michael woodland consulting pty ltd policy | planning | advice

Request for Secretary’s Environmental Assessment Requirements Stage 1 Concept Proposal, Demolition and Subdivision Works

Western Sydney Stadium

Prepared for Venues NSW

February 2016 Request for Secretary’s Environmental Assessment Requirements - Western Sydney Stadium – February 2016

Table of contents

1 Introduction ...... 5

1.1 Project justification and public benefits ...... 5 1.2 The site and locality ...... 6 1.3 Consultation ...... 8 1.4 Project overview ...... 9

2 The Project ...... 10

2.1 Project timeframes ...... 10 2.2 Development description ...... 10

3 Strategic Planning Framework ...... 11

3.1 Relevant legislation ...... 11 3.2 Key Strategic Plans ...... 14 3.3 Environmental Planning Instruments ...... 17

4 Potential Environmental Issues ...... 21

4.1 Built form ...... 21 4.2 Aboriginal and European Heritage ...... 21 4.3 Transport, traffic and accessibility ...... 22 4.4 Ecology ...... 23 4.5 Land capability [contamination] ...... 23 4.6 Infrastructure and servicing...... 23 4.7 Security and crowd management ...... 23 4.8 Economic and social impacts ...... 23 4.9 Demolition impacts ...... 24

5 Conclusion ...... 25

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Figures

Figure 1 Regional Context Map Figure 2 Local Context Map Figure 3 The Site Figure 4 Parramatta Park and Old Government House State Heritage Register Listing Figure 5 Old Government House and Government Domain, Parramatta, National Heritage Listing Figure 6 Parramatta North Urban Transformation Area Figure 7 Zoning Map Figure 8 Extract of Heritage Map, Parramatta LEP

Tables

Table 1 Project Overview Table 2 Project Timeframe

Attachments

Attachment 1 Development Concept Plan (Source: Venues NSW)

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Contact

michael woodland consulting pty ltd policy | planning | advice

Level 2 37-39 The Corso MANLY NSW 2095

M 0448 726 214 E [email protected] ABN: 56 166 274 835 | ACN: 166 274 835

All Rights Reserved. No material may be reproduced without prior permission of Michael Woodland Consulting Pty Ltd. While Michael Woodland Consulting Pty Ltd working on this project has tried to ensure the accuracy of the information in this publication, it accepts no responsibility or liability for any errors, omissions or resultant consequences including any loss or damage arising from reliance in the information in this report. This report has been prepared in consultation with staff from NSW government agencies, including, but not limited to, representatives from INSW and Venues NSW. This report has relied on information provided by INSW and the NSW Government agencies in good faith and accepts no responsibility or liability for any errors, omissions or resultant consequences including any loss or damage arising from reliance in the information in this report.

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1 Introduction

The purpose of this report is to provide a preliminary environmental assessment of the proposed new Western Sydney Stadium.

It is proposed to lodge a staged development application for the project under section 83B of the Environmental Planning and Assessment Act 1979 [EP&A Act], comprising of:

• a concept proposal for the new stadium and related indoor recreation/community facility building envelopes • Stage 1 Approval for: demolition works for the Stadium and Parramatta Pool and related subdivision

Further detailed development applications are to be lodged for future stages of the project.

This report supports an application to the Department of Planning and Environment [DP&E] requesting the proposal be assessed as State significant development under the provisions of the State Environmental Planning Policy [State and Regional Development] 2011 [SRD SEPP] and that DP&E issue the Secretary’s Environmental Assessment Requirements [SEARs] under section 78[8A] of the EP&A Act and Clause 3 of Schedule 2 of the Environmental Planning and Assessment Regulation 2000 [EPAR] to enable the preparation of an Environmental Impact Statement [EIS] for the project.

1.1 Project justification and public benefits

On 4 September 2015, the NSW Premier Mike Baird and Minister for Sport Stuart Ayres announced a new stadium at Parramatta as the first project to be delivered as part of the Government’s package for sport and major event infrastructure for Sydney.

Rebuilding NSW has allocated $300 million for the project on the site of the existing Parramatta Stadium facility, with work to begin as soon as possible and construction expected to be completed by 2019.

This investment in the upgrade of Sydney’s stadia is aimed at increasing the city’s capacity to attract big ticket events to NSW, as well as creating and supporting thousands of jobs.

A Plan for Growing Sydney (the Plan) identifies the importance of modern, efficient infrastructure to the city’s economic prosperity and, in this context, includes a specific action [Action 1.11.4] for the development of new sporting facilities for Western Sydney.

The Plan identifies Parramatta as Sydney’s second CBD and includes a number of overarching priorities for Parramatta, including providing capacity for additional mixed-use development in the CBD and surrounding precincts, including a sports precinct around the Stadium.

The proposed new Western Sydney Stadium is a key component of the NSW Government’s program to improve sport and major event infrastructure in Sydney and will directly support the strategic objectives for the Parramatta CBD and surrounding areas.

