Horsley Drive Business Park Stage 2 – Building 1 State Significant Development Application SSD 10404
Part of Western Sydney Parklands (Cnr. Cowpasture Road and Trivet Street, Wetherill Park (Lots 17-22 on DP 13961 & Lot 2 on DP 1212087))
Submitted to Department of Planning, Industry and Environment On behalf of Charter Hall
February 2020 | 2190880
CONTACT Gordon Kirkby Director [email protected] (02) 9409 4912 Reproduction of this document or any part thereof is not permitted without prior written permission of Ethos Urban Pty Ltd.
This document has been prepared by: This document has been reviewed by:
Angus Halligan 28 February 2020 Gordon Kirkby 28 February 2020 Reproduction of this document or any part thereof is not permitted without written permission of Ethos Urban Pty Ltd. Ethos Urban operates under a Quality Management System. This report has been prepared and reviewed in accordance with that system. If the report is not signed, it is a preliminary draft.
VERSION NO. DATE OF ISSUE REVISION BY APPROVED BY V2 28 February 2020 A Halligan G Kirkby
Ethos Urban Pty Ltd ABN 13 615 087 931. www.ethosurban.com 1/356 St Pauls Terrace, Fortitude Valley QLD 4006 t 61 7 3852 1822
Contents
1.0 Executive Summary 5 2.0 Introduction 6 2.1 Project Background 6 2.2 SSD 7664 8 2.3 Objectives 9 2.4 Secretary’s Environmental Assessment Requirements 9
3.0 Site Analysis 13 3.1 Site Location and Context 13 3.2 Site Description 14 3.3 Surrounding Development 15
4.0 Description of Proposed Development 18 4.1 Key Features of the Stage 2 (Building 1) DA 18 4.2 Demolition / Site Preparation / Bulk Earthworks / Remediation 20 4.3 Built Form, External Materials and Finishes 20 4.4 Landscaping and Public Domain 20 4.5 Signage 21 4.6 Infrastructure and Services 22 4.7 Staging 22 4.8 Relationship to SSD 7664 22 4.9 Consistency with Concept Approval (SSD 7664) Schedule 2 Part B Conditions to be met in Future Development Applications 23 4.10 SSD 7664 Modification 1 27
5.0 Consultation 28 6.0 Environmental Assessment 30 6.1 Relevant EPIs, Policies and Guidelines 30 6.2 Environmental Planning and Assessment Act & Regulation 2000 30 6.3 State Environmental Planning Policy 33 (Hazardous and Offensive Development) 31 6.4 State Environmental Planning Policy 55 (Remediation of Land) 31 6.5 State Environmental Planning Policy 64 (Advertising and Signage) 32 6.6 State Environmental Planning Policy (Infrastructure) 2007 34 6.7 State Environmental Planning Policy (State and Regional Development) 2011 34 6.8 State Environmental Planning Policy (Western Sydney Parklands) 2009 35 6.9 Fairfield Local Environmental Plan 2013 35 6.10 Fairfield City Wide Development Control Plan 2013 35 6.11 Western Sydney Parklands Plan of Management 2030 35
7.0 Secretary’s Environmental Assessment Requirements 37 7.1 Traffic and Access 37 7.2 Noise and Vibration 38
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7.3 Urban Design 40 7.4 Soil and Water 41 7.5 Hazards and Risks 43 7.6 Biodiversity 44 7.7 Heritage 44 7.8 Waste Management 46 7.9 Air Quality 46 7.10 Social and Economic Impacts 47 7.11 Ecologically Sustainable Development and Energy Efficiency 48 7.12 Bushfire Risk 49 7.13 Capital Investment Value 50
8.0 Environmental Risk Assessment 51 9.0 Mitigation Measures 54 10.0 Justification of the Proposal 58 10.1 Social and Economic 58 10.2 Biophysical 58 10.3 Ecologically Sustainable Development 59
11.0 Conclusion 60
Figures Figure 1: Horsley Park Precinct Plan 7 Figure 2: Approved Horsley Drive Business Park Stage 2 – Indicative Masterplan WS-HW- MP-005 8 Figure 3: Site location 13 Figure 4: Subject Estate 14 Figure 5: View to agricultural land to the north, looking north-west along Trivet Street 16 Figure 6: View to Horsley Drive Business Park Stage 1 development, looking south-west from Cowpasture Road/ Burilda Close intersection 16 Figure 7: Street view of industrial estate to the east (looking east at Cowpasture Road/Sleigh Place intersection) 17 Figure 8: Looking east at Upper Canal System that forms the western boundary of the site (from Ferrers Road) 17 Figure 9: Site context plan 19 Figure 10: Overall Site Plan 19 Figure 11: Landscape Plan 21 Figure 12: Signage – Main Office – Elevation East 21 Figure 13: Signage – Main Office – Elevation North 22 Figure 14: Horsley Park Precinct Plan 36 Figure 15: Risk Assessment Matrix 51
Tables Table 1: Planning Secretary’s Environmental Assessment Requirements, SSD 10404 9 Table 2: Key site characteristics 15 Table 3: SSD 7664 – Conditions to be met in future development applications 23 Table 4: Non applicable legislation 31 Table 5: Assessment Criteria under Schedule 1 of SEPP 64 32 Table 6: Surrounding Sensitive Receivers 39 Table 7: Rating Background Noise Level 39 Table 8: Project Risk Matrix 52 Table 9: Mitigation Measures 54
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Appendices Appendix A Secretary’s Environmental Assessment Requirements Appendix B Architectural Plans of Development Appendix C – Landscape Plans Appendix D - Operational Noise and Vibration Impact Assessment Appendix E - Dangerous Goods Assessment Appendix F – Traffic Impact Assessment Appendix G - Landscape and Visual Impact Assessment Appendix H – Civil Engineering Report Appendix I - Civil Engineering Drawings Appendix J - Preliminary Hazard Assessment Appendix K – Biodiversity Waiver Appendix L - Aboriginal Heritage Advice Appendix M - Historical Heritage Advice Appendix N - Waste Management Plan Appendix O - Air Quality Assessment Appendix P - Economic and Social Infrastructure Needs Assessment Appendix Q - Environmentally Sustainable Development report Appendix R - Bushfire Assessment Appendix S - Capital Investment Value letter
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Statement of Validity
Development Application Details
Applicant name Charter Hall
Applicant address Level 20, No. 1 Martin Place, Sydney
Land to be developed 5, 15 and 25 Trivet Street, Wetherill Park 130, 132-142, 144-154 and 156 Cowpasture Road, Wetherill Park, NSW 2164. Lots 17-22 in DP13961 and Lot 2 in 1212087. Proposed development Horsley Drive Business Park Stage 2 (Building 1) as described in Section 4.0 of this Environmental Impact Statement Prepared by
Name Angus Halligan
Qualifications BPlan
Address 173 Sussex Street, Sydney NSW 2000
In respect of State Significant Development - Development Application
Certification
I certify that I have prepared the content of this EIS and to the best of my knowledge: ▪ it is in accordance with Schedule 2 of the Environmental Planning and Assessment Regulation 2000; ▪ all available information that is relevant to the environmental assessment of the development to which the statement relates; and ▪ the information contained in the statement is neither false nor misleading. ▪ Signature
Name Angus Halligan
Date 28/02/2020
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Horsley Drive Business Park Stage 2 | 28 February 2020
1.0 Executive Summary
Purpose of this Report This submission to the Department of Planning, Industry and Environment (the Department) comprises an Environmental Impact Statement (EIS) for a Development Application (DA) under Part 4 of the Environmental Planning and Assessment Act 1979 (EP& A Act). It relates to the proposed development of a light industrial warehouse facility to operate as a customer fulfilment centre in Horsley Drive Business Hub. The Horsley Drive Business Park Stages 1 and 2 were approved by SSD 5169 and SSD 7664 on 8 January 2013 and 9 November 2019 respectively. The Western Sydney Parklands are identified as a State Significant Site in Schedule 2 of State Environmental Planning Policy (State and Regional Development) 2011. This DA is subsequent to State Significant Development (SSD) Concept Approval 7664. The Development Consent for SSD 7664 issued by the NSW Department of Planning, Industry and Environment does not delegate the assessment and determination of future detailed DAs to another consent authority. Therefore, the proposed development is SSD pursuant to section 4.37 of the EP&A Act. A request for the issue of Secretary’s Environmental Assessment Requirements (SEARs) was sought on 19 November 2019. Accordingly, the SEARs were issued on 18 December 2019. This submission is in accordance with the Department’s guidelines for SSD applications lodged under Part 4 of the EP&A Act, and addresses the issues raised in the SEARs. Overview of the Project The Development Application (DA) seeks approval for the detailed development and construction of a light industrial warehouse facility to operate as a customer fulfilment centre (Building 1) at the Horsley Drive Business Hub Stage 2. It includes a warehouse facility, ancillary office, staff parking space, and loading areas. The Site The Horsley Drive Business Park Stage 2 has frontages to Cowpasture Road to the east and Trivet Street to the north-east. It is immediately bound by the Wetherill Park Industrial Precinct to the east, the Upper Canal system to the west, the Horsley Drive Business Park Stage 1 to the south and Prospect Reservoir and Prospect Nature Reserve to the north. Planning Context Section 6 of the EIS considers all applicable legislation in detail. The State Environmental Planning Policy (Western Sydney Parklands) 2009 (WSP SEPP) sets out what development is permissible and the matters for consideration for development located within the Parklands. The proposal is consistent with the SEPP provisions and the approved Concept Plan (SSD 7664) as modified which establishes the uses and built form of the site Environmental Impacts and Mitigation Measures This EIS provides an assessment of the environmental impacts of the project in accordance with the SEARs and sets out the undertakings made by Charter Hall to manage and minimise potential impacts arising from the development. The key issues related to appropriate environmental management practices during the physical construction and operation of the facility have been assessed and addressed through the preliminary Environmentally Sustainability Development located at Appendix Q. Consultation and Justification The EIS addresses the SEARs, and the proposal provides for a light industrial facility that will operate as a customer fulfilment centre. The development will help realise the objective of providing the Western Sydney Parklands Trust (WSPT) with a secure source of funding to facilitate their program of works and will create new construction and ongoing employment opportunities. The potential impacts of the development are acceptable and can be managed. Given the planning merits of the proposal, the proposed development warrants approval by the Minister for Planning.
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2.0 Introduction
This Environmental Impact Statement (EIS) is made to the Department of Planning, Industry and Environment (DPIE) on behalf of the applicant, Charter Hall, for a State Significant Development Application (SSDA) under Part 4 of the Environmental Planning and Assessment Act 1979 (EP&A Act). Development is classified as State Significant Development (SSD) because it is within the Western Sydney Parklands (WSP) and has a capital investment value of more than $10 million according to Schedule 2 of the State Environmental Planning Policy (State and Regional Development) 2011. The proposal involves development of a light industrial warehouse building and ancillary office to receive, store, handle and distribute food and groceries associated with online retail. This will include all required car parking, servicing, manoeuvring, landscaping and infrastructure required to operate the site. Development is located on the corner of Cowpasture Road and Trivet Street, Wetherill Park, more formally described as Lots 17-23 DP 13961 and Lot 2 DP 1212087. It also comprises part of the Horsley Drive Business Park Stage 2 (HDBP Stage 2), which was the subject of a previous SSD development consent (SSD 7664) in November 2017. SSD 7664 established a concept plan for a range of uses such as general and light industrial, warehouse and ancillary office land uses (88,700m2 total), as well as Stage 1 earthworks for subdivision (7 lots), an internal access road, demolition, bulk earthworks, infrastructure and landscaping. This is the first development application for the detailed design of part of the HDBP Stage 2 under the approved concept plan. It will therefore facilitate the logical development of the business park and is consistent with the concept plan and uses it envisaged. This EIS has been prepared relying on the plans of development and technical studies appended to this report and addresses the Planning Secretary’s Environmental Assessment Requirements (SEARs) (refer to section 1.3).
2.1 Project Background The Western Sydney Parklands Act 2006 (WSP Act) gives heads of power to the Western Sydney Parklands Trust (WSPT), a self-funded government agency responsible for the development, management and improvement of the WSP. In accordance with Section 12 of WSP Act, WSPT’s principal function is to “develop the Parklands into a multi-use urban parkland for the region of Western Sydney and to maintain and improve the Parklands on an ongoing basis”. These functions also include (in part) undertaking and providing commercial, retail and transport activities and facilities that support the vitality of the parkland. Western Sydney Parklands Plan of Management 2030 (POM) was released to provide a framework for the operation and development of the WSP. The POM identifies nine business hubs, over which income-generating leases will be granted on up to 2% of the WSP. The aim of these hubs is to promote a more sustainable business model to finance the operation, maintenance and improvement of the WSP on a long-term basis. These hubs contribute significantly to Western Sydney’s economic development and employment growth. Under the POM, business hubs are selected on the following bases: • Located in areas of low environmental or recreational value and suitable for long-term business leases. • Able to generate income, local jobs and capital investment in the region (e.g. through light industrial, logistics, retail and commercial opportunities). • Contribute to the amenity of the WSP and on land designated by the WSPT. • Minimise environmental impacts. The proposed development is located within the Horsley Park Precinct, which will be anchored by a business hub and become an extension of the Smithfield/Wetherill Park Industrial Estate (refer to Figure 1). Sustainable urban farming precincts are shown around the precinct, supporting a variety of land use opportunities, such as agri- tourism, educational outlets, farm-gate shops, market gardens, walking and cycling tracks and cultural heritage interpretation. The Horsley Drive Business Park Stages 1 and 2 were approved by SSD 5169 and SSD 7664 on 8 January 2013 and 9 November 2017 respectively.
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Figure 1: Horsley Park Precinct Plan Source: Western Sydney Parklands Trust The Horsley Drive Business Park Stages 1 and 2 were approved by SSD 5169 and SSD 7664 on 8 January 2013 and 9 November 2019 respectively.
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2.2 SSD 7664 On 9 November 2017, a Concept approval and Stage 1 earthworks approval was issued by the delegate of the Minister for Planning (SSD 7664) for the Horsley Drive Business Park Stage 2: • Concept proposal for: − Establishment of up to 88,700m² of Gross Floor Area for general industrial, light industrial, warehouse and distribution and ancillary office land uses; and − Conceptual development levels, footprints and building envelopes for Lots 1-4, road layout and site access and landscape designs. • Stage 1 works for: − Subdivision of the site into seven lots (Lots 1-4 to be development and Lots 5-7 to be residual lots); − Construction of an access road off Cowpasture Road; − Demolition of existing structures on-site; − Bulk earthworks; − Site infrastructure, including stormwater infrastructure; and − Estate landscaping. The approved Concept Plan Indicative Masterplan is shown in Figure 2 below (and is submitted at Attachment B).
Figure 2: Approved Horsley Drive Business Park Stage 2 – Indicative Masterplan WS-HW-MP-005 Source: Hansen Yunken The proposed development is generally consistent with the Indicative Masterplan (WS-HW-MP-005) in terms of proposed land use and scale of the development. However, the proposed development requires changes to the approved Indicative Masterplan regarding the number, size and footprint of proposed warehouses, vehicular access to the site off Cowpasture Road and changes to finished development levels.
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A concurrent Modification has been submitted under s4.55 to SSD 7664 to align the proposed development and approved Concept Plan.
2.3 Objectives The proposed development comprises part of the 2% land allocation to business hubs within the WSP. Development represents a logical, subsequent stage of the approved concept plan and is consistent with the land uses approved under SSD 7664 and the purpose of the Horsley Park Precinct under the POM. This development will: • implement income-generating land uses for the WSP in accordance with the approved concept plan; • contribute toward a self-sustaining financial model for the ongoing viability of the parklands; • support jobs growth and employment opportunities within the Horsley Park Precinct and Western Sydney; • integrate with the existing HDBP Stage 1 and adjacent Smithfield/Wetherill Park Industrial Estate; • minimise and mitigate environmental impacts; and • create a business hub on a site designated by WSPT.
