Statement of Environmental Effects

STATEMENT OF ENVIRONMENTAL EFFECTS

Bunnings Group Bungaree Street, Telarah

December 2018 Ref: 15061

STATEMENT OF ENVIRONMENTAL EFFECTS ALTERATIONS AND ADDITTIONS TO EXISTING BUNNINGS WAREHOUSE Bungaree Street, Telarah CLIENT: BUNNINGS Group Insite Planning Services Pty Ltd (ACN 109 684 648)

Address: The Vintage, Pokolbin PO Box 93, Cessnock NSW 2325

Contact: (ph.) 4998 7496 (mob) 0421 218 925 Email: [email protected]

QUALITY ASSURANCE This document has been prepared, checked and released in accordance with the Quality Control Standards established by Insite Planning Services Pty Ltd.

Issue Date Description By

This document has been authorised by ______

Date 14/12/2018

Disclaimer This report has been prepared based on the information supplied by the client and investigation undertaken by Insite Planning Services Pty Ltd & other consultants. Recommendations are based on Insite Planning Services Pty Ltd professional judgement only and whilst every effort has been taken to provide accurate advice, Council and any other regulatory authorities may not concur with the recommendations expressed within this report. This document and the information are solely for the use of the authorised recipient and this document may not be used, copied or reproduced in whole or part for any purpose other than that for which it was supplied by Insite Planning Services Pty Ltd. Insite Planning Services Pty Ltd makes no representation, undertakes no duty and accepts no responsibility to any third party who may use or rely upon this document or the information.

Confidentiality Statement All information, concepts, ideas, strategies, commercial date and all other information whatsoever contained within this document as well as any and all ideas and concepts described during the presentation are provided on a commercial in confidence basis and remain the intellectual property and Copyright of Insite Planning Services Pty Ltd and affiliated entities. This document has been registered with our solicitors along with a copy of all previous materials.

EXECUTIVE SUMMARY

A Development Application has been prepared on behalf of Bunnings Group Ltd, seeking Maitland City Council’s consent to expand the existing Bunnings store at Bungaree Street, Telarah. This current application follows the withdrawal of a previous development application lodged with Maitland Council in 2016 for a new store that was proposed to be located primarily on the adjacent land to the south of the existing store site on the Corner of Ledsam and Bungaree Streets. That application was withdrawn in September 2018 in order to provide a new design and a better environmental outcome for the wetlands located on that property and followed some considerable negotiations with the NSW Department of Primary Industries (Office of Water).

The new proposal is to expand the existing Bunnings Warehouse south by approximately 17m and provide additional car parking a new nursery, bagged goods section and a new access egress to the site, car parking and delivery vehicle access/egress on to the site. The proposed entry road will be an elevated bridge above the existing wetland. The additional Carpark/Nursery/Bagged Good will be constructed on an engineered fill pad to desired levels.

It is proposed to expand the retail area of the existing store by some 5,507m2 from 12,551m2 to 18,058m2. It is also proposed to add an additional 130 carparking spaces up from the 288 spaces that service the current store to 418 spaces.

The development will occur on the vacant lots to the south of the existing site and referred to as Lot 150 DP1113139, Lot 15 DP 746311 and Lot 14 DP 746311 as well as over part of Lot 2 DP 1078905 which contains the existing store.

This development site is located on Bungaree Street with a secondary access to Johnson Street at Telarah. The site is located immediately adjacent to the intersection of these streets with the New England Highway, a major intersection and roundabout near to the Maitland Hospital.

The subject land is ideally suited for an expanded Bunnings Warehouse store due to its location and access to a significant growing market. The site is located within an existing Business area at Telarah and in close proximity to the Maitland Hospital, the New England Highway and the Maitland town centre. The site is also centrally located in terms of the Maitland LGA in respect to the residential growth area in the Maitland – Kurri Kurri corridor, to the north east of the LGA around Thornton and the growth areas to the west at Rutherford and to the North West at Aberglasslyn. ii

Planning Assessment Summary This report demonstrates that the proposal will optimise the site’s characteristics and the locational advantages it enjoys. The land is appropriately zoned and the proposal has been designed to comply with relevant Council policies.

