16Th June 2020 State Significant Development Scoping Report

State Significant Development Scoping Report

Indoor Snow Theme Park Tourist Resort - Winter Sports World

Attention: Mr Jim Betts Secretary Department of Planning, Industry and Environment 320 Pitt Street Sydney, NSW, 2000

16^thJune 2020 State Significant Development Scoping Report

Indoor Snow Theme Park Tourist Resort by Winter Sports World

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Table of Contents

1. Purpose ...........................................................................................................................................4 2. The Vision........................................................................................................................................4 3. Background - Planning Proposal Status ..........................................................................................4 4. Project Value, Job Creation, Investment and Tourism ...................................................................5 5. The Site ...........................................................................................................................................6
5.1 Locational Context ........................................................................................................................6 5.2 Site Description.............................................................................................................................6 5.3 Planning Context...........................................................................................................................7 5.4 Surrounding Development............................................................................................................8
6. Description of the Proposed Development ..................................................................................10 7. Strategic Need for the Project ......................................................................................................15
7.1 Greater Sydney Region Plan – A Metropolis of Three Cities.......................................................15 7.2 Western City District Plan ...........................................................................................................16 7.3 Penrith Economic Development Strategy...................................................................................17 7.4 Penrith Community Plan.............................................................................................................18
8. Statutory Planning Framework .....................................................................................................18
8.1 State Environmental Planning Policy (State and Regional Development) 2011.........................18 8.2 Penrith LEP 2010.........................................................................................................................19 8.3 Penrith Development Control Plan 2014....................................................................................20 8.4 Development Control Plan Draft – 2 Tench Av Jamisontown.....................................................21 8.5 Other State Environmental Planning Policies .............................................................................21
9. Environmental and Planning Issues ..............................................................................................26
9.1 Bulk and Scale of Development and Overshadowing.................................................................26 9.2 Design Excellence........................................................................................................................27 9.3 Likelihood of critical habitat or threatened species ...................................................................27 9.4 Traffic and Parking ......................................................................................................................27 9.5 VPA – Intersection Upgrade to Blakie Rd & Jamison Rd.............................................................27 9.6 Wilson Lane.................................................................................................................................27 9.7 Flood Evacuation & Management ..............................................................................................28 9.8 Heritage.......................................................................................................................................28 9.9 Geotechnical, Contamination and Hazardous Materials............................................................28 9.10 Bushfire.....................................................................................................................................28 9.11 Social and economic effects......................................................................................................28

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9.12 Infrastructure and Servicing......................................................................................................29 9.13 Operations ................................................................................................................................29

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Consultation..............................................................................................................................29

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Conclusion.................................................................................................................................29

Appendix A – Design Competition and Alternative Pathway 22^ndOctober 2019………………………..…... 30

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1. Purpose

This request is made on behalf of Winter Sports World Pty Ltd (WSW) as the proponent for the development, construction and operation of a tourist facility being an Indoor Snow Theme Park Tourist Resort.

The Proposed Development is for an Indoor Snow Theme Park Tourist Resort that has a capital investment value of $300 million triggering the State Significant Development threshold of over $100 million. The Proposed Development does not include any residential accommodation, commercial premises or serviced apartments. On this basis, the Proposed Development meets the definition of State Significant Development pursuant to Part 13(2) of Schedule 1 of the State Environmental Planning Policy (State and Regional Development) 2011.

As the facility will attract around 250,000 visitors per year the Proposed Development also meets the definition of a recreation facility (major), therefore also pursuant to Part 13(1) of the State Environmental Planning Policy (State and Regional Development) 2011.

The purpose of the Scoping Report is to provide an overview of the Proposed Development, the statutory context and the key likely environmental and planning issue considerations to enable the Department to prepare a Secretary’s Environmental Assessment Requirements (SEARs). The Environmental Impact Statement (EIS) will then be prepared in accordance with the SEARs for the submission of the SSD application.