2.4 Secretary’s Environmental Assessment Requirements Under Section 5.16 of the EP&A Act, DPIE outlined its environmental assessment requirements for SSD 10404 on 18 December 2019. A copy of the Planning Secretary’s Environmental Assessment Requirements (SEARs) is provided in Appendix A. The SEARs was prepared in consultation with relevant government agencies. It requires that Schedules 1 and 2 of the Environmental Planning and Assessment Regulation 2000 (EP&A Reg) be met prior to public exhibition of the EIS. Consultation must also be undertaken with a range of stakeholders in preparing the EIS, including government authorities, service providers, community groups and affected landowners (see Table 1). Table 1 details the general requirements and key issues to be addressed in the environmental assessment of the development and where these have been discussed in this report.
Table 1: Planning Secretary’s Environmental Assessment Requirements, SSD 10404
Location in Planning Secretary’s Environmental Assessment Requirements Report/Appendices
GENERAL REQUIREMENTS
The Environmental Impact Statement (EIS) must be prepared in accordance with and meet the minimum requirements of clauses 6 and 7 of Schedule 2 of the Environmental Planning and Assessment Regulation 2000 (the Regulation). In addition, the EIS must include:
- a detailed description of the development, including: · a description of the development; · the need and justification for the development; · likely staging of the development; · likely interactions between the development and any existing, approved and proposed developments in the vicinity of the site; · plans of any proposed works with details of the proposed setbacks, site coverage, car parking, landscaped areas; and · details of infrastructure upgrades or items required to facilitate the development, and a description of any arrangements to ensure the upgrades will be implemented in a timely manner and maintained. - a detailed description of how the development is consistent with the Horsley Drive Business Park concept approval (SSD 7664 – as modified), particularly the approved land uses; - consideration of all relevant environmental planning instruments, including identification and justification of any inconsistencies with these instruments; - a list of any approvals that must be obtained for example under the Local Government Act 1993, the Roads Act 1993, or any other Act or law before the development may lawfully be carried out; - consideration of key issues identified by Government agencies and Fairfield City Council (see Attachment 2); and - a risk assessment of any potential environmental impacts of the development, identifying the issues for further assessment.
Where relevant, the assessment of key issues below, and any other significant issues identified in the risk assessment, must include: - adequate baseline data;
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Location in Planning Secretary’s Environmental Assessment Requirements Report/Appendices
- consideration of the potential cumulative impacts due to other developments in the vicinity (completed, underway or proposed); - measures to avoid, minimise and if necessary, offset predicted impacts, including detailed contingency plans for managing any significant risks to the environment; and
The EIS must also be accompanied by a report from a qualified quantity surveyor providing: - a detailed calculation of the Capital Investment Value (CIV) (as defined in clause 3 of the Regulation) of the proposal, including details of all assumptions and components from which the CIV calculation is derived. The report shall be prepared on company letterhead and indicate applicable GST component of the CIV; - an estimate of jobs that will be created during the construction and operational phases of the proposed development; and - certification that the information provided is accurate at the date of preparation. KEY ISSUES
Statutory and Strategic Context
- demonstrate that the development is consistent with all relevant planning strategies, environmental planning Section 6.1 – Section 6.11 instruments, adopted precinct plans, draft district plan(s) and adopted management plans and justification for any inconsistencies. The following documents must be addressed: o State Environmental Planning Policy No. 33 – Hazardous and Offensive Development; o State Environmental Planning Policy No. 55 – Remediation of Land; o State Environmental Planning Policy No. 64 – Advertising and Signage; o State Environmental Planning Policy (Infrastructure) 2007; o State Environmental Planning Policy (State and Regional Development) 2011; o State Environmental Planning Policy (Western Sydney Parklands) 2009; o Fairfield Liverpool Local Environmental Plan 2013; and o Western Sydney Parklands Plan of Management 2030. - address the matters to be included in future development applications, as described in Schedule 2 Part B of the development consent SSD 7664. Community and Stakeholder Engagement
- a detailed community and stakeholder engagement strategy identifying who and how stakeholders will be Section 5 engaged in the process; - a report detailing the issues raised and how they have been addressed including any changes to the development; and - details of proposed engagement activities throughout the construction and operation of the development.
Traffic and Access
- a quantitative Traffic Impact Assessment prepared in accordance with the relevant Council, Austroads and Section 7.1 RMS guidelines; Appendix F - details of all daily and peak traffic and transport movements likely to be generated by the development (vehicle type, public transport) during construction and indicative operation; - details and a justification of the proposed access to, from and within the site (vehicular and pedestrian); - impacts on the safety and capacity of the surrounding road network (including intersections along Cowpasture Road and Victoria Street) and access points, using SIDRA modelling or similar to assess impacts from current traffic counts and cumulative traffic from existing and proposed developments; - demonstrate that sufficient loading/unloading, car parking and pedestrian and cyclist facilities have been provided for the development; and - details of road upgrades, new roads or access points required for the development, if necessary.
Noise and Vibration
- a quantitative noise and vibration impact assessment undertaken by a suitably qualified person in Section 7.2 accordance with the relevant Environment Protection Authority (EPA) guidelines and including an Appendix D assessment of nearby sensitive receivers; - cumulative impacts of other existing and proposed developments; and - details of proposed mitigation, management and monitoring measures. Urban Design
Measures to minimise the visual impacts of the development, including: Section 7.3 - a detailed assessment of the development including height, colour, scale, building materials and finishes, Appendix B and signage and lighting, particularly from nearby residential receivers; Appendix G
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Location in Planning Secretary’s Environmental Assessment Requirements Report/Appendices
- detailed plans showing suitable landscaping; and - include details of any advertising signage or structures proposed as part of the development.
Soil and Water
- a description of water demands of the development and a breakdown of water supplies; Section 7.4 - identify any water licensing requirements under the Water Act 1912 or Water Management Act 2000; Appendix H - details of proposed erosion and sediment controls during construction; - detailed plans and a description of the surface and stormwater management system, including on-site detention, designed in accordance with Water Sensitive Urban Design principles; - an assessment of potential flooding impacts; and - an assessment of potential impacts (including from potential spillage of materials) on surface and groundwater resources, drainage patterns, soil (stability, salinity and acid sulfate soils), related infrastructure, watercourses and riparian land and proposed mitigation measures. Hazards and Risks
- a preliminary risk screening completed in accordance with State Environmental Planning Policy No. 33 – Section 7.5 Hazardous and Offensive Development and Applying SEPP 33 (DoP, 2011), with a clear indication of Appendix E class, quantity and location of all dangerous goods and hazardous materials associated with the Appendix J development. Should preliminary screening indicate that the development is “potentially hazardous” a preliminary hazard analysis (PHA) must be prepared in accordance with Hazardous Industry Planning Advisory Paper No. 6 – Guidelines for Hazard Analysis (DoP, 2011) and Multi-Level Risk Assessment (DoP, 2011); and - report on consultation with pipeline operator Jemena to ensure that any nearby high-pressure gas pipelines remain compliant with the relevant Australian Standards throughout the life of the development and include a Safety Management Study, if necessary.
Biodiversity
- details of the number of trees to be removed and the number of trees to be planted on the site; and Section 7.6 - an assessment and documentation of biodiversity impacts related to the development in accordance with Appendix K the Biodiversity Assessment Method and documented in a Biodiversity Development Assessment Report (BDAR) in the form required by section 6.12 of the Biodiversity Conservation Act 2016, clause 6.8 of the Biodiversity Conservation Regulation 2017 and the Biodiversity Assessment Method, accept where a waiver for preparation of a BDAR has been granted.
Heritage
- consideration of heritage items within the vicinity of the site and any potential heritage impacts associated Section 7.7 with the development. Appendix L Appendix M
Waste Management
- details of the quantities and classification of all waste streams to be generated by the development in Section 7.8 accordance with the EPA’s Waste Classification Guidelines (2014); Appendix N - details of waste storage, handling, transport, and disposal; and - the measures that would be implemented to ensure the development is consistent with the aims, objectives and guidelines in the NSW Waste Avoidance and Resource Recovery Strategy 2014-21.
Air Quality
- a description of all air quality impacts (including dust) from the development, particularly from the outdoor Section 7.9 storage area; and Appendix O - details of dust control during site preparation and civil works. Social and Economic
- identifying and analysing the potential social impacts of the development from the point of view of the Section 7.10 affected community and other relevant stakeholders; Appendix P - an analysis of potential economic impacts of the development, including a discussion of any potential economic benefits.
Ecologically Sustainable Development and Energy Efficiency
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Location in Planning Secretary’s Environmental Assessment Requirements Report/Appendices
- an assessment of how the development will incorporate ecologically sustainable development principles in all Section 7.11 phases of the development; Appendix Q - consideration of the use of green walls, green roof and/or cool roof into the design; - climate change projections developed for the Sydney Metropolitan area and how they are used to inform the building design and asset life of the development; and - an assessment of the energy uses on-site, and demonstrate the measures proposed to ensure the development is energy efficient.
Plans and Documents
The EIS must include all relevant plans, architectural drawings, diagrams and relevant documentation required under Appendix B Schedule 1 of the Regulation. Provide these as part of the EIS rather than as separate documents.
Consultation
During the preparation of the EIS, you must consult with the relevant local, State or Commonwealth Section 5 Government authorities, service providers, community groups and affected landowners. In particular, you must consult with:
- Fairfield City Council; - Western Sydney Parklands Trust; - Transport for New South Wales; - Environment, Energy and Science of DPIE; - Sydney Water; - Water NSW; - Jemena; - surrounding landowners and the local community; and - any other public transport or community service providers.
The EIS must describe the consultation process, the issues raised, and identify where the design of the development has been amended in response to these issues. Where amendments have not been made to address an issue, a short explanation should be provided.
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3.0 Site Analysis
3.1 Site Location and Context The subject site (‘the site’) is located within Western Sydney Parklands (WSP) and is approximately 30km west of the Sydney Central Business District (CBD). In total, it covers approximately 16.5ha of WSP land (Figure 3: ) and is irregularly shaped.
Figure 3: Site location Source: Ethos Urban The estate has frontages of approximately 160m along Cowpasture Road to the east and 185m along Trivet Street to the north-east. It is immediately bound by the Wetherill Park Industrial Precinct to the east, the Upper Canal system to the west, the Horsley Drive Business Park Stage 1 development under construction to the south and Prospect Reservoir and Prospect Nature Reserve to the north. Via Cowpasture Road and Horsley Drive, the site is also connected to the Westlink M7 corridor and is located approximately 5km south-east of the Westlink M7 and Western Motorway M4 interchange. This provides good connectivity to the key centres of Penrith in the west and to Parramatta and Sydney CBD in the east.
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3.2 Site Description The site is located on the corner of Cowpasture Road and Trivet Street, Wetherill Park within the Fairfield City Council Local Government Area (LGA). The site has an address at 5, 15 and 25 Trivet Street, Wetherill Park and 130, 132-142, 144-154 and 156 Cowpasture Road, Wetherill Park, NSW 2164. The land is legally described as Lots 17-22 on DP 13961 and Lot 2 on DP 1212087. The land is under the management of WSPT. The Upper Canal Corridor forms the western boundary of the site and is a critical component of Sydney’s bulk water supply infrastructure, while Cowpasture Road and Trivet Street border the site to the east. Figure 4 locates the site with respect to these features. The southern portion of the site is bound by an Endeavour Energy electricity easement containing overhead power lines, although this is not within the site boundary. Key site characteristics are summarised in Table 2.
Figure 4: Subject Estate Source: Nearmap and Ethos Urban
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Table 2: Key site characteristics
Characteristics Description
Existing use Large lot residential dwellings and associated outbuildings.
Improvements The site is currently improved by four residential dwellings, five small dams and access tracks to the residential properties.
Existing approvals A previous State Significant Development Approval (SSD 7664) was granted over the site on 9 November 2017 for a Concept Plan and Stage 1 earthworks establishing the Horsley Drive Business Park Stage 2. The development consent approved an indicative master plan for the Stage 2 Business Park, including specific development controls and gross floor area maximums. Approved land uses in the business park included general industrial, light industrial, warehouse, distribution and ancillary office activities, totalling 88,700m2 gross floor area. Stage 1 works included a 1 into 7 lot staged subdivision, an internal access road off Cowpasture Road, demolition, bulk earthworks and associated servicing infrastructure and landscaping.
Related approvals Development consent was given for the Horsley Drive Business Park Stage 1 (SSD 5169) on 8 January 2013. This related to subdivision and infrastructure works to facilitate the future redevelopment of the site.
Vegetation The land is relatively cleared of vegetation; however, includes some sparse stands of trees in the north-east, south-east and south-west. No significant vegetation is identified over the site and the site is located outside environmental conservation areas in an area of least ecological impact.
Topography The topography of the site slopes marginally from west to east, with gradients ranging from two to ten degrees. The site undulates although is most likely the result of previous earthworks.
Tenure Western Sydney Parklands Trust (under the Western Sydney Parklands Act 2006)
Heritage The site is not located in an area containing State, Aboriginal, Archaeological, Landscape or Heritage Conservation areas. However, the Upper Canal System (Pheasants Nest West to Prospect Reservoir) is identified on the State Heritage Register Curtilage.
Easements No easements or other encumbrances exist over the site
Access Access to the site is provided directly from Cowpasture Road and Trivet Street.
Infrastructure The site is connected to reticulated water and sewerage networks. Two water mains service the site along the western side of Cowpasture Road and Trivet Street and were extended to lots within the Stage 2 Business Park via the internal access road. An existing sewerage main services the Stage 1 Business Park to the south of the site and will provide a connection to future development. Existing telecommunications infrastructure is provided along Cowpasture Road and Trivet Street to service development from the fibre optic network.
3.3 Surrounding Development The site is surrounded by the following land uses. These are depicted in Figure 5: – Figure 8: . • North – predominately used for agricultural purposes. The broader Horsley Park precinct to the north forms part of an urban farming precinct, which the POM intends for market gardens, community and research gardens, agri-tourism, farm-gate sales, education programs and the like with surrounding farming landowners. Further north is the Prospect Reservoir, an important potable water supply and storage reservoir to the Prospect Dam. • South – The Horsley Drive Business Park Stage 1 redevelopment is to the south of the site. The residential suburb of Bossley Park is also located just over 1 kilometre (km) to the south of the site. Balance WSP land and recreational facilities (e.g. Lizard Log, nature playgrounds) are further south.
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• East – of the site is the Smithfield–Wetherill Park Industrial Estate, which contains a mixture of light industrial, warehouse and storage uses. The Bossley Park residential suburb is approximately 1.2km south-east on the opposite side of The Horsley Drive. The nearest residential dwellings at 28 Trivet Street and 52 Trivet Street are also situated approximately 70m east and 170m north-east respectively. • West – The Upper Canal System is located west of the site. This corridor is strategically important to channel water from dams in the upper Nepean Catchment to the Prospect Reservoir. Agricultural land, commercial farms, a driving range and motorcycle training facilities are located further west. The Westlink M7 corridor lies approximately 1.75km west.
Figure 5: View to agricultural land to the north, looking north-west along Trivet Street Source: Google Maps
Figure 6: View to Horsley Drive Business Park Stage 1 development, looking south-west from Cowpasture Road/ Burilda Close intersection Source: Google Maps
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Figure 7: Street view of industrial estate to the east (looking east at Cowpasture Road/Sleigh Place intersection) Source: Google Maps
Figure 8: Looking east at Upper Canal System that forms the western boundary of the site (from Ferrers Road) Source: Google Maps
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4.0 Description of Proposed Development
The proposed development seeks consent for Building 1 within the Horsley Business Park Stage 2 , occupying approximately 8.79ha of the wider 16.5ha site. The balance of the site under the existing Concept approval (SSD 7664) will be subject to a separate future application.
