rous Road.

Figure 1: Excerpt of 1926 Lismore Parish Map

Subject Site


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Figure 2: Excerpt of 1940 Lismore Parish Map

The buildings at the site consist of a church hall for the Church of Christ on Lot A DP 415585 and a

dwelling on Lot 4 DP 503960. Development approval was granted under 1960/100 for the construction of the church hall and youth centre. The dwelling also appears to have been constructed

in the 1970s and due to the style of the building, it appears to have been an original Department of

Housing home. The dwelling is now being used ancillary to the church. The current layout of the site is presented in the aerial imagery from the Land and Property Information, figure 3.

Figure 3: Subject site (LPI SIX, 2013)

It is not known if Lot B contained a dwelling at any stage. As the complete history of the site was not

Subject Site

Subject Site


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known, it is considered that investigation of the site is required for potential contamination from these

past land uses in the proposed development site.

5.0 SITE CONDITION AND SURROUNDING ENVIRONMENT

5.1 Site Investigation Staff of this office have investigated the subject site. The property consists of three allotments,

containing the church hall on Lot A DP 415585, vacant land on Lot B DP 415585 and a dwelling (used for part of the church) on Lot 4 DP 503960.

The property is located on the corner of Pleasant Street and Rous Road Goonellabah, with the hall

building adjacent to Pleasant Street. A relatively large gravel car parking area is in front of the hall continuing to the house. A large gum tree is located in the corner of Pleasant and Rous Road, with

hollows which indicates that the tree may be in the order of 40 years of age. The rear of the site

contains a large grass area and scattered with trees.

The church hall building is constructed with horizontal and vertical, narrow width weatherboard

cladding for the majority of the structure, with the exception of some fibro material beneath the

window on the northern side, and vertical cladding of suspected fibro material on the eastern end of the building. The building has brick footings. A double bay garage, metal clad is located on the

northern side of this building.

The dwelling on Lot 4 is constructed from a mix of fibro cement sheeting and brick veneer on brick

footings.

Photo 1: Church of Christ building (constructed 1960s). Note vertical fibro cladding on end of building.


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Photo 2: Dwelling (constructed 1970s). Note fibro sheeting on walls and eaves.

5.2 General Site Condition The site is relatively flat with a slight fall from the west to the east and a shallow drainage line is

located toward the southern boundary of Lot B. The site is fenced along the length of the western boundary and internal fences separate the car parking areas to the lawn areas of the rear yard, and to

the dwelling on Lot 4.

5.3 Signs of Contamination The site was investigated in order to determine any physical signs of contamination, such as drums, waste, fill material, odours, plant stress or soil staining or bare patches.

The site currently contains buildings, which have the potential of being a source of contamination to the surrounding area from the buildings possibly being painted with lead based paints and being

sprayed organochlorines and organophosphates for termite treatment. The contaminants were included

in the testing suite to determine their presence. The buildings also appear to contain fibrous cement, which due to the age of the structures (approximately 50 years), this may be asbestos based.

The site did not show any identifying signs of contamination, although contamination can still be

present in soil where plant growth is good.

6.0 GEOLOGY AND SOIL

The soil of the site has been amended with the construction of the current development. Original soil

is located around the gum tree in the north east corner of the site and in the western area of the site. Other areas have been cut and gravel has been imported for the carparking areas.

The natural soil of the site consists of dark, reddish brown clay. Morand (1994) shows that the soil type of the site is in the ‘Wollongbar Residual Landscape’. The soils in the Wollongbar Landscape are

mostly deep (>200cm), with shallower (80 – 150 cm), stonier krasnozems on crest/upper slope

boundaries.

Morand (1994) states that the soils are located on lamington volcanics: being Lismore Basalts, which

are tertiary basalts with bole and minor agglormeration.

It is considered that even with the modification that has occurred to the natural landscape, if chemicals

were used on the site, due to the soil texture and structure, the contaminants would be remaining in the

upper layers, typically 0-150 mm for metals and 0-75 mm for pesticides.


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7.0 SAMPLING METHODOLOGY

The soil sampling pattern is undertaken based on Lismore Council’s Contaminated Land Policy, which

utilises the NSW EPA (1995) systematic sampling regime, and also focusing the area of sampling in

the area of development only, but not the total property area for larger properties.

The site is approximately 3000 m², which in accordance to Lismore Council and NSW EPA (1995)

requires nine point samples to be collected across the site. Normally a systematic grid pattern would

be undertaken, however, as there are structures that have the potential to being sources, a judgemental sampling regime was also undertaken to ensure that the buildings were assessed. Three composite

samples, consisting of four subsamples each were collected across the site, hence the number of

samples collected and analysed exceeds the number required for the size of the property.

Due to the sites soil type and geology, it was considered that only the topsoils of the soil profile

require sampling due to arsenic and aldrin/dieldrin being commonly found within the first 150mm of

soil (NSW EPA, 1997).

The location of the three composite soil samples is described below:

Composite 1: Consisting of sample points 1A, 1B, 1C, 1D. These samples were collected around the

existing church building on Lot A. Samples were collected at 0.2 m and up to 1 m from the building

wall.

Composite 2: Consisting of sample points 2A, 2B, 2C, 2D. These samples were collected around the

existing building on Lot 4. Samples were collected at 0.2 m and up to 1 m from the building wall.

Composite 3: Consisting of sample points 3A, 3B, 3C, 3D. Samples were collected across the rear

yard of the three sites and the eastern section of Lot A and Lot B.

Exhibit No.2 shows a site plan with the sample points plotted.

Samples collected by this office were collected using a hand auger, placed in zip lock bags and sealed

prior to placing in an esky. All samples were delivered by staff of this office to the Richmond Water Laboratories (RWL) the same day of collection. The RWL made the three composite samples from

the sub-samples provided and subcontracted the samples to Envirolab who undertook analysis for

asbestos, organochlorines and organophosphorous. The RWL analysed the soil samples for heavy

metals. Laboratory QA/QC are attached to this report, with the chain of custody from this office.

8.0 BASIS FOR ASSESSMENT CRITERIA

Due to the known history of the site and the potential contamination from the buildings, soil sampling

was undertaken. Contaminants included for analysis included heavy metals (lead, arsenic, zinc etc), organochlorines and organophosphates, as these were considered to be the most likely contaminants

associated with a dilapidated building and present the greatest risk to health and the environment.

A heavy metal of particular concern at this site was lead. The Australian Government Department

of the Environment (2012) states that before 1970, paints containing high levels of lead were used

in many Australian houses however the recommended amount of lead in domestic paint has

declined from 50% before 1965, to 1% in 1965, 0.25% in 1992, and in 1997 it was further reduced

to 0.1%.


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Termidicides consisting of both organochlorines (OCs) (such as dieldrin/Aldrin) may have been

used (prior to being banned in 1995) and/or organophosphates (OPs) such as chlorpyrifos around

the dwelling, although the Department of Fair Trading state that these chemicals are most

frequently used with concrete slab on-ground construction, with the chemical is applied to the

ground, under the entire slab and around the perimeter of the building.

The results of the soil sample analysis are compared with the Health Based Investigation (HBIL) in the

NSW DEC (2006) Contaminated Sites – Guidelines for the NSW Site Auditor Scheme, using Column

1 ‘residential’. Technically as a dwelling is not proposed, and the majority of the site will be covered with hardstand or modified areas in some way, a less conservative assessment could have been used.

Notwithstanding this, the HBIL are shown in Table 1 below. The adjustable acceptable limit is the

acceptable limit divided by the number of subsoil samples per composite, which in this case is four. The adjustable acceptable limit, which is a very conservative approach, was used to determine the

presence of hotspots, based on the worst case scenario of presuming one sample has a high

concentration while the remaining sub-samples all have zero concentration. If results from the composites taken from the site were above the adjusted acceptable limit, then all subsoils of the

subject composite will be analysed individually.

NSW EPA (1995) states that if the contaminant concentration of the site is below a threshold limit, the site can be considered as uncontaminated.

Table 1: NSWDEC Acceptable Limits

Contaminant DEC Acceptable Limit (mg/kg)

DEC Adjustable Acceptable Limit for 4 subsamples (mg/kg)

Arsenic 100 25 Lead 300 75

Cadmium 20 5 Copper 1000 250

Nickel 600 150 Zinc 7000 1750

Mercury 15 3.75 DDT 200 50

Aldrin/Dieldrin 10 2.5

Metals can be naturally occurring within a soil profile, these background levels are as follows: Table 2: Background Ranges for Potential Contaminants

Pollutant Background Range (mg/kg)

Arsenic 0.2 – 30 Lead <2 – 200

Cadmium 0.04-2 Copper 1-190 Nickel 2-400 Zinc 2-180

Mercury 0.001-0.1

9.0 RESULTS

A site plan is provided in Exhibit No. 2, presenting soil test locations.

The following presents a summary of the soil analysis results from the soil samples collected by this

office. The full copies of the analysis results are also attached to this report.


C:\ 14097_SE P P 55 11 DE CE MBER 2013

Table 3: Background Ranges for Potential Contaminants

PARAMETER Unit Composite 1

Composite 2

Composite 3

Asbestos ID - soils g/kg [ND] [ND] [NA]

OC/OP in soil mg/kg <0.10 <0.10 <0.10

Arsenic - soil mg/kg <5 <5 <5

Cadmium - soil mg/kg <1 <1 <1

Copper - soil mg/kg 8 14 12

Lead - soil mg/kg 31 18 22

Zinc - soil mg/kg 432 196 70

NA not analysed ND not detected

9.1 Interpretation of Results The results of the soil analysis are compared with the NSW DEC (2006) HBIL as shown in Table 1

above, using the ‘adjusted acceptable levels’.

The metal of most concern were lead due to the possibility of lead paint being used on the structures which may have either flaked off, been physically removed or weathered over the years and

contaminated the surrounding soils around each building. The concentration of lead in paint reduced

in the 1960s, which may be the reason for the relatively lower concentration of lead in soils at the site compared with soil collected from around other older buildings.

The lead concentration was below the conservative, adjusted acceptable limit of 75 mg/kg with the highest concentration found around the church building, which correlates with the highest

concentration of zinc, which is also a common additive to paint, hence it is considered that lead based

paint of low concentration was used. From experience, and based on where these samples were

collected, it is not expected that higher concentrations of lead will be found elsewhere around the building.

Zinc was elevated in Composite 2, where lead was found at the lowest concentration. From this result, it is surmised that due to the age of the dwelling, lead concentrations had reduced substantially in paint

and replaced by zinc, due to the low concentration of lead found around the building.

Background concentrations of lead and zinc were found in Composite 3.

The other potential contaminants tested included organochlorines and organophosphates, which were

considered to be most likely bases for termite protection. Sampling in close proximity to the walls of each of the structures (0.2 m) was considered to be appropriate without destructive sampling below the

buildings, and no organochlorines and organophosphates were detected.

9.2 Potential Asbestos Asbestos was not found in the two composite soil samples collected around the building, and from a

quick inspection it appeared that the fibro appeared to be intact and in relatively good condition, with

the exception of blistering paint on the eastern wall of the church. The fibro cladding was not tested for asbestos, and it is recommended that this occurs and an Asbestos Removal Control Plan in

accordance with Work Health and Safety Regulation, 2011 be prepared if required to deal with the

removal and disposal of asbestos. The removal and demolition of asbestos is not dealt with in this

assessment, however, as a guide it is recommended the following is undertaken:

A licensed contractor is required if asbestos is above 10m²;


C:\ 14097_SE P P 55 12 DE CE MBER 2013

Contractor will also be able to identify the asbestos, prepare an Asbestos Removal Control

Plan, remove and dispose of it in accordance workcover requirements and compliance

with legal requirements:

o Work Health and Safety Regulation, 2011;

o Occupational Health and Safety Act 2000;

o Code of Practice for the Safe Removal of Asbestos [NOHSC: 2002 (1998)] and

o Guide to the Control of Asbestos Hazards in Buildings and Structures [NOHSC:

3002 (1998)]

10.0 CONCLUSION

A preliminary contaminated soil investigation was undertaken at Lot A and B DP 415585 and Lot 4 DP 503960, Rous Road and Pleasant Street, Goonellabah in order to determine if the site has been

contaminated from past land usage.

As part of the assessment under SEPP 55, to ensure that the site has not been contaminated from past land use or existing buildings, soil testing was undertaken over the site. Three composite soil samples

were collected at the locations shown on Exhibit No 2, being around the two structures and the vacant

area of the site. The samples were analysed for heavy metals (including arsenic, lead and copper), organochlorines (including DDT and aldrin/dieldrin) and organophosphorus, which were considered to

be the most likely contaminants at the site. The sampling results were compared to the adjusted health

based investigation limits from the NSW DEC (2006).

The results indicated that no contamination from the parameters analysed has occurred at the site.

Lead was a metal of concern, due to the potential of lead based paint being used on the strucutres,

however, the two composite samples which were analysed from soil collected around the respective structures did not contain lead concentrations above the adjusted, acceptable limit.

Pesticides, being organochlorine and organophosphorus, were considered potentially to be found in the soil surrounding the buildings as these chemicals are basis for termite protection sprays. No

organochlorine or organophosphorus was detected in the three composite samples.

Asbestos was assessed in the soil samples collected around the buildings, with no asbestos being

detected. However, due to the age of the buildings, and the presence of fibro cement cladding on both

of the buildings, it is possible that this fibro contains asbestos, and as such, it is recommended that a

Work Cover asbestos contractor be engaged for identification and removal work, in accordance with

Work Health and Safety Regulation, 2011.

All other contaminants presented concentrations below the relevant health based investigation limits in

the three composite samples.

It is noted that although this assessment has been undertaken in accordance with NSW Office of

Environment and Heritage requirements there may be contamination present at the site that has not

been located, for example there may be points of high concentration or buried rubbish that was not located during the assessment. If buried rubbish or other indicators of contamination are found on the

site this office and Council is to be notified.


C:\ 14097_SE P P 55 13 DE CE MBER 2013

11.0 REFERENCES

Australian and New Zealand Environment and Conservation Council and National Health and Medical Research Council, 1992. Australian and New Zealand Guidelines for the Assessment and

Management of Contaminated Sites.

Department of Urban Affairs and Planning and the Environment Protection Authority, 1998. Managing Land Contamination, Planning Guidelines SEPP 55 – Remediation of Land.

