Sydney Metro Northwest: Bella Vista Station Precinct Concept State Significant Development Application (SSD 10344)
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Sydney Metro Northwest: Bella Vista Station Precinct Concept State Significant Development Application (SSD 10344) Response to Submissions Report Applicable to: Bella Vista Station Precinct, Sydney Metro Northwest Author: GLN Planning Owner Sydney Metro Status: Final Version: 04 Date of issue: July 2020 Review date: July 2020 © Sydney Metro 2020 Page 1 of 146 Sydney Metro Northwest | SSD 10344 - Bella Vista Station Precinct Response to Submissions Table of Contents Project Team .......................................................................................................................................... 4 Executive Summary .............................................................................................................................. 5 Context and Background ......................................................................................................... 5 The Bella Vista Station Precinct Project .................................................................................. 6 Project Aims ............................................................................................................................. 7 EIS Consultation and Submissions Overview ......................................................................... 7 Response to Submissions ....................................................................................................... 8 Conclusion and Justification .................................................................................................. 11 Next Steps ............................................................................................................................. 11 Introduction .......................................................................................................................... 13 1.1. Background ............................................................................................................ 13 1.2. Project Overview .................................................................................................... 15 1.3. Overview of Exhibited SSD Application ................................................................. 17 1.4. Planning Background ............................................................................................. 18 Proposed Amendments ...................................................................................................... 20 2.1. Site Legal Description ............................................................................................ 20 2.2. Affordable Housing Amendment ............................................................................ 22 2.3. Design Guidelines .................................................................................................. 22 2.4. Traffic, Transport and Parking ................................................................................ 40 2.5. Biodiversity ............................................................................................................. 44 Overview of Submissions Received .................................................................................. 47 3.1. Government Agency Submissions ......................................................................... 47 3.2. Public Submissions .............................................................................................. 116 Conclusion ......................................................................................................................... 127 Glossary and Abbreviations ............................................................................................................ 130 Appendix A Updated Urban Design Report .......................................................................... 132 Appendix B Updated Design Guidelines .............................................................................. 133 Appendix C Updated Landscape Masterplan and Open Space Strategy .......................... 134 Appendix D Updated Traffic and Transport Assessment Report ....................................... 135 Page 2 of 146 Sydney Metro Northwest | SSD 10344 - Bella Vista Station Precinct Response to Submissions Appendix E Car Parking Technical Memorandum ............................................................... 136 Appendix F Updated Utilities and Servicing Report ............................................................ 137 Appendix G Updated Stormwater Management Plan .......................................................... 138 Appendix H Updated Biodiversity Development Assessment Report ............................... 139 Appendix I Updated Ecologically Sustainable Development Memorandum ................... 140 Appendix J Updated Economic Impact Assessment and Benefits Statement ................ 141 Appendix K Amended Clause 4.6 Variation Request .......................................................... 142 Appendix L State Design Review Panel Response ............................................................. 143 Appendix M Final Aboriginal Heritage Impact Statement .................................................... 144 Appendix N Updated Design Excellence Strategy ............................................................... 145 Appendix O Draft Sydney Metro Northwest Places (SMNWP) Public Art Guidelines ...... 146 List of Figures Figure 1: Revised Illustrative Masterplan .............................................................................. 10 Figure 2: Sydney Metro Network ........................................................................................... 16 Figure 4: EIS Ground Floor Setbacks (left) and as amended by the RtS (right) ................... 31 Figure 5: EIS Upper Floor Setbacks (left) and as amended by the RtS (right) ..................... 32 Figure 6: 1-2 Storey (left) and 4-7 Storey (right) Commercial Setback Scheme ................... 33 Figure 7: Revised Residential Lower and Upper Storey Setback Scheme ........................... 33 Figure 8: Active Street Frontage for Lot A1.0 ........................................................................ 34 Figure 9: Non-Residential GFA on Lot A1.0 .......................................................................... 34 Figure 10: EIS Building Envelopes in Residential Core and Local Hub (red outlines) ............ 35 Figure 11: RtS Building Envelopes in Residential Core and Local Hub (red outlines) ............ 36 Figure 12: Development Blocks Identified for Terrace Typologies .......................................... 37 Figure 13: Building Envelope Forms Proposed in the EIS ...................................................... 38 Figure 14: Building Envelope Forms Proposed for Terrace Housing Typologies ................... 38 Figure 15: Shadow Diagram during the Winter Solstice – 9AM .............................................. 39 Figure 16: Shadow Diagram during the Winter Solstice – 3PM .............................................. 40 Figure 17: Indicative Off-Site Connections and Waste Management Roads .......................... 43 Figure 18: Development Footprint Overlay with Riparian Corridor Encroachments ............... 46 Figure 19: Street View of Windsor Road Footpaths ................................................................ 90 List of Tables Table 1: Supporting Technical Report and Documentation ................................................. 14 Table 2: Revised Land Description of the SSDA Site .......................................................... 20 Table 3: Minimum and Maximum GFAs Sought Under the EIS ........................................... 25 Table 4: Revised Minimum and Maximum GFAs Sought under the RtS ............................. 27 Table 5: Proposed Road and Path Formation under the Revised Design Guidelines ......... 29 Table 6: Bella Vista Station Precinct Setbacks Proposed Under the RTS........................... 30 Table 7: Revised Car Parking Rates .................................................................................... 41 Table 8: Bicycle Parking Rates ............................................................................................ 42 Table 9: Responses to Government Agency Submissions .................................................. 48 Table 10: Responses to Issues Raised in Public Submissions ........................................... 117 Page 3 of 146 Sydney Metro Northwest | SSD 10344 - Bella Vista Station Precinct Response to Submissions Project Team Project element Consultant Applicant Landcom on behalf of Sydney Metro Aboriginal cultural heritage Kelleher Nightingale Consulting Pty Ltd Air quality GHD Biodiversity WSP Bushfire Bushfire Code & Bushfire Hazard Solutions Pty Ltd Car parking SCT Consulting Civil Wood and Grieve Engineers Contamination JBS&G Ecologically sustainable development AECOM Economic impact assessment Ethos Urban Geotechnical PSM Consult Pty Limited Integrated water cycle management Wood and Grieve Engineers Noise and vibration GHD Non-indigenous heritage Advisian Project management APP Public domain and landscape Clouston Associates Quantity surveyor Rider Levett Bucknall Riparian Assessment WSP Social Infrastructure and open space Elton Consulting Transport and traffic Jacobs Urban design Hassell Studio Urban planning GLN Planning Utility services infrastructure Wood and Grieve Engineers Page 4 of 146 Sydney Metro Northwest | SSD 10344 - Bella Vista Station Precinct Response to Submissions Executive Summary This Response to Submissions (RtS) report is submitted by