4.1 Key Features of the Stage 2 (Building 1) DA Development comprises the following: • a light industrial warehouse facility to operate as a customer fulfilment centre. This will include ambient and chilled warehouse space, freezer chamber, bakery, plant, data centre and energy areas and ancillary office. The main office will be fitted with a canteen, kitchenette/lunchroom, end-of-trip facilities, amenities, training and meeting rooms, prayer room, physiotherapy office and outdoor areas. The rear of the warehouse accommodates a dispatch office, waste room and waste compactor facilities, truck loading/waiting areas and driver amenities; • a total gross floor area of 29,629m2 is proposed over 2 storeys – an upper and lower mezzanine; • 538 car parking spaces (including 10 accessible spaces); • service vehicle parking, including: - 276 van parking spaces; - 42 trailer parking spaces; - 36 prime mover parking spaces; • a total of 20 bicycle and 20 motorcycle parking spaces; • 2 maintenance parking bays are located at truck entry and loading areas; • associated hardstand vehicle parking, access, loading and manoeuvring areas. This includes dedicated truck and van entry-only/exit-only points. A separate car entry/exit aisle is also provided to the car park. All access will be provided to and from the internal access road and not Cowpasture Road; • parking and manoeuvring areas are configured in a contraflow and include weighbridges for trucks to ensure compliance with road transport regulations. All truck and van accesses are secured by gatehouse and boom gate checkpoints; • site utilities and infrastructure, including fire pump room and fire sprinkler tanks, a goods lift, protection railing along site boundaries, bio-retention basin, solar panels and mechanical equipment on the roof and the like; • site landscaping works along the eastern boundary of the site between the staff car park and truck entry driveway. The customer fulfilment centre is intended to receive, store, handle and dispatch food and groceries associated with online retailing. Operations will include product delivery, storage, retrieval, packaging, preparation (bakery) and ancillary office administration. Articulation of built form will be achieved through a combination of materials, styles, colours and textures, such as metal sheeting, Colorbond and aluminium cladding, precast concrete panels, louvred screens, glazing, shade sails and feature signage to give the warehouse an industrial character and amenity. Proposal plans have been prepared by Leffler Simes Architects at Appendix B. Figure 9 illustrates the Site Context Plan of the proposed development, while Figure 10 provides the Overall Site Plan.
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Figure 9: Site context plan Source: Leffler Simes Architects
Figure 10: Overall Site Plan Source: Leffler Simes Architects
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4.2 Demolition / Site Preparation / Bulk Earthworks / Remediation Site preparation work were approved as part of the original Concept plan, which included: • demolition of existing structures; • bulk and detailed earthworks; • construction of an access road; • stormwater management; • civil engineering works; and • estate landscaping. The proposal has been designed to integrate with the above early works. Minor earthworks will be required over the site to facilitate the construction of the new warehouse building, following infrastructure works that will be completed as part of the overall estate works for the Bringelly Road Business Hub Estate. As part of the estate works, a flat pad at RL 57.30m (+/- 500mm), will be provided for this site in accordance with Civil Drawings at Appendix I.
4.3 Built Form, External Materials and Finishes The proposed warehouse comprises a large warehouse building (including ground, lower mezzanine level and upper mezzanine level) with a maximum height of 15.7m. The building has been designed in accordance the Detailed Design Guidelines prepared under the Concept Approval that nominated a maximum building height of 15 metres and a maximum floor space ration of 1:1. The proposal incorporates a variety of external finishes and materials. The main warehouse facades predominantly comprise a mix of colorbond cladding and pre-cast concrete panels of various colours, and roller shutter doors. The office located at the south-eastern corner of the building is made of precast concrete panels with extensive areas of tinted glazing. Full details of the proposed external finishes are included within the Architectural Plans included at Appendix B.
4.4 Landscaping and Public Domain Landscape Plans prepared by Geoscapes are included at Appendix C in accordance with the Concept Approval. Specific consideration has been given to consistency with the key principles and plant species described in the Landscape Plans prepared by Arcadia Landscape Architecture Pty Ltd dated September 2017. Key features of the proposed landscaping include: • buffer planting, including feature shade trees and hedges, along the site boundaries; • deep soil planting zones along the main frontage, between the vehicle access points; and • feature shade trees within the car parking area.
The proposal comprises landscape buffer planting and boundary hedging, along the site boundaries and within the setbacks (Figure 11).
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Figure 11: Landscape Plan Source: Geoscapes
4.5 Signage The proposed signage consists of two business identification signs on the eastern and northern elevation of the main office building as shown in the figures below. An architectural elevation plan has been prepared by Leffler Simes and is attached at Appendix B. The proposed signage zones are integrated into the design of the built form and are of a scale and character suitable to the context of the site. Clause 16 of the Western Sydney Parklands SEPP requires signage to be consistent with any signage policy prepared by the WSPT. The Western Sydney Parklands Design Manual, includes design provisions relating to general signage within the Parklands but does not cover commercial/business signage such as that proposed for the site.
Figure 12: Signage – Main Office – Elevation East Source: Leffler Simes Architects
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Figure 13: Signage – Main Office – Elevation North Source: Leffler Simes Architects
4.6 Infrastructure and Services The approved early works package (in accordance with SSD 7664) provides for the necessary infrastructure and services to accommodate the proposed development. This includes:
• bulk and detailed earthworks; • construction of the access road; • stormwater management infrastructure; and • civil engineering works. Consultation with the relevant electricity and water service authorities has identified that the site likely has sufficient supply and connection opportunities to service the development
4.7 Staging The proposed development is the first stage of the development of Horsley Drive Business Park Stage 2.
4.8 Relationship to SSD 7664 It is noted that the existing Horsley Drive Business Park Stage 2 development consent for the concept plan and Stage 1 earthworks approved a 7-lot subdivision, over which 4 warehouses are to be located. In support of the current SSDA, a concurrent s4.55 application is being prepared to modify and ensure consistency with the SSD 7664 development consent. This will consolidate warehouses 1 and 2 into one warehouse of approximately the size of the proposed customer fulfilment centre (i.e. approx. 29,546m2) and modify the approved access arrangement from Cowpasture Road to Trivet Street. The proposed modifications do not exceed the maximum GFA limits for the future development of warehouses in schedule 2, part A, condition A11(a) of SSD 7664: Table 2: GFA Maximum for Concept Development Land Use Maximum GFA (m2) Total Warehouse 86,200 Total Office 2,500 Total GFA 88,700
In effect, the changes will reduce the total warehouse GFA to approximately 27,550m2 (from the 45,690m2 approved for warehouses 1 and 2 in the concept plan); however, will increase the office GFA to approximately 1,948m2 (from the 1,500m2 approved for warehouses 1 and 2 in the concept plan). This is not a significant cumulative increase across the Stage 2 Business Park, and office uses will remain ancillary to the primary industrial use of the site. This increase is also less than the 2,500m2 GFA maximum for total office uses in SSD 7664. In addition, total car parking spaces provided significantly exceed the rates specified in schedule 2, part B, condition B1 of SSD 7664:
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(a) 1 space per 300 m2 GFA for general and light industrial and warehouse and distribution centre uses; (b) 1 space per 40 m2 GFA for office uses; and (c) 1 space per 100 car parking spaces or part thereof for accessible car parking. Approximately 527 spaces (including 10 accessible spaces) are provided, with the above rates requiring approximately 141 spaces (including 1.4 accessible spaces). This is further discussed in the traffic section of this chapter.
4.9 Consistency with Concept Approval (SSD 7664) Schedule 2 Part B Conditions to be met in Future Development Applications In accordance with Section 4.37 of the EP&A Act, the determination of any development application in respect of a site that is subject to a Stage 1 DA ‘cannot be inconsistent’ with the original consent. The proposed development is not inconsistent with the Stage 1 consent (SSD 7664) as modified in relation to maximum building height, land uses, gross floor area, building envelopes, parking and loading arrangements. Table 3 addresses each relevant condition of SSD 7664 contained within Schedule 2 Part B of the consent. Table 3: SSD 7664 – Conditions to be met in future development applications Condition Response Compliant Schedule 2 – Part B Traffic and Access B1. Car parking must be provided in A Transport Assessment has been prepared by Ason Yes accordance with the RMS Guide to Group (Appendix F) and confirms compliance with the Traffic Generating Development and condition. at the following rates a) 1 space per 300 m2 GFA for general and light industrial and warehouse and distribution centre uses; b) 1 space per 40 m2 GFA for office uses; and c) 1 space per 100 car parking spaces or part thereof for accessible car parking.
B2. Future development on the site A Transport Assessment has been prepared by Ason Yes must meet the following Group (Appendix F) and confirms compliance with the requirements: condition. a) internal roads, driveways and parking (including grades, turn paths, sight distance requirements, aisle widths, aisle lengths and parking bay dimensions) associated with the developments are constructed and maintained in accordance with the latest version of AS 1428.1, AS 2890.1, AS 2890.6; b) the swept path of the longest vehicle entering and exiting the site, as well as manoeuvrability through the site, is in accordance with relevant AUSTROADS guidelines; c) vehicles must not queue on the public road network;
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Condition Response Compliant d) heavy vehicles and bins associated with the development are not parked on local roads or footpaths in the vicinity of the site. e) all vehicles are wholly contained on site before being required to stop. f) all loading and unloading of materials is carried out on-site. g) all vehicles enter and exit the site in a forward direction. h) all trucks entering or leaving the site with loads have their loads covered and do not track dirt onto the public road network; and i) the proposed turning areas in the car park are kept clear of any obstacles, including parked cars, at all times B3. Access to lots must be provided A Transport Assessment has been prepared by Ason Yes in accordance with Council’s Group (Appendix F) and confirms compliance with the specifications. condition.
Bicycle Parking and End of Trip Facilities B4. Bicycle parking or end of trip A Transport Assessment has been prepared by Ason Yes facilities is to be provided in Group (Appendix F) and confirms compliance with the accordance with relevant guidelines condition. and standards.
Soils and Water B5. The development must be Noted. Yes designed and constructed to be capable of obtaining a section 73 Compliance Certificate from Sydney Water Corporation in accordance with Sydney Water Act 1994. Prior to the commencement of operations on the site a section 73 Compliance Certificate must be obtained from Sydney Water Corporation. B6. All development on site must Noted. Yes comply with section 120 of the Protection of the Environment Operations Act 1997, which prohibits the pollution of waters, except as expressly provided in an Environment Protection Licence. B7. All building floor levels must be a Noted. Yes minimum of 500 millimetres (mm) above the 1 in 100 year flood level.
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Condition Response Compliant B8. Erosion and sediment control Noted. Yes measures on-site must be in accordance with Managing Urban Stormwater : Soils and Construction Vo. 1 (Landcom, 2004). Landscaping B9. Landscaping must be consistent The Landscape Plans prepared by Geoscapes are included Yes with key principles and plant species at Appendix C have been designed in accordance with the described in the Landscape Plans Concept Approval and the specific conditions identified prepared by Arcadia Landscape above to ensure consistency with the key principles and Architecture Pty Ltd dated plant species described in the Landscape Plans prepared September 2017. by Arcadia Landscape Architecture Pty Ltd dated September 2017. B10. Landscaping must screen any The Landscape Plans prepared by Geoscapes are included Yes acoustic barrier referenced in at Appendix C have been designed in accordance with the condition B13 of Schedule 2, blank Concept Approval and the specific conditions identified walls or loading docks from any above to ensure consistency with the key principles and nearby sensitive receiver with a mix plant species described in the Landscape Plans prepared of shrub planting and trees and be by Arcadia Landscape Architecture Pty Ltd dated provided to the satisfaction of the September 2017. consent authority. B11. In accordance with the The Landscape Plans prepared by Geoscapes are included Yes recommendations provided in the at Appendix C have been designed in accordance with the Heritage Impact Statement, prepared Concept Approval and the specific conditions identified by Biosis dated 9 November 2016, above to ensure consistency with the key principles and landscaping must include shrubs and plant species described in the Landscape Plans prepared trees capable of reaching and by Arcadia Landscape Architecture Pty Ltd dated buffering proposed building heights September 2017. and building design to avoid adverse impacts on the significance of the Upper Canal. Noise and Vibration Operation Noise Limits
B12. For all future development at Location Day Evening Night Night Yes the site, noise generated during LAeq (15 LAeq (15 LAeq (15 LAeq(15 operations must not exceed the minute) minute) minute) minute) noise limits outlined in Table 3 when measured at the property located at 28 Trivet 52 49 47 57 28 Trivet Street, Wetherill Park. Street, Wetherill Park
Note: Noise is to be measured in accordance with the relevant procedures and exemptions (including certain meteorological conditions) of the NSW Industrial Noise Policy. A Noise and Vibration Impact Assessment has been submitted with the EIS (Appendix D) and considered the associated impacts to the property at 28 Trivet Street, Wetherill Park.
B13. If the construction of an A Noise and Vibration Impact Assessment has been Yes acoustic barrier is required to submitted with the EIS (Appendix D) and considered the achieve the noise limits in Condition associated impacts to the property at 28 Trivet Street, B12 above, the barrier must be Wetherill Park.
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Condition Response Compliant maintained as required and comprise a density of at least 10-15 kg/m Transmission Line Easement B14. Future development on the site Noted. Yes which is located within 15 metres of a transmission tower or in close proximity to Endeavour Energy’s electrical network must: a) Be constructed of non- conducting materials; b) Must maintain the integrity of all line structures and stay pole/wires at all times; and c) Comply with AS/NZS 3000:2007 ‘Electrical installations’ to ensure that there is adequate connection to the earth. B15. Final design drawings must be Noted. Yes submitted to Endeavour Energy prior to the commencement of works to confirm no impact on Endeavour Energy’s transmission towers. B16. Trees must not be planted Noted. Yes within the transmission line easement. Access B17. The Applicant must ensure that Noted. Yes access to the transmission towers, lines, and easement is maintained at all times. Earthworks and Construction B18. Prior to the commencement of Noted. Yes construction, the Applicant must obtain advice from Dial Before You Dig 1100 service in accordance with the requirements of the Electricity Supply Act 1995 (NSW) and associated regulations to identify the location of any underground electrical or other utility infrastructure on the site as well potential hazards associated with existing utilities on the site. B19. All construction works are to be Noted. Yes carried out in accordance with the NSW WorkCover Work near Overhead Powerlines Code of Practice 2006.
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4.10 SSD 7664 Modification 1 A Section 4.55(2) Modification Application has been submitted to the Department of Planning, Industry and Environment concurrently to SSD 10404 to modify the Concept plan and Stage 1 earthworks approval (SSD 7664) to align the proposed development sought under SSD 10404. The proposed development is generally consistent with the Indicative Masterplan (WS-HW-MP-005) in terms of proposed land uses and scale of the development. However, the proposed development requires changes to the approved Indicative Masterplan with regard to the number, size and footprint of proposed warehouses, vehicular access to the site off Cowpasture Road and changes to finished development levels. The proposed modification to the SSD 7764 consent comprises the following: • A revised location and configuration for vehicular access to the site, including provision of an access roundabout intersection with Cowpasture Road and Trivett Street. • Reduction in number of lots from 4 to 3 through consolidation of southern lots. • Consolidation of Warehouses 1 and 2 resulting in a reduction in total Gross Floor Area (GFA) from 88,700m2 (approved) to 61,211m2 (proposed). • An increase in the total number of carparks provided from 397 (approved) to 672 (proposed). • Provision of a Customer Fulfilment Centre (CFC) on southern lot to replace Warehouse 1 and 2. The northern lots would accommodate traditional warehouse development. • Alterations to the finished development levels on the site. The proposed modifications do not seek an intensification of the approved uses over the site but relate to an amalgamation of the approved footprints in the southern portion of the sites to facilitate a light industrial warehouse facility to operate as a customer fulfilment centre. The proposed amendments to the vehicular access arrangements are considered to be a more appropriate outcome with improved functionality and interaction with the local road network. The proposed modifications to the Concept Approval (SSD 7664) have been assessed and we are satisfied that the development to which the consent as modified relates is substantially the same development as the development for which consent was originally granted.