Department of Fair Trading FT030 (2003) Protect your home from Termites

NSW EPA, 2000. Guidelines for Consultants Reporting Contaminated Sites. NSW EPA Sydney South

NSW DEC, 2006. Contaminated Sites – Guidelines for the NSW Site Auditor Scheme. NSW EPA

Sydney South

NSW EPA, 1995. Contaminated Sites – Sampling Design Guidelines.NSW EPA Chatswood.


C:\ 14097_SE P P 55 14 DE CE MB ER 20 13

SOIL LABORATORY ANALYSIS RESULTS

Client: Greg Alderson & Associates Report no: 13/2127Address: 133 Scarrabelottis Road Date sampled: 5/12/2013

Nashua NSW 2479 Date received: 5/12/2013Contact: Greg Alderson Date reported: 11/12/2013Sampled by: Wendy Attrill No. of samples: 3Subcontract Laboratory: Envirolab (NATA 2901) Revision no: 00Subcontract Reference: 13/101885 GAA Soil Routine - Rous Rd Testing commenced: 5/12/2013Analysis results apply to samples as received.

PARAMETER Unit Method LOR 13/2127-1 13/2127-2 13/2127-3

Composite 1

- Rous Rd

Composite 2

- Rous Rd

Composite 3

- Rous Rd

Asbestos ID - soils* g/kg Envirolab [ND] [ND] N/A

OC/OP in soil* mg/kg Envirolab 0.1 <0.10 <0.10 <0.10

OC/OP QC Recovery % Envirolab 0.1 99 94 94

Arsenic - soil mg/kg APHA3120B 5 <5 <5 <5

Cadmium - soil mg/kg APHA3120B 1 <1 <1 <1

Copper - soil mg/kg APHA3120B 1 8 14 12

Lead - soil mg/kg APHA3120B 1 31 18 22

Zinc - soil mg/kg APHA3120B 1 432 196 70

Arsenic -QC Recovery % APHA3120B 1 80 80 80

Cadmium - QC Recovery % APHA3120B 1 95 95 95

Copper - QC recovery % APHA3120B 1 104 104 104

Lead - QC recovery % APHA3120B 1 97 97 97

Zinc -QC recovery % APHA3120B 1 90 90 90

Page 1 of 2Level 2, 218-232 Molesworth St, Lismore NSW 2480 Telephone: 02 6623 3888

Client: Greg Alderson & Associates Report no: 13/2127

Comments: No asbestos detected at reporting limit of 0.1g/kg No respirable fibres detected

Page 2 of 2Level 2, 218-232 Molesworth St, Lismore NSW 2480 Telephone: 02 6623 3888


C:\ 14097_SE P P 55 15 DE CE MB ER 20 13

CHAIN OF CUSTODY FORMS


C:\ 14097_SE P P 55 16 DE CE MB ER 20 13

Summary of Experience and Qualifications

Greg Alderson and Associates Pty consist of Engineers and Scientists. The qualifications contained

by the persons of the company, include:

Bachelor of Science (Engineering)

Bachelor of Applied Science (Conservation Technology)

Bachelor of Engineering (Civil)

We have a wide range of experience and worked on a number of varied projects, which include:

Petrochemical rehabilitation;

Analysis and Rehabilitation of dipsites;

Assessment of former banana plantations;

Review of remediation plan for gas works site;

Assessment of general agricultural sites.

Greg Alderson and Associates Pty Ltd has the following Public Liability:

CGU Professional Risk Insurance

Agent: APESMA Insurance Service P/L

Policy Number: 03CON0261743

Account Number: 0020534

GREG ALDERSON AND ASSOCIATES PTY LTD. ABN 60 059 559 858

Scarrabelottis Road Nashua NSW 2479

Phone: (02) 6629 1552

Drawing Title:

SITE LOCATION Lot A and B DP 415585 and Lot 4 DP 503960

Rous Road and Pleasant Street, Goonellabah

Source: LPI 2013 (SIX)

Issue: Project No.

14097_SEPP 55

Sheet No. Exhibit No. 1.

Scale: NTS Datum: AHD Approved:

Subject Site


APPENDIX No. 3

Architectural Statementby Monique Quinlan – A Little Left Field.

Goonellabah Community Hub

@ 39-43 Rous Road, Goonellabah

Architectural Statement

The proposed Goonellabah Community Hub fills an important new role as a flexible, inclusive and

cohesive member of the vibrant Goonellabah and wider Lismore community. These roles aim to be

reflected in the built form and the aesthetics of the building. The roles are intrinsic to the buildings

main use as a youth centre and church pastoral care and meeting space.

The characteristic sweeping clean lines of the skillion rooves visually reflect the sheltering and

encouraging space for development the facility will offer. This is achieved while the roof levels

maintain a sympathetic residential scale. Also, the open Rous Road frontage of the building, with

timber deck and verandah, physically provide covered outdoor transition and meeting zones to the

internal spaces of the building. The skillion rooves are also an acknowledgment of the existing hall on

the site (a valued meeting space for the Church community) which is to be replaced with a flexible

walled hall within the new building.

The flexibility requirements and overlapping functions of the new building have also informed the

façade treatments as well as the building form. The addition of evolving vertical gardens to the

Pleasant Street and Rous Road Façades highlight the versatility of the building while delivering

opportunities for changing colour and texture as well as providing environmental benefits. The muted

colour finish and simple cladding shadow lines of the facades allow the full visual potential of the

vertical gardens to be exhibited. This inclusion of landscaping in the façade also seeks to extend the

proposed garden areas through the site. Furthermore, the vertical elements punctuate the horizontal

façade and provide visual break up. Internally, the stacking doors throughout the auditorium area and

children’s rooms provide a spectrum of activity possibilities from intimate to large gathering spaces

that flow out onto the deck or rear landscaped area.

As different user groups and services are combined within the one building a need for a unifying link

was found in the inviting central timber deck area. The front deck & café give access to all main areas

of the building while offering a visual focal point and entry cue with the raised skillion roof and

elevated vertical garden. Although the main Matrix cladding is continued throughout the facades of

the building for a cohesive appearance, the horizontal and vertical thinner shadow line cladding is used

to subtly define different areas such as the hall entry and ‘social enterprise’ pods. The roof form

contributes to the demonstration of the interconnecting uses in its configuration stepping across the

site from Pleasant Street and down the site to Rous Road.

Monique Quinlan

Bach. Architecture (hons)


APPENDIX No. 4

Building Code of Aust. Assessmentby Mark Norris & Assoc. Pty Ltd.

Building Code of Australia Assessment

Goonellabah Hub

_______________________________________________

Lot A & B DP 415585 and Lot 4 DP 503960

39 - 43 Rous Road, Goonellabah NSW 2480

17 December, 2013

Fire Safety & Other Considerations Report 39 - 43 Rous Road, Goonellabah 2480 ___________________________________________________________________________________________________________

_______________________________________________________________________________________________ Mark Norris & Associates © Page 2

TABLE OF CONTENTS

1. Overview ................................................................................................................ 3

2. Exclusions .............................................................................................................. 3

3. Building Description .............................................................................................. 4

4. Building Code of Australia - Fire Safety Assessment …………………………………5

5. Issues Identified …………………………………………………………………………… 15 6. Essential Fire Safety Measures .......................................................................... 19

7. Conclusion ........................................................................................................... 20

8. Usage Note .......................................................................................................... 21



1. Overview

This report has been prepared for Northern Rivers Church of Christ, to provide a Building Code

of Australia (BCA) 2013 compliance assessment to Lismore City Council for the proposed

development at 39 - 43 Rous Road, Goonellabah for the erection of a building to be used as a

Place of Worship, being an Assembly Building and proposed as an Entertainment Venue to

account for a multipurpose use, with an attached Community Facility, which is to be known as

the Goonellabah Hub.

The purpose of this report is to identify the extent to which the architectural and ancillary design

documentation complies with the relevant deemed-to-satisfy provisions contained in Parts C, D,

E and F of BCA 2013.

Where insufficient details have been provided, a summary of the information required to be

satisfied for compliance with BCA 2013 is provided as an overview in Section 5 and identifies

issues that require attention for the proposed development.

This report has been prepared accounting for details provided to plans prepared by A Little Left

Field Drawing number A3.01 dated 15/12/2013; Drawing number A3.02 dated 15/12/2013;

Drawing number A3.03 dated 15/12/2013; Drawing number A3.04 dated 15/12/2013; Drawing

number A3.05 dated 15/12/2013; and Drawing number A3.06 dated 15/12/2013 for the

Northern Rivers Church of Christ project.

2. Exclusions

This report is not to be considered as an assessment for compliance with the following:

a) Structural documentation determination to satisfy Building Code of Australia Part B1;

b) The individual requirements of service providers (i.e. Telstra, Water Supply, Energy

Australia);

c) The individual requirements of the WorkCover Authority; or

d) The Disability Discrimination Act (DDA).

e) The provisions of Part J of the Building Code of Australia.

The report is useful in identifying the areas of non-compliance of the current provisions of the

Building Code of Australia 2013 as raised for the proposed development only.



3. Building Description (BCA 2013)

a) Building Classification

Class 9b - Place of Worship as an Assembly Building; and

Class 5 - Community Facility.

b) Effective Height

The effective height of the building is less than 25m.

c) Rise in Storeys

The building has a rise in storeys of one (1).

d) Type of Construction

The building is assessed as Type C construction.

f) Floor Area

Total Floor area – 1152m²

Class 9b Assembly Building – Total Floor Area – 549m²

Auditorium Area (including stage) – 299m²

Class 5 Community Facility – 603m²

The following method of assessment has been used in the preparation of this report;

1. Conduct a site inspection.

2. Determine the basic assessment data for the building.

3. Assess the existing design of the building against the current Deemed-to-Satisfy

requirements of Sections C, D and E of the Building Code of Australia having regard to

the scope listed above.

4. Establish and nominate the status of each clause as Building Code of Australia

requirement into the following categories;

a) Clause is administrative information only (Informative Clause).

b) Clause is not relevant to the building (N/A - Not Applicable).

c) The building complies with the requirements of the clause (Complies).

d) Compliance with the requirements of the clause is applicable (Applies). A

recommendation in the “Comments” column will indicate the standard required or if



further information or investigation is required for the feature to be brought into

conformity with the requirements of the Building Code of Australia.

e) The building does not comply with the requirements of the clause (Does Not

Comply).

4. Building Code of Australia 2013 Fire Safety Assessment

4.1 Fire Resistance Part C: Building Code of Australia

Clause Description Status Comments

Part C1 Fire Resistance & Stability

C1.1 Type of Construction required

Applies Type C construction

C1.2 Calculation of rise in storeys

Applies One (1) storey

C1.3 Buildings of multiple classification

Applies Complies

C1.4 Mixed types of construction

Applies Construction details required to ensure compliance with 90/90/90

fire separation requirements between Class 9b Assembly area use as an Entertainment Venue, and

Class 5 Community Facility use, to satisfy fire separation requirements of C2.8 and the NSW provisions of

H101.2, and details are to be submitted for consideration together with a Construction Certificate

Application.

C1.5 Two storey Class 2 or 3 buildings

N/A

C1.6 Class 4 parts of buildings

N/A

C1.7 Open spectator stands and indoor stadiums

N/A

C1.8 Lightweight construction

Applies Details of proposed fire-resistance level construction to dividing wall between Class 9b and Class 5 use

required to ensure compliance to be submitted for consideration together with a Construction Certificate

Application.




C1.9 -

C1.10 Fire hazard properties

Applies Details required to account for

provisions of specification C1.10 to be submitted for consideration together with a Construction

Certificate Application.

C1.11 Performance of external walls in fire

N/A

C1.12 Non-combustible materials

Informative

Clause

Part C2 Compartmentation & Separation

C2.1 Application of Part Applies

C2.2 General floor area limitations

Applies Complies within floor area and volume capacity for Type C Construction.

NSW

C2.3

Large isolated buildings N/A

C2.4 Requirements for open space and vehicular access

N/A

C2.5 Class 9a & 9c Buildings N/A

C2.6 Vertical separation of openings in external walls

N/A

C2.7 Separation by fire walls N/A Note:

Dividing fire wall between Class 9b and Class 5 to be no less than 90/90/90 FRL.

Fire separation required by NSW H101.2, between Class 9b and Class

5 use to be no less than 60/60/60 FRL.

Details required to be submitted for consideration together with a Construction Certificate Application.

C2.8 Separation of classifications in the same storey

Applies Dividing fire wall between Class 9b

and Class 5 use to be no less than 90/90/90 FRL, as required by Table 5 of Specification C1.1, with the

NSW fire separation Provisions of H101.2 nominating construction to be no less than 60/60/60.


C2.9 Separation of classifications in different storeys

N/A

C2.10 Separation of lift shafts N/A




C2.11 Stairways and lifts in one shaft

N/A

C2.12 Separation of equipment N/A

C2.13 Electricity supply system Applies Details required to be submitted for consideration together with a Construction Certificate Application.

C2.14 Public corridors in Class 2 & 3 buildings

N/A

Part C3 Protection of Openings

C3.1 Application of Part N/A

C3.2 Protection of openings in external walls

N/A

C3.3 Separation of openings in different fire compartments

Applies Details required to be submitted for consideration together with a Construction Certificate Application.

C3.4 Acceptable method of protection

Applies Details required to be submitted for

consideration together with a Construction Certificate Application.

C3.5 Doorways in fire walls N/A

C3.6 Sliding fire doors N/A

C3.7 Protection of doorways in horizontal exits

N/A

C3.8 Openings in fire isolated exits

N/A

C3.9 Service penetrations in fire isolated exits

N/A

C3.10 Openings in fire isolated lift shafts

N/A

NSW

C3.11

Bounding construction: Class 2 & 3 and 4 buildings

N/A

C3.12 Openings in floors for services

N/A

C3.13 Openings in shafts N/A

C3.14 -

C3.15 Openings for service installation



C3.16 Construction Joints N/A

C3.17 Columns protected with lightweight construction

N/A

Specifications




Spec C1.1 Fire Resisting Construction Applies

External walls greater than 3m from boundary.

Dividing wall between Class 9b and Class 5 use – 90/90/90 FRL.

Spec C1.8 Structural Tests for Lightweight Construction

Applies Details required to ensure compliance.

NSW Spec

C1.10

Fire Hazard Properties Applies Proposed development linings, materials and assemblies to satisfy

critical radiant flux for floor coverings.

Spec

C1.11

Performance of External

Walls in Fire

N/A

Spec C2.5 Smoke-Proof Walls in

Health-Care and Aged Care Buildings

N/A

Spec C3.4 Fire Doors, Smoke Doors, Fire Windows and Shutters

N/A

Spec C3.15

Penetration of Walls, Floors and Ceilings by Services

Applies Construction proposed to account for details raised by C3.15. Details

required to ensure compliance.