Economic benefits - The development will add value to the land and the locality. Not only will the new Bunnings facility provide additional services to its retail catchment, but it will be a source of additional employment and reinforce the use of the location as the premier hardware and building supplies business. The expansion of the existing store will generate an estimated 40 direct jobs in the operation of the store once completed.

Flooding - The primary issues in respect to this proposal is related to the design response to the flood liability of the subject site of the new store. The 1% AEP flood level in this location is 9.8 mAHD and taking into consideration a 0.5 m freeboard, the Flood Planning Level is therefore 10.3 mAHD. Existing ground levels on the site range from below 3.0 mAHD up to over 12.0 mAHD.

The proposed development involves filling to provide slab on ground construction for the main warehouse and for the majority of the additional car park. The design response to address the flood prone nature of the site and meet the 10.3mAHD Flood Planning Level involves no net infill up to the 1% AEP flood level.

WMAwater were engaged as part of the design of the project to undertake a Flood Assessment. As part of that assessment they undertook a two-dimensional modelling assessment of the flood behaviour resulting from the proposed development in comparison with existing conditions. Based on the outcomes of this modelling, WMAwater have advised that they consider that the development will not significantly increase flood affectation elsewhere in the floodplain.

Visual Impact - The design of the original proposal for a new store included an elevated slab; that is not now proposed and instead the carpark and extended areas will be utilise existing ground levels to extend the Bunnings store and a filled pad for the new carparking areas to the south of the store. The original elevated slab had potential visual impacts, and these have effectively been substantially reduced with the new design. Notwithstanding it still proposed to manage the visual appearance of the development on the Bungaree streetscape through the landscaping of the site including boundary vegetation that will buffer and restrict views.

iii

Traffic – Given the sites location in the vicinity of the major roundabout connecting the New England Highway, Bungaree Street and High Street, traffic management and access into and out of the site has been a major issue in the design of the development. The development only proposes one new access into the site on Bungaree Street some 270m south of this major intersection on the New England Highway.

It is proposed that delivery vehicles will enter the site through the proposed new seagull access on Bungaree Street and egress through the existing access on Johnson Street.

In terms of customer traffic, the Johnson Street access will remain an option but the majority of traffic will enter the site at either the existing or new access points on Bungaree Street. The new intersection is proposed to be constructed as a “seagull” arrangement on Bungaree Street reflecting the nature of the existing Bunnings access with sheltered right and left turns into and out of the site. A Traffic Impact Statement accompanies the development application supporting this arrangement and concluding that there will be no adverse impact on the local road network.

Conclusion The extensions to the existing Bunnings Warehouse are permissible with consent in respect to the zone that applies to the site, the B5 Business Development zone. The accompanying reports and this Statement of Environmental Effects, as summarised above, has established that all of the relevant heads of consideration have been satisfactory addressed through the investigations and design of the proposal. As a consequence, the development satisfies a merits based assessment under S.4.15 of the Environmental Planning and Assessment Act and Council can issue a conditional development consent.

Table of Contents 1 Introduction ...... 1 1.1 Background ...... 2 1.2 Subject Land ...... 3 1.3 Surrounding Land ...... 5 1.4 Proposal ...... 6 1.5 Pre-Lodgment Consultation with Council ...... 11 2 Environmental Planning Assessment ...... 12 2.1 Environmental Planning & Assessment Act ...... 12 2.2 Section 4.15 Assessment ...... 14 2.2.1 State Environmental Planning Policies – Section 4.15(1)(a)(i) ...... 14 2.2.2 Maitland Local Environmental Plan 2011 (MLEP 2011) – Section 4.15(1)(a)(i) ...... 21 2.2.3 Maitland Development Control Plan 2011 - Section 4.15(1)(a)(i) ...... 28 2.2.4 Environmental Impacts ...... 46 2.2.5 Social and Economic Impacts ...... 49 2.2.6 Infrastructure ...... 52 2.2.7 Storm water and Drainage ...... 53 2.2.8 Water and Sewer ...... 53 2.3 The Suitability of the Site ...... 53 2.4 Any submissions ...... 54 2.5 The public interest...... 54 3 Conclusion ...... 56 ATTACHMENTS Attachment 1 – Photo Survey Attachment 2 – Detail Survey Plan Attachment 3 – Architectural Plans including site plan Attachment 4 – Landscape Plans Attachment 5 – Civil Engineering Plans Attachment 6 – Water Cycle Management Plan Attachment 7 – Site Flood Assessment Attachment 8 - Assessment of Traffic and Parking Implications Attachment 9 – Noise Impact Assessment Attachment 10 - Controlled Activity Investigation Attachment 11 – Waste Management Plan