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1.2 The site and locality

The stadium site, which incorporates the stadium, surface car parking to the immediate north and west of the stadium and a training field to the immediate south of the stadium, is located at 11-13 O’Connell Street, Parramatta, and is legally described as Lots 951, 952, 953, 954, 955, 956, 957, 958, 959, 961, 962, 963, 964 in DP 42643. The Parramatta Swimming Centre is located on land described as Lot 7054 DP 174335 [Sections 1.4 and 2.2].

The stadium site is located approximately 1 km to the north-west of Parramatta Station in the Parramatta CBD.

The site is situated close to the Parramatta River in the broader parklands setting of Parramatta Park. Surrounding land uses within the Park include the Parramatta Swimming Centre and a surface car park to the east and south-east and the Old Kings Oval to the south-west. Parramatta Park extends to the west and south beyond the Parramatta River, with the World Heritage listed Old Government House located approximately 300 metres to the south of the existing stadium.

The Parramatta Leagues Club and associated surface car park are located to the immediate north and north-east of the stadium. Further to the north is the Cumberland Hospital site, which is part of the Parramatta North Urban Transformation Program led by UrbanGrowth NSW. It is noted that the stadium site was within the original master planned area for Parramatta North but has been deferred from the process whilst further planning around the stadium redevelopment occurs.

To the east of the stadium site, on the eastern side of O’Connell Street, is a mix of uses including the Our Lady of Mercy College, St Patrick’s Cathedral and the Old Kings School site. It is noted that SEARs were issued for a new public school on the Old Kings School site in November 2015.

To the west of the site, beyond Parramatta Park, is medium density residential development in the suburb of Westmead and the Westmead Hospital Precinct.

The stadium site has a long history of use for sporting and recreational purposes, dating back to the 1840s when the area of the Old Government House site to the north of Parramatta River was allocated as a racecourse. The racecourse was subsequently divided into three separate ovals during the period 1858 -1887, which were subsequently used for cricket, rugby league and rugby union.

The current stadium was constructed in 1985 on the site of the old Cumberland Oval and was opened in 1986. The stadium was upgraded in 2002-03 through the conversion of grassed hill areas to seated terraces and has a current capacity of 20,000 spectators. The stadium is now one of Western Sydney’s major sports stadia and home to the Parramatta Eels NRL team, the Western Sydney Wanderers A League team and the Greater Sydney Rams National Rugby Championship team.

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Figure 1: Regional Context Map with the site in RED [Source: Google Maps]

Figure 2: Local Context Map with the site in RED [Source: Google Maps]

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Figure 3: The site [Source: Western Sydney Stadium]

1.3 Consultation

The Government established a high level inter-agency Steering Committee to oversee the key milestones and delivery of the project.

Venues NSW has undertaken initial targeted consultation with a number of Government agencies, Parramatta City Council and other groups and users of the existing stadium including major sporting groups and stadium operations contractors.

Venues NSW will undertake further detailed consultation with the community and other key stakeholders during the State Significant Development process following issue of the SEARs.

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1.4 Project overview

Address 11-13 O’Connell Street, Parramatta

Site Description Lots 951, 952, 953, 954, 955, 956, 957, 958, 959, 961, 962, 963, 964 in DP 42643 and Lot 7054 DP 174335

Ownership Venues NSW – Pirtek Stadium Parramatta Park Trust – Parramatta Park

LGA Parramatta RE1 Public Recreation and RE2 Private Recreation, Parramatta Local Zoning Environmental Plan 2011

Permissibility • Development for the purposes of Recreation Facilities [major] is permissible in the RE1 Public Recreation and RE2 Private Recreation zones. • Development for the purposes of Recreation Facilities [Indoor] / and Community Facilities premises is permissible in both the RE1 and RE2 zones.

Project Concept proposal

• A new 30,000 - 35,000 seat stadium • Building envelopes for future indoor recreation / community facilities on O’Connell Street (within land owned by Venues NSW) • Provision of approximately 540 car parking spaces on site, including retention and re-location of existing at grade car-parking for the stadium • Demolition of existing Parramatta Pool and related buildings and structures

Stage 1 works

• Demolition of the existing stadium and related structures • Demolition of the existing Parramatta Pool and related buildings and structures • Subdivision and enabling infrastructure works

Capital Investment $300 million (estimated) Value

Employment Construction 160 jobs [estimates] Operation 90 jobs Table 1: Project overview

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2 The Project

2.1 Project timeframes

The new Stadium will be delivered through the following phased approach:

Key stage Indicative timeframes 1. Business Case and Government funding of the project April 2016 (expected) 2. Planning approval October 2016 3. Commence stage 1 demolition works November 2016 4. Delivery of Stadium Early 2019 Table 2: Project timeframe

2.2 Development description

2.2.1 Concept Proposal

The Concept proposal comprises of the following key components:

• A new 30,000 – 35,000 seat stadium on the site of the existing stadium including: new pitch; and team, media, administration, amenity and maintenance facilities. • The stadium will be used for major sporting events and a range of other commercial and non- sporting community events such as markets and fairs. • Provision of approximately 540 car parking spaces on site, including retention and re-location of the existing at-grade parking for the stadium. • New public domain and landscaping works around the stadium. • Building envelopes fronting O’Connell Street for future indoor recreation and community uses. These envelopes are situated on land owned by Venues NSW which is currently occupied by surface car parking associated with the stadium. Heights and GFA of the envelopes are subject to on-going design analysis, and the height, scale and character of the envelopes will consider the new stadium and other development along O’Connell Street. • Required service infrastructure upgrades. • Decommissioning and demolition of the Parramatta Swimming Centre to accommodate a larger stadium.