4.2 Access and Egress Section D, Building Code of Australia


Part D1 Provision for Escape

D1.1 Application of Part

Applies

NSW D1.2

Number of exits required Applies Not less than 2 exits to be provided to both Class 9b and Class 5 areas, and in the case of the Class 9b

Auditorium use as an Entertainment Venue to account for the Provisions of NSW D1.6.

Details required to be submitted for





D1.3 When fire-isolated exits are required

N/A

D1.4 Exit travel distances Applies Complies

D1.5 Distance between alternative exits

Applies Complies

NSW D1.6

Dimensions of exits Applies Complies with the total minimum required exit width of 5m for

maximum number of persons standing within Auditorium area.



D1.7 Travel via fire-isolated exit N/A

D1.8 External stairways in lieu of fire-isolated exits

N/A

D1.9 Travel by non-fire-isolated

stairways or ramps

Applies Complies details required to be

submitted for consideration together with a Construction Certificate Application.

NSW D1.10

Discharge from exits Applies Details required to be submitted for consideration together with a Construction Certificate Application.

D1.11 Horizontal exits N/A

D1.12 Non required stairways,

ramps or escalators

N/A

NSW D1.13

Number of persons accommodated

Applies

Auditorium - Class 9b

m²/p Total No of persons

Church 1.0 248

Standing 0.5 496

Removable 1.0 248

Fixed Per seat

152

Community Facility Class 5

m²/p Total No of persons

Computer

Room

2 24

Offices 10 20

Training

Room

4 8




D1.14 Measurement of distances Applies Complies

D1.15 Method of measurement Applies Informative Clause

D1.16 Plant rooms and lift motor rooms; Concession

N/A

D1.17 Access to Lift Pits N/A

Part D2 Construction of Exits

NSW

D2.1

Application of Part Applies

D2.2 Fire isolated stairs or ramps N/A

D2.3 Non-fire-isolated stairways and ramps

N/A

D2.4 Separation of rising and descending stair flights

N/A

D2.5 Open access ramps and balconies

N/A

D2.6 Smoke lobbies N/A

D2.7 Installations in exits and paths of travel

Applies Details required to be submitted for consideration together with a Construction Certificate Application.

D2.8 Enclosure of space under stairs and ramps

N/A

D2.9 Width of stairways N/A

D2.10 Pedestrian ramps Applies Complies with accessible ramp details required to be submitted for consideration together with a Construction Certificate Application.

D2.11 Fire-isolated passageways N/A

D2.12 Roof as open space N/A

NSW

D2.13

Treads and risers Applies Riser and going details required to

be submitted for consideration together with a Construction Certificate Application.

D2.14 Landings Applies Details required to be submitted for consideration together with a Construction Certificate Application.

NSW

D2.15

Thresholds Applies Details required to be submitted for consideration together with a Construction Certificate Application.

NSW

D2.16

Balustrades Applies Details required to be submitted for


D2.17 Handrails Applies Details required to be submitted for consideration together with a Construction Certificate Application.




D2.18 Fixed platforms walkways, stairways and ladders

N/A

NSW

D2.19

Doorways and doors Applies Details required to be submitted for


D2.20 Swinging doors Applies Details required to be submitted for


NSW

D2.21

Operation of latch Applies Details required to be submitted for


D2.22 Re-entry fire-isolated exits N/A

D2.23 Signs on doors N/A

D2.24 Protection of openable windows

N/A

Part D3 Access for people with disabilities

D3.0 Deemed-to-Satisfy Provisions

Applies

D3.1 General Building Access Requirements

Applies Complies with details required to be

submitted for consideration together with a Construction Certificate Application.

D3.2 Access to buildings Applies Complies with access from

pedestrian entry at boundary and to main entrance provided.


D3.3 Parts of buildings to be accessible



D3.4 Exemptions N/A

D3.5 Accessible car parking Applies Complies.

D3.6 Signage Applies Details required to be submitted for consideration together with a Construction Certificate Application.

D3.7 Hearing Augmentation N/A Details required to be submitted for


D3.8 Tactile indicators Applies Details required to be submitted for consideration together with a Construction Certificate Application.

D3.9 Wheelchair seating spaces

in Class 9b Assembly buildings

N/A Fixed seating is not proposed within the Class 9b Assembly building.

D3.10 Swimming Pools N/A




D3.11 Ramps N/A

D3.12 Glazing on an access way Applies Details required to be submitted for consideration together with a Construction Certificate Application.

Specifications

Spec

D1.12

Non-required stairways, ramps and escalators

N/A

Spec

D3.6

Braille and tactile signs Applies Details required to be submitted for consideration together with a Construction Certificate Application.

Spec

D3.10

Accessible water entry/exit for swimming pools

N/A

4.3 Services and Equipment Section E, Building Code of Australia


Part E1 Fire Fighting Equipment

E1.1 -

E1.2 -

E1.3 Fire hydrants Applies Complies street Fire Hydrant Service

provided in Pleasant Street and Rous Road.


E1.4 Hose reels Applies Details required to be submitted for


E1.5 Sprinklers N/A

E1.6 Portable fire extinguishers Applies Details required to be submitted for consideration together with a Construction Certificate Application.

E1.7 -

E1.8 Fire control centres N/A

E1.9 Fire precautions during construction

Applies Builder to provide necessary Portable

Fire Extinguishers during construction.


E1.10 Provision for special hazards N/A

Part E2 Smoke Hazard Management

E2.1 Application of Part Applies

E2.2 General requirements Applies Class 9b Assembly building required to be provided with automatic

shutdown of any air-handling system on the activation of smoke detectors




to AS 1670.1.



E2.3 Provisions for special hazards N/A

Part E3 Lift Installations

E3.1 -

E3.2 Stretcher facility in lifts N/A

E3.3 Warning against use of lifts in fire

N/A

E3.4 Emergency lifts N/A

E3.5 Landings N/A

E3.6 Passenger Lifts Applies Proposed chair lift required to comply with Table E3.6b provisions.

E3.7 Fire Service Controls N/A

E3.8 Aged care Buildings N/A

E3.9 Fire Service Recall Operation Switch

N/A

E3.10 Lift car fire service drive control switch

N/A

Part E4 Emergency Lighting, Exit Signs & Warning Systems

E4.1 -

E4.2 Emergency light requirements



E4.3 Measurement of distance Applicable Informative Clause

E4.4 Design & operate emergency light

Applies Informative Clause

E4.5 Exit signs Applies Details required to be submitted for consideration together with a

Construction Certificate Application.

NSW

E4.6

Direction signs Applies Details required to be submitted for consideration together with a

Construction Certificate Application.

E4.7 Class 2, 3 & 4 Buildings: Exemptions

N/A

E4.8 Design and operation of exit signs


E4.9 Sound systems and intercom

systems for emergency purposes





4.4 Health and Amenity Section F, Building Code of Australia Clause Description Status Comments

Part F2 Sanitary and Other

Facilities

F2.1 Facilities in residential buildings

N/A

F2.2 Calculation of number of occupants and fixtures

Applies Complies as provided by D1.13 and with a maximum of 70 persons proposed.

F2.3 Facilities in Class 3 to 9 buildings

Applies Class 9b

Single Auditoria Max 496p

Class 9b Church Max 152p

Class 5 Office Max 20p

Male WC 2 1 1 Urinal 3 2 1 Basin 3 2 1

Female WC 6 2 2 Basin 3 2 1

Access-ible

WC 1 1 1 Basin 1 1 1

Note: Accessible amenities to be provided

as Unisex facility.

F2.4 Facilities for people with

disabilities

Applies Complies as identified in F2.3

F2.5 Construction of sanitary compartments

Applies Details required to ensure compliance.

F2.6 Interpretation: Urinals and washbasins


NSW

F2.7

Warm water installations N/A

F2.8 Waste management N/A



5. Issues Identified

The following compliance issues have been identified as a result of the audit.

Item DTS

Clause

Description Description of Non-Compliance

C1.4 Mixed types of construction

Construction details required to ensure compliance with 90/90/90 fire separation

requirements between Class 9b Assembly area use as an Entertainment Venue, and Class 5 Community Facility use, to satisfy

fire separation requirements of C2.8 and the NSW provisions of H101.2, and details are to be submitted for consideration

together with a Construction Certificate Application.

C1.8 Lightweight construction

Details of proposed fire-resistance level

construction to dividing wall between Class 9b and Class 5 use required to ensure compliance to be submitted for


C1.10 Fire hazard properties

Details required to account for provisions

of specification C1.10 to be submitted for consideration together with a Construction Certificate Application.

C2.7 Separation by fire walls Note:

Dividing fire wall between Class 9b and Class 5 to be no less than 90/90/90 FRL.

Fire separation required by NSW H101.2, between Class 9b and Class 5 use to be no less than 60/60/60 FRL.



C2.8 Separation of classifications in the same storey

Dividing fire wall between Class 9b and Class 5 use to be no less than 90/90/90 FRL, as required by Table 5 of Specification

C1.1, with the NSW fire separation Provisions of H101.2 nominating construction to be no less than 60/60/60.



C2.13 Electricity supply system Details required to be submitted for consideration together with a Construction Certificate Application.

C3.3 Separation of openings

in different fire


consideration together with a Construction



compartments Certificate Application.

C3.4 Acceptable method of protection


C3.15 Openings for service installation


Spec C3.15 Penetration of Walls, Floors and Ceilings by Services

Construction proposed to account for details raised by C3.15. Details required to ensure compliance.

NSW D1.2

Number of exits required Not less than 2 exits to be provided to both Class 9b and Class 5 areas, and in the case of the Class 9b Auditorium use as an

Entertainment Venue to account for the Provisions of NSW D1.6.



NSW

D1.6

Dimensions of exits Complies with the total minimum required

exit width of 5m for maximum number of persons standing within Auditorium area.



D1.9 Travel by non-fire-

isolated stairways or ramps

Complies details required to be submitted

for consideration together with a Construction Certificate Application.

NSW

D1.10

Discharge from exits Details required to be submitted for


D2.7 Installations in exits and paths of travel



D2.10 Pedestrian ramps Complies with accessible ramp details required to be submitted for consideration

together with a Construction Certificate Application.

NSW

D2.13

Treads and risers Riser and going details required to be submitted for consideration together with a Construction Certificate Application.

D2.14 Landings Details required to be submitted for


NSW

D2.15

Thresholds Details required to be submitted for consideration together with a Construction Certificate Application.

NSW

D2.16

Balustrades Details required to be submitted for consideration together with a Construction




D2.17 Handrails Details required to be submitted for consideration together with a Construction Certificate Application.

NSW

D2.19

Doorways and doors Details required to be submitted for consideration together with a Construction


D2.20 Swinging doors Details required to be submitted for consideration together with a Construction


NSW

D2.21

Operation of latch Details required to be submitted for


D3.1 General Building Access Requirements

Complies with details required to be submitted for consideration together with a Construction Certificate Application.

D3.2 Access to buildings Details required to be submitted for


D3.3 Parts of buildings to be accessible


D3.6 Signage Details required to be submitted for


D3.7 Hearing Augmentation Details required to be submitted for consideration together with a Construction Certificate Application.

D3.8 Tactile indicators Details required to be submitted for


Spec

D3.6

Braille and tactile signs Details required to be submitted for consideration together with a Construction Certificate Application.

E1.3 Fire hydrants Complies street Fire Hydrant Service provided in Pleasant Street and Rous Road.


E1.4 Hose reels Details required to be submitted for


E1.6 Portable fire extinguishers


E1.9 Fire precautions during construction

Builder to provide necessary Portable Fire Extinguishers during construction.

Details required to be submitted for consideration together with a Construction




E2.2 General requirements Class 9b Assembly building required to be provided with automatic shutdown of any air-handling system on the activation of smoke detectors to AS 1670.1.



E4.2 Emergency light requirements


E4.5 Exit signs Details required to be submitted for


NSW

E4.6

Direction signs Details required to be submitted for consideration together with a Construction Certificate Application.

E4.9 Sound systems and intercom systems for emergency purposes




6. Essential Fire Safety Measures

The following Essential Fire Safety Schedule for required Essential Fire Safety Measures

associated with the proposed Class 9b and 5 use of the development, is to be maintained and

nominated in an annual Fire Safety Statement in accordance with the provisions of Part I 1.1 of

the Building Code of Australia and as required by Clause 168 of the Environmental Planning and

Assessment Regulation 2000.

Essential Fire or

Other Safety Measures

Installation Standard

Maintenance Standard

Emergency Lighting Emergency Evacuation

Lighting to Buildings AS 2293.1

AS 2293.2 Emergency Evacuation

Lighting in Buildings – Inspection and Maintenance

Exit signs AS 2293.1 Emergency

Evacuation Lighting

AS 2293.2 Emergency Evacuation

Lighting in Buildings – Inspections & Maintenance

Fire Blankets AS 2444 AS 1851.1 Maintenance of Fire Protection Equipment – Fire Blankets

Hose Reel Systems AS 2441 Installation of

Fire Hose Reels

AS 1851.2 Maintenance of Fire equipment

– Fire Hose Reels

Management Plan for Emergency Events

AS 3745 Emergency Control Organisation &

Procedures for buildings, structures & workplaces

Reassessed annually or as circumstances change in respect of the risk, the building

and personnel

Paths of Egress BCA Section D Maintained so as to conform with Building

Code of Australia Section D.

Portable Fire Extinguishers

AS 2444 Portable Fire Extinguishers and Fire

Blankets – selection and location

AS 1851.1 - Maintenance of Fire Protection Equipment - Portable Fire

Extinguishers

Lightweight

Construction

BCA Specification C1.8

and installation in accordance with manufactures accredited

system

Maintained so as to conform to the

original design and to perform at the level of the original installation.

Smoke Detection for Smoke Control

Systems

Building Code of Australia Table E2.2b &

Specification E2.2a to: AS 1668.1 Fire & Smoke Control in Multi-

compartmented Buildings and AS 1670.1 Fire Detection, warning,

control and intercom systems – systems design, installation and

commissioning – Fire

AS 1851.13 – Fire and Smoke Control Features of Mechanical Services



7. Conclusion

It is determined by this assessment that the proposed development, for the purposes of a Class

9b Assembly Building and Class 5 Community Facility, generally satisfies the current Deemed-to-

Satisfy provisions of the Building Code of Australia 2013, subject to address of the Issues

Identified as raised in Part 5, and account of the Essential Fire Safety Measures as raised in Part

6 of this report.