Statement of Environmental Effects – Bunnings Warehouse Telarah

1 Introduction This Statement of Environmental Effects has been prepared by Insite Planning Services under Part 4 of the Environmental Planning and Assessment Act 1979 on behalf of the Bunnings Group, in support of a Development Application to Maitland City Council. The primary purpose of the development application is to expand the existing Bunnings Warehouse store located on Bungaree Streets Telarah. The proposed works are detailed on architectural plans prepared by High Definition Design Drafting (refer Attachment 3).

The application is also accompanied by the following: Survey: RPS Traffic Report: Transport & Traffic Planning Associates Civil Engineer: RPS Flood Report: WMA Water Landscape Plans: John Lock & Associates Acoustic Report: Wilkinson Murray Storm water Quality: RPS Controlled Activity Investigation: Ecologique

This Statement has been prepared pursuant to section 4.12 of the Environmental Planning and Assessment Act 1979 and clause 50 of the Environmental Planning and Assessment Regulation 2000. The Statement provides an assessment of the development proposal having regard to the relevant legislative context, social, economic and environmental impacts, and potential amenity impacts of the development on the surrounding locality and the measures proposed within the application to mitigate such impacts. The Statement details the proposed development’s compliance against applicable environmental planning instruments and development control plans including: State Environmental Planning Policy No.55 – Remediation of Land State Environmental Planning Policy No. 64 - Advertising and Signage State Environmental Planning Policy (Infrastructure) 2007 State Environmental Planning Policy ((Exempt and Complying Development Codes) 2008 Maitland Local Environmental Plan 2011 Maitland Development Control Plan 2011

Statement of Environmental Effects – Bunnings Warehouse Telarah

Having regard to the applicable legislative framework, it is considered that the proposed development is consistent with the aims and objectives of the relevant environmental planning instruments and development control plan whilst being consistent with the future desired character of the locality and minimising any potential impacts on the amenity of the adjoining residential properties. The proposal will result in a positive outcome for Maitland and will involve a sustainable outcome with the use of the existing store being maintained with additional capacity being added by an expansion on the existing site and over adjoining land to the south within a generously landscaped setting. In addition, the proposed Bunnings warehouse is a significant generator of employment opportunities and will result in 116 jobs with a further 415 job years being created during construction.

1.1 Background In August 2001, Wesfarmers bought the Howard Smith Group, owner of BBC Hardware and their big-box offshoot, Hardwarehouse. Bunnings itself was established by brothers Arthur and Robert Bunning in Perth in 1886 as Bunning Bros Pty Ltd. At that point in time the business was primarily concerned in sawmilling and timber distribution. The business grew to a point where it became a public company in 1952 as Bunnings Limited following which it expanded into retailing. It then expanded by opening retail stores and buying out similar retailing businesses. In 1994 the company was bought out by Westfarmers Limited and has since expanded to be the largest home hardware business in Australia today.

The existing Bunnings Warehouse store was opened in August 2004 under development consent DA 02-3112.

In April 2015 a major storm and flood damaged the building of the existing store, and this damage has been rectified. This current application is not a result of this damage but rather the need for Bunnings to provide a larger store to reflect the growing demand of the local market and thereby provide a better level of service to the local community.

A previous development application (DA 16-1427) was lodged in June 2016 which involved a new store to be located on the land to the south of the existing site. Due to environmental constraints on that site that could not be resolved, the application for the new store was withdrawn. That application was then withdrawn in October 2018.

