STATEMENT OF ENVIRONMENTAL EFFECTS...This Statement of Environmental Effects (SEE) has been prepared...

18 DECEMBER 2018 P%3429 FINAL PREPARED FOR ANGLICAN COMMUNITY SERVICES

STATEMENT OF ENVIRONMENTAL EFFECTS 21-27 DURHAM STREET & 56-60 MOUNT DRUITT ROAD, MOUNT DRUITT

© Urbis Pty Ltd ABN 50 105 256 228 All Rights Reserved. No material may be reproduced without prior permission. You must read the important disclaimer appearing within the body of this report. urbis.com.au

URBIS STAFF RESPONSIBLE FOR THIS REPORT WERE:

Director Murray Donaldson

Consultant Chelsea Salagaras and Joseph Arnott

Job Code P%3429

Version FINAL

URBIS P0003429_REPORT SEE_ANGLICARE MT DRUITT_FINAL

TABLE OF CONTENTS

1. Introduction ........................................................................................................................................... 1

Overview ............................................................................................................................................... 1

Project Team and Supporting Documentation ...................................................................................... 1

2. Site and Surrounding Locality ............................................................................................................... 4

The Site ................................................................................................................................................. 4

Subject Site ........................................................................................................................................... 4

The Locality ........................................................................................................................................... 5

Transport Network ................................................................................................................................ 6

3. Background ........................................................................................................................................... 8

Development consent history ............................................................................................................... 8

Pre-application Discussions .................................................................................................................. 8

4. Proposed Development ...................................................................................................................... 19

Overview ............................................................................................................................................. 19

Building Design ................................................................................................................................... 21

Materials and Finishes ........................................................................................................................ 22

Landscaping And Communal Open Space......................................................................................... 22

Parking and Access ............................................................................................................................ 23

5. Statutory Planning Assessment .......................................................................................................... 24

State Environmental Planning Policy .................................................................................................. 24

Blacktown Local Environmental Plan 2015 (BLEP2015) .................................................................... 31

Blacktown Development Control Plan 2015 ....................................................................................... 33

6. Assessment of Key Environmental Considerations ............................................................................ 34

Built Form ............................................................................................................................................ 34

Overshadowing and Solar Access ...................................................................................................... 34

Landscape .......................................................................................................................................... 35

Parking, Access and Traffic ................................................................................................................ 35

Social Impact ...................................................................................................................................... 36

Heritage .............................................................................................................................................. 37

Ecologically Sustainable Development ............................................................................................... 37

Engineering ......................................................................................................................................... 37

Contamination ..................................................................................................................................... 38

Waste Management ............................................................................................................................ 39

Building Code of Australia .................................................................................................................. 39

Access ................................................................................................................................................ 39

Construction Management .................................................................................................................. 39

7. Section 4.15 Assessment ................................................................................................................... 40

Statutory Policy and Compliance ........................................................................................................ 40

Natural Environment Impacts ............................................................................................................. 40

Social and Economic Impacts ............................................................................................................. 40

Built Environmental Impacts ............................................................................................................... 41

Suitability of the Site for Development ................................................................................................ 41

The Public Interest .............................................................................................................................. 41

8. Conclusion .......................................................................................................................................... 42

Disclaimer 43


Appendix A Architectural Plans

Appendix B Urban Design Report

Appendix C ADG Compliance Table

Appendix D Design Verification Statement

Appendix E Site Survey

Appendix F Geotechnical Report

Appendix G Mechanical Services Report

Appendix H Electrical Services Report

Appendix I Fire Services Report

Appendix J Hydraulic Services Report

Appendix K BASIX Certificate

Appendix L Quantity Surveyors Report

Appendix M Contamination report

Appendix N Stormwater management and EROSION Control plan

Appendix O BCA Report

Appendix P Pre-Application Meeting MInutes

Appendix Q Traffic Impact Assessment

Appendix R Structural Drawings

Appendix S Acoustic Report

Appendix T Waste Management Plan

Appendix U Construction Management PLan

Appendix V Social Impact Statement

Appendix W Heritage Due Diligence Letter

Appendix X Heritage Impact Statement

Appendix Y Access Report

Appendix Z Civil Engineering Report

Appendix AA Blacktown Development Control Plan (BDCP) 2015 Compliance Table

Appendix BB Geotechnical Review Letter

Appendix CC Photomontages

Appendix DD Plan of Management

Appendix EE Landscape Plans

Appendix FF Demolition Order and Correspondence

Appendix GG Noise Impact Statement

Appendix HH Soil Report

Appendix II CPTED Checklist

FIGURES:

Figure 1 – Subject Site ....................................................................................................................................... 4

Figure 2 – Site Photographs ............................................................................................................................... 5

Figure 3 – The Locality ....................................................................................................................................... 6

Figure 4 – The Locality ....................................................................................................................................... 7

Figure 5 – Photomontage – Druitt Road looking south east............................................................................. 20

Figure 6 – Photomontage – Mount Druitt Road looking south ......................................................................... 20

Figure 7 – Ground floor diagram showing the integration of proposed uses ................................................... 22

Figure 8 – Basement Car Parking Arrangement .............................................................................................. 23

Figure 9 – Overshadowing from proposed development (21 June 9am, 12noon and 3pm) ............................ 34


PICTURES:

Picture 1 – Existing buildings within the site boundary ....................................................................................... 5

Picture 2 – View east of 56-60 Mt Druitt Road ................................................................................................... 5

Picture 3 – View north of site (60 Mt Druitt Road and 27 Durham Street) ......................................................... 5

Picture 4 – View north of site 21-25 Durham Street ........................................................................................... 5

Picture 5 – Four storey apartments to the north of the site ................................................................................ 7

Picture 6 – Low-rise buildings to the immediate east of the site boundary ........................................................ 7

Picture 7 – New medium rise apartments to the east of the site ........................................................................ 7

Picture 8 – Low rise dwellings to the south of Durham Street ............................................................................ 7

Picture 9 – ‘The Manse’ located on The Avenue ................................................................................................ 7

Picture 10 – Mount Druitt Road looking north..................................................................................................... 7

TABLES:

Table 1 – Supporting Documentation ................................................................................................................. 1

Table 2 – Matters raised at Pre-lodgement meeting .......................................................................................... 9

Table 3 – Numeric Overview of Proposal ......................................................................................................... 21

Table 4 – SEPP Affordable Rental Housing 2009 ............................................................................................ 24

Table 5 – SEPP 65 Compliance ....................................................................................................................... 28

Table 6 - Blacktown LEP Compliance Table .................................................................................................... 31

Table 7 – Summary of Parking Compliance ..................................................................................................... 35

1 INTRODUCTION URBIS

P0003429_REPORT SEE_ANGLICARE MT DRUITT_FINAL

1. INTRODUCTION OVERVIEW

This Statement of Environmental Effects (SEE) has been prepared in support of a development application under Section 4.12 of the Environmental Planning and Assessment Act 1979 (EP&A Act) and provides an assessment of the proposed development against the relevant matters of consideration pursuant to Section 4.15 of the EP&A Act and has been prepared by Urbis Pty Ltd on behalf of Anglican Community Services (‘ACS’) trading as Anglicare (the applicant). Anglicare is a registered community housing provider, who is seeking to provide an integrated model of housing with a mix of social and affordable housing units and strata residential (market) housing units, with a complementary mix of non-residential uses.

This SEE accompanies a Development Application (DA) submitted to Blacktown City Council (Council) for integrated housing development comprising residential apartments, social and affordable housing units with a mix of communal indoor and outdoor spaces, basement car parking, neighbourhood shop and Anglicare management (the proposal). The site is located at 21-27 Durham Street and 56-60 Mount Druitt Road, Mount Druitt (the site).

The structure of this SEE is as follows:

• Section 1: Introduction

• Section 2: Site and surrounding locality

• Section 3: Background

• Section 4: Proposed Development

• Section 5: Strategic Planning Assessment

• Section 6: Assessment of Key Environmental Considerations

• Section 7: Section 4.15 Assessment

• Section 8: Conclusion

PROJECT TEAM AND SUPPORTING DOCUMENTATION Table 1 provides a summary of the project team and the supporting documentation relevant in the assessment of this DA.

Table 1 – Supporting Documentation

Document title Consultant Appendix

Architectural Plans Group GSA Appendix A

Urban Design Report Group GSA Appendix B

Apartment Design Guide (ADG)

Compliance Table

Group GSA Appendix C

Design Verification Statement Group GSA Appendix D

Site Survey Beveridge Williams Appendix E

Geotechnical Report JK Geotechnics Appendix F

Mechanical Services Concept

Design Report

Insync Services Appendix G


INTRODUCTION 2


Electrical Services Concept

Design Report

Insync Services Appendix H

Fire Services Concept Design

Report

Insync Services Appendix I

Hydraulic Services Concept

Design Report

Insync Services Appendix J

BASIX Certificate BASIX Report Appendix K

Quantity Surveyors (QS) Report Rider Levett Bucknall Appendix L

Contamination Assessment Douglas Partners Appendix M

Stormwater Management and

Erosion and Sediment Control

Plan

Northrop Appendix N

BCA Report Blackett Maguire and Goldsmith Appendix O

Pre-Application Meeting Minutes Blacktown City Council Appendix P

Traffic Impact Assessment PTC Appendix Q

Structural Drawings Northrop Appendix R

Acoustic Specification Acoustic Logic Appendix S

Waste Management Plan Universal Food Designs (UFD) Appendix T

Construction Statement Lipman Appendix U

Social Impact Statement Urbis Appendix V

Heritage Due Diligence Advice Heritage 21 Appendix W

Heritage Impact Statement Heritage 21 Appendix X

Access Report iAccess Appendix Y

Civil Engineering Report Northrop Appendix Z

Blacktown Development Control

Plan (BDCP) 2015 Compliance

Table

Urbis Appendix AA

Geotechnical Review Letter Douglas Partners Appendix BB

Photomontages Group GSA Appendix CC

Plan of Management Anglicare Appendix DD

Landscape Report Group GSA Appendix EE

3 INTRODUCTION URBIS



Demolition Order and

Correspondence

Anglicare / Blacktown City Council Appendix FF

Noise Impact Statement Acoustic Logic Appendix GG

Soil Report Environmental Investigation

Services

Appendix HH

CPTED Checklist Urbis Appendix II


SITE AND SURROUNDING LOCALITY 4

2. SITE AND SURROUNDING LOCALITY THE SITE

The subject site is comprised of seven (7) lots known as 21-27 Durham Street and 56-60 Mount Druitt Road, Mount Druitt and legally described as:

• Lot 8 in DP 113113;

• Lots 22 and 23 in DP 568729;

• Lots 21 and 22 in DP 1036967;

• Lot 2 in DP 558901; and

• Lot 8 in DP 28045.