2. The Vision

The Proposed Development is for an Indoor Snow Theme Park Tourist Resort Development that will be known and referred to as Winter Sports World (WSW). The vision for the WSW is to create an Australian first, multi-faceted, world class tourist destination that will bring an Alpine winter experience to Sydney all year round. WSW will be a tourist attraction that will provide a lively and engaging indoor recreation experience for around 250,000 visitors per year including local, intrastate, interstate and international visitors. Importantly, the facility is located in close proximity to the Nancy-Bird Walton International Airport.

WSW will be unique even when compared to other indoor snow resorts around the world. The majority of the snow centres lack the Winter Alpine theming and the range of activities offered only providing a limited “on snow in a tin shed” experience. The WSW vision is to provide a rich Winter Alpine Experience with a range of activities, essentially bringing the winter to Sydney all year round.

The closest comparison to WSW is Ski Dubai of which is an international tourist attraction. The building will be a landmark building in Penrith – Western Sydney due to its unique and iconic design.

3. Background - Planning Proposal Status

WSW has been working with Council via the Planning Proposal process submitted in June 2018 to facilitate the development of the Indoor Snow Theme Park Tourist Resort. The planning proposal seeks to alter the development controls for land at 2 Tench Avenue, Jamisontown (the site) by amending the Penrith Local Environmental Plan (LEP) 2010 (PLEP 2010), as follows:

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increase the maximum building height from 8.5m to 54m;

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include a maximum floor space ratio (FSR) of 1.2:1 and/or 1.45:1, should a hotel component be included; introduce the requirement for a design competition; and, a “sunset clause”, where the LEP provision will cease to exist three years after the date the LEP amendment is made.

Council unanimously endorsed the planning proposal in December 2018 and the Gateway Determination was issued in May 2019. Flood, Evacuation, Traffic and Bushfire Assessments have been completed. The DCP draft is expected to be finalised and endorsed by council in July 2020 with the Public Exhibition targeted for August 2020.

The land is currently zoned SP3 Tourist pursuant to LEP 2010. The proposed development is permitted with consent in the SP3 Tourist zone and is consistent with the objectives of the zone. A height limit of 8.5 metres applies to the site. The Planning Proposal seeks to amend the height limit to facilitate a world class indoor snow centre.

The key attractor or anchor which underpins the tourist attraction (World Class) concept for NSW and viability of the WSW is an Indoor Snow Theme Park Tourist Resort with a 300-metre-long ski slope that has been designed to be one of the top 10 snow centres in the world. To achieve the required length and gradient for the ski slope a building height of 54 metres is required.

The WSW is in accordance with the strategic direction for tourism and recreation in Penrith. The amendment to the height standard is required to enable significant economic benefits of the ‘Winter Sports World’ be realised and to strengthen Penrith’s claim for the title of ‘The Adventure Capital of NSW’.

4. Project Value, Job Creation, Investment and Tourism

The WSW CIV value is approximately $300 million, estimated to generate approximately 765 direct and indirect jobs during construction and 822 direct and indirect jobs once complete. WSW will contribute approximately $80.6 million to the NSW economy each year and by 2025 the centre is forecast to achieve annual visitation of around 231,000 persons p.a.

The number of jobs estimated and value add benefits to be created by the project are summarised in the following table.

Employment Benefits

Direct Jobs

Development Phase

197

Ongoing (Operating Life)

546

Indirect Jobs

568

276

Total Jobs

765

822

Value-Added Benefits

Direct Value-Added Indirect Value Added

Total Value-Added
Development Phase

$39.2 million $84.5 million

$123.7 million
Ongoing (Operating Life)

$40.1 million p.a. $40.5 million p.a.

$80.6 million p.a.

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5. The Site

5.1 Locational Context

The site is located within close proximity to amenities and infrastructure as summarised below and is strategically located in Penrith Western Sydney, half way between the Sydney CBD and Blue Mountains where the Blue Mountains receive over 4 million tourist visitations each year.