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5.0 Consultation
As identified within the SEARs, during the preparation of the EIS, you must consult with the relevant local, State or Commonwealth Government authorities, service providers, community groups and affected landowners. In particular you must consult with: • Fairfield City Council; • Western Sydney Parklands Trust; • Transport for New South Wales; • Environment, Energy and Science of DPIE; • Sydney Water; • Water NSW; • Jemena; • surrounding landowners and the local community; and • any other public transport or community service providers; The EIS must describe the consultation process and the issues raised and identify where the design of the development has been amended in response to these issues. Where amendments have not been made to address an issue, a short explanation should be provided. In accordance with the SEARs issued for this project, consultation was undertaken with relevant public authorities, the community and Council. A Consultation Report has been prepared by Charter Hall that outlines the engagement objectives, provides an overview of the engagement plan and summarises issues and the response to issues raised by key stakeholders. A summary of the consultation undertaken to-date with key stakeholders is provided below. Several consultants have undertaken additional consultation with relevant parties during the preparation of their reports. 1. Fairfield City Council: • meeting held with Fairfield Council representatives in April 2019 and followed up with email correspondence including details of amendments in April 2019 and December 2019; • Councils key concerns were around landowners affected by the realignment of Cowpasture Road and Trivett Street intersection, costs of the road works and impacts on surrounding road networks; • these items are addressed in the Traffic report prepared as part of the EIS. 2. WSPT: • Western Sydney Parklands Trust are the owner of the land; • meetings held on a bi-monthly basis to discuss development of the parcel of land; • full set of plans and details of the development provided to WSPT; • WSPT have indicated support for the development. 3. Transport for NSW: • traffic consultant has been liaising directly with RMS / TfNSW with respect to the proposed road network amendments and down/upstream impacts; • please see traffic report for further detail of correspondence. 4. Department of Planning, Industry and Environment: • initial meeting held between Charter Hall and DPIE on the 4/11/19; • discussed all aspects of the application with DPIE who noted their concerns with the amendments, namely around the impact to adjoining owners and occupants impacted by the amended traffic layout; • Charter Hall undertook consultation with the impacted stakeholders and will continue to address concerns as raised. 5. Sydney Water:
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• a letter outlining details of proposed development and implications to Sydney Water assets was emailed to Sydney Water in January 2020. 6. Water NSW: • no major amendments are proposed to the development site area as approved under SSD 7664 and therefore propose to address any comments from Water NSW once received via the notification process under the SSD 10404. 7. Jemena: • no major amendments are proposed to the development site area as approved under SSD 7664, and therefore propose to address any comments from Jemena once received via the notification process under the SSD 10404. 8. Transgrid: • a letter outlining details of proposed development and implication for Transgrid’s electricity assets was emailed to Transgrid in January 2020. 9. Stakeholders and Community Members: • a letter was prepared and provided to nearby stakeholders and community members most likely considered to be impacted by the development. The letter provided the following elements; • details of the proposed development; • details of changes to the surrounding road network; • details of changes to the Concept Masterplan per SSD 7664; • a link to the major projects website with the full SEARs documentation; • the Consultation Report provides a copy of the letter that was provided to stakeholders. The proposed development will be placed on public exhibition for 30 days in accordance with clause 83 of the Environmental Planning and Assessment Regulation 2000. During the public exhibition period Council, State agencies and the public will have an opportunity to make submissions on the project. Charter Hall will continue to engage with stakeholders throughout the Approval and Development processes to ensure stakeholder concerns are appropriately addressed and impacts minimised with respect to the works associated with proposed SSD 10404 and amendments to SSD 7664.
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6.0 Environmental Assessment
This chapter of the EIS contains our assessment or summary of the compliance of the proposed development with relevant statutory instruments, strategic plans and policies, and other assessment and design requirements.. It is noted that the EIS submitted with the original SSD (7664) addressed the level of compliance against the relevant planning polices and was found to align with the future development intent for the location, in particular the Western Sydney Parklands Plan of Management. The proposal is entirely consistent with the Concept Approval SSD 7664 (as modified) and continues to align with the relevant planning strategies and policies. The following assessment demonstrates the development’s compliance against the identified planning instruments. The Mitigation Measures at Section 8.0 complement the findings of this section.
6.1 Relevant EPIs, Policies and Guidelines The relevant strategies, environmental planning instruments, policies and guidelines as set out in the SEARs are addressed below. The EIS submitted with the original SSD addressed the proposed development’s level of compliance against relevant planning instruments, including: • State Environmental Planning Policy 33 (Hazardous and Offensive Development) • State Environmental Planning Policy 55 (Remediation of Land) • State Environmental Planning Policy 64 (Advertising and Signage) • State Environmental Planning Policy (Infrastructure) 2007 • State Environmental Planning Policy (State and Regional Development) 2011 • State Environmental Planning Policy (Western Sydney Parklands) 2009 • Fairfield Local Environmental Plan 2013 • Western Sydney Parklands Plan of Management 2030
6.2 Environmental Planning and Assessment Act & Regulation 2000 6.2.1 EP&A Act 1979 The proposed development is consistent with the objects of the EP&A Act for the following reasons: • the proposal is consist with the approved SSD 7664 (as modified) and will contribute to the ability of the Western Sydney Parklands Trust to properly manage the WSP, conserving natural and artificial resources including agricultural land, natural areas, forests, minerals, water, cities towns and villages for the social and economic welfare of the community and a better environment; • the proposal adheres to the Trust’s POM 2030 and contributes to the promotion and co-ordination of the orderly and economic use and development of land; • funding received by the Trust for the proposed development appropriately ensures the provision of land for public purposes through effective management and limiting business uses on WSP land to 2%; • as above, the funding received by the Trust for the proposed development can allow for the provision and co- ordination of community services and facilities on Parklands’ land; and • the proposed development will adhere to the principles of ecologically sustainable development and allow for the protection of the environment, including the protection and conservation of native animals and plants, including threatened species, populations and ecological communities, and their habitats. The proposed development is consistent with Division 4.1 of the EP&A Act, particularly for the following reasons: • the development has been declared to have state significance; • the development is not prohibited by an environmental planning instrument; and • the development has been evaluated and assessed against the relevant heads of consideration under section 4.15.
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6.2.2 EP&A Regulations The EIS has addressed the specification criteria within clause 6 and clause 7 of Schedule 2. Similarly, the EIS has addressed the principles of ecologically sustainable development through the precautionary principle (and other considerations), which assesses the threats of any serious or irreversible environmental damage (see Section 6.11 and 8.3). As required by Clause 7(1)(d)(v) of Schedule 2, the following additional approvals will be required in order to permit the proposed development to occur. Table 4: Non applicable legislation Act Approval Required Legislation that does not apply to State Significant Development Coastal Protection Act 1979 N/A Fisheries Management Act 1994 N/A Heritage Act 1977 N/A National Parks and Wildlife Act 1974 N/A National Vegetation Act 2003 N/A Rural Fires Act 1997 N/A Water Management Act 2000 N/A Legislation that must be applied consistently Fisheries Management Act 1994 No Mine Subsidence Compensation Act 1961 No Mining Act 1992 No Petroleum (Onshore) Act 1991 No Protection of the Environment Operations Act 1997 No Roads Act 1993 No Pipelines Act 1967 No
6.3 State Environmental Planning Policy 33 (Hazardous and Offensive Development) SEPP 33 applies to any proposals which fall under the policy’s definition of ‘potentially hazardous industry’ or ‘potentially offensive industry’. The proposal operates as a Customer Fulfilment Centre (CFC), storing a range of mixed classes of Dangerous Goods (DG). The Dangerous Goods Assessment (Appendix E) provides an assessment of the facility against the relevant Australian Standard (AS/NZS 3833:2007) and SEPP 33. This assessment demonstrates that the proposal will comply with the relevant standards and regulations.
6.4 State Environmental Planning Policy 55 (Remediation of Land) This policy introduces state-wide planning controls for the remediation of contaminated land. It states that land must not be developed if it is unsuitable for a proposed use because it is contaminated. The proposed development has been used historically for grazing purposes. A Targeted Phase 2 Site Contamination Investigation Report was prepared by Douglas Partners in the Response to Submissions phase of the original EIS (SSD 744). The Phase 2 report identified no contamination on the site other than limited asbestos containing material (ACM) fragments and concluded: “The site can be made suitable for the proposed development subject to the preparation, implementation and validation of a RAP to outline and detail the following:
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• Validation of the surface soil within the footprints of the site buildings following demolition; • Dewatering of the dams, including any additional testing requirements; • Sampling and testing of dam sediment and dam walls following dewatering; • Remediation / management and validation / clearance of surface asbestos, where identified in this current report; • Remediation / management of soils containing asbestos, such as Stockpile SP26; • Waste classification procedures for any soils to be removed from the site; • Validation / verification procedures for any materials planned to be imported to the site; and • Unexpected finds protocol for managing actual or indicators of contamination uncovered during civil and construction works, including potentially other areas of ACM impact and localised burial sites.” The recommendations are considered typical for a site that contains ACM and can be remediated without major challenges or concern. The Remediation Action Plan details the works and environmental procedures required to remediate the site to render it suitable for the proposed industrial development without resulting in any unacceptable risk to human health and the environment. A review of the application guide to State Environmental Planning Policy No. 33 (SEPP33, Ref. [1]) indicates the facility would exceed the threshold criteria for the storage of DGs resulting in a classification for the site of potentially hazardous. To demonstrate that the facility is not in fact hazardous, a Preliminary Hazard Analysis (PHA) has been prepared for the site in support of the Development Application (Appendix J). The findings from the analysis identify that the development of the warehouse does not increase the cumulative risk of the estate to an unacceptable level. The analysis also concludes that the risks at the site boundary are not considered to exceed the acceptable risk criteria; hence, the facility would only be classified as potentially hazardous and would be permitted within the current land zoning for the site.
6.5 State Environmental Planning Policy 64 (Advertising and Signage) Clause 6(1) of the Western Sydney Parklands SEPP excludes the provisions of SEPP 64 for development within the Western Sydney Parklands. Nevertheless, the SEPP has been considered in the positioning of the signage zones given that the Western Sydney Parklands Design manual does not include provisions relating to commercial/business signage. State Environmental Planning Policy No 64 – Advertising and Signage (SEPP 64) applies to all signage that, under an environmental planning instrument, can be displayed with or without development consent and is visible from any public place or public reserve. The proposed signage meets the objectives of SEPP 64 in that it: • the new signage is scaled appropriately for the building and the broader site in the context in which it is located; • does not block any significant views and will not have an adverse impact on the amenity or future character of the surrounding area; • will effectively communicate the location of the tenancy in anticipation of its operation; and • will be of highly quality of design and finish. Schedule 1 of SEPP 64 contains assessment criteria that are to be considered by the consent authority. An assessment of the proposal against the criteria is provided in Table X below. Table 5: Assessment Criteria under Schedule 1 of SEPP 64 Assessment Criteria Comments Compliant 1. Character of the Area Is the proposal compatible with the The desired future character of the site is a low scale business park. In Yes existing or desired future character accordance with this vision, the Signage zones adopt an appropriate level of of the area or locality in which it is signage for the desired future character of the Business Hub. The signage proposed to be located? typologies and zones nominated are compatible with the context of the surrounding public domain and residential uses Is the proposal consistent with a The building is the first to be constructed within the new centre and therefore Yes particular theme for outdoor there is no particular theme for outdoor advertising in the locality. However, the advertising in the area or locality? proposal is consistent with a typical suburban Business Hub and other outdoor advertising visible across the LGA
2. Special Areas
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Assessment Criteria Comments Compliant Does the proposal detract from the Whilst the site adjoins parklands, the proposed signage will not adversely Yes amenity or visual quality of any detract from the visual quality of these areas. The site is currently undergoing environmentally sensitive areas, substantial change as it transitions into a new Business Hub and the proposed heritage areas, natural or other signage reflects this new use. conservation areas, open space areas, waterways, rural landscapes or residential areas? 3. Views and Vistas
Does the proposal obscure or The proposed signage zones are to be located on the façade of the building. Yes compromise important views? This will not obscure or compromise any important views Does the proposal dominate the skyline and reduce the quality of vistas? Does the proposal respect the The proposal does not impact upon any other signs in the location and does Yes viewing rights of other advertisers? not obscure the ability to observe any other signage for surrounding areas. 4. Streetscape, Setting or Landscape Is the scale, proportion and form of The scale, form and proportion of the proposed signage zones and typologies Yes the proposal appropriate for the are appropriate for the setting and will contribute to the visual interest and streetscape, setting or landscape? viability of the site Does the proposal contribute to the The proposed signage zones are fully integrated with the quality design of the Yes visual interest of the streetscape, new building, and will feature a contemporary design that will positively setting or landscape? contribute to the Business Hub and streetscape. Does the proposal reduce clutter by N/A - the signage relates to a new building. The number of signs proposed N/A rationalising and simplifying existing ensures minimal visual impact on the streetscape, and helps establish a sense advertising? of place with a strong relationship to the public domain. Consistency in the design of the signage and its proportionate size will ensure that the proposal will not result in visual clutter. Does the proposal screen N/A - the proposal does not screen unsightliness, but rather is subservient to N/A unsightliness? the architectural form of the building. Does the proposal protrude above The proposed signage zones do not protrude above buildings, structures or Yes buildings, structures or tree tree canopies in the area or locality. canopies in the area or locality? Does the proposal require ongoing The signage does not require ongoing vegetation management. N/A vegetation management? 5. Site and Building Is the proposal compatible with the The proposed signage zones are compatible with the scale and proportion of Yes scale, proportion and other the building. The location and design of each of the signage zones have characteristics of the site or specifically considered the location and the unique characteristics of the building, or both, on which the building on which they are located.. proposed signage is to be located? Does the proposal respect The signage zones will not dominate the building, but rather achieve a balance Yes important features of the site or between identifying the tenant whilst being subservient to the overall form. building, or both? Does the proposal show innovation The strategy illustrates how signage for the development will not focus on Yes and imagination in its relationship to innovation, but rather on what will be effective whilst also being complementary the site or building, or both? to the building. 6. Associated Devices and Logos with Advertisements and Advertising Structures Have any safety devices, platforms, Lighting devices have been integrated into the overall design of the signage Yes lighting devices or logos been zones/signs. The signs are to be backlit with all necessary cabling being designed as an integral part of the concealed within the sign or signage structure signage or structure on which it is to be displayed? 7. Illumination Would illumination result in Yes unacceptable glare?
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Assessment Criteria Comments Compliant Would illumination affect safety for Illumination of signage will not result in unacceptable glare. Illumination levels Yes pedestrians, vehicles or aircraft? will comply with all applicable standards and the proposed signage zones are located to minimise glare to surrounding uses. Would illumination detract from the Yes amenity of any residence or other form of accommodation? Can the intensity of the illumination Yes be adjusted, if necessary? Is the illumination subject to a The intensity of the illumination can be adjusted where necessary, however a Yes curfew? curfew is not proposed. 8. Safety Would the proposal reduce the The proposal will not reduce safety for users of public roads given that none of Yes safety for any public road? the signs include moving parts. The content and scale of the signs are not such that they will be distracting to road users so as to result in safety impacts. Would the proposal reduce the The location and scale of the proposed signs do not pose any adverse impacts Yes safety for pedestrians or bicyclists? on pedestrian or cyclist safety. Would the proposal reduce the The proposed signs will not obscure sightlines from public areas. Yes safety for pedestrians, particularly children, by obscuring sightlines from public areas?