A concept plan of the proposed development is provided in Attachment 1.

2.2.2 Stage 1 Demolition and Subdivision Works

The existing stadium will be fully demolished to enable the construction of the new stadium on the site. Given the increased capacity and size of the new stadium, it is likely that the Parramatta Pool will need to be decommissioned to accommodate the larger stadium. This would also require demolition of the pool and associated buildings and structures.

A demolition period of four months is programmed to commence in late 2016 subject to the relevant planning and any other statutory approvals. The demolition methodology is yet to be finalised and will be subject to further consultation with the preferred contractor.

The proposed subdivision will reflect amended boundaries between Venues NSW and Parramatta Park Trust owned land to facilitate the proposed new Stadium and associated development.

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3 Strategic Planning Framework

3.1 Relevant legislation

3.1.1 Environmental Planning and Assessment Act 1979

The Environmental Planning & Assessment Act 1979 [EP&A Act] provides the statutory framework for planning in NSW. Section 89C of the EP&A Act enables certain developments to be declared State significant development by means of a State Environmental Planning Policy [SEPP] or by order of the Minister for Planning.

The project falls within the requirements of clause 13[1][e] of Schedule 1 of the SRD SEPP as it has a capital investment value over $30 million and is for the purposes of a major recreation facility.

Further, it is submitted that the proposed indoor recreation / community facilities development along O’Connell Street is also State significant development under clause 8[2] of the SRD SEPP as these facilities will form an integral element of the broader sports precinct around the stadium identified in A Plan for Growing Sydney.

The proposal will be assessed under Part 4 Division 4.1 of the EP&A Act. The Minister for Planning is the consent authority for State significant development.

It is proposed to lodge a staged development application for the project under section 83B of the EP&A Act, comprising a concept proposal and Stage 1 demolition works and subdivision, with further detailed development applications to be lodged for the next stages of the project.

This report requests the issue of the SEARs for the project under section 78[8A] of the EP&A Act and Clause 3 of Schedule 2 of the EPAR.

The Minister [or the Minister’s delegate] is required to take into consideration the matters listed under section 79C of the EP&A Act when determining the development application.

3.1.2 Heritage Act 1977

The Heritage Act 1977 makes provisions to conserve the State’s environmental heritage. It provides for the identification, registration and protection of items of State heritage significance and constitutes the Heritage Council of New South Wales.

The stadium site adjoins the area listed on the State Heritage Register as Parramatta Park and Old Government House, as shown in Figure 4 below.

As the proposal comprises State significant development, it does not require an approval under Part 4 of the Heritage Act 1977.

Notwithstanding this, a heritage impact assessment will still be undertaken to properly identify and address any potential impacts on the adjoining State Heritage Register site and items listed under the Parramatta LEP 2011 [see Section 3.4.4].

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Figure 4: Parramatta Park and Old Government House State Heritage Register listing [Source: Heritage Council of NSW]

3.1.3 Threatened Species Conservation Act 1995

Ecological studies undertaken on behalf of UrbanGrowth NSW as part of the Parramatta North Urban Renewal project identified a number of species and communities in the locality listed under the Threatened Species Conservation Act 1995 [TSC Act]:

• Grey-headed Flying-fox habitat on both banks of the Parramatta River to the north of the stadium. This species is listed as vulnerable under the TSC Act; • East-coast Freetail Bat and Eastern Bentwing Bat – both listed as vulnerable under the TSC Act; and • River-flat Eucalypt Forest – an endangered ecological community [EEC] under the TSC Act.

The EIS for the project will undertake comprehensive and appropriate environmental studies to address and mitigate any potential impacts on flora and fauna in relation to the new facilities.

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3.1.4 Commonwealth Legislation

Environment Protection and Biodiversity Conservation Act 1999

The site is located within close proximity to Old Government House and Domain [OGHD], which is one of 11 sites that form the Australian Convict Sites World Heritage Property inscribed on the UNESCO World Heritage List on 31 July 2010. These sites are also listed on the Australian National Heritage List. Through its inclusion on the National and World Heritage Lists, the OGHD site is subject to the Environment Protection and Biodiversity Act 1999 [EPBC Act]. Actions that will or are likely to have a significant impact on matters of environmental significance under the EPBC Act require the approval of the Commonwealth Minister for the Environment.