Mark Norris

Mark Norris & Associates



8. Usage Note

This report has been prepared for the exclusive use of the Northern Rivers Church of Christ at

39, 41 and 43 Rous Road, Goonellabah NSW for the purposes of considering the required fire

safety as well as health and amenity requirements of the National Construction Code, Volume 1,

Building Code of Australia 2013 for the proposed development only, and is not to be used for

any other purpose or by any other person or corporation.

No extract of this report may be reproduced, stored or transmitted in any form without the prior

consent of Mark Norris & Associates.

No reliance should be placed on information contained within this report other than for the

purpose of considering the fire safety assessment on the existing building at 39, 41 and 43 Rous

Road, Goonellabah.


APPENDIX No. 5

Traffic Impact Assessmentby Greg Alderson & Assoc. Pty Ltd.

GOONELLABAH COMMUNITY HUB

TRAFFIC IMPACT ASSESSMENT

For: North Coast Church of Christ Trust

16 December 2013

Greg Alderson & Associates

Chartered Professional Engineers and Scientists civil / structural / environmental / traffic / acoustics

Copyright 2013 Greg Alderson & Associates

133 Scarrabelottis Road, Nashua, NSW t: (02) 6629 1552 fax: (02) 6629 1566 e: [email protected]

w: www.aldersonassociates.com.au

Traffic Impact Assessment – Goonellabah Community HUB

2

Goonellabah Community HUB - Traffic Impact Assessment

For North Coast Church of Christ Trust

Published by:

Greg Alderson and Associates Pty Ltd

ABN:60 059 559 858

133 Scarrabelottis Road

Nashua, NSW, 2479

T: 02 6629 1552

E: [email protected]

W: www.aldersonassociates.com.au

16th

December 2013


3

DOCUMENT CONTROL SHEET

Document title: Goonellabah Community HUB Traffic Impact Assessment

Document reference: 14097_TIA

Client: North Coast Church of Christ Trust

Client contact: John Brice

Authors: Greg Alderson – BSc(Eng), MIEAust, CPEng, RPEQ 4907

Member Civil School, NPERegistered – 3 Civil, LGEC

Traffic Control Worksite Planning (7282017416)

Design & Audit Traffic Control Plans (728006852)

Michiel Kamphorst – MSc(Aer Eng), MIEAust (Civil)

REVISION

NUMBER

DATE OF ISSUE PREPARED BY CHECKED BY ISSUED BY

0 16/12/2013 MK GA MK

Copyright © 2013 Greg Alderson and Associates Pty Ltd

ABN:60 059 559 858


Nashua, NSW, 2479

T: 02 6629 1552




4

Table of Contents Table of Figures ....................................................................................................................................... 5

Table of Tables ........................................................................................................................................ 5

1.0 INTRODUCTION ........................................................................................................................... 6

1.1 Project brief ............................................................................................................................ 6

1.2 Relevant standards, specifications and guidelines ................................................................. 6

1.3 Site location ............................................................................................................................ 6

1.4 Development summary........................................................................................................... 6

1.5 Definitions ............................................................................................................................... 6

2.0 EXISTING SITE AND ROAD NETWORK.......................................................................................... 8

2.1 Land use .................................................................................................................................. 8

2.2 Road network .......................................................................................................................... 8

2.2.1 Pleasant Street ................................................................................................................ 8

2.2.2 Rous Road ....................................................................................................................... 8

2.2.3 Ballina Road..................................................................................................................... 9

2.2.4 Site access ....................................................................................................................... 9

2.2.5 Intersection of Pleasant Street with Rous Road ........................................................... 10

2.3 Intersection sight distance at Pleasant Street and Rous Road intersection ......................... 14

3.0 TRAFFIC AND PARKING GENERATION ....................................................................................... 15

3.1 Development description ..................................................................................................... 15

3.2 Place of worship .................................................................................................................... 16

3.2.1 Existing and proposed use ............................................................................................ 16

3.2.2 Parking requirements .................................................................................................... 16

3.2.3 Traffic generation .......................................................................................................... 16

3.2.4 Timing and additional uses ........................................................................................... 16

3.3 Community facility ................................................................................................................ 17

3.3.1 Youth training cafe ........................................................................................................ 17

3.3.2 Toilets and showers ...................................................................................................... 17

3.3.3 Training rooms .............................................................................................................. 17

3.3.4 Offices ........................................................................................................................... 18

3.3.5 Social enterprise rooms ................................................................................................ 18

3.4 Total traffic and parking requirements ................................................................................. 18

3.4.1 Parking .......................................................................................................................... 18

3.4.2 Traffic generation .......................................................................................................... 19

3.5 Impact of development ......................................................................................................... 20

5.0 CONCLUSIONS AND RECOMMENDATIONS ............................................................................... 20

REFERENCES .......................................................................................................................................... 21


5

Table of Figures FIGURE 1 - SITE LOCALITY, SOURCE: DEPARTMENT OF LANDS SIX VIEWER ............................................................................... 7 FIGURE 2 - PLEASANT STREET ACCESS AS SEEN FROM FOOTPATH AT ROUS ROAD INTERSECTION ................................................ 10 FIGURE 3 - CHURCH ACCESS OFF ROUS ROAD .................................................................................................................. 10 FIGURE 4 - FLOWS ON INTERSECTION ............................................................................................................................. 11 FIGURE 5 - INTERSECTION LEVEL OF SERVICE DURING AM PEAK .......................................................................................... 11 FIGURE 6 - INTERSECTION QUEUE LENGTH DURING AM PEAK (NUMBER OF VEHICLES) ............................................................. 12 FIGURE 7 - PM PEAK HOURLY FLOW RATES ..................................................................................................................... 13 FIGURE 8 - PM PEAK HOUR QUEUE LENGTHS (NUMBER OF VEHICLES) .................................................................................. 13 FIGURE 9 - PM PEAK HOUR LEVEL OF SERVICE ................................................................................................................. 13 FIGURE 10 - VIEW TO THE LEFT .................................................................................................................................... 14 FIGURE 11 - VIEW TO THE RIGHT .................................................................................................................................. 15

Table of Tables TABLE 1 - PARKING CALCULATION SUMMARY .................................................................................................................. 18 TABLE 2 - TRAFFIC GENERATION SUMMARY ..................................................................................................................... 19


6

1.0 INTRODUCTION Greg Alderson and Associates Pty Ltd have been engaged by North Coast Church of Christ Trust to

prepare a Traffic Impact Assessment (TIA) for a development proposal at 39-43 Rous Road in

Goonellabah. The proposed development is for a new building to be used as a place of public

worship and community facility.

1.1 Project brief

The purpose of this TIA is to study the impact that the proposed development would have on the

surrounding road network and to propose mitigation measures if required. Also to examine the

parking numbers required by the proposed development.

The pre lodgement meeting notes as issued by Lismore City Council requires preparation of a Traffic

Impact Assessment which addresses the following items:

• Traffic generation (for both existing and proposed use),

• Parking generation,

• On merits assessment to obtain relevant traffic and parking generation rates,

• Safe site ingress and egress

It is the purpose of this report to address the above described items.

1.2 Relevant standards, specifications and guidelines

This TIA will be prepared in accordance with the following standards, specifications and guidelines:

• Guide to Traffic Generating Developments,

• RMS Traffic Control at Worksites manual,

• Australian Standards (in particular AS1742),

• Quality Assurance specifications,

• Austroads Guide to Traffic Management,

• Lismore City Council Development Control Plan Chapter 7.

1.3 Site location

The subject site is formally known as Lot A and B DP 415585 and Lot 4 DP 503960 No 39-43 Rous

Road, Goonellabah.

Figure 1 below depicts the location of the site with respect to its locality.

1.4 Development summary

The proposed development consists of a mixed development including demolition of an existing

Church building, demolition of an existing dwelling and construction of a place of public worship and

a youth and community facility.

1.5 Definitions

AADT Average Annual Daily Traffic; average traffic volume per day after

application of correction factors

ADT Average Daily Traffic; average traffic volume per day, based on a limited

survey period, typically 1 week.

Peak Flow Rate Hourly volume of vehicles during busiest part of assessment period. For

background traffic this can be either AM peak or PM peak; for development

traffic this refers to the largest hourly traffic flow expected during the peak

generation period.

Background Traffic Traffic composition as would typically exist without superposition of event

traffic


7

Heavy Vehicle For the purposes of this report: anything other than a pedestrian, cyclist,

motorbike or car

Figure 1 - Site locality, Source: Department of Lands Six Viewer


8

2.0 EXISTING SITE AND ROAD NETWORK

2.1 Land use

The existing site contains a residential dwelling and a church. The 2002 Guide to Traffic Generating

Developments (GTGD) provides traffic generation rates of 9 trips per dwelling per day and 0.85 trips

per dwelling during the peak hour.

Since the 2002 GTGD was issued, NSW Roads and Maritime Services (RMS) has published Technical

Direction 04a. This document was issued to update trip generation and parking information from the

2002 GTGD based on recent surveys. With respect to low density dwellings in Goonellabah, the

following information is provided:

• 6.54 daily vehicle trips

• peak hour trips per dwelling: 0.80

The existing church building has an auditorium with a 126m2 floor area, which is the main traffic

generating part of the church. Typically for a church, the Sunday morning traffic generation can be

calculated based on its car parking requirements, which are 1 per 10m2 of public floor space of 1 per

10 seats, whichever is greater. Thus a parking requirement of 13 spaces can be calculated. Thus, the

typical Sunday traffic generation would be in the order of 26 vehicles per day with a peak hour trip

generation of 14 vph.

Other uses of the existing church would be Friday night youth, weekday bible studies and other

meetings, which would typically have a lower traffic generation than the Sunday service.

Thus, the existing site would generate approximately 34 vehicle trips per day with a peak hourly rate

of approximately 14 vehicles per hour.

2.2 Road network

The subject property is located on the corner of Pleasant Street and Rous Road at approximately 400

metres from Ballina Road. This section will discuss the characteristics of these three roads

2.2.1 Pleasant Street

Pleasant Street is a 12 metre wide collector street with a design capacity of up to 3,000 vpd AADT as

per the Northern Rivers Local Government Design Specification – Geometric Road Design. It provides

access from Rous Road and Ballina Road to Campbell Crescent and Shearman Drive.

The January 2013 Traffic and Parking Assessment for the Lismore GP Super Clinic by Ardill and Payne

calculates a daily traffic volume of 3575 at the site location and an average peak hourly volume of

358 vph for 2013.

Adopting the 2% annual traffic growth as assumed in the AP report, we can calculate for the 2023

design year to have a daily traffic volume of 4358 vpd AADT. The associated peak hourly volume

would be 436 vph.

Our office has counted a peak hourly flow rate of 425vph based on a 15 minute sample in December

2013.

2.2.2 Rous Road

At the location of the subject site, Rous Road is a 12m wide road that could be classed as a Collector

Street as well as it provides access to single dwelling properties. Rous Road provides access to the


9

rural hinterland of Lismore and Alstonville and eventually provides access to the Pacific Motorway at

Wardell via its connection with Wardell Road.

The 2013 AP report calculates 7379 vehices per day AADT and 693 vph average peak. This would

mount to 8995 vpd AADT in the 2023 design year and 845 vph average peak hour.

Our office has counted a peak hourly flow rate of 880 vph at the Pleasant Street intersection based

on a 15 minute sample in December 2013.

2.2.3 Ballina Road

Ballina Road is an arterial road connecting Ballina with Lismore. At the location of the site it is a four

lane divided road with two lanes in each direction. The daily traffic volume approximately 350

metres west of the Invercauld Road intersection in April 2012 was 29,000 vpd.

2.2.4 Site access

The subject site currently has three access points. The first access point is off Pleasant Street at

approximately 20 metres from the intersection with Rous Road (Figure 2). In the minutes of the Pre

Lodgement Meeting with Council held on the 14th

of May it is requested that this access be removed

and the upright kerb reinstated for this development.

The second existing site access provides access from Rous Road onto the subject site, see Figure 3.

The cross over is approximately 4.5 metres wide and only provides access for a left turn off Rous

Road. Right turn access off Rous Road is impeded by the concrete island. The access is located at

approximately 15 metres from the Pleasant Street intersection.

The third access is a 3m wide concrete strip driveway to the existing residence on Lot 4. It is

proposed to retain the two access off Rous Road. The southern access would be a 3.5m entry only,

the northern access a 3.5m exit only. We propose that no stopping signs are placed at 5 metres from

either end of the entry and access driveways in order to provide efficient ingress and sight distance

upon egress.


10

Figure 2 - Pleasant Street access as seen from footpath at Rous Road intersection

Figure 3 - Church access off Rous Road

2.2.5 Intersection of Pleasant Street with Rous Road

The intersection of Pleasant Street with Rous Road is an unsignalised urban intersection with a

southbound channelised right hand turn from Rous Road onto Pleasant Street. The length of the

channelised right turn is approximately 110 metres.

An intersection flow count was performed at this intersection on the morning of Thursday the 5th

of

December 2013. Between 8:05 and 8:20am, the number of vehicles for each flow direction were

counted. Figure 4 provides an overview of the traffic numbers during a one-hour AM peak period

based on the 15 minute count. A SIDRA analysis was performed to assess level of service of this

intersection and queue lengths. The results are depicted in Figure 5 and Figure 6. During the

observation period, the largest queue length observed was 5 vehicles in Pleasant Street, which

corresponds to the calculated values in Figure 6.

When these volumes are compared to figure 4.9b of Austroads Guide to Road Design – Part 4A:

Unsignalised and signalised intersections, it is observed that the volumes on this intersection would

warrant an auxiliary left turn lane out of Pleasant Street, which would reduce the queuing issue to

virtually no queue on the left hand turn and a 3 vehicle queue on the right hand turn. The level of

service would improve to A on the left hand turn.


11

Figure 4 - Flows on intersection

Figure 5 - Intersection Level of Service during AM peak


12

Figure 6 - Intersection queue length during AM peak (number of vehicles)

Figure 7 to Figure 9 depict the modelling results for the PM peak based on a 15 minute survey

between 3.45pm and 4.00pm on Thursday the 12th

of December 2013. The level of service on the

western side of Pleasant Street is better than during the AM peak, but queue lengths are similar.