Figure 1 provides an aerial photo of the site and its surrounds with the site boundary outlined in red.

Figure 1 – Subject Site

Source: Near Maps

SUBJECT SITE The subject site is located on the corner of Durham Street and Mount Druitt Road and has a primary street frontage of 103.7m to Durham Street, a splay corner of 4.03m, a secondary street frontage to Mount Druitt Road of approximately 47.9m and a total site area of 5,149m2.

The site falls approximately 3.5m from the eastern rear corner of the site towards the intersection of Durham Street and Mount Druitt Road.

Existing on the site are six (6) separate dwellings with associated ancillary structures. The dwellings are one and two storeys in height and are constructed of brick or weatherboard with pitched tiled roofs. There are

5 SITE AND SURROUNDING LOCALITY URBIS


seven existing trees on the site. Nos 23-25 Durham Street is undeveloped and contains no dwellings of structures. Figure 2 contains photographs of the site.

Figure 2 – Site Photographs

Picture 1 – Existing buildings within the site boundary

Source: Google Maps

Picture 2 – View east of 56-60 Mt Druitt Road

Source: Google Maps

Picture 3 – View north of site (60 Mt Druitt Road and 27

Durham Street)

Source: Google Maps

Picture 4 – View north of site 21-25 Durham Street

Source: Google Maps

THE LOCALITY The subject site is located south of the main street of Mount Druitt commercial centre. The centre contains a variety of businesses and commercial premises. The commercial strip located along Mount Druitt Road to the north of the site includes a mix of shops, banks, health services, shop top housing and mixed-use buildings.

Directly north of the site is a group of four residential flat buildings known as 36-50 Mount Druitt Road. Each of the buildings are four storeys in height and are accessed via a central driveway from Mount Druitt Road. To the north east of the site is Manse Reserve, a large public open space area that extends to The Avenue. Single storey detached dwellings are located adjacent to the subject site fronting Durham Street. Further to the east are a series of recently constructed five storey residential flat buildings. Photographs of the locality are provided in Figure 4.


SITE AND SURROUNDING LOCALITY 6

TRANSPORT NETWORK The site is located approximately 750m southwest from the commercial core of Mount Druitt. The Blacktown Development Control Plan 2015 (DCP 2015) identifies the Mount Druitt Town Centre as a sub-regional centre, secondary to Blacktown CBD. The site is also located 650m from the Mount Druitt Railway Station, which is part of the T1 North Shore, Northern and Western Line providing access to Penrith, Blacktown, Parramatta, Strathfield and Sydney CBD.

The site is within 400m walking distance of a childcare centre, local shops, public recreation areas and regular bus services via route 774. The bus route runs between Mount Druitt station and Penrith interchange via St Mary’s and Nepean Hospital.

Figure 3 – The Locality

Source: Group GSA

7 SITE AND SURROUNDING LOCALITY URBIS


Figure 4 – The Locality

Picture 5 – Four storey apartments to the north of the

site

Source: Group GSA

Picture 6 – Low-rise buildings to the immediate east of the site boundary

Source: Group GSA

Picture 7 – New medium rise apartments to the east of

the site

Source: Group GSA

Picture 8 – Low rise dwellings to the south of Durham Street

Source: Group GSA

Picture 9 – ‘The Manse’ located on The Avenue

Source: Google Maps

Picture 10 – Mount Druitt Road looking north

Source: Group GSA


BACKGROUND 8

3. BACKGROUND DEVELOPMENT CONSENT HISTORY

3.1.1. DA-08-00668

On 20 February 2009, Blacktown City Council approved development application (DA-08-00668) seeking to “Demolish existing buildings and construct a 5-storey residential aged care building”. This approval was activated and formed the subject of Construction Certificate No.3857/14 dated 6 February 2014.

3.1.2. DA-16-05174

On 18 November 2016 Simmons Architects lodged a development application (DA-16-05174) for the construction of a 6-storey residential flat building containing a total of 60 units with car parking over two basement levels and stormwater drainage works and associated landscaping. This application was refused by Council on 19 February 2018, due to non-compliance relating to State Environmental Planning Policy No. 65 – Design Quality of Residential Flat Development (SEPP 65).

3.1.3. SPP-17-00020

On 14 November 2016, the Department of NSW Health approved a set of concept plans for the proposed private hospital based on the requirements of the Private Health Facilities Act 2007, Private Health Facilities Regulation 2010 and the Australasian Health Facility Guidelines (AHFG).

The delegate of the Secretary, NSW Health approved the plans referred to as DA_012 and DA_013 dated 14 October 2016, DA-014, DA-015, DA-016 and DA-017 dated 2 September 2016. The approval allowed for 105 beds to appear on the licence issued in respect to the proposed Private Health Facility.

Development application SPP-17-00020 was submitted to Blacktown City Council seeking consent for consolidation of the seven (7) existing lots as well as the construction and operation of a six (6) storey building to contain an aged care facility and private health services facility with two (2) levels of basement parking and health services facility and aged care facilities within in the basement.

The proposed development included a private health services facility with six surgical operating suites at Level 1 and 104 recovery hospital beds across Ground Level and Level 1. Levels 2 through 4 provided aged care suites and ancillary facilities with a total capacity of 259 resident beds.

Amended plans were submitted for the development application SPP-17-00020 by Riviera Health Pty Ltd and re-notified until 22 December 2017. At the time of writing this SEE the development application had not been determined as the assessment has been placed on hold pending the outcome of the sale of the site.

PRE-APPLICATION DISCUSSIONS A Pre-application meeting (PAM) was held with Council on 24 September 2018, the formal minutes are attached at Appendix P. The following members of Council’s technical team were in attendance:

• Perry Bezzina – Team Leader – Gateway;

• Allison Rowley – Assistant Gateway Team Leader;

• Prakash Khadka – Drainage Engineer;

• Abdun Noor – Senior Traffic Management Officer;

• Matthew Sales – City Architect;

• Julie Thompson – Environmental Health Officer.

Feedback from Council has driven the design response in the architectural drawings. Key matters raised in the pre-lodgement discussion are outlined in Table 2.

9 BACKGROUND URBIS


Table 2 – Matters raised at Pre-lodgement meeting

Discussion Response

General

• A site works plan must be submitted for all development

applications involving demolition.

• The proposed development must demonstrate through the

design that it will not impact on the amenity/privacy/shadow

impact of the adjoining residential properties.

• A landscape plan detailing fencing and landscaping for the

development must be submitted with the DA. Trees are to

be retained where practicable in accordance with Council's

resolution in May 2018. Consideration may need to be

given where trees on site are worthy of retention. Where

trees are located on adjoining properties near boundary, an

arborist report is required to ensure their protection.

• A waste management plan must be submitted with the DA

for storage plus disposal of waste during demolition,

construction and the on-going use of the site for the

proposal. Waste storage areas are to be provided on site in

an appropriate location and to a size that caters for the

waste demands of the use. Given the design excellence

affectation, the waste storage areas are to be integrated

into the building, with adequate screening so they are not

seen from the street and do not dominate the streetscape.

Bin storage and bulky storage is not to be positioned within

the front setback.

• Contamination and remediation is to be addressed in the

Statement of Environmental Effects (SEE) to accord with

the provisions of SEPP 55 (Remediation of land).

• A fire safety and evacuation plan is to be submitted.

• Services and driveways are to be at least 1 metre clear of

pits and pipes and service infrastructure.

A site works plan is provided at

Appendix A drawing DA1001.

As detailed in drawings DA4000 and the

ADG compliance table at Appendix C.

A landscape plan is provided in

Appendix A.

A Waste Management Plan is attached

at Appendix T.

A Contamination Report is provided at

Appendix M.

A fire safety and evacuation plan is

provided at Appendix I.

Planning

Permissibility

• Boarding house, residential flat buildings, centre-based

child care centres and shop top housing uses are

permissible in the R4 Residential zone. Office uses are

mentioned in your statement, however are not shown on the

plans. Office uses are not nominated as permissible land

uses in the R4 zone. Your attention is drawn to the circular

produced by the Department of Planning and Environment

where 'How to characterise development' is explained. You

will need to consider whether the 'Kiosk/Office premise' use

There is no Office Premises proposed

as part of this proposal. All Anglicare

Management areas are ancillary and

subservient to the boarding house and

strata units.

There is no kiosk proposed as part of

this proposal. This use has been

replaced with a neighbourhood shop


BACKGROUND 10

Discussion Response

is prohibited or ancillary to the dominant use of the site.

Please note that these uses generate additional parking

demand, where pursued.

which is permissible in the R4 High

Density Residential Zone.

Boarding houses

• The proposed development must comply and address the

provisions outlined in Part 2 New Affordable Rental

Housing, Division 3 - Boarding Houses - Clauses 25-30A

under State Environmental Planning Policy (Affordable

Rental Housing) 2009.

• The proposed development can only be considered where

the site is within 'an accessible area' in accordance with

State Environmental Planning Policy (Affordable Rental

Housing) 2009.

• The proponent needs to address Clause 30A under Part 2,

Division 3 of State Environmental Planning Policy

(Affordable Rental Housing) 2009 'Character of local area'.

This includes, though is not limited to, private open space,

setbacks that are consistent with surrounding properties,

landscaping and garbage storage.

• As per State Environmental Planning Policy (Affordable

Rental Housing) 2009, in the case of development not

carried out by or on behalf of a social housing provider, at

least 0.5 parking spaces are to be provided for each

boarding room. In addition, at least one parking space

should be provided for a bicycle, and one should be

provided for a motorcycle, for every 5 boarding rooms. This

is to be provided on site.

• Additional car parking spaces are required to include one

space for on-site manager and for disabled access to be in

line with changes to car parking standards (1 June 2018) for

boarding houses delivered under the State Environmental

Planning Policy (Affordable Rental Housing 2009).

• Crime Prevention Through Environmental Design is to be

demonstrated. This includes though is not limited to,

lighting, reducing entrapment areas, passive surveillance

and the like.

• The units must be designed in order to enable maximum

access and ease of movement within the dwelling.

• The application must be accompanied by an access report

prepared by a suitably qualified and accredited access

consultant. This report is to be provided with the application

at time of lodgement.

Refer to table 4 of this SEE.

As above.

As above.

Refer to table 7 of this SEE and in the

attached Traffic and Car parking

assessment prepared by Ptc

(Appendix Q).

As above.

Refer to section 6.6 of this SEE.

Refer to Appendix A drawing DA2450

and DA2451 which details proposed

adaptable units.