The stadium site is located to the immediate north of the OGHD World Heritage site boundary and is partially within the World Heritage buffer at its north western boundary. Accordingly, potential impacts of the proposal on the OGHD will be a key consideration in the planning process.

A Conservation Agreement (CA) relating to OGHD was entered into by the Commonwealth and NSW State Governments and Parramatta City Council under section 305 of the EPBC Act in December 2015. The CA provides that development undertaken in accordance with controls referenced in the agreement does not require approval under the EPBC Act. These controls include height and density controls contained in Parramatta City Council’s Local Environmental Plan and Development Control Plan.

These controls will be carefully considered in the design of the new stadium and will inform whether or not the proposal will be referred to the Commonwealth Department of the Environment to determine whether it requires formal assessment and approval under the EPBC Act.

Figure 5: Old Government House and Government Domain, Parramatta, National Heritage Listing [Source: Commonwealth Department of the Environment]

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In addition, an EPBC Act Protected Matters Report has been obtained, which indicates a number of Listed Threatened Ecological Communities, Listed Threatened Species and Listed Migratory Species which may occur within the vicinity of the site. Subject to further ecological investigations, the proposal may also be referred to the Commonwealth in relation to these matters.

Commonwealth Airports Act 1996 [Protection of Airspace] Regulations.

Further investigations will be undertaken to determine any potential impacts of the proposal on the prescribed airspace for Sydney and Bankstown Airports.

3.1.5 Other NSW legislation

The proposal is required to be consistent with the following where relevant:

• Parramatta Park Trust 2001 • Sporting Venues Authorities Act 2008 • Local Government Act 1993 • Work Health and Safety Act 2011 • Roads Act 1993 • National Trust of Australia [New South Wales] Act 1990 • National Parks and Wildlife Act 1974 • Protection of the Environment Operations Act 1997 • Gaming and Liquor Administration Act 2007 • Liquor Act 2007

3.2 Key Strategic Plans

3.2.1 NSW Making it Happen

NSW Making it Happen sets out the NSW Premier’s priorities to grow the economy, deliver infrastructure, and improve health, education and other services across NSW. It outlines the Government’s program of investing $68.6 billion over 4 years in transport, roads, schools, hospitals and renewed sports and cultural infrastructure.

The redevelopment of Western Sydney Stadium is identified as a key infrastructure project under the “Building Infrastructure” priority.

3.2.2 State Infrastructure Strategy

The State Infrastructure Strategy sets out the NSW Government’s Rebuilding NSW Plan, which involves the investment of $20 billion in new infrastructure across the state.

The Strategy identifies $1.2 billion in funding for sports and cultural infrastructure, including $600 million for stadia redevelopment.

On 4 September 2015, the NSW Premier Mike Baird and Minister for Sport Stuart Ayres announced a $1 billion investment in new and old stadia across Sydney during the next decade. with the first project being an upgraded Western Sydney Stadium. This upgrade involves a new 30,000-35,000 seat stadium at Parramatta on the site of the existing facility, with work to begin as soon as possible and construction expected to be completed by 2019.

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3.2.3 NSW Stadia Strategy

The NSW Stadia Strategy 2012 provides a framework for the NSW Government’s investment in major stadia to ensure it provides an optimal mix of venues and that its major stadia remain competitive with those in other states. Under the Strategy, Parramatta Stadium is classified as a Tier 2 stadium, being a stadium with a capacity of 20,000 – 40,000 spectators.

The Strategy includes provision of another Tier 2 stadium in Western Sydney, with options including redevelopment of an existing stadium or developing a new stadium in a strategic location.

The 2015 Stadia Strategy Implementation Report, which follows on from the 2012 Stadia Strategy, makes a number of recommendations on key stadia projects. These include a Priority 1 Immediate recommendation to construct a new dedicated rectangular stadium in Central Western Sydney with a capacity of 30,000 seats to host Rugby League, Rugby Union, Football matches and concerts to replace the existing Parramatta Stadium.

3.2.4 A Plan for Growing Sydney

A Plan for Growing Sydney sets out the NSW Government’s vision for Sydney to be “a strong global city, a great place to live” and includes a number of supporting goals and directions. Direction 1.11 of the Plan is to “Deliver Infrastructure” and outlines the Government’s actions in relation to the upgrade and expansion of the city’s infrastructure. The Plan includes the following action of direct relevance to the Western Sydney Stadium upgrade:

ACTION 1.11.4: COMMENCE PLANNING AND THE DEVELOPMENT OF A BUSINESS CASE FOR NEW SPORTS FACILITIES FOR WESTERN SYDNEY

Sport and sporting venues are strongly linked with the culture of Sydney. New state of the art sports facilities in Western Sydney, including a stadium, will provide a new landmark venue for sporting and cultural events and contribute to the identity of the area.

The Government will: • assess options for rectangular stadia at Parramatta/Sydney Olympic Park; • identify long-term options for the construction of an outer Western Sydney Stadium with the appropriate capacity and • undertake planning for delivery of new or upgraded stadia facilities in Western Sydney.