13

Figure 7 - PM peak hourly flow rates

Figure 8 - PM peak hour queue lengths (number of vehicles)

Figure 9 - PM peak hour level of service


14

2.3 Intersection sight distance at Pleasant Street and Rous Road intersection

Sight distances from Pleasant Street onto Rous Road were estimated using a Nikon Forestry 550

range finder. Figure 10 shows the view to the left at the intersection when coming from the west

along Pleasant Street. A good view is provided all the way to the Rous Road roundabout on Ballina

Road. It is estimated that the sight distance is approximately 350 metres.

Figure 10 - View to the left

Figure 11 shows the view to the right. This view is impeded by the street trees along Rous Road and

the power pole on the intersection. It is estimated that the sight distance to the right is

approximately 100 metres with a measuring accuracy of approximately 5 metres.

The Austroads Guide to Road Design – Part 4A: Unsignalised and signalised intersections table 3.2

indicates that for a reaction time of 2 seconds, the SISD for a 50km/h design speed would be 97

metres. Therefore, the sight distance to the left is more than sufficient and the sight distance to the

right would also comply.


15

Figure 11 - View to the right

3.0 TRAFFIC AND PARKING GENERATION

The calculation for the generation of traffic and parking are performed based on the Lismore DCP 7,

the RTA Guide to Traffic Generating Developments (including updates) and on merits assessment

where required.

3.1 Development description

For the purpose of the calculation of traffic and parking generation, the proposed development is

divided into the following parts:

Place of Worship:

• Church worship hall 299m2 / 152 seats

• Ancillary storage / studio 73m2

• Ancillary offices, meeting & children’s room & toilets 140m2

• Ancillary meeting room 37m2

Community facility:

• Kitchen 41m2

• Storage 35m2

• Deck seating area 82m2 / 20 seats

• Toilets and showers 61m2

• Training rooms up to 20 students

• Co-location office space 34m2

• Reception, waiting area and offices 201m2

• Social enterprise rooms 50m2


16

3.2 Place of worship

3.2.1 Existing and proposed use

The section of the building dedicated to the use of place of worship, will replace the existing place of

worship that is being operated by the North Coast Church of Christ. The existing church has a

capacity to hold 100 worshippers and an auditorium floor area of 126m2.

The new church auditorium will have a capacity of 152 seats with a gross floor area of 299m2.

Associated with the church use are the ancillary storage/studio, offices, meeting and children’s room

and toilets and meeting room. These additional uses are ancillary to the church and are not traffic or

parking generating entities themselves. Therefore the only traffic and parking generating section of

the place of worship is the auditorium.

3.2.2 Parking requirements

The Lismore DCP chapter 7 describes the following requirements for car parking at a public place of

worship: “1 per 10 seats or 1 per 10 m2 of public floor space, whichever is greater”. The car parking

requirement based on the number of seats would result in 15 spaces. The requirement based on the

floor area would be 30. Therefore, 30 car parks would be required in accordance with the DCP.

As calculated in the previous chapter, the car parking requirements for the existing church would be

13.

3.2.3 Traffic generation

Typically for a church in this area, the vast majority traffic for a service would arrive within a half

hour time frame, if volunteers and staff are excluded. To be conservative, the traffic generation is

calculated by multiplying the number of car parks required by two to calculate the hourly traffic

flow.

The traffic additional generation of the proposed church with respect to the existing church would

thus be calculated to be (30 spaces proposed – 20 spaces existing) x 2 = 20 vph for a service. That is

20 vph during arrival and 20 vph during departure.

3.2.4 Timing and additional uses

The above calculations are based on the use for a regular Sunday morning service. The Sunday use is

typically all day between 8am and 8pm and includes morning and evening services, lunch, music and

board games. Additional uses during the week would be as follows:

• Weddings – typically on Friday, Saturday or Sunday. Number of guests for wedding service

would not exceed approved seating capacity. Traffic and parking generation similar to

Sunday morning service.

• Funerals – Could be held during any part of the day. Use would include funeral service and

tea afterwards. Traffic and parking generation similar to Sunday morning service.

• Youth groups on Friday nights between 5.30pm and 9pm. Traffic and parking requirements

likely to be less than on a regular Sunday morning

• Bible studies on Wednesday night from 6pm – 9pm. Traffic and parking requirements likely

to be less than on a regular Sunday morning

• Music practice on Thursday night. Traffic and parking requirements likely to be less than on a

regular Sunday morning.

• Men’s breakfast – Monthly on Saturday morning. Traffic and parking requirements likely to

be less than on a regular Sunday morning.

• Staff meetings – Any day or time. Traffic and parking requirements likely to be less than on a

regular Sunday morning.


17

3.3 Community facility

The community facility contains the following main subsections:

• Youth training cafe

• Toilets and showers

• Training rooms

• Offices

• Social enterprise rooms

3.3.1 Youth training cafe

The youth training cafe can serve both other uses of the building as well as the general public and

includes the kitchen, storage and deck seating area. Therefore, the traffic and parking requirements

will conservatively be calculated based on the DCP rates for a refreshment room.

Council’s parking requirements are 1 per 3 seats + 1 per 2 employees or 15 per 100m2 whichever is

greater. 20 seats are proposed on the deck area, which would result in 7 car parking spaces

assuming employees are part of ancillary building use. If floor areas are used, then the parking

required for the kitchen + storage is 6.15 and for the deck seating area 12.3. Adding up and rounding

up to the nearest integer results in 18 car parks.

Traffic generation is calculated based on the 2002 Guide to Traffic Generating Developments (GTGD)

requirements for a restaurant, which calculates a daily generation of 60 trips per 100m2 GFA and a

peak hourly rate of 5 trips per 100m2. This is the traffic generation during the background peak

period. Thus, based on the combined floor area of the kitchen, cafe and deck, the traffic generation

is:

• (41m2 + 82m

2)/100m

2 x 60 vpd = 73.8 vpd

• (41m2 + 82m

2)/100m

2 x 5 vpd = 6.2 vph peak hour

3.3.2 Toilets and showers

The toilets and showers are ancillary to other building uses and are not a traffic generating entity by

themselves and are therefore not incorporated in parking and traffic calculations.

3.3.3 Training rooms

The training rooms will provide training facilities for community hire. Both rooms have a floor area

of 15m2 and have a capacity of 10 students each. These students would typically be of secondary

school age.

For the parking requirements, allowance is made for one per two employees plus 1 per 10 students.

However, most students come by bus or use bikes and motor bikes as these forms of travel are often

more affordable. Thus we can calculate 3 car parks required.

Traffic is generated in the following ways:

• Arrival and departure of staff

• Arrival and departure of students in a car they drive themselves

• Arrival and departure of student drop-off vehicle. 2x per activity.

The community facility have their own bus with which they will pick up and drop off students.

However, in order to be conservative, the largest typical traffic generation is calculated.

The largest typical peak traffic generation would be when all students are dropped off by a non-

student in a car. Allowing for one vehicle for staff, in one hour 21 vehicles would arrive and 20

depart (or vice versa).


18

3.3.4 Offices

The offices consist of four colocation spaces and 12 offices. The colocation spaces can be hired out

on a daily basis to third parties. The 12 offices are offices of individual employees and youth

workers. These employees and youth workers are typically working away from their office, but

would use their office as a private office with telephone, computer and storage of documents. We

have been advised by the Client that typically, only a few staff members would be in the offices at

any one time. We would adopt the DCP rates for commercial premises as a base for calculating

parking requirements.

The Lismore DCP chapter 7 prescribes for commercial premises (banks/offices): “1 per 30m2 GFA ...

Minimum of 2 spaces per office”. This however is based on an assessment of commercial office that

has staff working in the office consistently during office hours. Applying the minimum of 2 spaces

per office would not be applicable to this development.

We propose to calculate parking requirements based on the GFA rate of 1 per 30m2

. Combining the

GFA of the colocation spaces, reception, waiting area and offices a floor area of 235m2 can be

calculated. The associated parking requirement is 8.

Traffic generation will be based on the GTTGD, prescribing a daily trip generation of 10 per 100m2

GFA and a peak hour vehicle trips of 2 per 100m2 GFA. This is the traffic generation during the

background peak period.

The resulting traffic generation is:

• 235m2 / 100m

2 x 10 vpd = 23.5 vpd

• 235m2 / 100m

2 x 2 vph = 4.7 vph

3.3.5 Social enterprise rooms

The social enterprise rooms are available for sub lease by registered charities and social enterprises.

Typical uses would be an op shop or cleaning and property maintenance.

For parking requirements, the DCP chapter 7 rates for individual shops will be used. This is a rate of

4.4 per 100m2 GFA. Based on a combined GFA of 46.4 m

2, 2 car parking spaces are required.

GTTGD rates for commercial premises will be used to calculate traffic generation. Thus the resulting

traffic generation is:

• 46.4m2 / 100m

2 x 10 vpd = 4.6 vpd

• 46.4m2 / 100m

2 x 2 vpd =0.9 vph

3.4 Total traffic and parking requirements

3.4.1 Parking

Table 1 below provides a summary of the parking calculations.

Table 1 - Parking calculation summary

Section of

building

Use Parking

requirement

Timing

Church Sunday services 30 Sunday 8am-8pm

Other uses during the week

(youth, bible studies)

< 30 Monday to Friday after

hours

Funerals 30 Any day Monday to

Saturday.


19

Weddings 30 Any time Friday, Saturday

or Sunday

Staff meetings <8 Any time or day

Men’s breakfast <30 Saturday morning

Community

Facility

Youth training cafe 16 Monday to Saturday,

7am – 4pm

Training rooms 3 Monday to Friday, office

hours

Offices 8 Monday to Friday, office

hours

Social enterprise rooms 2 Monday to Saturday,

office hours

Based on the above, we recommend that if a funeral or wedding is on, that the cafe and training

rooms are not used by others. Any overflow parking could be provided on the street.

Excluding the weddings and funerals, the largest car parking demand would be on weekdays. The

maximum total would be 29. This figure however is based on a full cafe only serving general public.

This is not likely scenario as the main use of the cafe would be to support the other building

functions.

The development application provides 28 car parking spaces, which is deemed sufficient for the vast

majority of the proposed use. The church would have existing rights to park in the street, which

provides for additional overflow.

3.4.2 Traffic generation

Table 2 provides an overview of the traffic generation calculated in the previous section excluding a

reduction for existing use.

Table 2 - Traffic generation summary

Section of

building

Use Daily traffic generation

(vpd)

Peak hour

traffic

generation

(vph)

Timing

Church Sunday services <80 30 Sunday 8am-8pm

Other uses during

the week (youth,

bible studies)

<80 <30 Monday to Friday

after hours

Funerals 40 20 Any day Monday to

Saturday.

Weddings 40 20 Any time Friday,

Saturday or Sunday

Staff meetings 16 <8 Any time or day

Men’s breakfast <40 <20 Saturday morning

Community

Facility

Youth training cafe 94.8 6.2 Monday to

Saturday, 7am –

4pm

Training rooms 42 41 Monday to Friday,

office hours

Offices 23.5 4.7 Monday to Friday,

office hours


20

Social enterprise

rooms

4.6 0.9 Monday to

Saturday, office

hours

The net traffic generation on a Sunday is the traffic generated by the development minus the sum of

the traffic generated by the existing church and the existing single dwelling house. For the latter,

traffic generation rates as publised in the TDT2013/04a is used.

Thus on a Sunday, the net traffic generation is 80 – 26 (existing church) – 6.54 (existing dwelling) =

47 vpd

Peak hourly traffic increase on a Sunday is calculated to be 30 – 13 (existing church) – 0.8 = 16 vph

For Monday to Saturday, the daily net traffic generation is: 94.8 + 42 + 23.5 + 4.6 + 16 – 6.54 = 174

vpd. The net peak hourly traffic generation increase is: 7.9 + 41 + 4.7 + 0.9 + 8 – 0.8 = 62 vph.

3.5 Impact of development

The largest impact of generated traffic is during the week. As calculated in the previous chapter, the

2023 design year AADT on Rous Road at the subject site is 8995 vpd. The additional 174 vpd

generated by this development results in a 1.9% increase in daily traffic. During peak hour, this

increase is 62 / (62 + 845) x 100% = 6.8%.

The calculated traffic increases are small and are not likely to significantly worsen the level of service

on the surrounding road network.

5.0 CONCLUSIONS AND RECOMMENDATIONS

The proposed development includes the provision of 28 car parking spaces which is deemed

sufficient to support the parking requirements of the development. However, when a funeral or

wedding is held at the site, it is recommended to not operate the cafe and the training centre.

No stopping signs would need to be placed 5 metres either side of the access points to maintain

sight distance and ingress efficiency.

The traffic generated by the development is deemed negligible and would not negatively affect the

level of service on the surrounding road network.


21

REFERENCES

Guide to traffic generating developments, Roads and Traffic Authority, Sydney, issue 2.2, October

2002

Technical Direction 2013/4a – Guide to Traffic Generating Development – Updated traffic surveys,

NSW Transport Road and Maritime Services, Sydney, August 2013

Traffic Control at Work Sites, Roads and Traffic Authority, Sydney, version 4.0, June 2010

Austroads Guide to Traffic Management Part 3: Traffic Studies and Analysis, Austroads Inc., Sydney,

August 2009

Austroads Guide to Road Design Part 3: Geometric Design, Austroads Inc., Sydney, August 2009

Austroads Guide to Road Design Part 4A: Unsignalised and Signalised Intersections, Austroads Inc.,

Sydney, August 2009

Off Street Carparking, Lismore City Council DCP Chapter 7, August 2008

Northern Rivers Local Government Design Specification – Geometric Road Design, August 2013

Traffic and Parking Assessment for Lismore GP super clinic, Ardill Payne and Partners, Ballina,

January 2013.


APPENDIX No. 6

Preliminary Aboricultural Impact Assessmentby Douglas Blythe & Salli Prendergast.

DA submission 16 DECEMBER 2013

PRELIMINARY ARBORICULTURAL IMPACT ASSESSMENT

RE: Goonellabah Community Hub

for Northern Rivers Church of Christ

39 Rous Road Goonellabah NSW

Lot A & B DP 415585 & Lot 4 DP 503960

Inspection & Assessment carried out by:

Douglas Blythe (Horticulturalist) Tree Surgery Certificate (1979) & Trade Certificate

Landscape Gardening (1977), 40 years Horticultural, Aboricultural & Landscaping

experience &

Salli Prendergast (Building & Landscape Designer) B.A. (Architectural Studies & Art

History), 16 years Landscape Architecture experience

1. Introduction

This preliminary arboricultural impact assessment has been prepared with

consideration to the final layout of the proposed Goonellabah Community Hub (as

per A Little Left Field DA drawings Jan 13). The assessment has been developed

through undertaking a site inspection and a preliminary tree assessment.