Refer to Appendix Y.

11 BACKGROUND URBIS


Discussion Response

• The applicant needs to address the impacts on the

adjoining properties in terms of privacy and shadow impact.

Particular attention is to be given to location, orientation and

proximity of balconies/verandahs within the site and

towards others. Consideration is to be given to window

location, building separation, fencing, building height and

design, landscaping, sill heights and fixed louvres where an

issue is identified. Setbacks and treatment measures are to

be used to mitigate the impacts of noise generation from the

proposed development on the neighbouring properties.

• An Acoustic Report is required to address potential noise

impacts of the proposed development upon adjoining

properties, particularly communal areas such as parking

areas, bbq areas and the like.

• You are advised to consult with the adjoining neighbours

regarding the development, particularly boarding house

use.

Refer to Appendix C ADG Compliance

Table and SEPP 65 verification

statement at Appendix D.

Refer Appendix S.

Noted. Consultation through the

statutory processes is to be undertaken.

Residential flat buildings

• Compliance with SEPP 65 and the Apartment Design Guide

is to be demonstrated.

• A Design Verification Statement is to be provided with any

development application proposing a Residential Flat

Building.

• Compliance with controls outlined in BDCP 2015, Part C,

Section 6 - Residential Flat Buildings is to be demonstrated.

Refer Appendix C.

Refer Appendix D.

Refer Appendix AA.

Policies that apply to the proposal

• In addition to the EPl's referred in Section 1 of this report,

your statement suggests that occupants of the proposed

development will be aged over 55 years. The applicant is to

identify and address in detail the proposal and the relevant

SEPP's that apply. Should this SEPP apply, in conjunction

with other SEPP's, the matters within this SEPP will also

need to be addressed within the Statement of

Environmental Effects.

Refer to Section 5 of this SEE.

Height of the proposed development

• The proposed development is not to exceed the building

height of 26 metres. A Clause 4.6 variation to development

standard is required where lift over runs and plant

equipment exceed the height limit. Habitable and residential

parts of the development are not to exceed the permitted

height limit.

The development has been amended to

comply with the height of building.


BACKGROUND 12

Discussion Response

• Consideration of the proposed development in the context

of surrounding development is required. The proposed

building height and design is to be compatible and

sympathetic to surrounding development.

Refer to Section 6 of this SEE.

Car parking

• Visitor parking on grade can be considered, however

basement car parking is preferred to avoid amenity

concerns and causing uncertainty for users of car parking

areas for the different uses proposed for the site;

• Reliance on street parking is not permitted. Car parking

demand for all the individual uses of the site are to be

accommodated on site. This includes:

Boarding house development (where provided by a social housing provider at a rate of 0.2 car spaces per unit)

Privately owned or leased units up to 2 bedrooms (1 space per unit);

Child care centres (as detailed below under the heading of 'Child Care Centres')

Cafe and office uses (in accordance with Blacktown Development Control Plan 2015).

Basement car parking for staff and

residents is provided with at grade car

parking for visitors.

Refer to Appendix Q Traffic and Car

parking assessment prepared by Ptc.

Access

• Pedestrian access and car access is to be separated.

Accessibility from boundary of the site and within the site is

to be demonstrated.

As per DA2001, pedestrian and car

access is segregated.

Child Care Centres

• The proposed development must comply with State

Environmental Planning Policy (Educational Establishments

and Child Care Facilities) 2017 as well as the Child Care

Centre (CCC) Guideline 2017 published by the Department

of Planning and Environment, which must be taken into

consideration under this policy.

A Child Care Centre is no longer

proposed as part of this development

application.

Mixed Uses

• Your report mentions retail uses and a 'hub'. In the meeting,

you confirmed these uses would include cafe's and office

spaces. There uses were not shown on any plans submitted

for discussion;

• Consideration will need to be given to the compatibility of all

the proposed uses in close proximity to each other. A Social

Impact Assessment will be required. For details, please

refer below to 'Social Planner' comments.

The ‘hub’ has been replaced with

common areas for communal use by

the residents.

A Social Impact Assessment is provided

at Appendix V. This assessment was

13 BACKGROUND URBIS


Discussion Response

prepared in liaison with Council’s Social

Planner.

Compliance action

• It is our understanding that a demolition order has been

served on the site. You are to continue to liaise with Michael

Zelasko, Council's Development Policy Officer, with any

progress of the demolition. It is understood this matter can

progress without reliance on the end use of the site being

proposed or determined. For this reason, the compliance

matter will managed separately from this pre-application

meeting. This advice does not override any orders currently

active on the site.

It is confirmed that, no demolition is

sought as part of this DA. Refer

Appendix FF, further correspondence

with Council Development Policy Officer

has been undertaken and it is

understood that there is a demolition

order of the site.

Status of development applications

• The applicant sought clarification around whether a Clause

4.55 modification can be submitted to an existing consent

(DA-08-00668 for a Residential Aged Care Facility) to

amend the basement design to allow for construction to

commence. Concern is raised that the development to

which the proposed basement relates, being DA-08-00668,

is unlikely to occur. That is, the proposed basement would

be designed to accommodate an entirely different

development where consent is not certain. This is not

supported, especially given the car parking, deliveries for

commercial uses, and waste servicing have not been

resolved for the proposed development.

• You are encouraged to make a request for relevant

Development Applications and any associated modifications

recorded for the site, and adjoining properties, by

completing an application under Government Information

(Public Access) Act (GIPA) 2009 through the following link:

https://www.blacktown.nsw.gov.au/About-Council/How-we-

work/Access-to-our-information

Noted.

Noted.

Reports to accompany development application

The following queries were raised in this meeting and it is

confirmed:

• A 3D model of the proposed development is not required

initially however Council will consider whether this will

benefit assessment and community consultation after an

initial assessment;

• A concept landscape plan is satisfactory to address

proposed vegetation;

Noted.

Noted.


BACKGROUND 14

Discussion Response

• A revised Statement of Heritage Impact that reflects the

proposed development is to be provided;

• A Due Diligence report is required;

• Physical samples board is not required. A materials

schedule will suffice.

• Given the mixture of uses proposed and that those uses in

isolation can require careful management, a Plan of

Management is to be provided for all the uses.

• Design verification for the RFB that complies with the

Apartment Design Guide is to be provided.

• A quantity surveyors report is required to demonstrate the

cost of work and Capital Investment

• Value (CIV) for the proposed development.

Noted. Provided at Appendix X.

The subject site is not located within an

identified area of high significance as

detailed in advice received from project

heritage consultant ‘Heritage 21’ on

review of BDCP 2015 regarding areas

of high archaeological significance

(Section 4.4.3). Therefore, no due

diligence report is required.

Refer DA3001-3005.

Refer Appendix DD.

Refer Appendix C.

Refer Appendix L.

As above.

Heritage

• Given 'The Manse' is listed on the State Heritage Register

(SHR No.00206), you are to contact the Office of

Environment and Heritage for their requirements.

• You are to review Council's Development Control Plan

2015, particularly Part A (Introduction and General

Guidelines) for controls relating to developing in the vicinity

of heritage items, and Part K (Supplementary Provisions for

Specific Sites in Established Areas) for controls specific to

the protection of 'The Manse'. Please note that the

guidelines for 'The Manse' may result in restrictions for

development.

• A Statement of Heritage Impact (SHI) was provided for the

site as part of previous DA's submitted for the site. The

previous SHI related to specific plans and a specific

proposal. Any new DA would need to provide a SHI that

reflects the proposed development.

Noted. The project heritage consultant

has prepared a Statement of Heritage

Impact (Appendix X).

Property:

• Council's property section advises that there has been no

intention to date to develop the R4 zoned portion of 19 The

Avenue Mt Druitt.

Noted.

15 BACKGROUND URBIS


Discussion Response

Engineering (Drainage)

1. Water Quality requirements.

• Generally water quality is exempted for childcare centre and

boarding house however all three blocks have mixed used

type hence water quality is to be provided for this

development due to the commercial component.

• Either provide on lot Permanent water quality for the

proposed development or a there is a provision to enter into

Voluntary Planning Agreement (VPA) for treatment in a

regional facility. Where treatment is provided on a lot a

MUSIC model is required to demonstrate that the targets

under Part J of Blacktown Development Control Plan

(BDCP) 2015 have been achieved. Alternatively, the

proposed development is located within the allocated

catchment area where the developer is given the option to

enter into a Voluntary Planning Agreement (VPA) with

Council.

• As the site area is larger than 2000m2 an approved gross

pollutant trap (GPT) is required to meet the required gross

pollutant and total hydrocarbon pollutant retention targets.

The GPT is to be sized to treat six-month flow which is 75%

of one-year flow. Use Rational method or DRAINS to

calculate the six-month flow.

Noted. This has been considered by the

project engineer. Refer Appendix N.

2. On site Detention (OSD)

• Permanent On-Site Stormwater Detention (OSD) is required

for the proposed development.

An OSD concept plan has been

prepared for this site (Appendix N).

3. Water Conservation

• For the site, water conservation targets under Part J of DCP

2015 are to be met for toilet flushing and landscape

watering for the proposed development. For this

development a minimum of 80% of the non-potable water

uses on site is to be met through rainwater

Noted. This has been considered by the

project engineer. Refer Appendix N.

4. Engineering checklist

• Submit a copy of the engineering checklist available from

the Council website.

The engineering checklist is provided

with the DA Form lodged with this

application.

5. Stormwater concept plan

• Submit a stormwater concept plan with report along with

Development Application with any electronic modelling

undertaken including s3qm tool.

Refer Appendix N.


BACKGROUND 16

Discussion Response

City Architect

• The proposed development will need to address the

following concerns:

- Waste collection and truck movement configuration is to

be within basement. Areas of waste collection at grade

are not acceptable. Waste storage and collection is to

be out of view from the street. Consideration can be

given to other designs and 'back of house' options,

noting that a site of this dimension can comfortably

accommodate basement collection as demonstrated in

numerous approved DA's. Please note that an 11-metre

truck is used by Council to collect residential waste.

You are encouraged to discuss this matter with

Council's Sustainable Resources Project Officer, Peta

Golla, to confirm Council's Waste Servicing

requirements.;

- No habitable space above the height planes are

permitted;

- Basement structures are to be setback further by a

minimum 2 metres, preferably 3 metres to allow for

deep soil zones along the periphery of the development

to facilitate tree growth and improve resident amenity;

- Communal open space - at least one pocket of deep

soil zone is required within each communal open space

to accommodate larger species and enable the

establishment of a root ball to encourage growth and

provide visual privacy, amenity and relief from urban

heat load. Planter boxes or planting areas with a

nominal depth above any structure will not be accepted

as a substitute for deep soil zones;

- Separation between buildings at the 5th floor and above

are to be a minimum of 18 metres between habitable

spaces. Balconies are habitable spaces and screening

or enclosing them does not address the building

separation provisions. Resident amenity is

compromised where balconies are screened or

enclosed and will not be supported.