6.6 State Environmental Planning Policy (Infrastructure) 2007 The Site is bounded by a classified road (Cowpasture Road) and is therefore subject to the provisions of the State Environmental Planning Policy (Infrastructure) 2007 (Infrastructure SEPP). Under Clause 101 of the SEPP, there are several considerations for development with a frontage to a classified road. Clause 101(2) states that the consent authority must not grant consent to development on land that has a frontage to a classified road unless it is satisfied that: (a) where practicable and safe, vehicular access to the land is provided by a road other than the classified road, and (b) the safety, efficiency and ongoing operation of the classified road will not be adversely affected by the development as a result of— (i) the design of the vehicular access to the land, or (ii) the emission of smoke or dust from the development, or (iii) the nature, volume or frequency of vehicles using the classified road to gain access to the land, and (c) the development is of a type that is not sensitive to traffic noise or vehicle emissions, or is appropriately located and designed, or includes measures, to ameliorate potential traffic noise or vehicle emissions within the site of the development arising from the adjacent classified road. A detailed Transport Assessment has been prepared by Ason Group (Appendix F) in support of the proposal to ensure safe vehicular access is provided to the site and the assessment demonstrates that future traffic generation of the Horsley Drive Business Park Stage 2, Building 1 will not have a material impact on the operation of the intersections across the network, with minimal increase in delay and Level of Service remaining consistent.
As the proposed development is in excess of 10,000m² it is considered to be a traffic generating development under Schedule 3 of the Infrastructure SEPP and is therefore required to be referred to the RMS.
6.7 State Environmental Planning Policy (State and Regional Development) 2011 State Environmental Planning Policy (State and Regional Development) 2011 (SRD SEPP) was adopted on 1 October 2011 and identifies State Significant Development (SSD). Pursuant to Schedule 2 of the SRD SEPP, development within the WSP with a Capital Investment Value (CIV) in excess of $10 million is considered to be SSD.
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6.8 State Environmental Planning Policy (Western Sydney Parklands) 2009 The proposed development is permissible with consent under Clause 11 of the WSP SEPP. Furthermore, the proposal for light industrial uses facilities the achievement of the following objective as seen in Clause 2(b): “allowing for a range of commercial, retail, infrastructure and other uses consistent with the Metropolitan Strategy, which will deliver beneficial social and economic outcomes to western Sydney” The proposal is consistent with Concept Approval SSD 7664 (as modified) and also aligns with Parklands Plan of Management 2030 (POM) which was adopted in 2018. The Horsley Drive Business Park Stage 2, Building 1 assists in achieving the funding necessary for the Western Sydney Parklands Trust to meet the stated objectives of the SEPP relating to protecting and enhancing the environmental, social and heritage features of the WSP. The proposal is considered to be entirely consistent with the objectives of the WSP SEPP.
6.9 Fairfield Local Environmental Plan 2013 The provisions in the Fairfield Local Environment Plan 2013 do not apply to the Site as they are otherwise overridden by the WSP SEPP.
6.10 Fairfield City Wide Development Control Plan 2013 Clause 11 of the State and Regional Development SEPP states that Development Control Plans do not apply to SSD. Pursuant to Clause 12 of the Western Sydney Parklands State Environmental Planning Policy 2009 (SEPP), a Development Control Plan does not apply to land to which the Western Sydney Parklands SEPP applies, unless it is made by the Director-General. Accordingly, as the Fairfield Citywide Development Control Plan 2013 was not made by the Director-General, it is does not apply to land to which the Western Sydney Parklands SEPP applies.
6.11 Western Sydney Parklands Plan of Management 2030 The NSW Minister for the Environment and Heritage adopted the Parklands Plan of Management 2030 in December 2018. It provides the strategic management framework for the Parklands and assists the Western Sydney Parklands Trust in determining its priorities and actions over the coming years. The subject site and proposed development are located within Horsley Park Precinct 9 as shown in Figure 14 below. The site is identified as the Horsley Drive Business Hub as a site designated Business Hub by the Trust. Located on land with low environmental and recreational value, WSPT Business Hubs typically include retail, commercial and/ or industrial uses. They generate revenue to support the Parklands’ operations, including maintenance and development of new and existing facilities. WSPT Business Hubs make a significant contribution to economic development, employment and training opportunities in Western Sydney. The Trust has identified that 2% of the WSP will be for long term uses as Business Hubs on sites with low environmental and recreational values. These uses allow the Trust access to diverse funding opportunities improving sustainability outcomes for its management, development and promotion. The development of the Horsley Drive Business Park Stage 2, Building 1 is entirely consistent with key objectives of the Parkland Plan of Management 2030 under the strategic direction of ‘Financial Sustainability and Economic Development’. Further to this, Objective 1 aims to ‘deliver sustainable management of the Parkland’s land and assets’, and intended to ‘complete the lease of the WSPT Business Hubs on 2% of the Parklands to create a sustainable financial model and support the ongoing development and management of the Parklands’ Objective 3 states ‘Increase employment and economic activity in Western Sydney through private and public partnerships in new WSPT Business, Community Facility, Sport and Tourism Hubs’. The site is part of a recognised and established Business Hub and will encourage employment growth in the locality.
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Figure 14: Horsley Park Precinct Plan Source: Western Sydney Parklands Trust
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7.0 Secretary’s Environmental Assessment Requirements
The Secretary’s Environmental Assessment Requirements were received on 10 June 2016 and identified the following key issues: • Traffic and Access • Noise and Vibration • Urban Design • Soil and Water • Hazards and risks • Biodiversity • Heritage • Waste Management • Air Quality • Social and Economic • Ecologically Sustainable Development and Energy Efficiency These matters are addressed below.
7.1 Traffic and Access A Transport Impact Assessment has been prepared by ASON Group and is included at Appendix F. A summary of the assessment and proposed mitigation measures are provided below. The SEARs requirements relating to traffic and access include: • a quantitative Traffic Impact Assessment prepared in accordance with the relevant Council, Austroads and RMS guidelines; • details of all daily and peak traffic and transport movements likely to be generated by the development (vehicle type, public transport) during construction and indicative operation; • details and a justification of the proposed access to, from and within the site (vehicular and pedestrian); • impacts on the safety and capacity of the surrounding road network (including intersections along Cowpasture Road and Victoria Street) and access points, using SIDRA modelling or similar to assess impacts from current traffic counts and cumulative traffic from existing and proposed developments; • demonstrate that sufficient loading/unloading, car parking and pedestrian and cyclist facilities have been provided for the development; and • details of road upgrades, new roads or access points required for the development, if necessary.
7.1.1 Assessment A Transport Assessment has been prepared by Ason Group (Appendix F) in response to SEARs and in support of the proposal. The assessment found:
• The Proposal generally seeks approval to provide for a 24-hour Customer Fulfilment Centre (CFC) (the Proposal) on the southern Lot of the Horsley Drive Business Park (HDBP) Stage 2. The CFC would provide for 29,631m2 of warehouse and office Gross Floor Area (GFA) with associated hardstand and loading areas, 538 parking spaces and 276 van bays. • Access will be provided to the Site via a new access road, which will connect to the wider road network via a new roundabout intersection at the existing Trivet Street / Cowpasture Road intersection. This intersection is to be provided as part of a Modification Application (Mod) relating to the Concept Plan development approval for the HDBP Stage 2 (SSD-7664). • The Proposal is expected to generate a total of 127 and 167 vehicle trips in the morning and afternoon peak hours respectively. When compared to the approved traffic generation of the HDBP Stage 2, this represents 11 fewer trips in the morning peak hour and 28 additional trips in the afternoon peak hour. • With regard to the forecast traffic generation of the Mod, the CFC forecast traffic generation represents 72% and 77% in the morning and peak hours respectively.
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• The Standard Traffic Impact Assessment analysis undertaken of the Mod Proposal indicates that the additional forecast traffic does not have a material impact on the operation of the intersections across the network, with minimal increase in delay and Level of Service remaining consistent. • The exception is the Cowpasture Road / Victoria Street roundabout, which deteriorates from a LOS B to LOS C during the AM peak. Nevertheless, this intersection would still operate satisfactorily, and it is noted that this change in LOS is a result of an additional delay of 9.6 seconds. • The Sensitivity Test Traffic Impact Assessment undertaken for 2026, concluded that: • The Horsley Drive / Ferrers Road intersection would operate in a consistent manner following the addition of development traffic, with minor increases in delay and LOS remaining unchanged. • The northern Cowpasture Road / Horsley Drive intersection would also operate in a consistent manner. It is noted that the LOS would change from LOS B to LOS C. However, this is a result of an increase in delay of less than 2 seconds, which would not have a material impact to the operation of this intersection. • The southern Horsley Drive / Cowpasture Road intersection LOS changes, from a LOS E to LOS F. However, the SIDRA network analysis would indicate that further upgrades are required from that identified by the SMEC Report. It is noteworthy that the increase in LOS is a result of an increase in 9 seconds and 3.6 seconds in the morning and afternoon peaks respectively. • The 538 proposed car parking spaces have been based on known staff and shift patterns for the CFC. • Further, accessible parking would also be provided in accordance with the BCA. Accordingly, the Proposal is supportable on parking grounds. • The Site access, internal circulation and car parking arrangements have been developed with consideration of the requirements of the DCP and relevant Australian Standards (i.e. AS2890.1, AS2890.2 and AS2890.6). The access arrangements have been developed to permit entry and exit movements in a forward direction, separate commercial (heavy) vehicle and passenger vehicle traffic and minimise pedestrian crossing distances. Any minor amendments necessary would be undertaken at detailed design stage (prior to the release of a Construction Certificate) in response to a suitable condition of consent. • A Preliminary Construction Traffic Management Plan (CTMP) report has been prepared as part of the Traffic Impact Assessment (Appendix F). The CTMP provides an overview of the anticipated vehicle routes, number of trucks, hours of operation, access management and traffic control measures for all stages of construction; It also an assessment of traffic and transport impacts during construction and how these impacts will be mitigated for any associated traffic, pedestrians, cyclists and public transport operations. This Preliminary CTMP is provided for information purposes and would be further detailed in consultation with the relevant authorities at CC stage in response to the expected condition of consent.
The Transport Assessment has been prepared in accordance with the technical requirements of the SEARs and concluded that the development is supportable on transport planning grounds. 7.1.2 Mitigation Measures The Transport Assessment recommends the Preliminary CTMP, provided for information purposes, would be further detailed in consultation with the relevant authorities at CC stage in response to the expected condition of consent.
7.2 Noise and Vibration An Acoustic Assessment has been prepared by SLR and is included at Appendix D. A summary of the assessment and proposed mitigation measures are provided below. The SEARs requirements relating to noise and vibration include: • a quantitative noise and vibration impact assessment undertaken by a suitably qualified person in accordance with the relevant Environment Protection Authority (EPA) guidelines and including an assessment of nearby sensitive receivers; • cumulative impacts of other existing and proposed developments; and • details of proposed mitigation, management and monitoring measures.
7.2.1 Assessment The Acoustic Assessment undertaken by SLR evaluates the likely impacts on noise and vibration associated with the operation of the proposed development (Appendix D). Sensitive receivers which may have the potential to be impacted by noise and vibration from the operation are as follows:
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Table 6: Surrounding Sensitive Receivers Address Type Distance (m) from Site Boundary 28 Trivet Street, Wetherill Park (82 Residential 180 m northeast of HDBP Stage 2 Cowpasture Road, Wetherill Park) 34 Ferrers Road, Horsley Park Residential 250 m west of HDBP Stage 2 46 Ferrers Road, Horsley Park Residential 300 m west of HDBP Stage 2 70 Ferrers Road, Horsley Park Residential 230 m west of HDBP Stage 2 HDBP Stage 1 Industrial / Commercial 60 m south of HDBP Stage 2 Wetherill Park Industrial Precinct Industrial / Commercial 90 m east of HDBP Stage 2
The above receivers form the basis for the assessment of the site. Existing Noise Environment The acoustic environment is categorised by moderately high background noise levels during the day and evening and moderate background noise levels during the night-time period, typically associated with an industrial interface and road traffic from Horsley Drive and Cowpasture Road. In determining likely noise impacts arising from the proposed development, existing background noise levels and the expected duration of the works must be determined. Background noise levels were measured at the centre of Horsley Park Business Park Stage 1, prior to its construction, as part of the DA Acoustic Assessment. It is considered that measurements undertaken prior to the construction commencing in the area are reasonable to inform the assessment as ongoing works would likely influence current noise levels in the area. The background noise levels established from the unattended noise monitoring are detailed in Table 7 below. Table 7: Rating Background Noise Level
Time of day Rating Background Noise Level dB(A) L90 Day 51 Evening 49 Night 46 Source: Acoustic Logic Operational Noise Assessment The assessment of noise associated with typical warehouse uses has determined noise associated with the following sources: • Heavy vehicles • Office HVAC unit • Light vehicles • Refrigeration condenser • Gas-powered forklifts • Warehouse roof HVAC • Data room roof AC unit • Wash bay • Compactor The assessment presented in Appendix D indicates that all daytime, evening and night operations of the development are predicted to comply with the nominated noise criteria including PTNL criteria (SSD10404 SEARs) and the consent condition (SSD7664). The predicted increase in road traffic noise due to the proposed facility is predicted to be not greater than 2.0 dB and will therefore comply with the traffic noise generation requirements as determined in the EPA Road Noise Policy. The potential for sleep disturbance has been assessed in accordance with the Road Noise Policy and it has been determined that there may be a potential exceedance of the screening criteria which requires a more detailed assessment. However, the predicted LA1(1minute) noise levels are conservatively based on the 118 dBA LAmax (maximum sound power level) and an assumption that the noise events will be at the closest possible location to the receiver (180m). Therefore, it is not anticipated that noise associated with the development during the night time period will have a significant detrimental impact on surrounding receivers.
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Cumulative noise assessment It is considered that cumulative operational noise impacts from the development and the existing industrial noise sources would not result in an exceedance of the cumulative amenity noise criteria.
7.2.2 Mitigation Measures The Acoustic Report recommends the drafting of a noise management plan outlining all reasonable and feasible methods for the reduction of noise impact including: • briefing the work team and contractors to create awareness of the proximity of noise-sensitive residential receivers and the importance of minimising noise emissions; • using ‘quiet’ work practices to minimise noise, where possible; • use of less noise-intensive equipment, where feasible and reasonable; • adjusting reversing alarm volume on heavy equipment to make them ‘smarter’, by limiting the acoustic range to immediate danger area, where acceptable under the relevant safety procedures; • enclosure of outdoor fixed plant (such as mechanical plant) where practicable; • for equipment with enclosures, ensure door and seals are well maintained and kept closed when not in use.
7.3 Urban Design In accordance with the SEARs requirements, the EIS must address the following maters in relation to urban design: • a detailed assessment of the development including height, colour, scale, building materials and finishes, signage and lighting, particularly from nearby residential receivers; • detailed plans showing suitable landscaping; and • include details of any advertising signage or structures proposed as part of the development.