The Plan also aims to grow Parramatta as Sydney’s second CBD through improved connectivity and transport infrastructure, continued growth of the city’s commercial core, and continued and diverse employment growth. The overarching priorities for Parramatta outlined in the Plan include providing capacity for additional mixed-use development in the CBD and surrounding precincts, including a sports precinct around the stadium. The proposal is consistent with the Plan’s key directions and actions in relation to infrastructure delivery and its strategic priorities for Parramatta.

3.2.5 Parramatta North Urban Transformation Program

UrbanGrowth NSW has led a whole of Government planning process for the renewal for a 30 hectare site known as Parramatta North, located to the immediate north of the Stadium. The original framework masterplan comprised an area of 146ha of Government land across 4 precincts: Parramatta Park Precinct, the Cumberland Precinct, Old Kings School Precinct and the Sports and Leisure Precinct. The Parramatta North area was rezoned in November 2015 for a mix of residential and employment uses in a variety of building typologies and heights, as outlined in Figure 6 below.

The stadium and the Parramatta Linen Service adjoining Parramatta Gaol were deferred from the rezoning to enable further planning of these areas and, in relation to the stadium, this reflects the Premier’s announcement of the stadium upgrade in September 2015.

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Figure 6: Parramatta North Urban Transformation Area, with Stadium Precinct deferred [Source: UrbanGrowth NSW]

3.2.6 Parramatta 2038

Parramatta 2038 is Parramatta City Council’s Community Strategic Plan, adopted by Council in June 2013. It is a long term-vision for the Parramatta LGA that links to the long-term future of Sydney.

The plan sets out 6 strategic objectives for Parramatta, including Objective E – Culture and Sport. In relation to this objective, the plan notes that Parramatta has a rich and diverse sporting culture, with the Parramatta Eels and more recently the Western Sydney Wanderers football clubs providing considerable economic and cultural benefits for Parramatta and the region. The plan seeks to capitalise on this success as a major opportunity for Parramatta.

The proposed redevelopment of Western Sydney Stadium will facilitate meeting this objective through the provision of a larger, modern stadium facility for Parramatta and the broader western Sydney region.

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3.2.7 Parramatta A-Z 2015

Parramatta A-Z 2015 is a Parramatta City Council document outlining the Council’s positioning campaign to become “Australia’s Next Great City.”

The document notes that the importance of sporting participation and enjoyment to the city’s lifestyle and that discussions are underway with the NSW Government to transform the Stadium to become Western Sydney’s premier sporting venue.

3.3 Environmental Planning Instruments

3.3.1 State Environmental Planning Policy [State and Regional Development] 2011

The State Environmental Planning Policy [State and Regional Development] 2011 [SRD SEPP] declares certain types of development and infrastructure to be of State and regional significance.

Clause 8 of SRD SEPP declares a development to be State Significant Development where a development is not permitted without consent and is listed in Schedule 1 or 2 of the SRD SEPP. Schedule 1 of the SRD SEPP includes:

13 Cultural, recreation and tourist facilities

[1] Development that has a capital investment value of more than $30 million for any of the following purposes: [a] film production, the television industry or digital or recorded media, [b] convention centres and exhibition centres, [c] entertainment facilities, [d] information and education facilities, including museums and art galleries, [e] recreation facilities [major], [f] zoos, including animal enclosures, administration and maintenance buildings, and associated facilities.

The proposed stadium will have a capital investment value of over $30 million and is a recreation facility [major], as defined in the Standard Instrument – Principal Local Environmental Plan, and therefore meets the above criteria for State significant development.

The proposal also involves a concept proposal for associated indoor recreation / community facilities development along O’Connell Street.

Although final uses are to be determined, it is proposed that future development along O’Connell Street would be for sporting and community uses such as indoor courts and would form part of the broader sports precinct around the stadium identified in A Plan for Growing Sydney. It is therefore submitted that the proposed indoor recreation / community facilities are also State significant development under clause 8[2] of the SRD SEPP.

3.3.2 State Environmental Planning Policy [Infrastructure] 2007

Clause 104 of the State Environmental Planning Policy [Infrastructure] 2007 [ISEPP] requires that development applications for certain traffic generating development, as set out in Schedule 3 of the policy, be referred to the Roads and Maritime Services [RMS] and that any submission from the RMS be considered prior to the determination of the application.

The proposal comprises a sportsground with capacity for 200 or more vehicles with access to any road and therefore requires referral to the RMS in accordance with the ISEPP.

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3.3.3 SEPP No 55 – Remediation of Land

State Environmental Planning Policy No. 55 – Remediation of Land [SEPP 55] applies to the State and states that where a development application is made concerning land that is contaminated, the consent authority must not grant consent unless:

[a] it has considered whether the land is contaminated, and [b] if the land is contaminated, it is satisfied that the land is suitable in its contaminated state [or will be suitable, after remediation] for the purpose for which the development is proposed to be carried out, and [c] if the land requires remediation to be made suitable for the purpose for which the development is proposed to be carried out, it is satisfied that the land will be remediated before the land is used for that purpose.