- Creating Juliette Balconies would not allow for ADG

compliance.

Building massing, as read from the street, needs to be

addressed.

• Change to the footprint of the upper levels may be required

as a result of the points raised above.

In response to these comments

provided by the City Architect as part of

the pre-DA minutes it is noted that

amended drawings, addressing the

concerns raised were provided back to

the City Architect for their review dated

15 October 2018. The following

comments therefore superseded those

previously provided by the City Architect

in the left-hand column:

Building separation:

The proposal demonstrates an

acceptable response to the building

separation requirements noting

specifically:

▪ 12m min separation is achieved between buildings;

▪ High level windows are provided where there is a direct line of sight between balconies and Habitable rooms; and

▪ Angled windows provided where distance separation is not achievable due to apartment layouts

Relocation of loading bay:

In viewing the revised plans, the waste

collection/loading area located at grade

would be considered acceptable based

on the following:

▪ Landscaped buffer zone of 2m min width along the northern and western boundaries is provided to screen the loading area from the adjoining property;

▪ The loading area/roller door be positioned on the northern elevation – as currently presented;

▪ A single shared driveway crossover for the vehicular basement entry and the truck loading entry – as currently presented; and

▪ Operational requirements to be confirmed by Council’s waste department.

17 BACKGROUND URBIS


Discussion Response

Deep soil

▪ Deep soil has now been provided along the northern and eastern boundaries as requested

Traffic Engineering

• Compliance with current car parking requirements is to be

demonstrated for all land uses proposed.

• Angled vehicle cross over is not supported. Vehicle exiting

the drop off area need to come out at a right angle.

• Car parking areas are to be designed in accordance with

AS2890.1 and AS2890.6 - for aisle widths, dimensions and

headroom clearances.

• The basement is to be designed to comply with AS2890.1

and AS2890.2 where applicable.

• The proposed entrance to the basement will need to be

flatter and longer if garbage truck is to service the site from

the basement. For details, please contact Council's

Sustainable Resources Project Officer, Peta Golla, on 9839

6000.

• The distance between the driveway and the round-about is

to be maximized to reduce safety concerns and increase

sight lines;

• Motorbike parking requirement under ARH can be at grade

or in basement.

• A Traffic and Parking Impact Assessment is required. This

is to address matters including loading and unloading for

commercial components and other matters.

Refer to Appendix Q Traffic and Car

parking assessment prepared by Ptc.

The vehicle crossover has been altered

to comply.

Noted.

Noted.

Waste collection vehicle access has

been relocated to address grade issues

raised.

Noted.

Noted.

Refer to Appendix Q.

Environmental Health

Acoustic performance

• An Acoustic report will be required. Council requires 1 week

of logging and expects that the acoustic assessment will

consider:

- residents that are most likely to potentially be affected

by the proposed development;

- the current background noise levels during the time the

proposed development is proposed to operate;

- the highest level of noise that would potentially be

generated by activities occurring from the development

Refer to Appendix S.


BACKGROUND 18

Discussion Response

(specifically including outdoor play and operation of the

carpark);

- the mitigation measures that will need to be

implemented in order to limit the emission of any

potential noise pollution from the development; and

- Noise analysis should include the rated background

noise (LA90 and equivalent sound pressure level (LA,

EQ). Project specific noise levels should be assessed

including intrusiveness criteria, (adjusted) amenity

criteria, and project specific noise criteria as well as

sleep disturbance.

Contamination

• The State Environmental Planning Policy (SEPP) No.55 -

Remediation of Land is to be addressed and is to

demonstrate that the land is suitable for the proposed

development.

Refer Section 5.0 of this SEE.

Food Preparation

• Plans and specifications are to be submitted that

demonstrate the communal kitchen(s) in the proposed

development are in compliance with the requirements of

the:

- Food Act 2003 and Regulations there under;

- Australian Standard 4674-2004 Design, construction

and fit-out of food premises.

There is no food preparation to be

undertaken on the site. The

neighbourhood shop will sell only

convenience items and pre-prepared

foodstuffs.

Social Planning

The additional items required to be addressed in a SIA are:

• Information about affordable housing supply and demand in

this location.

• Access to social infrastructure and services.

• Crime and safety analysis.

Refer to comments made previously.

19 PROPOSED DEVELOPMENT URBIS


4. PROPOSED DEVELOPMENT OVERVIEW

This DA seeks consent for three (3) residential flat building comprising of social and affordable housing units and strata apartment units and a neighbourhood shop. These land uses are defined under the BLEP 2008 as ‘boarding house’ and ‘residential flat building’ and ‘neighbourhood shops’ are permissible with consent in the R4 Residential zone.

The proposed development comprises:

• One level of basement car parking.

• Waste and loading at street level.

• Construction of three residential flat buildings, each of eight-storeys with a combined total of 175 units comprising 62 strata apartments and 113 social and affordable Housing (SAH) units.

• Block A:

On the corner of Mount Druitt Road and Durham Street.

105 sqm ‘Anglicare Management’ comprising support services for residents.

Block A will include 2-bedroom strata units, 1-bedroom Social Affordable Housing units.

Communal open space surrounding the block.

Loading area.

• Block B:

29 sqm neighbourhood shop fronting Durham Street.

Building common areas.

2-bedroom strata units, 1-bedroom SAH units and studio apartments (boarding house).

• Block C:

Building common areas.

2-bedroom strata units, 1-bedroom SAH units and studio apartments (boarding house).

• Parking:

105 car parking spaces associated with the residential units, including 11 accessible spaces.

11 motorcycle spaces.

13 bicycle spaces.

• Communal areas, both internal and external, for the tenants – including landscaping.

• Landscaping works including deep soil zones in the front street frontage and rear setback of property and common open space between blocks with both soft and hard landscaping and appropriate planting of trees.

Architectural Plans prepared by Group GSA are included at Appendix A. Key numeric aspects of the proposal are provided at Table 1 and the various components of the proposed development are described in the following sections.


PROPOSED DEVELOPMENT 20

Figure 5 – Photomontage – Druitt Road looking south east

Source: Group GSA

Figure 6 – Photomontage – Mount Druitt Road looking south

Source: Group GSA



Table 3 – Numeric Overview of Proposal

Parameter Proposed

Site Area 5,149 sqm

Land Uses Residential Flat buildings, boarding house,

neighbourhood shops

Total GFA 11239 sqm

Proposed FSR 2.3:1

Number of units 175

Dwelling mix SAH Studio (boarding house) – 53

SAH 1 bedroom (infill housing) – 60

Strata Studio – 8

Strata 1 bedroom – 1

Strata 2 bedroom - 53

Landscape area Landscape: 1,396 sqm (27% of site area)

Total (including hard paved): 2,440 sqm (47.3% of

site area)

Communal open space Internal: 56 sqm

External: 2,400 sqm

Total: 2,456 sqm (47.6% of site area)

Car Parking 105

Bicycle 11

Motorcycle Parking 11

BUILDING DESIGN The proposal is for three (3) eight-storey residential apartment buildings including social and affordable and market housing. The ground floor includes a loading area, neighbourhood shop and Anglicare management space in Building A. The proposed building form is situated on the corner of Mount Druitt Road and Durham Street.

The front setbacks are increased to a minimum of 7.5m at 1-2 storeys and 9m at 3 or more storeys in line with DCP controls providing a transitional typology to the residential zoning. The resultant building volume and depth naturally lends itself to a single loaded corridor to the south with Apartments facing North, East and West to maximize solar access and views to the escarpment.

Core to the function of the building is integration with the wider community as well as fostering social interaction between residents to provide a sense of micro-community. The proposed neighbourhood shop and Anglicare Management area provide services and community facilities to residents. As the topography rises to the north east the communal space will provide an indoor / outdoor flow. The outdoor space provides hard and soft landscaping with seating. The indoor communal space provides for pockets of activity with kitchen, dining and lounge areas (Figure 7).


PROPOSED DEVELOPMENT 22

The residential component includes a mix of 53 SAH Studio (boarding house), 60 SAH 1 bedroom (infill housing), 8 strata studios, 1 strata 1 bedroom and 53 strata 2 bedroom units. One lift and one set of fire stairs services each building.

Refer to the Architectural Plans and Design Report prepared by Group GSA at Appendix A and Appendix B for further details.

Figure 7 – Ground floor diagram showing the integration of proposed uses

Source: Group GSA

MATERIALS AND FINISHES The material selection is considerate of the total lifecycle and longevity of the products. The colour selection is strong but elegant with a mix of light and dark colours, avoiding strong colours which may date. The following materials and finishes are proposed for the development:

• Sheet cladding – white, light and dark grey colour;

• Fixed and sliding horizontal blade screen;

• Fixed perforated screen;

• Balustrades, including power-coated aluminium and frameless glass;

• Window and glazing; and

• Vertical aluminium mullion.

LANDSCAPING AND COMMUNAL OPEN SPACE These areas are proposed to provide areas for shared/communal use and activity, including interaction between residents of different tenures. The communal areas throughout the building are well programmed and sited to maximise northerly aspect.



Generous building separation allows for communal open space. On the ground floor the internal and external communal areas are collocated to enhance the amenity of this space, which will include landscaping and seating. A total of 1345m2 of communal open space is provided.

PARKING AND ACCESS The following vehicular access and parking arrangements are proposed for the development:

• On-site parking for 105 car spaces and 11 motorcycle spaces.

• Secure bicycle storage is located on basement level and is accessible from outside the building (i.e. no need to enter through the communal open space). It includes provision for 13 bicycle spaces.

• Waste collection is proposed to be undertaken on-site, within the loading area which can accommodate a Medium Rigid Vehicle (MRV).

Refer to the Architectural Plans at Appendix A, the Traffic Statement at Appendix Q and the Waste Management Plan at Appendix W for details.

Figure 8 – Basement Car Parking Arrangement

Source: Group GSA


STATUTORY PLANNING ASSESSMENT 24

5. STATUTORY PLANNING ASSESSMENT STATE ENVIRONMENTAL PLANNING POLICY

5.1.1. State Environmental Planning Policy (Infrastructure) 2007

State Environmental Planning Policy (Infrastructure) 2007 (ISEPP 2007) aims to facilitate the effective delivery of infrastructure across the State by identifying matters to be considered in the assessment of development adjacent to particular types of infrastructure development, such as classified roads, and providing for consultation with relevant public authorities about certain development during the assessment process or prior to development commencing.