The report identifies a significant tree on the site, Eucalyptus tereticornis (Forest Red

Gum). The report identifies possible impacts on trees of the existing and proposed

development and explains the encroachment into the calculated Structural Root

Zone (SRZ) and Tree Protection Zone (TPZ) (refer to AS 4970—2009 Protection of trees

on development sites Clause 3.3.2).

A preliminary review of architectural, services and landscape plans has been

undertaken to provide an accurate impact assessment. The report includes a Tree

Preservation Zone Plan – Existing (Terra Spatial drawing 1.01) and Tree Preservation

Zone Plan – Proposed (Terra Spatial drawing 1.01). A copy of these drawings will

form part of the development plans.

2. Report of Significant Tree

The tree identified for detailed assessment is the large mature Forest Red Gum

located in the north of block, on the corner of Rous Road and Pleasant Street.


Tree No.1 - EUTE

(a) Botanical Identification

Botanical Name: Eucalyptus tereticornis

Common Name: Forest Red Gum

(b) Vigour

The tree shows good health and vigour, but it is at a mature stage of life. During dry

seasons there will be considerable die back in the crown and strong winds have

broken off large branches. This has allowed insect and pathogens to enter and

decay has become established in the heartwood of the tree. This has spread

upward from the ground forming hollows in the trunk.

(c) Structure

The structure shows a predisposition to a naturally uniform shape, however, the

crown appears to have been subjected to regular pruning on the eastern side due

to the proximity to overhead power lines.


(d) Dimensions

Height: 25 m

Crown spread: 18 m diameter

DBH (Trunk diameter measured at 1.4 m above ground): 1.6 m

(e) Age Class

Mature, 200 – 220 years. Eucalypts containing large hollows are rarely less than 220

years old. (Hughes, 2007)

(f) Estimated Life Expectancy

In excess of 250 years. However, overmature trees are prone to further loss of larger

limbs and increased attack by insects and pathogens. As the centre rot of the trunk

increases, the trees lose strength. Some blow over during strong winds while others

collapse under their own weight.

(g) Heritage and/or Cultural Matters

The tree is significant due to its advanced age and prominent location on a main

road in Goonellabah. It is one of the oldest representations of a locally indigenous

species that occurs in fragments in surrounding environment and in larger protection

areas nearby.

(h) Ecological and Habitat Matters

This Forest Red Gum specimen is a hollo- bearing habitat tree, the hollows in the trunk

or limbs are suitable for nesting birds, arboreal marsupials (such as possums), native

mammals (such as bats).

Although large hollow-bearing trees are rare and occur predominately in older trees,

vertebrate species strongly select for them as nest and roost sites. (Hughes, 2007)

Eucalyptus tereticornis is also a Koala Habitat Species. However, as it is in a relatively

isolated urban position, with no connectivity to other koala habitat trees there is a

low likelihood of it being currently used as habitat by koalas.

Large hollow in tree may provide habitat for wildlife


As there are other E. tereticornis in the street and more in the surrounding environs,

the overall effect on the local, already fragmented ecology would not be severely

affected by its removal.

(i) The Location Relative to Existing Site Features

The Forest Red Gum is located approximately 12 m west of Rous Road, 9 metres from

the concrete footpath and 10m from the overhead power lines. It is 14 m south of

Pleasant Street and 14 m east of the existing Church of Christ.

The tree is surrounded on two sides by an existing gravel driveway. This driveway

currently constitutes a major encroachment (45%) into the Tree Preservation Zone

(TPZ). Moreover it is also a major encroachment (13%) into the Structural Root Zone

(SRZ). (See Appendix 1 - Calculating Tree Protection Zone (TPZ) & Structural root

zone (SRZ) and DWG 1.01 Tree Preservation Zone Plan – Existing).

If the existing situation remains with this area continually being used as a trafficable

area, the compaction and erosion damage to the root system will ultimately

severely affect the viabil ity of the tree and could result in early senescence

('dieback'). Damage to any one part of the tree will affect its functioning as a whole.

The compaction and erosion has already contributed to the weakening of the tree,

Approximately 0.5 m

erosion at base of tree

due to driveway traffic as

well as other existing and

prior uses of site


with storms in the last 12 months resulting in large dropped limbs and a high possibil ity

of future loss of large branches.

(j) Other Matters Relevant to the Site

The land is within land subject to the SE Comprehensive Koala Management Plan

(KPOM) however it is not on lands greater than one hectare in area to which State

Environmental Planning Policy (SEPP) 44 - Koala Habitat Protection applies. The land

is not identified as either primary or secondary A or B koala habitat though there are

such council owned lands relatively close to the site.

(k) Retention Value.

Hollow bearing trees generally have a high retention value. The Loss of Hollow-

bearing Trees is listed as a Key Threatening Process in Schedule 3 of the Threatened

Species Conservation Act as, in the opinion of the Scientific Committee:

“(a) it adversely affects threatened species, populations or ecological communities,

or (b) could cause species, populations or ecological communities that are not

threatened to become threatened.” (Hughes, 2007)

However, the retention value of the subject tree, unfortunately, is low due to the

unsuitability of this particular species in a built up urban area. Its advanced age and

natural behaviour causes concern over the risk to humans from falling branches, as

well as damage to property and the potential for litigation. This tree is incompatible

with its context and the site’s current and proposed community use.

Major limb drop during storm in 2013


Retention of the tree interferes severely with the viability of the proposed Community

Hub. Despite all efforts with the architectural and traffic design, there is no possibil ity

with the current community design brief of avoiding major encroachments into the

Tree Preservation Zone (TPZ) which would result in the destruction of the tree. (See

Appendix 1 and Tree Removal Plan)

3. Other recommendations

Replacement Planting

It is recommended that the tree to be removed be replaced at a ratio of at least 1 :

10 by more suitable indigenous species for the location and the proposed use,

incorporated into the new Community Hub’s landscaping on site. Refer to Table 1 –

Recommended Indigenous Species (to be planted on site) and Landscape

Architect’s Plans for locations of plants.

Table 1 - Recommended Indigenous Species (to be planted on site)

Botanical Name Common Name Height

(m)

No.

Large Trees

Brachychiton acerifolius Flame Tree >10 1

Waterhousea floribunda Weeping Lily Pilly >10 12

Small Trees & Shrubs

Grevillea ‘Honey Gem’ Grevillea ‘Honey Gem’ 3 - 4 4

Syzygium australe

‘Resilience’ Resilience Lily Pilly 2 - 3 124

Syzygium ‘Cascade’ Cascade Lily Pilly 2 - 3 28

Syzgium leuhmannii ‘Lulu’ LuLu Lily Pilly 4 35

Syzygium paniculatum

‘Elite’ Elite Lily Pilly 3 18

In addition to replacement planting on the subject site, it is also recommended that

Koala food species be planted in a suitable location off the property. Lismore

Development Control Plan – Part A notes that:

“Replacement planting may include Koala food trees. If replacement within

residential allotments is not appropriate, the applicant/owner may be required to

plant such species on Council’s public reserves, or alternatively pay a fee for Council

to organise replacement planting and maintenance. “


Accordingly, it is recommended that Koala food species as listed in Table 2 –

Recommended Koala Habitat Species to be planted on Council’s public reserves by

the developer, or alternatively a contribution be made to Council to organise

replacement planting and maintenance.

Table 2 - Recommended Koala Habitat Species (to be planted on Council’s

Public Reserves)

Botanical Name Common Name Height (m)

Eucalyptus bancroftii Orange gum >10

Eucalyptus eugenoides Thin-leaved Stringybark >10

Eucalyptus globoidea White stringybark >10

Eucalyptus microcorys Tallowwood >10

Eucalyptus propinqua Small-fruited grey gum >10

Eucalyptus punctata Grey gum >10

Eucalyptus robusta Swamp mahogany >10

Eucalyptus seeana Narrow-leaved Red Gum >10

Eucalyptus tereticornis Forest red gum >10

Replacement Planting Ratio

It is suggested that - due to the advanced age and ecologically significance of the

hollow bearing habitat tree - the replacement ratio of Koala Habitat Species be

higher than that normally required.

According to description in the Lismore Development Control Plan Part A Chapter 14

- Preservation of Trees or Vegetation the tree would fall into the ‘habitat tree’ class,

which prescribes a replacement ratio 1 : 2. Although the SE Comprehensive Koala

Management Plan (KPOM) does not apply to the subject site, the replacement ratio

for removal of koala food trees is 1 : 10.

However, to better offset the long term effects of the resulting loss of hollow bearing

habitat, it is recommended that the replacement ratio of the removed tree to be at

least 1 : 20.


Inspection of Hollows & Branches for Inhabiting Wildlife Species & Relocation of those

Species

Inspection/observation of the tree’s hollows and branches for any inhabiting wildlife

should be carried out by a suitably qualified wildlife carer.

Any species found inhabiting the tree should be removed prior to removal of tree

under the supervision of a wildlife carer and relocated to an appropriate nearby

sanctuary. The hollows should be sealed during the time between removal of wildlife

and removal of tree.

Replacement of Hollows with Nest Boxes

Also, it is recommended that the loss of hollows in the tree be supplemented by

providing nest boxes in appropriate places on and/or off site to provide sanctuary

for bats, arboreal mammals and breeding birds. If located on site they should be

mounted proximate to the canopy of the neighbouring E. tereticornis on the western

boundary.

Heritage Consideration

In view of the landmark that the old growth tree has provided for the local area for

so many years, it would be respectful that investigation be made in regard to the

possibil ity of harvesting potentially millable timber for use in a public art piece either

within a public space in the proposed Community Hub or in a public space

elsewhere in Goonellabah. The removal of the tree should be done in consultation

with the artist in order to ensure that the most desirable parts of the tree are kept

intact for this purpose.

Please direct any queries regarding the above report to Salli Prendergast (email:

[email protected]).

SALLI PRENDERGAST

Terra Spatial Design

Reference

L. Hughes, Loss of Hollow-bearing Trees - key threatening process determination

http://www.environment.nsw.gov.au/determinations/lossofhollowtreesktp.htm Oct 2007

mailto:[email protected]

http://www.environment.nsw.gov.au/determinations/lossofhollowtreesktp.htm


Appendix 1 - Calculating Tree Protection Zone (TPZ) & Structural root zone

(SRZ)

Tree Protection Zone (TPZ)

The tree protection zone (TPZ) is the principal means of protecting trees on

development sites. The TPZ is a combination of the root area and crown area

requiring protection. It is an area isolated from construction disturbance, so that the

tree remains viable. The TPZ incorporates the structural root zone (SRZ).

Determining the TPZ

The radius of the TPZ is calculated for each tree by multiplying its DBH × 12.

TPZ = DBH × 12

Where DBH (trunk diameter measured at 1.4 m above ground) = 1.6 m

Radius is measured from the centre of the stem at ground level.

A TPZ should not be less than 2 m nor greater than 15 m (except where crown

protection is required).

TPZ radius = 1.6 x 12

= 19.2 m

Which is greater than 15 m, therefore the

TPZ radius = 15 m

Structural root zone (SRZ)

The SRZ is the area required for tree stability. A larger area is required to maintain a

viable tree.

The SRZ has been calculated to ascertain the degree of intrusion into this zone.

An indicative SRZ radius has been determined from the trunk diameter measured

immediately above the root buttress using the following formula.

Root investigation may provide more information on the extent of these roots.

SRZ radius = (D × 50)0.42 × 0.64

Where D (trunk diameter measured at 1.4 m above ground) = 1.6 m

SRZ radius = (1.6 x 50)0.42 x 0.64

= 4.03 m

MAJOR ENCROACHMENT OF EXISTING DRIVEWAY & ROADS INTO TPZ - 45%

MAJOR ENCROACHMENT OF EXISTING DRIVEWAY INTO SRZ - 13%

1. EUTE

SRZ RADIUS 4030 MM

TPZ RADIUS 15000 MM

DRAWING TITLE

PROJECT

CLIENTNORTH COAST CHURCH OF CHRIST TRUST

SCALES

DRAWN BY

PROJECT NO.

NOTESUSE DIMENSIONS PROVIDED IN PREFERENCE TO SCALED.CHECK ALL DIMENSIONS ON SITE PRIOR TO FABRICATIONOR SETOUT. REFER DISCREPANCIES TO TERRASPATIAL.(C) COPYRIGHT ALL RIGHTS RESERVED.

NORTH

DATE

REVISIONDWG NO.17.12.13SP

13L07

REV AMMENDMENTSDATE

LEGENDEUCALYPTUS TERETICORNIS (FOREST RED GUM)

STRUCTURAL ROOT ZONE (SRZ)

TREE PRESERVATION ZONE (TPZ)

ENCROACHMENT INTO SRZ

ENCROACHMENT INTO TPZ

GOONELLABAH COMMUNITY HUB LOT A & B DP 415585 LOT 4 DP 50396039 ROUS ROAD, GOONELLABAH

1. EUTE

1:200 @ A3

TREE PRESERVATION ZONE - EXISTING PLAN

1.01SOURCE: WADE ENGINEERING SURVEYING DRAWING DATED FEBRUARY 2013

DA1 191213 DA ISSUE

DA1DA ISSUE19.12.13

1. EUTE

PLEASANT STREET

ROUS

ROA

D

ENTRY

2181

0

28500

3292

0

1205

0

extended eve(1200)

Shutt

er ov

er

serve

ry

SURV

EY B

OUND

ARY

existing EASEMENTfor drainage

Security door

3030 4200

18762

Disabled ParkingBay

Disabled ParkingBay

3500

Approx. distance to boundary

Approx. distance to boundary

Appr

ox.

distan

ce to

bo

unda

ry

Bollard

Existing hall & shed to be demolished in accordance with BCA & AS demolition guidelines

maintain existing paling fence and mesh fence

Please see landscape plan for landscaping details in this area

600

O/H

A3.06

A'

A3.06

B

29685

9140

7231

14525

1040

012

050

9675

ENTRY

EXIT

2793

0

FOOTPATHFOOTPATH

BIke parking

Motorbike park

Motorbike park

Motorbike park

Bio Retention Area

Bio Retention Area

Gate

A3.06

A

UNDERGROUND WATER TANK

Trees to be removed(please see landscaping plan)

Trees to be removed(please see landscaping plan)

6041

4

New driveway exit to Engineer'sfuture details

Screening Plantings along boundary

Scre

ening

Plan

tings

alon

g bou

ndar

y

3500

MAJOR ENCROACHMENT OF PROPOSED PARKING & EXISITNG ROADS INTO TPZ - 63%

MAJOR ENCROACHMENT OF PROPOSED PARKING INTO SRZ - 92%

POTENTIAL LOCATION FOR NESTING BOXES ON SITE IN CANOPY OF NEIGHBOURING EUCALPTUS TERETICORNIS

SRZ RADIUS 4030 MM

TPZ RADIUS 15000 MM

DRAWING TITLE

PROJECT

CLIENTNORTH COAST CHURCH OF CHRIST TRUST

SCALES

DRAWN BY

PROJECT NO.