7.3.1 Assessment The development comprises of a single building with two internal warehouses, ancillary buildings, parking areas, entry road and associated earthworks and landscaping. The Visual Impact Assessment (Appendix G), prepared by Geospacers, provides a detailed assessment of the development including height, colour, scale, building materials and finishes, signage and lighting. The assessment demonstrates that the architectural design of the proposal is complementary to its surrounding context and potential visual receivers in the local area. Whilst it was determined that some residential locations may receive moderate visual impacts from the proposal, the development is able to reduce its visual impact by: • incorporating a coordinated landscaping approach throughout the site to soften the appearance of the building and break up expanses of sealed parking areas; • providing variation to window treatments and sizes and incorporating a variety of recessive colours and materials to add architectural interest and human scale and assist in reducing the visual bulk of the building; and • using high quality materials and finishes including aluminium cladding panels, metal roof sheeting, glazing, concrete walls, and projecting entry statement to soften the appearance of the building. Given the implementation of design features listed above, the built form associated with the proposal is considered to be appropriate in terms of its scale and its relationship to the adjoining residential development and other forms of commercial development in the locality.
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Signage Signage will not form a large or dominant component of the development. Any signs will be subtle, unobtrusive and will be reflective of the style of other signage in the locality. Please refer to the Architectural Plans at Appendix B. An assessment of the proposed signage is discussed in Section 6.5. Landscaping Geoscapes has been engaged to prepare an integrated estate landscape treatment that provides identity to the estate, provide environmental value through the provision of natural systems and species that are contextually appropriate to the adjoining WSP as well as provide visual amenity and streetscape presentation within the locality. The Landscape Plan is provided as Appendix C.
7.4 Soil and Water The SEARs requirements relating to Soils and Water include: • a description of water demands of the development and a breakdown of water supplies; • identify any water licensing requirements under the Water Act 1912 or Water Management Act 2000; • details of proposed erosion and sediment controls during construction; • detailed plans and a description of the surface and stormwater management system, including on-site detention, designed in accordance with Water Sensitive Urban Design principles; • an assessment of potential flooding impacts; and • an assessment of potential impacts (including from potential spillage of materials) on surface and groundwater resources, drainage patterns, soil (stability, salinity and acid sulfate soils), related infrastructure, watercourses and riparian land and proposed mitigation measures.
7.4.1 Assessment A Soil and Water Management Plan (SWMP) and Sediment and Erosion Control Plan have been prepared by Costin Roe Consulting within the Civil Engineering Report and are included at Appendix H. Water usage Water usage on the site is consistent with industrial developments typical of the area. Water use will be for toilet flushing, hand washing, employee showers and irrigation with supply being made from Sydney Water. Water demand will be supplemented by rainwater harvesting with proposed reduction in non-potable demands as per the approved Horsley Drive Business Park Estate Stormwater Management Strategy (SSD7664), Fairfield City Council and the NSW Department of Environment and Conservation document Managing Urban Stormwater: Harvesting and Reuse, using a simple water balance analysis to balance the supply and demand. Water licencing There are no water licensing requirements required or proposed as part of the facility proposal. Erosion and sediment controls An Erosion and Sediment Control Plan has been prepared in accordance with Fairfield Council requirements and Managing Urban Stormwater, Soils and Construction “The Blue Book” (Landcom 1998). Refer to Section 7 of the Civil Engineering Report (Appendix H) for Soil and Water Management requirements and associated Erosion and Sediment Control drawings. Surface and stormwater management system Proposed stormwater management systems are consistent with the overall HDBP S2 strategy set out in the parent SSD 7664 estate approval and subsequent Mod 1 application, noting that an estate water quantity management basin manages detention requirements for individual development sites. The estate basin also completes all tertiary water quality management requirements, with individual sites requiring primary water quality management systems in the form of Gross Pollutant Traps (GPT’s) or similar systems. Reuse of roof water is also proposed to reduce the demand on non-potable water including toilet flushing and irrigation. Detailed drawings, Co11492.18-DA40 to DA44, showing the proposed surface and stormwater management systems for the development have been included in Appendix I. Requirements for water quantity management, and
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water quality management have been discussed in Sections 5 and 6 of the Civil Engineering Report (Appendix H) respectively. Flooding The site falls within the HDBP S2 Masterplan extent approved under SSD 7664 and subsequent SSD 7664 Mod 1. As part of the approved SSD 7664, infrastructure works are proposed, including major cut to fill earthworks and trunk drainage infrastructure, to facilitate industrial development of the land and provide flood free development sites. A detailed flood assessment has been completed as part of the SSD 7664 and SSD 7664 Mod 1 approvals. Based on SSD 7664 Mod 1 conditions, the HDBP CFC project is clear of any overland flow paths, trunk drainage infrastructure and achieves flood immunity to any adjacent overland flow paths. The development will not impact on, nor be impacted by, flooding or overland flow paths. Based on the above, a site-specific flood assessment is not required or proposed to be undertaken for the development. Refer SSD 7664 Mod 1 documents. Potential impacts No waterways or riparian corridors are located within proximity to the development site. Drainage and infrastructure requirements, including management of water quality and quantity have been completed in accordance with the approved SSD7664 management strategy. Any minor spills would be managed via proposed stormwater quality measures as set out in Section 6 of the Civil Engineering Report (Appendix H). Any major spills would be managed by site specific operating procedures, including a stormwater system shut-off valve to contain firewater and other spills, set out in the EIS.
7.4.2 Mitigation Measures The following recommendations were made in the Civil Engineering Report as part of the Soil and Water Management Plan: 1. Clearly visible barrier fencing shall be installed as shown on drawing Co11492.18-DA20 and elsewhere at the discretion of the site superintendent to ensure traffic control and prohibit unnecessary site disturbance. Vehicular access to the site shall be limited to only those essential for construction work and they shall enter the site only through the stabilised access points. 2. Soil materials will be replaced in the same order they are removed from the ground. It is particularly important that all subsoils are buried and topsoils (landscaped areas only) remain on the surface at the completion of works. 3. The construction program should be scheduled so that period of time from starting land disturbance to stabilisation is minimised. 4. Notwithstanding this, schedule works so that the duration from the conclusion of land shaping to completion of final stabilisation is less than 20 working days. 5. Land recently established with grass species will be watered regularly until an effective cover has properly established and plants are growing vigorously. Further application of seed might be necessary later in areas of inadequate vegetation establishment. 6. Where practical, foot and vehicular traffic will be kept away from all recently established areas 7. Earth batters shall be constructed in accordance with the Geotechnical Engineers Report or with as law a gradient as practical but not steeper than: - 2H:1V where slope length is less than 7 metres - 2.5H:1V where slope length is between 7 and 10 metres - 3H:1V where slope length is between 10 and 12 metres - 4H:1V where slope length is between 12 and 18 metres - 5H:1V where slope length is between 18 and 27 metres - 6H:1V where slope length is greater than 27 metres 8. All earthworks, including waterways/drains/spillways and their outlets, will be constructed to be stable in at least the design storm event of 1 in 2 year ARI (Q2).
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9. During windy weather, large, unprotected areas will be kept moist (not wet) by sprinkling with water to keep dust under control. In the event water is not available in sufficient quantities, soil binders and/or dust retardants will be used or the surface will be left in a cloddy state that resists removal by wind.
7.5 Hazards and Risks The SEARs requirements relating to Hazards and Risk include: • a preliminary risk screening completed in accordance with State Environmental Planning Policy No. 33 – Hazardous and Offensive Development and Applying SEPP 33 (DoP, 2011), with a clear indication of class, quantity and location of all dangerous goods and hazardous materials associated with the development. • Should preliminary screening indicate that the development is “potentially hazardous” a preliminary hazard analysis (PHA) must be prepared in accordance with Hazardous Industry Planning Advisory Paper No. 6 – Guidelines for Hazard Analysis (DoP, 2011) and Multi-Level Risk Assessment (DoP, 2011); and • report on consultation with pipeline operator Jemena to ensure that any nearby high-pressure gas pipelines remain compliant with the relevant Australian Standards throughout the life of the development and include a Safety Management Study, if necessary.
7.5.1 Assessment The proposal operates as a Customer Fulfilment Centre (CFC), storing a range of mixed classes of Dangerous Goods (DG). The Dangerous Goods Assessment (Appendix E) provides an assessment of the facility against the relevant Australian Standard (AS/NZS 3833:2007). This assessment demonstrates that should the following requirements be incorporated into the storage of DG, the proposal will comply with the relevant standards and regulations: • a Dangerous Goods Register, indicating the type of chemical, any notations that may be required from the risk assessment and the Safety Data Sheet for the chemical; • a Dangerous Goods manifest indicating quantities of DGs stored; • a Dangerous goods notification to the Regulator; • placards and Signage as shown in Figure 5-1 (Appendix E) to be affixed to the site entrance and Figure 5-2 and Figure 5-3 to be affixed at the entrances to the warehouse; • a risk assessment of the Dangerous Goods storage and handling areas; • an Emergency Response Plan and Emergency Services Information Booklet; • a hazardous area classification per AS/NZS 60079.10:2009; • a hazardous area dossier (if electrical equipment is located within the zone). A review of the application guide to State Environmental Planning Policy No. 33 (SEPP33, Ref. [1]) indicates the facility would exceed the threshold criteria for the storage of DGs resulting in a classification for the site of potentially hazardous. To demonstrate that the facility is not in fact hazardous, a Preliminary Hazard Analysis (PHA) has been prepared for the site in support of the Development Application (Appendix J). The findings from the analysis identify that the development of the warehouse does not increase the cumulative risk of the estate to an unacceptable level. The analysis also concludes that the risks at the site boundary are not considered to exceed the acceptable risk criteria; hence, the facility would only be classified as potentially hazardous and would be permitted within the current land zoning for the site. With regard to gas supply, given that no major amendments are proposed to the development site area as approved under SSD 7664 and that Jemena have been consulted as part of Concept Approval, it is not considered that a report on consultation with Jemena is necessary. Charter Hall is committed to working with Jemena to ensure nearby high-pressure gas pipelines remain compliant with the relevant Australian Standards throughout the life of the development and will address any comments from Jemena once received via the notification process under the SSD 10404.
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7.5.2 Mitigation Measures Notwithstanding the conclusions following the analysis of the facility, the following recommendations have been made: • the site shall be designed to contain any spills or contaminated water from a fire incident within the boundaries of the site; • the warehouse and/or site boundaries shall be capable of containing 612 m3 which may be contained within the warehouse footprint, site stormwater pipework and any recessed docks or other containment areas that may be present as part of the site design; • the civil engineers designing the site containment shall demonstrate the design is capable of containing at least 612 m3; • a storm water isolation point (i.e. penstock isolation valve) shall be incorporated into the design. The penstock shall automatically isolate the storm water system upon detection of a fire (smoke or sprinkler activation) to prevent potentially contaminated liquids from entering the water course.
7.6 Biodiversity An Ecological Impact Assessment was submitted in support of the original Stage 1 application (SSD 7664) and updated to support the current Modification. The SEARs requirements relating to Biodiversity include: • details of the number of trees to be removed and the number of trees to be planted on the site; and • an assessment and documentation of biodiversity impacts related to the development in accordance with the Biodiversity Assessment Method and documented in a Biodiversity Development Assessment Report (BDAR) in the form required by section 6.12 of the Biodiversity Conservation Act 2016, clause6.8 of the Biodiversity Conservation Regulation 2017 and the Biodiversity Assessment Method, accept where a waiver for preparation of a BDAR has been granted. In response to the Biodiversity matters identified within the SEARs, in consideration of the assessment previously undertaken at the time of the Concept Approval and Modification, a waiver for the preparation of a Biodiversity Development Assessment Report (BDAR) has been sought (refer Appendix K).
7.7 Heritage An Aboriginal and cultural Heritage Impact Statement have been prepared by Biosis and are included at Appendices L and M respectively. A summary of the assessment and proposed mitigation measures are provided below. The SEARs requirements relating to Heritage include: • an Aboriginal cultural heritage assessment prepared by a suitably qualified archaeologist, (including cultural and archaeological significance), which details potential impacts of the Conceptual Proposal and Stage 1 DA on heritage assets and any proposed management and mitigation measures. The assessment must demonstrate effective consultation with relevant Aboriginal community groups; and • a non-Aboriginal cultural heritage assessment which details potential impacts of the Conceptual Proposal and Stage 1 DA on heritage assets and any proposed management and mitigation measures.
7.7.1 Aboriginal Cultural Heritage Impacts An Aboriginal Cultural Heritage Assessment Report has been prepared by Biosis and is included at Appendix L. A summary of the assessment and proposed mitigation measures are provided below.
7.7.2 Assessment The Aboriginal Cultural Heritage Assessment Report has identified the registration of one new Aboriginal site, UC IA 17 (AHIMS#45-5-5047) within close proximity to the study area since the original assessment was completed in 2016. Based on a review of the AHIMS search data, it has been determined that this site consists of an isolated artefact, with its registered co-ordinates placing it outside of the study area within the easement of the Upper Canal.
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Based on the results of the AHIMS search, it has been determined that there are no registered Aboriginal sites present within the study area. Consulted Aboriginal parties were invited to provide their knowledge on the study area and proposal. The responses did not identify any areas of significance, however it was noted that the study area is in close proximity to Prospect Hill and Prospect Reservoir, both of which are culturally significant areas. Biosis’ assessment of potential for the subject site remains consistent with the remainder of the study area. Owing to the distance to reliable sources of water, combined with heavy disturbance associated with modern land use activities and shallow topsoil profiles, it is considered that there is a low potential for intact subsurface archaeological deposits to be present within the study area. Therefore, there is no requirement for further archaeological assessment in advance of the proposed works.
7.7.3 Mitigation Measures Provision should be made during construction for the management of any unexpected Aboriginal objects which may be identified on site. Relevant recommendations for the subject site include: • cease works immediately should any Aboriginal objects be encountered during works associated with this proposal. Objects should not be moved until assessed by a qualified archaeologist. If the find is determined to be an Aboriginal object the archaeologist will provide further recommendations including the notification of the EES and Aboriginal stakeholders; • if any suspected human remains are discovered during any activity, all work must cease immediately at that location and there must be no further movement or disturbing of the remains. The NSW Police and EES’ Environmental Line must be notified as soon as practicable to provide details of the remains and their location. Work may not recommence at that location unless authorised in writing by EES.
7.7.4 Non-Aboriginal cultural heritage assessment A Heritage Impact Statement has been prepared by Biosis and is included at Appendix M. A summary of the assessment and proposed mitigation measures are provided below.
7.7.5 Assessment The assessment did not identify any heritage items or areas of archaeological potential within the study area and determined that there are no historical heritage constraints within the study area. The proposed development does however pose some indirect impacts on the adjacent Upper Canal, a State Heritage Listed item. The proposed development will remove a portion of the rural setting of the canal, however provided that the safeguard measures proposed (as below in Mitigation Measures) are adopted, these impacts should be effectively mitigated. It is therefore recommended that the project may proceed with conditions and that no further archaeological assessment is required.
7.7.6 Mitigation Measures The following mitigation measures should be adopted in order to safeguard against any negative impacts on the heritage significance of the Upper Canal: • ensuring that no physical impacts occur within the curtilage of the Upper Canal (Lot 1 DP 596354); • building envelope setbacks from the western edge of the lots to ensure that the current development and future applications do not have an adverse impact on the heritage significance of the Upper Canal; • developing a landscaped area along the canal as a soft barrier to protect its setting; • if possible, effort should also be made to ensure that buildings along the frontage do not present blank high walls; • the proposed works should comply with the Guidelines for Development Adjacent to the Upper Canal and Warragamba Pipelines (WaterNSW 2018); • further assessment of any alterations to the design to determine whether it would impact the Upper Canal.
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In addition to the above, should any unanticipated heritage items or historical relics be identified during works, work in the vicinity must cease and an archaeologist contacted to make a preliminary assessment of the find and assist in determining appropriate management measures. The Heritage Council will require notification if the find is assessed as a relic.
7.8 Waste Management The SEARs requirements relating to Waste Management include: • details of the quantities and classification of all waste streams to be generated by the development in accordance with the EPA’s Waste Classification Guidelines (2014); • details of waste storage, handling, transport, and disposal; and • the measures that would be implemented to ensure the development is consistent with the aims, objectives and guidelines in the NSW Waste Avoidance and Resource Recovery Strategy 2014-21.