The proposal does not constitute traffic generating development pursuant to Schedule 3 of the ISEPP which nominates referral to the Roads and Maritime Services (RMS) for developments proposed apartments or residential flat buildings with access to any road and with 300 or more dwellings. As the proposal does not include more than 300 dwellings referral to the RMS is not required.

5.1.2. State Environmental Planning Policy No. 55- Remediation of Land

SEPP 55 aims to promote a state-wide approach for the remediation of land to reduce the risk of harm to human health or any other aspect of the environment. Clause 7(1) requires the consent authority to consider whether land is contaminated prior to determining a development application.

A Detailed Site Investigation was prepared by Douglas Partners (Appendix M) which concludes the site is unlikely to be impacted by broad and significant contamination in soil and groundwater. EIS and Douglas Partners advise that the site is suitable for the proposed development.

5.1.3. State Environmental Planning Policy (Affordable Rental Housing) 2009

SEPP Affordable Rental Housing 2009) is applicable to the Proposal by virtue of the proposed boarding house being located in the R4 High Density Residential Zone and the site located within 400 metres of the B4 Mixed Use Zone. Under Division 3 there is potential to obtain an FSR bonus of 20% of the current maximum FSR under the Blacktown LEP.

The following provides a brief summary of the key development standards for boarding houses and how the Proposal meets these standards.

Table 4 – SEPP Affordable Rental Housing 2009

Standards The Proposal

DIVISION 1 IN-FILL AFFORDABLE HOUSING (applies to the 1-Bedroom Apartments)

FSR

Division 1 – Clause 13 (2)(a)(i) applies a 0.5:1

FSR bonus if the existing maximum FSR is 2.5:1

or less.

The proposal seeks a (compliant) FSR of 2.3:1. There is

no maximum FSR detailed for the subject site.

Clause 14 Standards that cannot be used to refuse consent

Site Area

Division 1 – Clause 14 (1)(b) if the site area on

which it is proposed to carry out the development

is at least 450 square metres.

The site is more than 450sqm, compliant with this

control.

Landscaped Area

Division 1 – Clause 14 (1)(c)(i) in the case of a

development application made by a social

The proposal includes a 2400 sqm outdoor landscaped

area for the communal use of guests which is

considered an acceptable outcome.

25 STATUTORY PLANNING ASSESSMENT URBIS



housing provider—at least 35 square metres of

landscaped area per dwelling is provided.

Deep Soil Zones

Division 1 – Clause 14 (1)(d) if, in relation to that

part of the site area (being the site, not only of

that particular development, but also of any other

associated development to which this Policy

applies) that is not built on, paved or otherwise

sealed:

(i) there is soil of a sufficient depth to support the

growth of trees and shrubs on an area of not less

than 15 per cent of the site area (the deep soil

zone), and

(ii) each area forming part of the deep soil zone

has a minimum dimension of 3 metres, and

(iii) if practicable, at least two-thirds of the deep

soil zone is located at the rear of the site area,

A total of 841 sqm of deep soil zone is provided. This

accounts for 16.3% of the site. A deep soil zone is

provided on the south-west corner of the site fronting

Mount Druitt Road and Durham Street. The remaining

deep soil areas are at the rear of the site providing

screening to adjoining residential areas which accounts

for more than two-thirds of the deep soil zone.

Solar Access

Division 1 – Clause 14 (1)(d) if living rooms and

private open spaces for a minimum of 70 per cent

of the dwellings of the development receive a

minimum of 3 hours direct sunlight between 9am

and 3pm in mid-winter.

70% of apartments (across the entire building) receive 2

hrs of direct sunlight in accordance with the SEPP 65

and the Apartment Design Guide (ADG).

Parking

Division 1 – Clause 14 (2)(a) in the case of a

development application made by a social

housing provider for development on land in an

accessible area—at least 0.4 parking spaces are

provided for each dwelling containing 1 bedroom,

at least 0.5 parking spaces are provided for each

dwelling containing 2 bedrooms and at least 1

parking space is provided for each dwelling

containing 3 or more bedrooms,

Anglican Community Care trading as ‘Anglicare’ (ABN

39922848563) is a social housing provider as it is a

registered community housing provider (within the

meaning of the Australian Charities and not-for-profits

Commission Act 2012).

The site is in an accessible area as it is within 400m of

a bus stop with regular service. This is located on

Durham Street approximately 60m distance from the

site and Carlisle Avenue approximately 400m from

distance from the site. The proposal includes a 35

SAHF car parking spaces and 54 strata spaces.

Dwelling Size

Division 1 – Clause 14 (2)(b)

if each dwelling has a gross floor area of at least:

(i) 35 square metres in the case of a bedsitter or

studio, or

The following minimum GFA of infill affordable housing

dwellings is proposed:

• 51sqm, 68sqm – SAH 1 bedroom.

Therefore, all proposed infill affordable housing

dwellings comply with the minimum sizes.




(ii) 50 square metres in the case of a dwelling

having 1 bedroom, or

(iii) 70 square metres in the case of a dwelling

having 2 bedrooms, or

(iv) 95 square metres in the case of a dwelling

having 3 or more bedrooms.

DIVISION 3 BOARDING HOUSES (applies to the studios)

Clause 29 Standards that cannot be used to refused consent

FSR

Division 3 – Clause 29 (1)(c)(ii) applies a 0.5:1

FSR bonus if the existing maximum FSR is 2.5:1

or less.

The Proposal seeks a (compliant) FSR of 2.18:1. There

is no maximum FSR for the subject site.

Building Height

Division 3 – Clause 29 (2)(a) if the building height

of all proposed buildings is not more than the

maximum building height permitted under another

environmental planning instrument for any

building on the land.

BLEP 2015 applies a maximum building height of 26m

to the site.

Landscaped Area

Division 3 – Clause 29(2)(c) If the landscape

treatment of the front setback area is compatible

with the streetscape in which the building is

located.

Appropriate landscaping has been included at the front

setback along both Durham Street and Mount Druitt

Street. A DCP compliant setback has allowed this

landscaping to occur. Soft and hard landscaping has

been included. A deep soil zone on Mt Druitt Road is an

example of this.

Solar access

Division 3 – Clause 29 (2)(c) Where the

development provides for one or more communal

living rooms, if at least one of those rooms

receives a minimum of 3 hours direct sunlight

between 9am and 3pm in mid-winter.

122 (70%) of apartments achieve two hours sunlight.

Only 26 (15%) of apartments receive no sunlight

access.



Open Space

Division 3 – Clause 29 (2)(d) If at least the

following private open space areas are provided

(other than the front setback area):

(i) one area of at least 20 square metres with a

minimum dimension of 3 metres is provided for

the use of the lodgers.

(ii) if accommodation is provided on site for a

boarding house manager—one area of at least 8

square metres with a minimum dimension of 2.5

metres is provided adjacent to that

accommodation.

All communal open spaces (indoor and outdoor) are

more than 20 sqm.

On-site accommodation for a boarding house manager

is proposed on the ground floor of Block A.

Car Parking

Division 3 – Clause 29 (2)(e) If the application is

made by or on behalf of a social housing provider

(in accessible areas) at least 0.2 parking spaces

are provided for each boarding room.

Refer to commentary above.

Accommodation Size

Division 3 – Clause 29 (2)(f) if each boarding

room has a gross floor area (excluding any area

used for the purposes of private kitchen or

bathroom facilities) of at least:

(i) 12 square metres in the case of a boarding

room intended to be used by a single lodger, or

(ii) 16 square metres in any other case.

The boarding house rooms are proposed to be 35 sqm.

This represents the total size of the room including

private kitchen and bathroom facilities. Excluding

kitchens and bathrooms, the boarding rooms are <25

sqm.

Clause 30 Standards for boarding houses

(1) A consent authority must not consent to

development to which this Division applies unless

it is satisfied of each of the following:

(a) if a boarding house has 5 or more boarding

rooms, at least one communal living room will be

provided.

Communal rooms are included within the scheme,

together with other (smaller) communal areas

throughout the building.

(b) no boarding room will have a gross floor area

(excluding any area used for the purposes of

private kitchen or bathroom facilities) of more

than 25 square metres.

Each boarding house complies with this control noting

that the overall GFA is 25 sqm or less once private

kitchen and bathroom facilities are excluded (from the

studios which are 35 sqm in overall area).

(c) no boarding room will be occupied by more

than 2 adult lodgers.

The studio rooms are not proposed to accommodate

more than two adult lodgers.



(d) adequate bathroom and kitchen facilities will

be available within the boarding house for the use

of each lodger.

Adequate bathroom and kitchen facilities will be

provided. For all boarding rooms.

(e) if the boarding house has capacity to

accommodate 20 or more lodgers, a boarding

room or on site dwelling will be provided for a

boarding house manager.

Anglicare confirm that each boarding house room will

accommodate only one lodger, meaning that this control

is not triggered by the proposal, as the overall capacity

of the boarding house rooms will be 20 or less lodgers.

(g) if the boarding house is on land zoned

primarily for commercial purposes, no part of the

ground floor of the boarding house that fronts a

street will be used for residential purposes unless

another environmental planning instrument

permits such a use.

The R4 High Density Residential zone permits the

proposed land uses. A retail tenancy is proposed for the

Druitt Street frontage.

(h) at least one parking space will be provided

for a bicycle, and one will be provided for a

motorcycle, for every 5 boarding rooms.

11 motorcycle spaces and 13 bicycle spaces are

provided for the entire development – compliant with

this control (noting that it applies to the boarding rooms

only).

5.1.4. State Environmental Planning Policy No.65 – Design Quality of Residential Apartment Development.

State Environmental Planning Policy No 65 - Design Quality of Residential Apartment Development (SEPP 65) applies to development for the purposes of a building that comprises three or more storeys and four or more self-contained dwellings.

As Anglicare propose a residential flat building development on the site the provisions of SEPP 65 and the Apartment Design Guide will apply to the proposed development.

The following provides a brief summary of the key standards of SEPP 65 which have been applied to the Proposal. A full assessment against the Apartment Design Guide is provided in Appendix C.

Table 5 – SEPP 65 Compliance

Key Standard The Proposal

2F Building Separation

Up to four storeys (approximately 12m):

• 12m between habitable rooms/balconies.

• 9m between habitable and non-habitable

rooms.

• 6m between non-habitable rooms.

Five to eight storeys (approximately 25m):



rooms.

Separation between windows and balconies is

provided to ensure visual privacy is achieved. The

objectives of the building separation standard 2F are

maintained through the provision of the minimum

required separation distances from habitable rooms

and balconies to the side and rear boundaries.