NOTESUSE DIMENSIONS PROVIDED IN PREFERENCE TO SCALED.CHECK ALL DIMENSIONS ON SITE PRIOR TO FABRICATIONOR SETOUT. REFER DISCREPANCIES TO TERRASPATIAL.(C) COPYRIGHT ALL RIGHTS RESERVED.

NORTH

DATE

REVISIONDWG NO.17.12.13SP

13L07

REV AMMENDMENTSDATE

LEGENDEUCALYPTUS TERETICORNIS (FOREST RED GUM)

STRUCTURAL ROOT ZONE (SRZ)

TREE PRESERVATION ZONE (TPZ)

ENCROACHMENT INTO SRZ

ENCROACHMENT INTO TPZ

GOONELLABAH COMMUNITY HUB LOT A & B DP 415585 LOT 4 DP 50396039 ROUS ROAD, GOONELLABAH

1. EUTE

1:200 @ A3

TREE PRESERVATION ZONE - PROPOSED PLAN

1.02

TO BE REMOVED

SOURCE: A LITTLE LEFT FIELD SITE & ROOF PLAN DRAWING DATED FEBRUARY 2013

NOTE: - FOR RECOMMENDED REPLACEMENT TREES ON SITE REFER TO ALDERSON & ASSOC. LANDSCAPE PLAN

- FOR RECOMMENDED REPLACEMENT TREES ON COUNCIL RESERVES REFER TO TERRA SPATIAL PRELIM ARBORICULTURAL REPORT DATED DECEMBER 2013

DA ISSUE19.12.13

DA1 191213 DA ISSUE

DA1


APPENDIX No. 7

Landscape Plansby Nick Alderson.

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APPENDIX No. 8

Water and Wastewater Assessmentby Greg Alderson & Assoc. Pty Ltd.


APPENDIX No. 9

Stormwater Management Reportby Greg Alderson & Assoc. Pty Ltd.

GOONELLABAH COMMUNITY HUB

STORMWATER MANAGEMENT REPORT

For: North Coast Church of Christ Trust

18 December 2013

Greg Alderson & Associates

Chartered Professional Engineers and Scientists civil / structural / environmental / traffic / acoustics

Copyright 2013 Greg Alderson & Associates

133 Scarrabelottis Road, Nashua, NSW t: (02) 6629 1552 fax: (02) 6629 1566 e: [email protected]

w: www.aldersonassociates.com.au

Goonellabah Community HUB – STORMWATER MANAGEMENT REPORT

For North Coast Church of Christ Trust

Published by:

Greg Alderson and Associates Pty Ltd

ABN:60 059 559 858


Nashua, NSW, 2479

T: 02 6629 1552



18th December 2013

DOCUMENT CONTROL SHEET

Document title: Goonellabah Community HUB Stormwater Management

Report

Document reference: 14097_SMR

Client: North Coast Church of Christ Trust

Client contact: John Brice

Authors: Michiel Kamphorst – MSc(Aer Eng), MIEAust (Civil)

Sandra Norris – BappSc (Cons Tech)

REVISION

NUMBER

DATE OF ISSUE PREPARED BY CHECKED BY ISSUED BY

0 18/12/2013 MK SN MK

Copyright © 2013 Greg Alderson and Associates Pty Ltd

ABN:60 059 559 858


Nashua, NSW, 2479

T: 02 6629 1552



Table of Contents Table of Figures .......................................................................................................................................... 4

Table of Tables ........................................................................................................................................... 4

1.0 BACKGROUND ................................................................................................................................ 5

1.1 Site Location ............................................................................................................................... 5

1.2 Site Description & Existing Development .................................................................................. 5

1.3 Development summary ............................................................................................................. 5

2.0 STORMWATER MODELLING ........................................................................................................... 7

2.1 Rainfall Intensity-Frequency-Duration Relationship .................................................................. 8

2.2 Catchment Areas ........................................................................................................................ 8

2.3 Stormwater Discharge Calculations ........................................................................................... 8

3.0 ON-SITE DETENTION OF STORMWATER ........................................................................................ 9

4.0 STORMWATER QUALITY MANAGEMENT ....................................................................................... 9

5.0 EXISTING DRAINAGE EASEMENTS AND FLOW PATHS ................................................................... 9

6.0 MAJOR STORM EVENT ................................................................................................................. 10

7.0 MAINTENANCE ............................................................................................................................. 10

8.0 GENERAL STORMWATER DRAINAGE CONSTRUCTION ................................................................ 11

9.0 CONCLUSION ................................................................................................................................ 12

10.0 REFERENCES – INFORMATION SOURCES ..................................................................................... 12

APPENDIX A – ONSITE DETENTION CALCULATIONS ................................................................................ 13

APPENDIX B STORMWATER MANAGEMENT PLAN ............................................................................. 15

Table of Figures FIGURE 1 - SITE LOCALITY, SOURCE: DEPARTMENT OF LANDS SIX VIEWER .................................................................................. 6 FIGURE 2 - STORMWATER DRAIN BETWEEN LOT B AND LOT 4 .................................................................................................. 7 FIGURE 3 - PARTIALLY BLOCKED PIPES ................................................................................................................................. 7

Table of Tables TABLE 1 - LISMORE CITY COUNCIL IFD TABLE ....................................................................................................................... 8 TABLE 2 - CATCHMENT SUMMARY ...................................................................................................................................... 8 TABLE 3 – 10 YEAR STORMWATER DISCHARGE SUMMARY (WITHOUT DETENTION) ..................................................................... 8 TABLE 4 - 1 YEAR STORMWATER DISCHARGE SUMMARY (WITHOUT DETENTION) ......................................................................... 8

1.0 BACKGROUND Greg Alderson and Associates Pty Ltd have been engaged by North Coast Church of Christ Trust to

prepare a Stormwater Management Report (SMR) for a development proposal at 39-43 Rous Road in

Goonellabah. The proposed development is for a new building to be used as a place of public worship

and community facility.

1.1 Site Location The site is formally identified as Lots A&B DP 415585 and Lot 4 DP 503960, 31-43 Rous Road,

Goonellabah. Figure 1 below depicts the location of the site with respect to its locality.

1.2 Site Description & Existing Development

The site is approximately 3039m2 in area and contains an existing church and an existing dwelling. The

site has a gravelled car parking area around the church building as well as some grassed areas.

The land is sloping from the western boundary to the eastern boundary with Rous Road at an

approximate grade of 10%. Along the western boundary of Lot B there is an existing catch drain, which

drains into a swale that runs along the southern boundary of Lot B. There is a dedicated stormwater

easement along the boundary of Lot B and Lot 4, however, from detailed survey it appears that this

existing drain (Figure 2) runs outside this easement. This drain has varying widths and depths and

discharges into two 100mm PVC stormwater pipes that appear to connect into Council’s stormwater

drain along Rous Road. At the time of inspection, these pipes were partially blocked by sediment

(Figure 3).

1.3 Development summary

The proposed development consists of a mixed development including demolition of an existing

Church building, demolition of an existing dwelling and construction of a place of public worship and a

youth and community facility. It is proposed to provide on-site stormwater detention and infiltration

in accordance with the requirements of Lismore City Council Development Control Plan – Draft

Chapter 22 – Water Sensitive Design principles. The requirements of the National Plumbing and

Drainage Code and AS3500.3 – Stormwater, in conjunction with the requirements of Lismore City

Council have been incorporated into the design.

The design is to ensure that roof stormwater runoff from the newly developed areas of the site is

collected for up to the 5 minute duration rainfall intensity for events up to the 20 year ARI in

accordance with AS3500.3. All roofwater will be collected in an underground concrete rainwater tank

that provides the required on-site stormwater detention for the 1yr and 10yr ARI storm events.

In order to provide sufficient water quality treatment, the underground tank discharges through a

HumeGard and HumeCeptor treatment train or similar that are also fed by the car parking area. These

then discharge into the Council stormwater drain that is located under the western kerb in Rous Road.

In order to facilitate this discharge, a new kerb inlet pit is proposed to be built at this location.

Figure 1 - Site locality, Source: Department of Lands Six Viewer

Figure 2 - Stormwater drain between lot B and lot 4

Figure 3 - Partially blocked pipes

2.0 STORMWATER MODELLING

This section of the report details the basic principles that were applied for all stormwater modelling at

the site.

2.1 Rainfall Intensity-Frequency-Duration Relationship The following table of rainfall intensity values has been sourced from the Northern Rivers Local

Government: Handbook of Stormwater Drainage Design and has been used in all calculations.

Table 1 - Lismore City Council IFD Table

Duration

Average Recurrence Interval

1 2 5 10 20 50 100

5 min 113 144 178 197 222 256 283

2.2 Catchment Areas The following table provides a summary of the sub-catchment areas that were utilised in the

stormwater calculations. The locations of the sub-catchments are detailed on the attached

stormwater drainage plans in accordance with Council requirements. Catchments are primarily

referenced relating to their location adjacent to a particular unit or physical characteristic of the site.

Table 2 - Catchment summary

Catchment Pre-Development Area (m2) Post-Development Area (m2)

Impervious Pervious Impervious Pervious

Roof 440.5 0 1314.3 0

Pavement 413.8 0 903.8 0

Vegetated area 0 2184.7 0 820.9

Total 854.3 2184.7 2218.1 820.9

The impervious area of the site is not included in the calculations further as this does not contribute a

pollutant load to stormwater treatment and disposal at this site.

2.3 Stormwater Discharge Calculations

The following table details the stormwater discharges using the rational method as summarised

below.

On site detention is provided both for the 10 year storm event and the 1 year storm event. Tables 3

and 4 provide an overview of the pre and post development runoff.

Table 3 – 10 year Stormwater Discharge Summary (without detention)

Catchment Pre Development Discharge (L/s) Post Development Discharge (L/s)

Roof 24.1 71.9

Pavement 20.4 44.5

Vegetated area 78.9 32.8

Total 123.4 149.2

Table 4 - 1 year Stormwater Discharge Summary (without detention)

Catchment Pre Development Discharge (L/s) Post Development Discharge (L/s)

Roof 13.8 41.2

Pavement 11.7 25.5

Vegetated area 45.3 18.8

Total 70.8 85.6

The driveway area has been designed with a minimum grade of 1% fall away from the building to the

pit drainage system which directs runoff to the OSD tanks and treatment train at the location shown

on the Stormwater Management Plan.

As the rainwater tanks are underground, the collected water will not be available for reuse. All

pipework and pits are to be in accordance with AS3500.3 and Council policy.

3.0 ON-SITE DETENTION OF STORMWATER

Roofwater will be collected in two underground rainwater tanks. Overflow from the tanks will be

directed to the treatment system. Calculations for the on-site detention requirements are included in

Appendix D.

In accordance with the Lismore City Council DCP Chapter 22 and the technical guidelines for water

sensitive urban design, the OSD tank system will be provided with a low level outlet for the 1 year

storm event and with a high level outlet for the 10 year storm event.

The underground tank is proposed to be an in-situ built concrete tank with internal dimensions 5.4 x

2.4 x 1.0m (L x W x D).

The low level OSD storage volume is calculated to be 4446.2 Litres. The high level OSD storage volume

is calculated to be 7751.4 Litres.

Based on the above, it is calculated that the invert of the high level overflow is located at 343mm

above the low level overflow invert.

The low level overflow orifice plate would have an orifice diameter of 71mm connected to a 225mm

pipe at 0.7% slope. The high level overflow orifice plate would have an orifice diameter of 95mm

connected to a 225mm pipe at 2% slope to the next drainage structure.

4.0 STORMWATER QUALITY MANAGEMENT

The requirements of Lismore Draft DCP 22 – Water Sensitive Design have been used as the water

quality standards for modelling for pollutant treatment and retention. Water quality standards were

set to achieve the % targets for each of the parameters as described below based on a development

with no treatment to a development with treatment:

• Total Suspended Solids (TSS) with compliance at 75%

• Total Phosphorus (TP) with compliance at 65%

• Total Nitrogen (TN) with compliance at 40%

• Gross Pollutants (GP) with compliance at 90%

A combination of a HumeCeptor and HumeGard is proposed to be installed to meet the stormwater

quality requirements. It is proposed that detailed design and water quality reports for this treatment

train be provided at CC stage.

5.0 EXISTING DRAINAGE EASEMENTS AND FLOW PATHS

As described, there are existing overland flow paths crossing the site through the proposed building

platform. It is proposed to remove these drains and associated easements and create a new inter

allotment drain with easement along the western and southern boundaries of the subject site.

In this easement, we propose to construct a 300mm wide, 500mm deep grated concrete drain that

has been designed to convey stormwater runoff in excess of the 100 year storm event runoff that is

calculated for the neighbouring properties to the west.

Hydraulic calculations are based on a runoff coefficient of 0.85 for the neighbouring allotments. The

catchment area includes Lot 1 DP 503960, SP 42399 and Lot 3 DP 25060. During inspection it was

found that runoff from Fisher Street is collected in table drains and pits that discharge into the Council

piped stormwater drainage system. Therefore, runoff from land to the west of the western property

boundaries is not included in the calculations.

Adopting a catchment area of 2368m2 and a 100 year 5 minute rainfall intensity of 283mm/hr, a runoff

volume of 158 L/s is calculated. The proposed rectangular concrete channel at with an invert slope of

1% has a capacity of 273 L/s, which is more than sufficient.

A 100mm slotted agpipe subsoil drain will be placed along the uphill side of the concrete drain to

convey any subsoil water flows. Both the subsoil drain and the concrete drain would discharge into a

900 x 900mm grated inlet pit on the southeastern corner of the property which connects to the

Council piped stormwater drainage system using a 450mm pipe at 1% fall which as a capacity of 285

L/s (based on a Manning’s coefficient of 0.013)

6.0 MAJOR STORM EVENT

The OSD and Infiltration stormwater management plan will provide adequate control for all storm

events up to and including the 10-year ARI event. All other storm events will to some extent be

controlled by the OSD and infiltration but will exceed the available capacity at some point during the

event and will be directed via overland flow to the Council drainage system. These flow rates will

remain well within the AUSPEC guidelines for a V x d < 0.4m², where V = flow velocity and d = flow

depth.