7.8.1 Assessment The Waste Management Plan has been prepared by FDC Construction (NSW) Pty Ltd (FDC) and is included at Appendix N. The plan outlines the proposed waste management strategy for the construction and operational phases of development. While the proposed works will not generate a significant volume of waste, there is the possibility that there will be a number of waste generators at the Site such as: • off-cuts from construction materials and ancillary items such as packaging and discarded containers for adhesives etc; • any fill audited as unsuitable for use on the Site; and/or • contractor waste generated by employees on the Site. To ensure the proper and safe disposal of waste, FDC’s Waste Management Plan has provided an assessment of the proposed waste from the Site. The report outlines the waste type, storage, handling, transport, and disposal strategies which will be implemented during the construction and operational phases of development. Materials will be reused or recycled where practical.
7.8.2 Mitigation Measures Waste management and strategies which will be implemented during the construction and earthworks program, include the stockpiling of construction materials waste (likely in a skip) to be transported off Site for recycling or disposal. Operational waste will generally be stored in designated areas and collected on a regular basis (daily, 1-2x per week or weekly) by a specific contractor.
7.9 Air Quality The SEARs requirements relating to Air Quality include: • a description of all air quality impacts (including dust) from the development, particularly from the outdoor storage area; and • details of dust control during site preparation and civil works.
7.9.1 Assessment The potential for off-site dust impacts was assessed using a qualitative risk-based approach prescribed by the Institute of Air Quality Management (IAQM). The main potential sources of air emissions were identified as dust impacts during the construction phase and odour, VOC, products of combustion and particulates during the operational phase. The Air Quality Assessment (Appendix O) indicates that dust impacts during construction works can be adequately managed with the implementation of site-specific mitigation measures, and that the residual impacts are likely to be negligible during demolition, construction, earthworks and trackout activities. The assessment also found that off- site air quality impacts during the operation phase can also be appropriately managed if mitigation measures are adopted.
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7.9.2 Mitigation Measures Several mitigation measures have been adopted by the Project. These include: • most potentially odorous activities will be enclosed (i.e. meat will be vacuum packed for receivals/dispatch, and the warehouse, waste storage areas, etc will be enclosed); • discharges of pollutants to the air from most potentially odorous activities will be captured by a BCA and AS standard compliant extractions system and directed to rooftop vents; • packing and repacking of fish and meat products will take place at the Manual Services Counter where the temperature is maintained at 2-4 °C; • containment measures for spillages will be provided at appropriate locations to reduce odorous emissions from waste spillages; • organic waste and general waste will be removed from site for off-site disposal three times per week; • the refrigerated warehouse will ensure that all perishable food is kept at an appropriate temperature to avoid spoiling of fresh food; • the van refuelling stations will be equipped with stage 2 vapour recovery (VR2) equipment; • selective Catalytic Reduction (SCR) technology will be fitted to all delivery vans. In order to further reduce the potential for off-site air quality impacts during operation, additional mitigation measures as recommended by the Air Quality Assessment (Appendix O) include: • air pollution control devices may be implemented to further reduce emissions where complaints are received in relation to nuisance odour or where prolonged smoke is visible during normal or peak operations (i.e. not during start up or shut down); • good housekeeping be maintained on all areas of the Project Site, including regular cleaning of all internal and external areas; • physical controls (including ventilation fans, exhaust stacks, extraction hoods, grease traps, air pollution control devices etc.) should be designed to allow for easy and safe cleaning and maintenance. It is recommended that regular cleaning of physical controls be undertaken as per manufacturer’s requirements; • all generated waste is identified and separated into common material streams or categories at the point of generation for separate collection; • general environmental awareness training be provided to relevant staff and contractors.
7.10 Social and Economic Impacts The SEARs requirements relating to social and economic outcomes include: • identifying and analysing the potential social impacts of the development from the point of view of the affected community and other relevant stakeholders; • an analysis of potential economic impacts of the development, including a discussion of any potential economic benefits.
7.10.1 Assessment The potential social impacts of the development relate to the provision of additional jobs and many employment opportunities not only for Wetherill Park, but also for the Western Sydney region and the Greater Sydney Metropolitan area. It is anticipated that the proposed Horsley Park Business Park Stage 2, Building 1, will generate: • 70 to 80 full-time equivalent jobs per annum directly in the construction industry; • a further 125 to 135 full-time equivalent jobs per annum indirectly; and • an estimated additional 612 direct jobs per annum on site once the development is fully completed and operational. Increased spending by those employed directly and indirectly by the development benefitting local supermarkets, car dealerships and hotels.
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Findings from the Economic and Social infrastructure need assessment (Appendix P) found that, given the scale and nature of the proposal, it will have a minimal impact on existing community and social facilities and that there is no requirement to provide for or contribute to new community or social infrastructure in the local area. The proposed works will facilitate the following economic outcomes for the site and immediate region: • employment of approximately 612 FTE direct workers when fully operational. This could generate an Industry Value Added (IVA) of close to $75 to $80 million per annum; • job creation and a potential increase in Fairfield LGA’s self-containment level, decreasing the proportion of workers who travel outside of Fairfield LGA for work; • generation of an Industry Value Added (IVA) of approximately to $75 to $80 million per annum. Please refer to the Economic and Social infrastructure need assessment (Appendix P) for more information.
7.11 Ecologically Sustainable Development and Energy Efficiency The SEARs requirements relating to Ecologically Sustainable Development include: • an assessment of how the development will incorporate ecologically sustainable development principles in all phases of the development; • consideration of the use of green walls, green roof and/or cool roof into the design; • climate change projections developed for the Sydney Metropolitan area and how they are used to inform the building design and asset life of the development; and • an assessment of the energy uses on-site, and demonstrate the measures proposed to ensure the development is energy efficient.
7.11.1 Assessment The Ecologically Sustainable Development Report (Appendix Q) prepared by Northrop identifies how ESD principals are being incorporated in the design, construction and ongoing operation phases of the project. Specific sustainability and energy efficiency initiatives for the building include, but are not limited to: • space efficient building layout; • energy efficient heating, ventilation and air conditioning including natural ventilation to open spaces, improved building fabric and glazing performance and integration of cool roofs; • improved ecology through the provision of native vegetation; • water efficient building services including water efficient fixtures and fittings, use of low maintenance landscaping, Water Sensitive Urban Design and tote washing water use; • responsible selection of materials; • management of climate change adaption risk; • the use of onsite renewable energy generation; • minimisation of the sites effect on urban heat island through the integration of vegetation and pale roof colour; • waste minimisation strategies including separated waste and recycling streams and construction and demolition waste minimisation; and • integration of a range of transport options into the sites design.
7.11.2 Mitigation Measures As part of the Green Star Rating for the project, the design team will develop a Climate Adaption Plan in accordance with the Australian Greenhouse Office (AGO), Climate Change Impacts & Risk Management, A Guide for Business and Government Guide (2006). This will address climate change projections over two timescales; to 2030 and 2040. These time scales will assess the mid-point of the building lifespan and help to understand and pre-empt possible impacts of the building at end of life. Key risks and high-level issues which will be addressed as part of this process are outlined below as well as strategies for how they are addressed within the current design. Further detail will be developed within the projects detailed design development stages.
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• Changing Surface Temperatures will be addressed through the: - Use of high reflectivity roofing to minimise heat gain and heat island effects. - Integration of solar panels to provide shading to areas of the roof and provide increased power to the site when peak energy use for cooling is required. - Incorporation of heating, ventilation, air conditioning (HVAC) systems designed to modulate in the event of changing outside air temperatures. Equipment will be rated to continue operating during higher temperatures. - Use of waterless heat rejection system to reduce increased demand for water as a result of increased average temperatures. • An increase in rainfall intensity will be managed through the: - Inclusion of rainwater and stormwater storage systems to modulate flows exiting the site. - Ability to provide increased finished floor level (FFL) designed to be 0.30 m above freeboard requirement to account for increased flooding potential at the site. - Inclusion of awnings to the entry access points to promote allow continued operation during adverse conditions. • An increase to wind speed intensity will be addressed through: - The metal deck roof design incorporating roof bracing to fasten the roof onto the building structure to account for south-easterly winds on site and prevent damage to the roof due to prevailing winds. - Improved structural integrity to ensure that the building is not significantly impacted in the event of high intensity wind loads. This includes wind loading on the façade of the office spaces. • Decrease in humidity and increased drought conditions will be addressed through: - Increased capacity within the fire safety systems to assist in the management of bushfire risk associated with dryer conditions. - Additional non potable water supply for irrigation needs and, the integration of native and drought tolerant vegetation.
7.12 Bushfire Risk A Bushfire Assessment has been prepared by Peterson Bushfire Expert Consulting Services and is included at Appendix R. A summary of the assessment and proposed mitigation measures are provided below.
7.12.1 Assessment The development area and surrounding lands are not identified as bushfire prone land, and minimal potential grassland hazard exists within the adjoining lands to the west and north. The proposed 6m wide fire access way around the site sufficiently provides defendable space between future warehouses and any potential adjoining grassland hazard. Similarly, the proposed layout, roads and hardstand areas provide adequate access compliant with Planning for Bushfire Protection 2006. The recommended water supply for fire-fighting and installation of utilities also complies.
7.12.2 Mitigation measures The following recommendations were made in the Bushfire Assessment Report: 1. The warehouse site is to have a defendable space between the building and the site boundary including the following: a. A minimum 6 m wide carriageway fire access road located between the warehouse and the boundary. b. Continuous thoroughfare for fire pumpers between the warehouse and site boundary linking back to the internal access road. c. The defendable space is to be clear of vegetation. 2. Vegetation and landscaping across the business park is to comply with the performance objectives of an Inner Protection Area (IPA) standard as described by PBP.
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3. The site requires fire hydrants to be installed to comply with AS 2419.1 – 2005 Fire Hydrant Installations - System Design, Installation and Commissioning (AS 2419) so that all sides of a building envelope are within 70 m of a hydrant by lay of the hose (or 90 m with a tanker parked in-line maximum 20 m from the hydrant). 4. Any gas services are to be installed and maintained in accordance with AS/NZS 1596-2014 The storage and handling of LP gas.
7.13 Capital Investment Value The SEARs notes that the EIS must be accompanied by a report from a qualified quantity surveyor providing: • a detailed calculation of the Capital Investment Value (CIV) (as defined in clause 3 of the Regulation) of the proposal, including details of all assumptions and components from which the CIV calculation is derived. The report shall be prepared on company letterhead and indicate applicable GST component of the CIV; • an estimate of jobs that will be created during the construction and operational phases of the proposed development; and • certification that the information provided is accurate at the date of preparation.
7.13.1 Assessment Capital Investment Value Rider Levett Bucknall has provided report on the Capital Investment Value (CIV) of the proposal (refer Appendix S). The report determines that the estimated Capital Investment Value of the project is $100,640,000 excluding GST. This estimate includes all costs necessary to establish and operate the project, including the design and construction of buildings, structures, associated infrastructure and fixed or mobile plant and equipment. In compiling this estimate, no allowance is made for the following cost items based on advice previously provided by the NSW Department of Planning, Industry and Environment; a. Development Application and Construction Certificate fees; b. Any special or additional contributions sought by authorities for public or other facilities as a condition of development approval; c. Cost increases beyond February 2020; d. Finance costs and interest charges. Job creation According to Rider Levett Bucknall, the number of jobs the development of the site will generate is approximately: a. During construction – approximately 280 construction personnel for 18 months, and b. After construction – approximately 600 operational personnel per year Certification In accordance with the guidelines created and NSW Planning Circular PS 10-008 dated 10 May 2010, Rider Levett Bucknall certify that the CIV of $100,640,000 excluding GST is fair and reasonable for the scope of work proposed and based on the documentation provided.
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8.0 Environmental Risk Assessment
The Environmental Risk Assessment (ERA) establishes a residual risk by reviewing the significance of environmental impacts and the ability to manage those impacts. The ERA for the Horsley Drive Business Park Stage 2, Building 1, has been adapted from Australian Standard AS4369.1999 Risk Management and Environmental Risk Tools. In accordance with the SEARs, the ERA addresses the following significant risk issues: • the adequacy of baseline data; • the potential cumulative impacts arising from other developments in the vicinity of the Site; and • measures to avoid, minimise, offset the predicted impacts where necessary involving the preparation of detailed contingency plans for managing any significant risk to the environment. Figure 15 indicates the significance of environmental impacts and assigns a value between 1 and 10 based on: • the receiving environment; • the level of understanding of the type and extent of impacts; and • the likely community response to the environmental consequence of the project; The manageability of environmental impact is assigned a value between 1 and 5 based on: • the complexity of mitigation measures; • the known level of performance of the safeguards proposed; and • the opportunity for adaptive management. The sum of the values assigned provides an indicative ranking of potential residual impacts after the mitigation measures are implemented.
Figure 15: Risk Assessment Matrix
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Table 8: Project Risk Matrix Risk Assessment
Item Phase Potential Environmental Impact Proposed Mitigation Measures and/or Comment Significance Manageability Residual of Impact of Impact Impact
Key: C – Construction; O - Operation
Traffic and C/O Increased traffic on local roads • Proposal consistent with Concept Approval and CTMP 2 2 4 Access will be refined in consultation with the relevant authorities (Low/medium) at CC stage in response to the expected condition of consent.
Biodiversity C/O Ensuring a minimal impact on existing flora and • Based on the findings of the Concept Approval (SSD 1 1 2 fauna on the site 7664), a BDAR waiver is requested with this application. (Low)
Noise and C/O Increased noise and vibration levels during • Whilst forecasted noise and vibration levels are 1 2 3 Vibration construction activities and operation considered acceptable, a drafting of and subsequent Low adherence to a noise management plan is recommended.
Soil and C/O • Ensuring maintenance of water quality • Adherence to the Soil and Water Management Plan as 2 2 4 Water • Management of water quantity, including prepared (Low/medium) flooding and usage • Regular maintenance of the water quality treatment train • Ensuring soils are managed appropriately to reduce hazards and minimise water quality impacts
Hazards and O • Ensuring dangerous goods are appropriately • Ensuring the recommendations of the Dangerous Goods 2 2 4 risks managed to mitigate risk Assessment are complied with (Low/medium) • Ensuring that the proposed development is • Adherence to recommendations of the Bushfire not at risk of potential bushfires Assessment Report. However, the bushfire risk for the proposed development is low
Heritage C Ensure that no significant heritage items • Follow the recommendations of the Heritage Impact 1 1 2 (Aboriginal and non-Aboriginal) are impacted by Assessment Low the proposal
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Risk Assessment
Item Phase Potential Environmental Impact Proposed Mitigation Measures and/or Comment Significance Manageability Residual of Impact of Impact Impact
• Adopt mitigation measures to safeguard against any negative impacts on the heritage significance of the Upper Canal
Waste C/O Ensuring effective management of waste products Waste management and strategies which will be implemented 1 1 2 Management associated with construction and operation during the construction operational phases of development in (Low) accordance with the Waste Management Plan.