Internal to the site, where a lesser building

separation distance is proposed (above five to eight

storeys i.e. between Block B and C, window shades

are utilised, balconies are orientated away from each

other and extended wall screening is proposed

between each Block to maintain privacy and achieve

the objectives 2F of SEPP 65.





Nine storeys and above (over 25m):



rooms.


3D Communal Open Space

1. Communal open space has a minimum area

equal to 25% of the site.

2. Developments achieve a minimum of 50%

direct sunlight to the principal usable part of the

communal open space for a minimum of 2 hours

between 9 am and 3 pm on 21 June (mid-winter).

Approximately 1,345m of communal open space is

provided on site. This accounts for 26% of the site

which complies with this design criteria.

3E Deep Soil Zones

Greater than 1500 sqm:

• Minimum dimensions – 6m.

• Deep soil zone – 7% of site area.

This site provides 16.1% (841 sqm) deep soil zones,

this included as part of the ground level common

open space.

3F Visual Privacy

Separation between windows and balconies is

provided to ensure visual privacy is achieved.

Minimum required separation distances from

buildings to the side and rear boundaries are as

follows:

Complies, appropriate screening has been put in

place between habitable rooms and balconies.

3J Bicycle and Car Parking

Reference is made to the RTA Guide to Traffic

Generating Developments. In the absence of a

boarding house being defined within the Guide.

Reliance is had on SEPP Affordable Rental

Housing for the affordable housing unit rates and

the LDCP 2008 for the residential strata units’

rates.

Sufficient bicycle and car parking is provided. As

demonstrated in the Traffic Impact Assessment at

Appendix Q, the proposal provides 105 spaces and

13 bicycle spaces.




4A Solar and Daylight Access

At least 70% of all apartments in a building

should receive a minimum of 2 hours direct

sunlight in mid-winter.

121 units out of 172 units achieve a minimum of 2

hours direct sunlight in mid-winter. This equates to

70% of apartments, which is consistent with the ADG

design criteria.

4B Natural Ventilation

60% of apartments to achieve natural ventilation.

10 units achieve natural cross ventilation, which

equates to 61% of all units and is consistent with the

ADG design criteria.

4C Ceiling Heights

• Residential Ground – 3.3m.

• Residential non-habitable – 2.4m.

• Residential habitable – 2.7m.

All ceiling heights will comply with these guidelines.

Further detail will be provided at detailed design

phase of development.

4D Apartment Size and Layout

2. Bedrooms have a minimum dimension of 3m

(excluding wardrobe space)

All studios have a minimum area of 35sqm,

consistent with standards for studios and boarding

rooms under the ARH SEPP.

One bedroom units have a minimum area of 50sqm,

2 bedroom units have a minimum area of 70sqm,

which are consistent with the ADG design criteria.

4E Private open space and balconies

Minor inconsistency with 3sqm balconies. However,

the majority of units comply with these requirements.

4F Common Circulation and Spaces

The maximum number of apartments off a

circulation core on a single level is eight.

For buildings of 10 storeys and over, the

maximum number of apartments sharing a single

lift is 40

Non-compliance due to the number of boarding

house studio units. All lifts are in a central locations

on each floor providing accessible access for all

units on each floor.




4G Storage Each apartment has storage equal or in excess to

the ADG requirements, with at least 50% of storage

requirements provided within the apartment units.

BLACKTOWN LOCAL ENVIRONMENTAL PLAN 2015 (BLEP2015) 5.2.1. Zoning, Permissibility and Objectives

The site is within the “R4 High Density Residential” zone. “Residential Flat Buildings”, “Boarding Houses”, and “Neighbourhood Shops” are permitted with consent in the R4 High Density Residential zone. The relevant objectives of the R4 High Density Residential zone are:

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

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

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

• To enable certain activities to be carried out within the zone that do not adversely affect the amenity of the neighbourhood.

• To permit residential flat buildings in locations close to public transport hubs and centres.

The proposed development is entirely consistent with the relevant zone objectives in that it provides land uses that are permissible with consent, which will assist in meeting the housing needs of the local community and the day to day needs of residents living within the development and surrounding area.

5.2.2. LEP Provisions

The following table provides an assessment of the proposed development against the relevant clauses contained within the Blacktown LEP 2015.

Table 6 - Blacktown LEP Compliance Table

Relevant Clause Provision Proposal Complies

Clause 4.1 –

Minimum subdivision

lot size

No minimum lot size While no minimum lot size applies

to the subject site. The proposal

responds the local context

providing three residential flat

building with a high level of

amenity.

N/A

Clause 4.3 –

Building Height

The height of a building on

the site is not to exceed

26m.

The proposed buildings comply

with this clause and do not exceed

the maximum building height.

Yes

Clause 4.4 – Floor

Space Ratio

There is no FSR control in

BLEP 2015 for the subject

site.

The proposal has a FSR of 2.18:1.

The FSR is consistent with the

local context and the sites zoning

as R4 High Density Residential.

Yes




Clause 5.4 – Controls

relating

miscellaneous

permissible uses

(7) Neighbourhood

Shops

If development for the

purposes of a

neighbourhood shop is

permitted under this Plan,

the retail floor area must

not exceed 80 square

metres.

The neighbourhood shop has a

retail floor area of 29sqm. The

main purpose of the facility is to

service the day to day needs of

local residents.

Yes

Clause 5.10 –

Heritage Conservation

The consent authority may,

before granting consent to

any development:

(a)on land on which a

heritage item is located, or

(b) on land that is within a

heritage conservation area,

or

(c) on land that is within

the vicinity of land referred

to in paragraph (a) or (b),

require a heritage

management document to

be prepared that assesses

the extent to which the

carrying out of the

proposed development

would affect the heritage

significance of the heritage

item or heritage

conservation area

concerned.

The site shares a boundary with

Heritage Item I51 referred to as

The Manse and located at No.23-

25 The Avenue. The item is of

State significance.

However, as noted in by Council

Heritage Officer, the proposal does

not impact directly on the heritage

item as it is on the opposing side of

the road and would not impact it

visually or structurally.

Yes

Clause 7.5 Essential

Services

Development consent must

not be granted to

development unless the

consent authority is

satisfied that any of the

following services that are

essential for the

development are available

or that adequate

arrangements have been

made to make them

available when required:

a) the supply of water,

As detailed in the Mechanical

Services, Fire Services Report,

Electrical Services Report,

Hydraulic Services Report and

stormwater plans the reports the

proposal will provide appropriate

essential services.

Yes




b) the supply of electricity,

c) the disposal and

management of sewage,

d) stormwater drainage or

on-site conservation,

e) suitable vehicular

access.

Clause 7.7 - Design

Excellence

Development consent must

not be granted to

development to which this

clause applies unless the

consent authority

considers that the

development exhibits

design excellence.

The subject site is outlined as an

area in which design excellence

must be considered. The proposal

is considered to be compliant with

relevant design excellence matters.

Yes

BLACKTOWN DEVELOPMENT CONTROL PLAN 2015 The relevant matters to be considered under Blacktown Development Control Plan 2015 (BDCP 2015) are outlined in the DCP summary compliance table at Appendix AA. The proposed development is generally consistent with the provisions in the BDCP 2015. Of note, the proposal:

• Is consistent with common open space guidelines, demonstrating consistency with the NSW Apartment Design Guide.

• Is consistent with solar access, natural ventilation guidelines. The proposal is consistent with energy performance and sustainability as detailed in the BASIX Certificate at Appendix K.

• Is consistent with security requirements. Private courtyard gardens are used, these are separated from the street. However, a combination of permeable fencing solutions and landscaping enables balance between surveillance and privacy.

• Is consistent with the storage requirements and management procedures listed in Council’s DCP (Section 6.10.11).

• Will meet required BCA and accessibility standards, including more than 10% of units in the whole development being designed for persons with a disability.

• Is accompanied with appropriate contamination information as required.

Where the proposal does not meet requirements of the DCP sufficient reasoning has been provided. Specifically:

• The proposal does not meet Section 6.10.2 of the DCP, which requires a communal drying area for laundry. Sufficient laundry facilities are provided within apartments.

• The neighbourhood shop is located within 400m of B1 Neighbourhood Centre zone. This is inconsistent with 8.4.3 General Provisions which requires neighbourhood shops to not be located within 400m of general business zones or another existing neighbourhood shop. The proposed neighbourhood shop will cater largely for residents of the proposed development and will not have a detrimental impact on the other business zones. The proposed neighbourhood shop is 29 sqm complying with other relevant controls.


ASSESSMENT OF KEY ENVIRONMENTAL CONSIDERATIONS 34

6. ASSESSMENT OF KEY ENVIRONMENTAL CONSIDERATIONS

BUILT FORM The proposed development does not adversely overshadow adjoining residential dwelling maintaining 3 hours solar access to private open spaces and habitable areas of all residential neighbours including the dwellings to the South during the winter solstice.

Overall, the proposal successfully responds to its context. It will provide an improvement to the town centre and will not result in unacceptable environmental impacts such as shadow, views, perceived bulk or scale, or visual impact on the streetscape or neighbouring properties (existing and proposed).

Further discussion is provided within the Urban Design Report prepared by Group GSA at Appendix B and Apartment Design Guide table of compliance at Appendix C.

OVERSHADOWING AND SOLAR ACCESS The proposed development does not result in significant adverse overshadowing impacts on adjoining residential dwelling. The proposal maintains 3 hours solar access to private open spaces and habitable areas of all residential neighbours including the dwellings to the South during the winter solstice.

Figure 9 – Overshadowing from proposed development (21 June 9am, 12noon and 3pm)

Source: Group GSA

35 ASSESSMENT OF KEY ENVIRONMENTAL CONSIDERATIONS URBIS


LANDSCAPE As detailed in the Architectural Plans at Appendix A and ADG Compliance table at Appendix C prepared by Group GSA, the landscape concept for the proposed residential development is based on the surrounding context, response to the proposed architectural, urban and civil layout. The design intent is to contribute positively to the image, identity of the locality by providing a contemporary, sensitive and appropriate landscape environment. The key landscape elements comprise:

• High quality recreation spaces including spaces for exercise, dining.

• Provide leafy streets and green spaces including deep soil planting areas at the rear and front of the site.

• A contemporary textually appropriate soft cape planting palette including a variety of native plant species.

• Creating a safe and accessible space, characterised by open sight lines, providing passive surveillance and security for residents.

PARKING, ACCESS AND TRAFFIC PTC has undertaken an Assessment of Traffic and Parking Arrangements. The report establishes that the site is well serviced by public transport (both bus and rail) and that both Mt Druitt Road and Durham Street are local roads.