5.2 Site Description

The land (site) is legally described as Lot 1 in DP 38950 and known as 2-4 Tench Avenue, Jamisontown located on the south-east corner of the intersection of Jamison Road and Tench Avenue. The site is of an irregular shape and has an area of 2.342 hectares.

Figure 1: Aerial Image of the Subject Site (Source: Six Maps 2018)

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The site is improved by a dwelling that is located on the western side of the property with the remainder being open, grass field which is currently used for the keeping of horses. The site is gentle sloping generally falling in an easterly direction and has a localised depression at RL24.5 draining to Jamison Road. The site does not support any significant vegetation however mature trees are have been planted along the southern boundary of the site on the adjoining property. There are also several trees located in the road reserve of Jamison Road.

5.3 Planning Context

The site is located within the Riverlink Precinct which is bounded by Nepean River to the north-west, the M4 motorway to the south-west, Mulgoa Road to the south-east and the railway line to the north. The area along Tench Avenue is identified as an entertainment, tourism, leisure and lifestyle precinct in the Riverlink Precinct Plan 2008.

Photograph 2:

Intersection of Tench Avenue and Jamison Road showing the existing dwelling on the site (left)

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Photograph 3:

View of the site from the north-west side of Jamison Road

5.4 Surrounding Development

To the west of the site, on the western side of Tench Avenue is Tench Reserve and the Nepean River. The site adjoins 6-22 Tench Avenue to the south. The development on this property is known as ‘Nepean Shores’ and is operated by Hometown Australia. The property is a moveable dwelling park improved by a number of single storey cabins which are used for a mix of short stay rentals and longterm tenants. The development includes communal outdoor spaces, a tennis court, swimming pool, community library and community centre.

Wilson Lane adjoins the eastern boundary. Wilson Lane is an unmade road that extends from Jamison Road, along the rear boundary of the allotments with frontage to the eastern side of Tench Avenue, almost to the M4 Motorway. To the east of Wilson Lane are large allotments which appear to be used for rural-residential purposes.

North of the eastern side of the site is Cables Wake Park which is part of the Panthers World of Entertainment Complex. Panthers offers a range of recreational activities including: Aqua Golf, IFLY Indoor Skydiving and Playtime Arcade.

The property to the north of the western side of the site at 475-487 Jamison Road, Penrith is known as “Madang Park” and is identified as a heritage item with local significance pursuant to Schedule 5 of the Penrith Local Environmental Plan 2010. The significance of the item is described in the heritage inventory as follows:

Significant as the type of houses built by the prosperous farmers of the district during the various phases of rural development and is an important feature of the remaining rural landscape along this section of the river.

The Madang Park homestead is located approximately 200 metres north of the subject site.

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Photograph 4:

View to the south along Tench Avenue from the western side of Tench
Avenue, opposite the site

Photograph 5:

Entrance of the ‘Nepean Shores’
Gateway Lifestyle complex

Photograph 6:

View of the development along the southern boundary of the site (looking south-west)

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Photograph 7:

Cables Wake Park north of the site

Photograph 8:

Madang Park opposite the north-west side of the site

6. Description of the Proposed Development

The SSD will seek consent for the development, construction and operation of ‘Winter Sports World’ with the following key features:

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Indoor snow theme park including a 300m long ski run; Ice skating rink; Mountaineering themed Ice climbing and altitude training; Gymnasium and training facilities; Hotel accommodation (Approximately 120 hotel rooms plus a function centre); Food and drink premises (bars, cafes and restaurants); Carparking facilities; Landscaping; Site preparation civil works and Utilities Services.

Below are extracts from the Architectural Designs for WSW completed by Environa Studios.