Previous site investigations have identified the presence of small amounts of contaminated material in a number of samples sites in and around the stadium.

More detailed investigations will be undertaken as part of the preparation of the EIS in accordance with SEPP 55 and the Managing Land Contamination – Planning Guidelines SEPP 55 Remediation of Land.

3.3.4 Parramatta Local Environmental Plan 2011

The proposal is located on land zoned RE1 Public Recreation and RE2 Private Recreation under the Parramatta Local Environmental Plan 2011 [PLEP 2011] The relevant provisions of the RE1 and RE2 zones are detailed below:

Zone RE1 Public Recreation Objectives of zone • To enable land to be used for public open space or recreational purposes. • To provide a range of recreational settings and activities and compatible land uses. • To protect and enhance the natural environment for recreational purposes. • To conserve, enhance and promote the natural assets and cultural heritage significance of Parramatta Park. • To create a riverfront recreational opportunity that enables a high quality relationship between the built and natural environment.

Permitted without consent Environmental protection works; Flood mitigation works

Permitted with consent Boat launching ramps; Boat sheds; Charter and tourism boating facilities; Community facilities; Environmental facilities; Information and education facilities; Jetties; Kiosks; Markets; Recreation areas, Recreation facilities (indoor); Recreation facilities (major); Recreation facilities (outdoor); Restaurants or cafes; Roads; Take away food and drink premises; Water recreation structures; Water recycling facilities

Prohibited Any development not specified in item 2 or 3

Zone RE2 Private Recreation Objectives of zone • To enable land to be used for private open space or recreational purposes. • To provide a range of recreational settings and activities and compatible land uses. • To protect and enhance the natural environment for recreational purposes. • To conserve the heritage significance and values of Parramatta Park and its setting, including significant views.

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Permitted without consent Environmental facilities; Environmental protection works

Permitted with consent Boat launching ramps; Boat sheds; Building identification signs; Business identification signs; Charter and tourism boating facilities; Child care centres; Community facilities; Emergency services facilities; Entertainment facilities; Environmental facilities; Environmental protection works; Flood mitigation works; Function centres; Information and education facilities; Jetties; Kiosks; Markets; Recreation areas; Recreation facilities (indoor); Recreation facilities (major); Recreation facilities (outdoor); Registered clubs; Respite day care centres; Restaurants or cafes; Roads; Take away food and drink premises; Tourist and visitor accommodation; Water recreation structures; Water recycling facilities

Prohibited Any other development not otherwise specified in item 2 or 3

Figure 7: Zoning map extract [Source: PLEP 2011]

There are a number of heritage items and conservation areas identified in the PLEP 2011 in the vicinity of the stadium, as shown in Figure 8 below. These include:

• Parramatta Park and Old Government House are identified as a heritage item [I00596] • Marsden Rehabilitation Centre [and potential archaeological site] [I00826/I00771] • St Patrick’s Cathedral, presbytery and precinct [and potential archaeological site] [I00238] • Convent of Our Lady of Mercy and associated buildings [I550] • North Parramatta Conservation Area, which contains multiple individual heritage items • Avondale [I00239] • Heritage brick drain [I360] • Parramatta Girls’ Training School [Norma Parker Correctional Centre] [I00811] • Cumberland Hospital Weir [I734] • Cumberland District Hospital [including Wisteria Gardens] [I820]

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Figure 8: Extract of Heritage Map, Parramatta LEP, with the site in RED [Source: PLEP 2011]

Clause 7.10 – Design Excellence of the PLEP 2011 is also relevant to the proposal. As the stadium site comprises development with a CIV of more than $100 million and is located on land to which this clause applies, the design excellence provisions of the PLEP will be addressed in the preparation of the EIS.

3.3.5 Parramatta Development Control Plans and other council policies

The Parramatta Development Control Plan 2011 applies to the site. The DCP supplements the PLEP 2011 and provides more detailed provisions to guide development.

The DCP contains a number of relevant provisions which will need to be addressed in the EIS, including Development Principles and the Parramatta City Centre Special Precincts controls. The DCP identifies the stadium site as being located in the Park Edge Special Area at the western edge of the Parramatta city centre adjacent to and including part of Parramatta Park, with built form controls relating to potential impacts on OGHD.

Parramatta City Council’s Public Domain Guidelines also contain a number of provisions relevant to public domain design and management and specific provisions relating to Parramatta Park.

Whilst DCPs do not apply to State significant development [clause 11(a) of the State and Regional Development SEPP], these provisions will still be considered in the EIS, particularly those provisions relating to potential impacts on OGHD.

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4 Potential Environmental Issues

4.1 Built form

The proposed Concept Plan is seeking building envelopes and land uses for a new stadium, car parking, associated indoor recreation / community facilities development, landscaping and public domain works.