Statement of Environmental Effects – Bunnings Warehouse Telarah

1.2 Subject Land The proposed development site is located on Bungaree and Ledsam Streets, Telarah (coloured yellow and outlined in dashed red line on Figure 1 below). This parcel of land is legally known as Lot 2 DP1078905, Lot 150 DP1113139, Lot 15 DP 746311 and Lot 14 DP 746311. The existing Bunnings store is located on Bungaree Street with a secondary access to Johnson Street at Telarah. It has a floor area of 12,540m2 and contains 288 carparking spaces. The site is also located immediately adjacent to the intersection of these streets with the New England Highway, a major intersection and roundabout near to the Maitland Hospital. The legal title is known as Lot 2 DP 1078905. This existing Bunnings Warehouse store is to be expanded in part, on to the site to the south being Lot 14 DP746311; it is also proposed to link the two sites and make some modifications and provide carparking and an additional access.

Figure 1: Location of new Bunnings Warehouse store site In terms of Lots14, 15 and 150, this part of the development site located to the south of the existing Bunnings store site (Lot 2) is higher in the north west corner and slopes down to Bungaree Street where there is a semi-permanent water body created by the historic construction of Bungaree Street itself. The only trees located on the site are

Statement of Environmental Effects – Bunnings Warehouse Telarah located around the perimeter of the site with a couple of isolated trees and shrubs located in the centre of the site. There are currently no structures on this land, and no vehicular access is provided to the site. There is a bus stop on Bungaree Road that is to be relocated as part of the proposal (refer to the Traffic Report at Attachment 8).

Figure 2: Development site There are two local catchment drainage lines which run through the site as illustrated on figure 2 above as blue lines. One drainage line enters the site via the railway corridor from the west, and drains the Bligh Street Telarah catchment. The other drainage line enters from the existing Bunnings warehouse to the north, and drains the John Street Telarah catchment. Both drainage lines traverse the site as informal minor creek channels, joining just upstream of Bungaree Street and draining via triple box culverts into the Telarah wetlands to the east. The subject site is within a Flood Planning Area as identified by Councils LEP. As noted in the Site Flood Assessment report provided at Attachment 7: “The 1% AEP flood level for the site is caused by backwater from Hunter River flooding. The applicable design flood level is 9.8 mAHD. With a typical 0.5 m freeboard, the Flood Planning Level for the site would be 10.3 mAHD.

Statement of Environmental Effects – Bunnings Warehouse Telarah

Existing ground levels in the site range from below 3.0 mAHD at the eastern edge, near the culvert under Bungaree Street, up to over 12.0 mAHD at the north-western corner.” The subject land is ideally suited for an expanded Bunnings Warehouse store due to its location and access to a significant existing market. The site is located within an existing Business area at Telarah and in close proximity to the Maitland Hospital, the New England Highway and the Maitland town centre. The site is also centrally located in terms of the Maitland LGA in respect to the residential growth areas in the Maitland – Kurri Kurri corridor, to the north east of the LGA around Thornton and the growth areas to the west at Rutherford and to the North West at Aberglasslyn. 1.3 Surrounding Land The development site is bordered by the North Coast Railway Line to the west, Ledsam Street to the south, Bungaree Street to the east, and a mixed commercial/ industrial lots to the north. The development site has an area of 4.031ha total site area (Refer figure 4 below); it is predominantly characterised by Ledsam Street being residential with Car dealerships and light commercial back towards the New England Highway on Bungaree Street. On the opposite side of Bungaree Street is Telarah Lagoon . Attachment 1 provides a photo survey of the site and surrounding land.

Figure 4: Subject Site aerial 5

Statement of Environmental Effects – Bunnings Warehouse Telarah

1.4 Proposal Bunnings is the leader in the field of Hardware and Building Supplies high rack display ‘Warehouse’ format retailing. The expanded building will be part of the nationwide expansion program for Bunnings which includes the new single storey store format required to display a full range of Bunnings products. Specifically, this development application seeks approval to expand the existing Bunnings Warehouse store on its existing site and onto adjoining land nominated at Section 1.2 above. The proposal would feature the following elements: 1,0067.2m2 retail warehouse 1,798m2 bagged goods area 1,268 m2 nursery 2,661m2 timber trade sales area 2,019m2 building and landscaping materials yard Café, selling pre-packaged food and drinks, with no food being prepared on the premises Childrens playground Toilets including separate toilets from males and females and a Unisex accessible toilet facility DIY area A total retailing area of 17,813.7m2 301.55m2 mezzanine office and staff amenities area 418 parking spaces, including 8 spaces for people with a disability, 4 trailer parking bays, vehicle circulation areas, trolley bays, delivery and loading bays Vehicular access off Bungaree Street and and Johnson Street via Lot 2 Extensive landscaping throughout the open areas of the site, including bio- retention areas to manage and treat site water; and tanks to capture rainwater from the Warehouse’s roof, for fire fighting and irrigation supplies (in separate tanks) Business identification signage on the building, a new entry sign on Lot 2 and a new 12m high Pylon Sign External product display areas