Air Quality C/O Ensuring air quality are appropriately managed • Implementing air pollution control devices to further 2 1 3 during activities during the construction and reduce emissions where complaints are received in Low operation phase. relation to nuisance odour or where prolonged smoke is visible during normal or peak operations • Maintaining good housekeeping on all areas of the project site, including regular cleaning of all internal and external areas • Designing physical controls (including ventilation fans, exhaust stacks, extraction hoods, grease traps, air pollution control devices etc.) to allow for easy and safe cleaning and maintenance • Identifying and separate all waste into common material streams or categories at the point of generation for separate collection. • Providing general environmental awareness training to relevant staff and contractors
Ecologically C/O Ensuring high energy efficiency standards for the • Incorporate the sustainability and energy efficiency 1 1 2 Sustainable proposed development initiatives recommended by the Sustainability Report (Low) Development • Develop a Climate Adaption Plan to assist in achieving a and Energy Green Star Rating for the project Efficiency
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9.0 Mitigation Measures
The collective measures required to mitigate the impacts associated with the proposed works are detailed in Table 9 below. These measures have been derived from the previous assessment in Section 7.0 and those detailed in appended consultants’ reports. Table 9: Mitigation Measures
Mitigation measures Traffic and transport
• The Transport Assessment recommends the Preliminary CTMP, provided for information purposes, would be further detailed in consultation with the relevant authorities at CC stage in response to the expected condition of consent.
Noise and Vibration The Acoustic Report recommends the drafting of a noise management plan outlining all reasonable and feasible methods for the reduction of noise impact including:
• Briefing the work team and contractors to create awareness of the proximity of noise-sensitive residential receivers and the importance of minimising noise emissions. • Using ‘quiet’ work practices to minimise noise, where possible. • Use of less noise-intensive equipment, where feasible and reasonable. • Adjusting reversing alarm volume on heavy equipment to make them ‘smarter’, by limiting the acoustic range to immediate danger area, where acceptable under the relevant safety procedures. • Enclosure of outdoor fixed plant (such as mechanical plant) where practicable • For equipment with enclosures, ensure door and seals are well maintained and kept closed when not in use.
Soil and Water The following recommendations were made in the Civil Engineering Report as part of the Soil and Water Management Plan:
• Clearly visible barrier fencing shall be installed as shown on drawing Co11492.18-DA20 and elsewhere at the discretion of the site superintendent to ensure traffic control and prohibit unnecessary site disturbance. Vehicular access to the site shall be limited to only those essential for construction work and they shall enter the site only through the stabilised access points. • Soil materials will be replaced in the same order they are removed from the ground. It is particularly important that all subsoils are buried and topsoils (landscaped areas only) remain on the surface at the completion of works. • The construction program should be scheduled so that period of time from starting land disturbance to stabilisation is minimised. • Notwithstanding this, schedule works so that the duration from the conclusion of land shaping to completion of final stabilisation is less than 20 working days. • Land recently established with grass species will be watered regularly until an effective cover has properly established and plants are growing vigorously. Further application of seed might be necessary later in areas of inadequate vegetation establishment. • Where practical, foot and vehicular traffic will be kept away from all recently established areas • Earth batters shall be constructed in accordance with the Geotechnical Engineers Report or with as law a gradient as practical but not steeper than: - 2H:1V where slope length is less than 7 metres - 2.5H:1V where slope length is between 7 and 10 metres - 3H:1V where slope length is between 10 and 12 metres - 4H:1V where slope length is between 12 and 18 metres - 5H:1V where slope length is between 18 and 27 metres - 6H:1V where slope length is greater than 27 metres
• All earthworks, including waterways/drains/spillways and their outlets, will be constructed to be stable in at least the design storm event of 1 in 2 year ARI (Q2).
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Mitigation measures • During windy weather, large, unprotected areas will be kept moist (not wet) by sprinkling with water to keep dust under control. In the event water is not available in sufficient quantities, soil binders and/or dust retardants will be used or the surface will be left in a cloddy state that resists removal by wind.
Stormwater The design of the proposed development aims to ensure that adverse impact on stormwater quality or quantity does not eventuate. Given this, the main mitigation measures associated with stormwater relate to the regular maintenance and monitoring of the systems in place, including the water quality treatment train. An indicative maintenance schedule has been included in the Civil Engineering Report (Section 3.5) for reference. Hazards and risks
Dangerous goods
• The site shall be designed to contain any spills or contaminated water from a fire incident within the boundaries of the site. • The warehouse and/or site boundaries shall be capable of containing 612 m3 which may be contained within the warehouse footprint, site stormwater pipework and any recessed docks or other containment areas that may be present as part of the site design. • The civil engineers designing the site containment shall demonstrate the design can contain at least 612 m3. • A storm water isolation point (i.e. penstock isolation valve) shall be incorporated into the design. The penstock shall automatically isolate the storm water system upon detection of a fire (smoke or sprinkler activation) to prevent potentially contaminated liquids from entering the water course.
Bushfire
• The warehouse site is to have a defendable space between the building and the site boundary including the following: - A minimum 6 m wide carriageway fire access road located between the warehouse and the boundary. - Continuous thoroughfare for fire pumpers between the warehouse and site boundary linking back to the internal access road. • The defendable space is to be clear of vegetation. • Vegetation and landscaping across the business park is to comply with the performance objectives of an Inner Protection Area (IPA) standard as described by PBP. • The site requires fire hydrants to be installed to comply with AS 2419.1 – 2005 Fire Hydrant Installations - System Design, Installation and Commissioning (AS 2419) so that all sides of a building envelope are within 70 m of a hydrant by lay of the hose (or 90 m with a tanker parked in-line maximum 20 m from the hydrant). • Any gas services are to be installed and maintained in accordance with AS/NZS 1596-2014 The storage and handling of LP gas.
Biodiversity
A Biodiversity Assessment Development Report (BDAR) that assess the impacts of the civil works is in preparation and will be submitted with the modification application to SSD-7764 for Horsley Drive Business Park Stage 2. Please refer to Appendix K – Biodiversity Waiver for more information. Heritage • Ensuring that no physical impacts occur within the curtilage of the Upper Canal (Lot 1 DP 596354). • Building envelope setbacks from the western edge of the lots to ensure that the current development and future applications do not have an adverse impact on the heritage significance of the Upper Canal. • Developing a landscaped area along the canal as a soft barrier to protect its setting. • If possible, effort should also be made to ensure that buildings along the frontage do not present blank high walls. • The proposed works should comply with the Guidelines for Development Adjacent to the Upper Canal and Warragamba Pipelines (WaterNSW 2018). • Further assessment of any alterations to the design to determine whether it would impact the Upper Canal.
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Mitigation measures In addition to the above, the following general mitigation measures for unanticipated discoveries include: • Should any Aboriginal objects be encountered during works associated with this proposal, works must cease in the vicinity and should not be moved until assessed by a qualified archaeologist. If the find is determined to be an Aboriginal object the archaeologist will provide further recommendations. These may include notifying the OEH and Aboriginal stakeholders. • Should any historical relics be discovered during the project, work in the vicinity must cease and an archaeologist contacted to make a preliminary assessment of the find. The Heritage Council will require notification if the find is assessed as a relic. • If any suspected human remains are discovered during any activity, the project team must: • Immediately cease all work at that location and not further move or disturb the remains • Notify the NSW Police and OEH’s Environmental Line as soon as practicable and provide detail of the remains and their location • Not recommence work at that location unless authorised in writing by OEH.
Waste Waste management strategies which will be implemented during the construction and operational phases of development include:
• During construction: the stockpiling of construction materials waste (likely in a skip) to be transported off Site for recycling or disposal • During operation: the storage of waste in designated areas, pallets/crates or compactor and collected on a regular basis (daily, 1-2x per week or weekly) by a specific contractor.
Air Quality • Air pollution control devices may be implemented to further reduce emissions where complaints are received in relation to nuisance odour or where prolonged smoke is visible during normal or peak operations (i.e. not during start up or shut down). • Good housekeeping be maintained on all areas of the Project Site, including regular cleaning of all internal and external areas • Physical controls (including ventilation fans, exhaust stacks, extraction hoods, grease traps, air pollution control devices etc.) should be designed to allow for easy and safe cleaning and maintenance. It is recommended that regular cleaning of physical controls be undertaken as per manufacturer’s requirements. • All generated waste is identified and separated into common material streams or categories at the point of generation for separate collection. • General environmental awareness training be provided to relevant staff and contractors.
Ecologically Sustainable Development and Energy Efficiency
• Changing Surface Temperatures will be addressed through the; - Use of high reflectivity roofing to minimise heat gain and heat island effects - Integration of solar panels to provide shading to areas of the roof and provide increased power to the site when peak energy use for cooling is required. - Incorporation of heating, ventilation, air conditioning (HVAC) systems designed to modulate in the event of changing outside air temperatures. Equipment will be rated to continue operating during higher temperatures. - Use of waterless heat rejection system to reduce increased demand for water as a result of increased average temperatures.
• An increase in rainfall intensity will be managed through the; - Inclusion of rainwater and stormwater storage systems to modulate flows exiting the site - Ability to provide increased finished floor level (FFL) designed to be 0.30 m above freeboard requirement to account for increased flooding potential at the site. - Inclusion of awnings to the entry access points to promote allow continued operation during adverse conditions. • An increase to wind speed intensity will be addressed through;
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Mitigation measures - The metal deck roof design incorporating roof bracing to fasten the roof onto the building structure to account for south-easterly winds on site and prevent damage to the roof due to prevailing winds. - Improved structural integrity to ensure that the building is not significantly impacted in the event of high intensity wind loads. This includes wind loading on the façade of the office spaces.
• Decrease in humidity and increased drought conditions will be addressed through; - Increased capacity within the fire safety systems to assist in the management of bushfire risk associated with dryer conditions - Additional non potable water supply for irrigation needs and, the integration of native and drought tolerant vegetation.
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10.0 Justification of the Proposal
In general, investment in major projects can only be justified if the benefits of doing so exceed the costs. Such an assessment must consider all costs and benefits, and not simply those that can be easily quantified. As a result, the EP&A Act specifies that such a justification must be made having regard to biophysical, economic and social considerations and the principles of ecologically sustainable development. This means that the decision on whether a project can proceed or not needs to be made in the full knowledge of its effects, both positive and negative, whether those impacts can be quantified or not. The proposed development involves a concept proposal and Stage 2 DA of the Horsley Drive Business Park Stage 2. The assessment must therefore focus on the identification and appraisal of the effects of the proposed change over the site’s existing condition. Various components of the biophysical, social and economic environments have been examined in this EIS and are summarised below.
10.1 Social and Economic The proposed works will facilitate the following social and economic outcomes for the site and immediate region: • facilitate a source of funding that contributes to the operation of the Trust – a major social and recreational facility in Western Sydney. This is consistent with the relevant Plan of Management and Supplement; and • design the site to achieve a viable economic return that is self-sustaining and accommodates facilities that meet user requirements; • provide additional jobs and many employment opportunities not only for Wetherill Park, but also for the Western Sydney region and the Greater Sydney Metropolitan area. It is anticipated that the proposed Horsley Park Business Park Stage 2 (Building 1) will generate: • 280 full-time equivalent jobs directly in the construction industry for 18 months; • a further 600 full-time equivalent jobs per annum directly; • increased spending by those employed directly and indirectly by the development benefitting local supermarkets, car dealerships and hotels. The proposed works will facilitate the following economic outcomes for the site and immediate region: • the provision of around 29,629m² of gross floor area warehouse floorspace (also include 3,565 m² of other floorspace for warehouse amenities and ancillary office) , and therefore contribute to achieving the anticipated employment growth for the Fairfield LGA, without a discernible impact on overall capacities across the Greater Western Sydney region. • employment of approximately 600 FTE direct workers when fully operational. This could generate an Industry Value Added (IVA) of close to $75 to $80 million per annum. • job creation and a potential increase in Fairfield LGA’s self-containment level, decreasing the proportion of workers who travel outside of Fairfield LGA for work. • generation of an Industry Value Added (IVA) of approximately to $75 to $80 million per annum. Please refer to the Economic and Social infrastructure need assessment (Appendix P) for more information.
10.2 Biophysical The environmental impact assessment of the proposed development has demonstrated that the development will have an overall positive social and economic impact. The proposal will facilitate the delivery of Building 1 of the Horsley Drive Business Hub Stage 2 as envisioned by the approved Concept Plan. This will provide a significant social and economic benefit to the community by securing funding for the ongoing management and improvement of the recreation and sporting facilities of the Parklands. In addition, the proposal: • Provides direct employment during the construction phase and permanent employment of 600 jobs during the operational phase; and • Will not unduly impact on other commercial centres within the region (as determined by SSD 7664).
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10.3 Ecologically Sustainable Development The EP&A Regulation lists 4 principles of ecologically sustainable development to be considered in assessing a project. They are: • The precautionary principle; • Intergenerational equity; • Conservation of biological diversity and ecological integrity; and • Improved valuation and pricing of environmental resources. An analysis of these principles follows. Precautionary Principle The precautionary principle is utilised when uncertainty exists about potential environmental impacts. It provides that if there are threats of serious or irreversible environmental damage, lack of full scientific certainty should not be used as a reason for postponing measures to prevent environmental degradation. The precautionary principle requires careful evaluation of potential environmental impacts in order to avoid, wherever practicable, serious or irreversible damage to the environment. This EIS has not identified any serious threat of irreversible damage to the environment and therefore the precautionary principle is not relevant to the proposal. Intergenerational Equity Inter-generational equity is concerned with ensuring that the health, diversity and productivity of the environment are maintained or enhanced for the benefit of future generations. The proposal has been designed to benefit both the existing and future generations by: • maintaining heritage listed items for future generations to appreciate and experience; • implementing safeguards and management measures to protect environmental values (zero ozone depleting refrigerants, best practice PVC and low impact paints, sealants and adhesives, a focus on providing a strong landscaping and vegetation) • facilitating job creation; • providing on-going sustainable funding for the Western Sydney Parklands for the benefit of future generations of users and • Improving the public domain and amenity. The proposal has integrated short and long-term social, financial and environmental considerations so that any foreseeable impacts are not left to be addressed by future generations. Issues with potential long term implications such as waste disposal are avoided and/or minimised through construction planning and the application of safeguards and management measures described in this EIS and the appended technical reports. Conservation of biological diversity and ecological integrity The principle of biological diversity upholds that the conservation of biological diversity and ecological integrity should be a fundamental consideration. The project will act to improve, conserve and support the local biological diversity and integrity of the area through planting of native vegetation and integrated landscaping, and improving stormwater runoff from the site. Improved valuation, pricing and incentive mechanisms The principles of improved valuation and pricing of environmental resources requires consideration of all environmental resources which may be affected by a proposal, including air, water, land and living things. The project has had significant input from the Quantity Surveyor who will be involved throughout the entire design process to ensure that the project both remains on budget and effectively considers environmental factors in the valuation of assets and services. Mitigation measures for avoiding, reusing, recycling and managing waste during construction and operation will be implemented to ensure resources are used responsibly and no environmental resources in the locality are adversely impacted during the construction or operational phases.
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Horsley Drive Business Park Stage 2 | 28 February 2020
11.0 Conclusion
The Environmental Impact Statement has been prepared to consider the environmental, social and economic impacts of the proposed Horsley Drive Business Park Stage 2, Building 1. The EIS has addressed the issues outlined in the Secretary’s Environmental Assessment Requirements (Appendix A) and accords with Schedule 2 of the EP&A Regulation. Having regard to biophysical, economic and social considerations, including the principles of ecologically sustainable development, the carrying out of the project is justified for the following reasons: • the detailed design of Building 1 of the Horsley Drive Business Park Stage 2 is consistent with the Concept Plan approval (SSD 7664) as modified; • the proposal is permissible with consent and meets all requirements of the relevant planning controls for the site; • the development provides direct employment during the construction phase and permanent employment during the operational phase; • the environmental risks associated with the construction and operation of the facilities can be appropriately mitigated; and • the development is entirely consistent with the Western Sydney Parklands Plan of Management 2030. Overall the application facilitates the delivery of Building 1 of the Horsley Drive Business Park as envisioned by the approved Concept Plan. This will provide a significant public benefit to the wider community by securing funding for the ongoing management and improvement of the recreation and sporting facilities of the Parklands. Given the merits described above it is requested that the application be approved.
Ethos Urban | 2190880 60