As detailed in the Traffic Report at Appendix Q, the proposal will provide a net trip generation of 56 vehicles. The Traffic Report concludes:

“A review of the potential traffic generation of the site has revealed that the development will lead to a net increase in peak hour traffic generation of 56 trips in the peak hour, which represents approximately on (1) additional trip every minute. The results from the SIDRA analysis indicates that the proposed development will have a minor impact to the existing road network conditions and operations of the major intersections surrounding the site. Each performance measures have increased marginally and the level of service of the intersections have not changed in any scenario. As such, it is anticipated that the proposed development will not generate any noticeable traffic impact to the existing road network.”

6.4.1. Bicycle and car parking

As detailed in the Architectural drawings (Appendix A) and Traffic Impact Assessment (Appendix Q). The proposal will provide a total of 105 car parking spaces (including 11 accessible spaces consistent with the DCP requirement of 11), 13 bicycle spaces, 11 motorcycle spaces and one (1) loading space for service vehicles. The proposal includes at grade car parking for visitors along Durham Street.

These rates are based on achieving compliance with the State Environmental Planning Policy (Affordable Rental Housing) 2009. Where the SEPP is silent on certain controls, the Liverpool DCP 2008 (LDCP 2008) is referenced. A detailed breakdown of parking compliance is provided at Table 7 below:

Table 7 – Summary of Parking Compliance

Use Units/GFA Rate (Control) Requirement Provided

Car Parking

Boarding House 53 0.2 space per unit 10.6

In-fill affordable

housing

60 0.4 space per unit 24

Total (SAH required) 35 35

Strata (Studio) 8 0.6 space per unit 4.8



Use Units/GFA Rate (Control) Requirement Provided

Strata (1-bedroom) 1 0.6 space per unit 0.6

Strata (2-bedroom) 53 0.9 space per unit 47.7

Visitor 62 (units) 1 space per 5 units 12.4

Total (Strata

required)

66 101

Non-residential

Neighbourhood

Shop

30 sqm 1 space per 30 sqm 1 (1.3)

Anglicare

Management

105 sqm 1 space per 40

sqm

3 (2.6)

Sub-total (Non-residential) 4 4

Total 105 105

Bicycle Rates

Boarding House 53 1 space per 5 units 11 (10.6)

Total Required 11 11

SOCIAL IMPACT The Social Impact Statement prepared by Urbis at Appendix V. Overall, the Statement expects the development will have a long-term positive impact for women aged 55 years and over in Western Sydney and people on the National Housing Register. The Statement concludes that the development will have the following potential impacts:

Access to social and affordable housing

The proposal will deliver a long-term positive impact by improving access to social and affordable housing for vulnerable women aged 55 years and over in Western Sydney and NSW Housing Registrants in Blacktown LGA.

Change in residential amenity and character

The proposal will provide greater activation and ownership of a site which currently contains derelict dwellings and is vulnerable to crime and antisocial behaviour. The proposal will intensify the use of the vacant block and may have a minor negative impact on local residents. Amenity impact for residents at No.19 – No.15 Durham Street are likely to be moderate, which may include over shadowing, privacy and noise impacts.

Concentration of disadvantaged communities

The proposal will concentrate additional social housing into an area with relatively high levels of disadvantage. However, based on the proposed model of management and mix of housing, it is considered any negative impact will be managed and the overall potential for increased social disadvantaged will be neutral.



Increased pressure on local infrastructure and services

The proposal will result in a number of new residents to the suburb, which may place additional demand on the local transport, retail and general social services. However, given the proximity of the site to a range of services and public transport options, the proposal is not expected to generate excessive concentrated demand and is expected to have a minor impact on services.

As such the following recommendations for the proposed development are included:

• The proposal should be designed in accordance with CPTED principles to reduce opportunities for crime and anti-social behaviour.

• Preparation of a landscape plan to reduce visual and noise impacts where appropriate to adjoining residents No.19 – No.15 Durham Street.

• Preparation of a plan of management for the site, to effectively manage maintenance and operational aspects of the site and interaction with the surrounding residential area. Consideration to safety and security measures should also be incorporated into the detailed design and plan of management to manage potential crime risks at the site.

A copy of the NSW Police CPTED Checklist has been provided at Appendix II.

HERITAGE The Heritage Impact Statement prepared by Heritage 21 (Appendix X) finds that the proposed development would not have any impact on ‘The Manse’ located at 21-23 The Avenue, Mount Druitt which the site shares a partial boundary with. This is a local and State heritage listed item and the Register of the National Trust (NSW). The report finds that the proposed development is sympathetic to the adjacent heritage item horizontal and vertical openings, proportions and streetscape siting. The Heritage Impact Statement concludes:

“The proposed new development would be contained wholly within the existing boundary of the subject site and would not encroach into the property occupied by ‘The Manse’. Furthermore, the established curtilage for ‘The Manse’ is confined to the existing lot boundary. The proposed development would therefore not encroach on the established curtilage of the heritage listed item. There is sufficient existing screen planting comprising a scattering of mature trees between ‘The Manse’ and the proposed building.”

The report further reinstates that:

“The proposed work at 21-27 Durham Street and 56-60 Mount Druitt Road, Mount Druitt respects the heritage significance of ‘The Manse’ as it would not visually dominate the house or the landscaped setting of the site when viewed from the Avenue”.

As such, there are no aspects of the proposal which could be detrimental to the significance of the heritage item in the vicinity of the subject site.

ECOLOGICALLY SUSTAINABLE DEVELOPMENT Energy efficient and environmentally sustainable development practices have been incorporated into the design of the proposed development to ensure that energy efficient solutions have been utilised where practicable. This application includes a BASIX Certificate which demonstrates that the proposed development complies with the water and energy savings targets for new developments within NSW. A copy of the BASIX Certification is submitted with this DA.

ENGINEERING 6.8.1. Geotechnical

The Geotechnical Report prepared by JK Geotechnics (Appendix F), confirms the excavation and construction works are achievable if appropriate measures are put in place. This excavation will extend through the fill and residual soils and be predominantly within shale bedrock. Within the excavation the shale bedrock for the most part is expected to be of low strength or less with some medium strength bands



reducing vibration impacts. However, if hydraulic rock breakers are to be used such equipment has the potential to cause damaging vibrations, and so full-time vibration monitoring must be undertaken whilst it is in use. Due to the proximity to the adjacent structures, the monitoring should be carried out on a full-time basis.

Furthermore, the report states that “excavations within the soils will not be self-supporting and batter slopes will need to be formed or shoring systems will need to be installed prior to the start of excavation”. The report indicates that drainage should be provided behind all retaining walls and below the basement slab.

6.8.2. Stormwater and Flooding

Northrop have prepared a Civil Engineering Report including flood and stormwater management for the proposed development. This is attached at Appendix Z. Drawings and plans of this infrastructure are provided at Appendix N.

The Report outlines that sediment and erosion control measures have been designed to capture site runoff during construction, as such a sediment basin will not be required for the site.

The site development is part of the Voluntary Contributions Scheme Boundary where by the Development will enter a VPA with Council to offset the Water quality requirements off-sit as discussed in Council’s Part J Water Sensitive Urban Design and Integrated Water Cycle Management guideline (2015). As discussed with Council during the Pre-DA meeting a GPT has been located at the outlet of the OSD.

The rainwater tank will collect all roof water from the development which will pass through a first flush system prior to capture. The rainwater tank will be located within the OSD tank. The collected water will only be used for irrigation.

The report outlines that stormwater treatment devices are effective at reducing the total pollutant loads, peak flows and total volume of flows generated across the site. The Civil Engineering Report concludes:

“No significant issues will be encountered during the detailed design for the drainage infrastructure works associated with this development.”

CONTAMINATION A Contamination Report prepared by Douglas Partners (Appendix M) EIS and Douglas Partners advise that the site is suitable for the proposed development, subject to a series of recommendations (refer to Appendix M) which are summarised below:

“Areas beneath the existing buildings and other areas that were inaccessible should be sampled following demolition. This will also increase the density of sampling, provide greater confidence in the data set and confirm the waste classification.

Prior to demolition a Hazardous Building Materials Assessment should be undertaken of all site structures. All hazardous building materials should be removed from the site structures by an appropriately qualified person prior to demolition. Demolishing the structures without removing the hazardous building materials will result in widespread asbestos contamination across the site.

An emu-bob for removal of FCF should be undertaken across the site by a suitably licenced asbestos contractor and all FCF disposed of to a NSW EPA licenced facility. Following removal a surface clearance should be undertaken by a SafeWork NSW licenced asbestos assessor. This will provide a safe working environments for site personnel and form part of the waste classification.

Any attempt to re-classify the fill material as ENM must address all of the requirements of the ENM Order 2014”.

These recommendations will be adhered to before excavation is undertaken. Douglas Partners conclude that:

“Given the relatively benign nature of the current land use which is similar to the land use noted since the 1950s, additional desktop input is not considered likely to identify any further areas of environmental concern. Additional works should be undertaken as recommended in EIS (2017).”



WASTE MANAGEMENT A Waste Management Plan has been prepared by Universal Foodservice Design (Appendix T). The Waste Management Plan outlines the actions and recommendations to be applied to the waste management areas to ensure efficient operations at the site.

The waste management system proposed caters for the storage and removal of all waste volumes collected from the residential uses as well as the ground floor neighbourhood shop and Anglicare management areas.

BUILDING CODE OF AUSTRALIA A high-level review prepared by Blackett Maguire + Goldsmith (Appendix O) of the proposed development’s compliance with the Building Code of Australia. The report outlines that the key compliance issues relating to BCA to be addressed by-way of a Fire Engineered Performance Solution prior to issue of the Construction Certificate include:

• Egress travel distance of up to 43m to an alternative exist from within the Basement Level Car Park.

• Egress travel distance of up to 77m between alternative exists from within the Basement Level Car Park.

• Egress travel distance of up to 12m to a single exist on Level 1-7 within Blacks A &C.

The report outlines that:

“any amendments required to the design documentation in order to comply with the BCA can be addressed in the preparation of the detailed documentation for a Construction Certificate without giving rise to significant changes to the proposed development as submitted for the development application.”

ACCESS An Accessibility Report has been prepared by iAccess Consultants (Appendix Y). The key accessible areas are mainly in relation to the requirements of the NCC Section D, Access and Egress and AS1428.1:2009 Design for access and mobility. There is generally a high level of compliance throughout the proposal, where minor non-compliances do exist further design verification will occur at the detailed design construction phase.