7.0 MAINTENANCE

The stormwater system shall be maintained by the owner in accordance with the following guidelines

as a minimum.

• Gutters are to be maintained in a clean state, free of debris.

• Pits shall be inspected every 3 – 6 months and after heavy rainfall events.

• Humegard maintenance required are as follows:

• Maintenance to be performed three monthly initially;

• Maintenance frequency can be adjusted to local conditions;

• Vacuum truck to capture litter from water surface through suction hose;

• Lower hose to capture sediment;

• Dewater into Council Sewer (Council permission required);

• Check operation of boom;

• Maximum sediment depth to be 300mm. Additional maintenance is required if sediment

depth exceeds 300mm during maintenance interval.

• Humeceptor inspection procedure can be summarised as follows:

• Inspection every three months or after oil spill;

• Oil depth to be checked using dipstick;

• Sediment depth to be checked using Sediment Sampler.

• Humeceptor maintenance requirements are as follows:

• Frequency initially once per year. Frequency to be adjusted to local conditions;

• Additional maintenance required if sediment depth exceeds 300mm and/or if oil level on dip

stick indicates so;

• Oil to be removed with small portable pump. This is done by pumping out top layer of oily

water to the bottom of the decant pipe (see figure 1);

• Remaining water to be decanted to sewer manhole, permission from Council required for this

• Sludge to be removed with vacuum pump on vacuum truck;

• Refill with water

8.0 GENERAL STORMWATER DRAINAGE CONSTRUCTION

• All utility services are to be located in the field in conjunction with the responsible officer from

each relevant authority prior to the commencement of construction.

• All work is to comply with the Building Code of Australia and the relevant Australian Standards

including AS3500.3:2003 Plumbing & Drainage Part 3: Stormwater Drainage

• Stormwater Drainage Pits and pipe work are to be installed at the locations shown on the

attached plans.

• All pits are to be a minimum of 450 x 450 square Grated Surface Inlet Pits (GSIP) unless

specified otherwise.

• Pits within pedestrian areas can be plastic pits with mild steel galvanised grates, which

conform with Australian Standards.

• All pits greater in depth than 1200mm are to have step irons installed for access and are to

have minimum dimensions of 900 x 900 square.

• All grates are to be fitted with safety clips to prevent access by children.

• All pipe work is to be installed at a minimum grade of 1 in 200 and is to be a minimum of

100mm diameter stormwater grade uPVC unless noted otherwise.

• Stormwater tanks are to be installed in accordance with the manufacturer’s specifications and

any detail provided in the Structural Engineering Plans. Any discrepancies are to be reported

to the design Engineer for clarification.

• Infiltration trenches are to be as specified on the plans and installed to the supervising

engineers satisfaction.

9.0 CONCLUSION

The roofwater from the proposed building will be detained in an underground tank and throttled back

to the pre-development discharge levels for the 1yr ARI and the 10yr ARI storm event. Discharge from

the tanks and runoff from the car parking area will be treated by a combination of a HumeGard and

HumeCeptor or similar.

The requirements of Lismore Draft DCP 22 – Water Sensitive Design have been used as the water

quality standards for modelling for pollutant treatment and retention. Water quality standards were

set for Total Suspended Solids (TSS) with compliance at 75% reduction, Total Phosphorus (TP) with

compliance at 65% reduction, Total Nitrogen (TN) with compliance at 40% reduction and Gross

Pollutants with compliance at 90% reduction. The stormwater treatment train is proposed to be

detailed design during Construction Certificate stage.

Overland flow from the uphill neighbouring properties will be collected in a grated concrete drain with

sufficient capacity to convey the runoff from a 100 year ARI storm event to the Council drainage

system.

10.0 REFERENCES – INFORMATION SOURCES

• Institution of Engineers, Australia (1987) Australian Rainfall & Runoff. Canberra.

• O’Loughlin, G.G. (1994) ILSAX Operating Manual. Broadway, NSW.

Hardie’s Textbook of Pipeline Design 1981.

• Vinnidex FLUFF v6.05 Pipe Sizing Model

• Colin Court Pipe Flow Calculator

• Lismore Draft DCP 22 – Water Sensitive Design

• AUSPEC – Northern Rivers LG – Development and Control Manual v.2

• CSIRO – WSUD Engineering Procedures (2005)

• Institute of Public Works Engineering Australia (IPWEA) – ‘Practical Culvert and Floodway

Design 2003’

• AS1547 – 1994 – “Disposal System for Effluent from Domestic Premises”

• Upper Parramatta Trust 2004. Water Sensitive Urban Design

• AUS-SPEC (2003) New South Wales: Development Design Manual: D5: Stormwater Drainage

Design, Northern Rivers Local Government.

• Northern Rivers Local Government (2006 Draft) Handbook of Stormwater Drainage Design: A

supplement to the Northern Rivers Local Government Development & Design Manual (NRDC)

– Section D5 Stormwater Drainage Design

APPENDIX A – ONSITE DETENTION CALCULATIONS

Total site area: 3039 sqm

LOW LEVEL OUTLET

Pre development

Catchment areas

Runoff type Item Captured in OSD? (y/n) Area (sqm)

Roof Church 314.3 sqm coefficient of runoff, cr1

Shed 37.2 sqm coefficient of runoff, cr1

Dwelling 89 sqm coefficient of runoff, cr1

Paved area Gravel parking 333.6 sqm coefficient of runoff, cp0.9

Conc/seal driveway 31.36 sqm coefficient of runoff, cp0.9

Other impermeable hardstand 48.8 sqm coefficient of runoff, cp0.9

Vegetated area Grass 2184.74 sqm coefficient of runoff, cv0.66

Stormwater flows For the 1 year storm event

Duration 5 minutes

Rainfall Intensity (1I5) 113 mm/hr

Stormwater Flows (Q1) 70.8 L/s

Post development

Catchment areas

Runoff type Item

Roof Main buliding y 1314.3 sqm coefficient of runoff, cr1

Paved area Playground n 40 sqm coefficient of runoff, cp0.9

vehicle parking n 778.2 sqm coefficient of runoff, cp0.9

footpath n 85.6 sqm coefficient of runoff, cp0.9

Vegetated area Landscaping and grass n 820.9 sqm coefficient of runoff, cv0.73


Duration 5 minutes



Storage volume 4446.2 L

Throttling back calculations

Design post development discharge 70.8 L/s

Uncontrolled post development roof discharge 41.3 L/s

Uncontrolled post development discharge from pavement and vegetated areas 44.3 L/s

Controlled post development roof discharge 26.4 L/s

Orifice plate controlled discharge

Gutter invert 180.85 m

Tank invert 174.8 m

Low level overflow invert 174.8 m

Head 6.05 m

Permissible Discharge 26.4 L/s

Orifice Diameter 71 mm

Outlet pipe diameter at 0.7% slope 225 mm

Stormwater Management Report – Goonellabah Community HUB

14

Total site area: 3039 sqm

HIGH LEVEL OUTLET

Pre development

Catchment areas

Runoff type Item Captured in OSD? (y/n) Area (sqm)

Roof Church 314.3 sqm coefficient of runoff, cr 1

Shed 37.2 sqm coefficient of runoff, cr 1

Dwelling 89 sqm coefficient of runoff, cr 1

Paved area Gravel parking 333.6 sqm coefficient of runoff, cp 0.9

Conc/seal driveway 31.36 sqm coefficient of runoff, cp 0.9

Other impermeable hardstand 48.8 sqm coefficient of runoff, cp 0.9

Vegetated area Grass 2184.74 sqm coefficient of runoff, cv 0.66


Duration 5 minutes



Post development

Catchment areas

Runoff type Item

Roof Main buliding y 1314.3 sqm coefficient of runoff, cr 1

Paved area Playground n 40 sqm coefficient of runoff, cp 0.9

vehicle parking n 778.2 sqm coefficient of runoff, cp 0.9

footpath n 85.6 sqm coefficient of runoff, cp 0.9

Vegetated area Landscaping and grass n 820.9 sqm coefficient of runoff, cv 0.73


Duration 5 minutes



Storage volume 7751.4 L

Throttling back calculations

Design post development discharge 123.4 L/s

Uncontrolled post development roof discharge 71.9 L/s

Uncontrolled post development discharge from pavement and vegetated areas 77.3 L/s

Controlled post development roof discharge 46.1 L/s

Orifice plate controlled discharge

Gutter invert 180.85 m

Tank invert 174.8 m

High level overflow invert 175.143 m

Head 5.707 m

Permissible Discharge 46.1 L/s

Orifice Diameter 95 mm

Outlet pipe diameter at 2% slope 225 mm

Stormwater Management Report – Goonellabah Community HUB

15

APPENDIX B STORMWATER MANAGEMENT PLAN


APPENDIX No.10

Information on Greenwall Systemsby Plant Up.

PLANTUP PTY LTD. AUSTRALIA, NEW ZEALAND AND ASIA

PO BOX CHERMSIDE SOUTH, QLD

4032

BRISBANE AUSTRALIA

TEL +61 (07) 3350 8333

FAX+61 (07) 3256 3022

[email protected] WWW.PLANTUP.NET.AU

Greenwall System

Maintained by automated control, water & nutrients are feed into the panels via

internally placed pressure reduced irrigation lines. When planning your project ensure

hydraulic design allows for irrigation supply to each wall location & storm water

drainage to the base of each planting wall. Additionally, Plantup greenwalls can be

irrigated from both harvested or town water supply.

Spent water is minimal & typically drained away, recycling can be designed into the

system – this requires recirculation pumps, holding tanks & filtration.

Basic requirements for greenwall longevity & success is the selection of appropriate

plant species, utilizing winning combinations through years of field trials & horticultural

experience.

Plantup greenwalls are installed to site with established plants & include nutrient

irrigation system, sub framing, fixings, 3 month site establishment maintenance &

engineering certification.

Versatile in design, the system can be used partially or combined with trellis vines &

isolated planter baskets to achieve creative effects offering a practical solution for

Aesthetic screening, Air pollution mitigation( VOCs ), Thermal & Acoustic buffering.

Programmed maintenance is available upon the completion of the project.

Plantup greenwalls are visited once a month by trained greenwall technicians &

typically service fees equate to an annual maintenance cost of between $15 - $45/m2

(excluding site access) per month. The monthly service generally involves light

pruning, preventative treatments for pest / disease & nutrient top up.

Ongoing operating costs are minimal & derived from the following factors;

• Greenwall placement (Aspect - interior vs. exterior)

• Water & electricity supply rates. ( Town or Harvested water – Solar )

• Lighting & ventilation requirements. ( Interior Grow Lights – Oscillating Fans )

• Servicing accessibility (Elevated Work Platforms / Out of hours works, etc.).

Handover manuals & operational training workshops are offered to non-specialist

landscape maintenance staff upon request..

Modular Slim Line Construction - Panels can be removed in isolation

if required. Standard Panel size 2000H x 1040W x140mmD

& can be fabricated to suit virtually any shape. The display face

front of panel (shown right) is Hi Grade aluminum powder coated

diamond mesh lined with grey filter fabric containing the growing media.

Anchored to surfaces via engineered certified sub frame & fixings.

Typical Masonry Wall - 12 mm Ø 316 Stainless Steel threaded rod embedded

120mm with Chemical Anchor.

Plants are planted directly into the panels & established off site prior to bringing

to site for instant full effect at time of installation. ( King George Square - shown left )

GENERAL INFORMATION

WEIGHT

Dry Weight 20kg m2

Saturated Weight 33Kg m2 (No plant material)

Grown in Saturated Weight

Interior Wall 60 -70kgs/m

Exterior Wall 60-80Kgs/m

WATER CONSUMPTION

Internal Wall Average 1.5Ltrs/per m2/ day

External Wall Average 2.0 Ltrs/per m2/ day

IRRIGATION SYSTEM

Automated control system / Line Injector & Nutrient Tank

DRAINAGE

Interior - Folded Trough - flow to SW / Tank.

Exterior – Free drain to garden / Folded Trough.

LIGHTING REQUIREMENTS

Interior - Grow lights

Exterior – Natural Sunlight

Dependent on greenwall location & aspect dedicated lighting

may be required to achieve optimal plant growth.

VENTILATION

Interior – Adjustments may be required to building ventilation

system as additional air moisture is generated by the

greenwall. This can be achieved by incorporating oscillating

fans or similar mechanical air flow into the design.

Specifications

Process

- Site Assessment

- Plan Review

- Recommendations

- Conceptual Design

- Shop Drawings - Lead Time 12-14 Weeks

- Includes 8 week off-site

nursery establishment

- Mounting sub frame &

component fabrication

- 12 week onsite

establishment period

- Ongoing programmed

maintenance

CONSULTATION DESIGN INSTALLATION MAINTENANCE

STANDARD PANEL – Typical Assembly

1 PLANTUP Planting

Panel - standard

Internal Irrigation Components

concealed in top of panel 2

316 Stainless Steel

Performed Clamps

3 4 316 Stainless Steel

Threaded Rod 12mm Ø

embedded 120mm

with chemical anchor

Powder Coated 50 x 50 SHS Aluminium Mounting

Rail creates 50mm clear space between panel &

fixing wall. Rails are fabricated to individually suit

each project.

5

SPECIFICATION 2013 ©

20

00

mm

This system has a solid track record when compared to all

other greenwalls currently on the market, differing in

numerous ways especially in end shear weight loads &

sustainability due to reduced dependence on soil based

media.

Plantup panels offer a continuous planting surface with no

grid lines & are installed fully planted as instant items.

King George Square

CBD, Brisbane

University Of Queensland

St Lucia , Australia

Press Café Greenwall & Greenroof

James Street Precinct

University of Southern Queensland

Toowoomba, Australia Coffee Pod Greenroof

Peel Street, South Brisbane

Gerrard’s Bistro Laneway Greenroof

James Street Precinct, Brisbane

GreenSquare

Fortitude Valley , Brisbane

Rydges Hotel

Southbank, Brisbane

ARIA Various Projects

South Brisbane


APPENDIX No.11

Minutes of DA Pre-lodgement Meeting & Consultationwith Councilby Lismore City Council.

Statement of environmental effects

Documents

Transcript of Statement of environmental effects