The proposed building envelope for the new stadium will be the subject of detailed investigation into any potential visual impacts on the adjoining heritage items, namely OGHD.

The future built form of the stadium will be informed by world’s best practice in contemporary Stadium design including internationally recognised standards such as the Guide to Safety At Sports Grounds [Green Guide] prepared by the Sports Ground Safety Authority [UK].

Other guiding principles including functionality, emergency access, pedestrian, car parking, accessibility, permeability to the Parramatta CBD and surrounding suburbs and public transport and related infrastructure requirements will also be considered in the new stadium design.

The indoor recreation / community facilities envelopes along O’Connell Street are proposed for sporting and community related activities. This ancillary development will be closely integrated into the proposed public domain plan with height, scale and character to match other development along O’Connell Street.

Pedestrian and vehicular access into the stadium are also key considerations for future built form and will be closely assessed in the context of surrounding development.

It is proposed that car parking remain at grade and will be supported by detailed traffic studies to ensure no impacts on the internal circulation and pedestrian movements of the stadium as well as mitigation measures required on the surrounding local road network and related infrastructure.

4.2 Aboriginal and European Heritage

4.2.1 Aboriginal heritage

A basic search of the Aboriginal Heritage Information Management System [AHIMS] database undertaken for the site identifies three Aboriginal sites recorded in or near the site.

As part of the EIS, further archaeological investigations will be undertaken of any Aboriginal heritage items located on the site and to identify proposed avoidance and mitigation measures in accordance with the National Parks and Wildlife Act 1974 and relevant Aboriginal cultural heritage guidelines.

4.2.2 European heritage

The stadium itself has no identified heritage values. However, it is situated in an area with a high concentration of local heritage items and conservation areas, including the OGHD which is also listed on the State Heritage Register and the National and World Heritage Lists. The Parramatta Swimming Centre, proposed to be demolished to accommodate the new stadium, is located within the broader Parramatta Park and Old Government House area listed on the State Heritage Register and as a heritage item in the PLEP 2011.

A Heritage Impact Statement will be prepared as part of the EIS to identify potential impacts and proposed avoidance and mitigation measures in accordance with relevant State and Commonwealth legislation and guidelines.

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As identified in the Development in Parramatta City and the Impact on Old Government House and Domain's World and National Heritage Listed Values: Technical Report [jointly commissioned by the Commonwealth and State Governments and Parramatta Council], the lights from Parramatta Stadium are currently visible above the tree line when looking north and north-east from OGHD.

The Technical Report identifies the stadium site as being situated in a “highly sensitive area”, which are areas in which development risks having a significant impact on the World and National Heritage values of OGHD. The Technical Report contains essential future development guidelines which seek to maintain the landscape setting of OGHD by ensuring that new development retains important views to and from OGHD and does not dominate this setting. These guidelines will be considered in the detailed design of the new stadium.

As outlined in Section 3.1.5, the Conservation Agreement (CA) relating to OGHD has been entered into by the Commonwealth and NSW State Governments and Parramatta City Council. The CA provides that development undertaken in accordance with identified “Highly Sensitive Area Controls” does not require approval under the EPBC Act. These controls include height and density controls contained in the Parramatta City Centre Local Environmental Plan 2007 (PLEP 2007) and the Parramatta Development Control Plan 2011. It is noted that although PLEP 2007 has now been repealed, it continues to apply for the purposes of the CA.

These controls will be carefully considered in the design of the new stadium and will inform whether or not the proposal will be referred to the Commonwealth Department of the Environment to determine whether it requires formal assessment and approval under the EPBC Act.

4.3 Transport, traffic and accessibility

The stadium is well located in relation to public transport, being approximately 1 km from Parramatta Station and Parramatta Ferry Wharf and well serviced by a number of Sydney Bus routes. For all major events held at the stadium, a free shuttle bus service runs from the Parramatta CBD to the stadium. In addition, a free daytime shuttle bus service which operates every ten minutes on a continuous loop around the CBD provides access to the stadium.

Public transport services will also be enhanced by the Parramatta Light Rail project, which was announced by the NSW Government in December 2015. The spine of the preferred route runs from Westmead to Strathfield, in close proximity to the stadium and via Parramatta CBD, to Camellia and Sydney Olympic Park.

There are currently over 400 car parking spaces on the site and approximately 540 spaces are proposed as part of the development. Additional public car parking around the stadium site is available in metered on-streets spots and a number of commercial car parks in the CBD.

The provision of additional parking on the site will be considered in association with the proposed indoor recreation and community facilities.

A Traffic Management Plan, dated 10 September 2014, is in place for the Stadium. The plan outlines management arrangements for traffic and transport for all event days at the stadium. The plan will be revised and updated to reflect the proposed redevelopment, including the proposed increase in stadium capacity. A detailed traffic and transport assessment will be undertaken as part of the EIS.