CONSTRUCTION MANAGEMENT The proposed development will be constructed in a relatively urbanised area with a degree of access constraints including the occupation and construction of residential flat buildings in the west and the need to retain some of the existing warehousing activities on site. Accordingly, Lipman (Appendix U) have prepared a construction management plan which is submitted with this DA.

The key aspects of the construction management plan for the site includes:

• Applying and obtaining all appropriate permits before commencement of on-site construction activities.

• Establish a suitable construction site layout, including perimeter chian wire fencing.

• A detailed Traffic Management Plan will be developed and lodged with Council.

• Site accommodation will be located within the perimeter of the site and erected to Worksafe NSW Code of Practice requirements.

• Construction loading, and materials handling zone will be located on Durham Street. These will be appropriately handled minimising site disturbance to the local community and other project stakeholders.


SECTION 4.15 ASSESSMENT 40

7. SECTION 4.15 ASSESSMENT STATUTORY POLICY AND COMPLIANCE

The following assessment has been structured in accordance with Section 4.15(1)(a) of the Environmental Planning & Assessment Act 1979 (EP&A Act).

The proposed development has been assessed in accordance with the relevant state, regional and local planning policies, as follows:

• State Environmental Planning Policy (Infrastructure) 2007 (ISEPP).

• State Environmental Planning Policy 55 – Remediation of Land (SEPP 55).

• State Environmental Planning Policy (Building Sustainability Index Basix) 2004.

• State Environmental Planning Policy (Affordable Rental Housing) 2009 (SEPP Affordable Rental Housing).

• State Environmental Planning Policy No 65—Design Quality of Residential Apartment Development (SEPP 65).

• Blacktown Local Environmental Plan 2015 (BLEP 2015); and

• Blacktown Development Control Plan 2015 (BDCP 2015).

This SEE demonstrates that the proposed development is generally consistent with the relevant statutory planning policies and achieves the objectives of the relevant provisions. Where the proposal is not compliant with the relevant statutory provisions, it has been demonstrated to be a superior outcome than a compliant development. A Clause 4.6 variation request has been provided under separate cover with this development application due to the exceedance in maximum permitted height of building standard.

NATURAL ENVIRONMENT IMPACTS All appropriate measures will be implemented during the construction phase to ensure that there is no adverse amenity impacts to surrounding properties in terms of dust, soil erosion, air and noise.

• The proposal will not result in the removal of significant flora and fauna. The proposal represents a sustainable approach to transport and energy consumption.

• ESD measures will be implemented in the development to maximise energy and water efficiency, reducing the environmental impact of the proposal during both construction and operation.

• The geotechnical and contamination reports confirm that through the use of suitable mitigation measures, there will be no geotechnical or ground contamination impacts on the surrounding natural environment.

SOCIAL AND ECONOMIC IMPACTS The proposed development provides for increased social and economic outcomes through the provision of social and affordable housing product that has the obvious social benefit of providing for vulnerable people in the community.

The building has been designed to provide high levels of amenity for occupants through compliance with key criteria in the Apartment Design Guide and encourages social cohesion/interaction through various communal spaces, both internal and external, that are spread throughout the building.

The design of the building is contextually responsive and activates the streetscape through the neighbourhood shop at ground level. In summary, there will be no adverse social, economic or environmental impacts resulting from the proposed development.

41 SECTION 4.15 ASSESSMENT URBIS


BUILT ENVIRONMENTAL IMPACTS The proposed development has been designed to be consistent with the surrounding built environment. The proposal successfully mitigates environmental impacts and provides a better outcome for the subject site.

As detailed in the Traffic Report at Appendix Q traffic impacts will be limited, revealing that the site can accommodate the increase in density.

SUITABILITY OF THE SITE FOR DEVELOPMENT The subject site is suitable for the proposed development because it is on land zoned for R4 High Density Residential purposes and is located adjacent to compatible land uses. The site is highly suitable for the proposed development for the following reasons:

• The site is zoned as R4 High Density Residential permitting the proposed use.

• The built form is consistent with Council’s planning intent for the area.

• The site is well serviced by public transport and amenity.

• The proposed use does not conflict with any of the surrounding commercial and residential land uses in the immediate locality.

• Technical reports, have been provided and demonstrate the site is capable of being developed in the manner proposed without adverse impacts.

THE PUBLIC INTEREST The proposed development is in the public interest for the following reasons:

• The proposal will provide social and affordable housing, assisting vulnerable members of the community and responding to a demonstrated demand in the LGA.

• The built form is contextually response, providing streetscape activation and is consistent with the surrounding residential area.

• The building is consistent with ADG provisions, providing a high amenity for tenants.

• The development will generate employment during the construction and operation phases of the project.

• It achieves a high level of planning compliance, with the minor variation from maximum building height controls able to be suitably justified in the parameters set by clause 4.6 in the Blacktown LEP 2015.


CONCLUSION 42

8. CONCLUSION The proposal is appropriate for the site and the locality because:

• The proposal is consistent with State and subregional strategic planning objectives.

• The proposal satisfies the applicable local and state planning policies. The proposed development is compliant with the applicable planning controls. Where variations are proposed, the objectives and intent of these provisions have been met.

• The design responds positively to the site conditions and the surrounding environment. The proposal provides a positive built form design to the surrounding context, including street level activation to Durham Street.

• The proposal will offer a higher standard of amenity. The proposal will provide accommodation which is compliant with relevant standards achieving, high level of amenity. This includes a significant amount of communal open space throughout the buildings.

• The proposal is suitable for the site. The proposal is permissible in the R4 High Density Residential zone, and is consistent with the relevant objectives of the zone.

• Has limited environmental, social, economic impacts. The proposed development will provide positive social, economic, environmental contribution to Mt Druitt. There will be no adverse environmental, social or economic impacts resulting from the proposed development.

• The proposal is in the public interest. The proposal will provide social and affordable housing development integrated with strata market housing in Mt Druitt that promotes active street frontages and represents a bold design statement for the site.

For the reasons outlined within this SEE, the proposal is in the public interest and should be approved.


DISCLAIMER 43

DISCLAIMER This report is dated 18 December 2018 and incorporates information and events up to that date only and excludes any information arising, or event occurring, after that date which may affect the validity of Urbis Pty Ltd’s (Urbis) opinion in this report. Urbis prepared this report on the instructions, and for the benefit only, of Anglican Community Services (Instructing Party) for the purpose of Statement of Environmental Effects (Purpose) and not for any other purpose or use. To the extent permitted by applicable law, Urbis expressly disclaims all liability, whether direct or indirect, to the Instructing Party which relies or purports to rely on this report for any purpose other than the Purpose, and to any other person which relies or purports to rely on this report for any purpose whatsoever (including the Purpose).

In preparing this report, Urbis was required to make judgements which may be affected by unforeseen future events, the likelihood and effects of which are not capable of precise assessment.

All surveys, forecasts, projections and recommendations contained in or associated with this report are made in good faith and on the basis of information supplied to Urbis at the date of this report, and upon which Urbis relied. Achievement of the projections and budgets set out in this report will depend, among other things, on the actions of others over which Urbis has no control.

In preparing this report, Urbis may rely on or refer to documents in a language other than English, which Urbis may arrange to be translated. Urbis is not responsible for the accuracy or completeness of such translations and disclaims any liability for any statement or opinion made in this report being inaccurate or incomplete arising from such translations.

Whilst Urbis has made all reasonable inquiries it believes necessary in preparing this report, it is not responsible for determining the completeness or accuracy of information provided to it. Urbis (including its officers and personnel) is not liable for any errors or omissions, including in information provided by the Instructing Party or another person or upon which Urbis relies, provided that such errors or omissions are not made by Urbis recklessly or in bad faith.

This report has been prepared with due care and diligence by Urbis and the statements and opinions given by Urbis in this report are given in good faith and in the reasonable belief that they are correct and not misleading, subject to the limitations above.

APPENDICES


APPENDIX A ARCHITECTURAL PLANS

APPENDICES


APPENDIX B URBAN DESIGN REPORT


APPENDICES

APPENDIX C ADG COMPLIANCE TABLE

APPENDICES


APPENDIX D DESIGN VERIFICATION STATEMENT


APPENDICES

APPENDIX E SITE SURVEY

APPENDICES


APPENDIX F GEOTECHNICAL REPORT


APPENDICES

APPENDIX G MECHANICAL SERVICES REPORT

APPENDICES


APPENDIX H ELECTRICAL SERVICES REPORT


APPENDICES

APPENDIX I FIRE SERVICES REPORT

APPENDICES


APPENDIX J HYDRAULIC SERVICES REPORT


APPENDICES

APPENDIX K BASIX CERTIFICATE

APPENDICES


APPENDIX L QUANTITY SURVEYORS REPORT


APPENDICES

APPENDIX M CONTAMINATION REPORT

APPENDICES


APPENDIX N STORMWATER MANAGEMENT AND EROSION CONTROL PLAN


APPENDICES

APPENDIX O BCA REPORT

APPENDICES


APPENDIX P PRE-APPLICATION MEETING MINUTES


APPENDICES

APPENDIX Q TRAFFIC IMPACT ASSESSMENT

APPENDICES


APPENDIX R STRUCTURAL DRAWINGS


APPENDICES

APPENDIX S ACOUSTIC REPORT

APPENDICES


APPENDIX T WASTE MANAGEMENT PLAN


APPENDICES

APPENDIX U CONSTRUCTION MANAGEMENT PLAN

APPENDICES


APPENDIX V SOCIAL IMPACT STATEMENT


APPENDICES

APPENDIX W HERITAGE DUE DILIGENCE LETTER

APPENDICES


APPENDIX X HERITAGE IMPACT STATEMENT


APPENDICES

APPENDIX Y ACCESS REPORT

APPENDICES


APPENDIX Z CIVIL ENGINEERING REPORT


APPENDICES

APPENDIX AA BLACKTOWN DEVELOPMENT CONTROL PLAN (BDCP) 2015 COMPLIANCE TABLE

APPENDICES


APPENDIX BB GEOTECHNICAL REVIEW LETTER


APPENDICES

APPENDIX CC PHOTOMONTAGES

APPENDICES


APPENDIX DD PLAN OF MANAGEMENT


APPENDICES

APPENDIX EE LANDSCAPE PLANS

APPENDICES


APPENDIX FF DEMOLITION ORDER AND CORRESPONDENCE


APPENDICES

APPENDIX GG NOISE IMPACT STATEMENT

APPENDICES


APPENDIX HH SOIL REPORT


APPENDICES

APPENDIX II CPTED CHECKLIST

STATEMENT OF ENVIRONMENTAL EFFECTS...This Statement of Environmental Effects (SEE) has been prepared...

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