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Figure 2: View of a potential development outcome on the site (viewed from the north)
Figure 3: 3D view of a potential development outcome on the site

Figure 4: 3D View from Jamison Rd

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Figure 5: 3D view of a potential development outcome on the site (viewed from the Tench Reserve)
Figure 6: Level 1 Layout

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Figure 7: Level 3 Layout Figure 8: Level 4 Layout

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Figure 9: Level 9 Layout Figure 10: Level 11 Layout
Figure 11: Entries to WSW, Hotel & Revolving Restaurant

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7. Strategic Need for the Project

7.1 Greater Sydney Region Plan – A Metropolis of Three Cities

In March 2018 the Greater Sydney Region Plan - A Metropolis of Three Cities was released. The Plan

set a 40-year vision to 2056 and establishes a 20-year plan to manage growth and change for Greater Sydney. Penrith is recognised to be within the Western City District of the Greater Sydney Region.

The Plan sets out 10 Directions which set out the aspirations for the region and objectives to support the Directions. The 10 Directions are:

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A City supported by infrastructure A collaborative city A city for people Housing the city A city of great places A well-connected city Jobs and skills for the city A city in its landscape An efficient city A resilient city

The relevant Directions to the Proposed Development are ‘Jobs and skills for the city’ and ‘A resilient city’.

Objective 24 under the Direction for ‘Jobs and skills for the city’ is that economic sectors are targeted for success. Tourism is identified in the Plan as a key economic sector which is to be supported and developed.

The Plan notes that Destination NSW has developed the Western Sydney Visitor Economy Strategy and will continue to secure and grow events in Western Sydney. The Plan also recognises that the Western Sydney Airport creates opportunities for the Western Parkland City to become an alternative to the Eastern Harbour City for international tourists. Alliances between councils and key industry stakeholders are encouraged to create opportunities to cross-promote events, develop and support a wider range of activities and importantly, realise the opportunities as the Western Sydney Airport and Badgerys Creek Aerotropolis develops. (p140)

Strategy 24.2 of the Plan relates to Tourism. Strategy 24.2 is to consider the following issues when preparing plans for tourism and visitation:

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Encouraging the development of a range of well-designed and located facilities; Enhancing the amenity, vibrancy and safety of centres and township precincts; Supporting the development of places for artistic and cultural activities; Improving public facilities and access; Protection heritage and biodiversity to enhance cultural and eco-tourism; Supporting appropriate growth of the night-time economy; Developing industry skills critical to growing visitor economy; Incorporating transport planning to service the transport access needs of tourists.

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The Proposed Development will support the Greater Sydney Region Plan’s strategy for Tourism as follows:

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Located on land that is already zoned for tourist-oriented development and related uses; Iconic, unique, an Australian first offering, world class indoor snow theme park; Set to become a tourist attraction offering for Sydney, NSW & Australia; Catalytic development helping in stimulating and encouraging further investment in tourism related infrastructure;

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The Western Sydney Airport is located approximately 20 kilometres driving distance from the site. Located to take advantage of improved access to domestic and international visitor markets driven by the new airport.

7.2 Western City District Plan

In March 2018 the Greater Sydney Commission published the Western City District Plan. The Western City District includes the Blue Mountains, Camden, Campbelltown, Fairfield, Hawkesbury, Liverpool, Penrith and Wollondilly local government areas.

The Western City District Plan is a 20-year plan to manage growth in the context of economic, social and environmental matters to achieve the 40-year vision for Greater Sydney. The District Plan is a guide for implementing the Greater Sydney Region Plan at a district level and is a bridge between regional and local planning. The District Plan is to inform the assessment of proposals and assists councils to plan for and support growth and change. The focus of the District Plan is on identifying the Planning Priorities to achieve a liveable, productive and sustainable future for the District.

The relevant Planning Priorities to this proposed development are:

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W8 – Leveraging industry opportunities from the Western Sydney Airport and Badgerys Creek Aerotropolis W20 – Adapting to the impacts of urban and natural hazards and climate change.