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4.4 Ecology

Ecological studies undertaken on behalf of UrbanGrowth NSW as part of the Parramatta North Urban Renewal project identified the key ecological values of the locality as:

• Grey-headed Flying-fox habitat on both banks of the Parramatta River to the north of the stadium. This species is vulnerable under the Threatened TSC Act and EPBC Act; • East-coast Freetail Bat and Eastern Bentwing Bat – both vulnerable under the TSC Act; • River-flat Eucalypt Forest – an EEC under the TSC Act; and • Hollow bearing trees – an important resource for fauna, including threatened species.

Potential impacts on these species and the EEC include noise and vibration, dust and light spill. A detailed ecological assessment will be undertaken as part of the EIS to identify these and other impacts and proposed avoidance, mitigation and management measures.

4.5 Land capability [contamination]

As outlined in Section 3.3.3, previous site investigations have identified the presence of small amounts of contaminated material in a number of sample sites in and around the stadium.

More detailed investigations will be undertaken in accordance with SEPP 55 and the Managing Land Contamination – Planning Guidelines SEPP 55 Remediation of Land.

4.6 Infrastructure and servicing

Consultation will be undertaken with all relevant service providers [eg, water, wastewater, electricity, gas and communications] in relation to any required capacity augmentation of existing services to the stadium.

4.7 Security and crowd management

The Emergency Management Plan for the stadium, dated 15 October 2015, provides guidance to the management and staff of the stadium to enable them to effectively implement and manage a prompt and coordinated response to actual or potential emergency situations or critical incidents which could threaten the safety of persons or property within the building, or significantly disrupt building operations.

The plan addresses a wide range of incidents including, but not limited to, crowd behavior, assaults, fire, flooding, medical emergencies, and evacuation.

The plan will be revised and updated to reflect the proposed redevelopment, including the proposed increase in stadium capacity.

4.8 Economic and social impacts

The new Western Sydney Stadium will lead to a broad range of significant social and economic benefits for Western Sydney.

The new Stadium involves a $300 million investment and will provide significant employment opportunities at both the construction and operational stage. It will also attract more visitors to the Parramatta CBD and increase the region’s and city’s capacity to attract major events in accordance with the NSW Stadia Strategy.

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Quantifiable economic benefits arising from sporting and other uses of the stadium include increased admissions, sponsorship and other revenue, catering and an increase in tourism activity. Other benefits include:

• Transfer of activity to Western Sydney and retention of expenditure within the wider Sydney/western Sydney region • Improved stadium facility for the residents of Western Sydney • Increased liveability of Western Sydney • Wider urban renewal/regeneration and investment attraction • Amenity improvements including safety and security • Improved financial viability of sporting franchises • Greater use of public transport • Attraction of major events • Creation of a sporting and cultural/entertainment precinct in accordance with A Plan for Growing Sydney

The new stadium will also have a range of related social benefits, including:

• Regional identity, pride and recognition • Increased regional volunteering opportunities • Inspiration for local residents • Aspiration for youth to achieve professional sport representation • Potential increase in sports participation • Social cohesion and inclusion • Availability of facilities to local groups to hold sporting, entertainment, cultural and community events.

The new stadium therefore represents a major opportunity for a range of significant economic and social benefits for Western Sydney.

Although not subject to this application, the potential relocation of the Parramatta Pool is subject to on-going consultation between Venues NSW, the Parramatta Park Trust and Parramatta City Council.

4.9 Demolition impacts

The proposed demolition activity will have a number of potential environmental impacts, including:

• Traffic – truck and other vehicle movements associated with the transportation of workers, machinery and equipment and demolition waste. • Air quality – generation of dust and other particulates from the demolition of buildings and associated earthworks. • Noise and vibration – noise and vibration associated with the use of machinery and equipment for demolition and associated earthworks. • Waste – generation of building material and other waste and the need for appropriate disposal. • Stormwater and water quality – potential runoff and sedimentation associated with demolition activity.

The EIS will clearly identify all such potential impacts as well as documenting proposed mitigation and management strategies in a draft Demolition Management Plan.

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5 Conclusion

This request for SEARs provides the background and strategic justification for the proposed Western Sydney Stadium redevelopment, a description of the proposal and outline of potential environmental, social and economic issues.

This report requests that:

• the concept proposal for a new stadium, at grade car parking and associated indoor recreation / community facilities development along O’Connell Street and the proposed Stage 1 demolition and subdivision works be assessed as State significant development under the provisions of the State Environmental Planning Policy [State and Regional Development] 2011 [SRD SEPP]; and • Department of Planning and Environment [DP&E] issue the Secretary’s Environmental Assessment Requirements [SEARs] under section 78[8A] of the EP&A Act and Clause 3 of Schedule 2 of the Environmental Planning and Assessment Regulation 2000 [EPAR] to enable the preparation of an EIS for the project.

All potential environmental impacts of the proposal, both at the demolition and operation stage, will be comprehensively addressed in the EIS, in accordance with relevant legislation, guidelines and the SEARs.

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Attachment 1 Development Concept Plan

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