The external materials proposed for each façade are typical of the Bunnings identity consisting of green painted concrete panels with a white parapet element and white pedestrian scale “dado wall”. External signage in the Bunnings corporate theme and logo is proposed together with landscape plantings in the street setbacks. Copies of the architectural plans are provided at Attachment 3.

Statement of Environmental Effects – Bunnings Warehouse Telarah

Figure 5: Development Proposal

1.4.1 Energy Efficiency in Design Bunnings are conscious to minimise the running costs of their retail outlets by smart use of building construction, services, and operation strategies. The strategies adopted include: Use of high thermal mass concrete wall panels and floor slabs to buffer and store heat. Minimisation of external glazing to limit solar heat gain to the space. Smart use of roof lights with excellent thermal properties to allow natural lighting but also limit solar heat gain to the space. Smart lighting zoning and switching to reduce lighting used to supplement natural daylighting by roof lights. Use of highly energy efficient LED lighting throughout the store and site.

Statement of Environmental Effects – Bunnings Warehouse Telarah

Use of insulated roof to limit heat gain and heat loss to the environment. Use of high floor to roof height to allow hot air to rise thereby managing floor level temperatures (i.e. floor level to 2m height) Naturally ventilated nursery and timber store. Localised radiant gas heaters, which are excellent in energy efficiency, used for winter heating.

Within the constraints of the site, the proposal makes a good effort to minimise the energy use of the building incorporating recognised design strategies for reduced energy consumption such as shading of windows, the use of thermal mass, etc. The building will also comply with BCA Section J requirements.

1.4.2 Earthworks In order to facilitate the above development earthworks are proposed and these are detailed in the Civil Engineering Plans provided at Attachment 5. The works involve filling to provide slab on ground construction for the new car park areas.

1.4.3 Flood Impact Design features The main warehouse building is proposed to be constructed to a finished floor level of 10.3mAHD or greater.

1.4.4 Site access A vehicle access for the Bunnings car park will involve the installation of a “seagull” arrangement on Bungaree Street reflecting the nature of the existing Bunnings access. Details of this proposed access are details in the Assessment of Traffic and Parking Implications for the development at Attachment 8 and include the provision of right and left turn bays in Bungaree Street for access movements into and out of the site. The other proposed elements for access for the Bunnings store are: retained access through the existing seagull on Bungaree Street retained access through the existing driveway on Johnson Street proposed additional access to be constructed to Bungaree Street to the south of the existing access

It is proposed that delivery vehicles will enter the site via the ingress through the proposed new seagull access on Bungaree Street and egress through the existing access on Johnson Street.

Statement of Environmental Effects – Bunnings Warehouse Telarah

Bungaree Street is relatively straight and level at the location of the proposed new access and there are good sight distances available. The design of the driveways will comply with AS2890.1 & 2 and they will be able to accommodate all vehicles requiring to access the site including semi-trailer delivery vehicles. 1.4.5 Demolition In order to cater for the expanded store, the following demolition works are proposed: The existing south facing wall onto the carpark will be removed The existing south facing entry to the nursery is to be removed Existing entry to be removed

1.4.6 Signage The proposal includes new Business identification signage as follows: New Walls Signs on each elevation including – “Bunnings Warehouse” wall sign and a symbol of a hammer in a circle which typifies the Bunnings corporate logo. As noted later in this report under the SEPP (Exempt and Complying development) one (1) business identification sign per elevation that does not occupy more than 20% of the wall area can be painted onto the wall without consent. Consequently, it is nominated that the “Bunnings Warehouse” wall signs require development consent and the hammer in a circle logo is exempt development. (refer to section 2.2.1.3 of this report). Pylon signs – 12m high with a signs area measuring 7.2m x 4m (28.8m2) to be erected at the existing and new access points off Bungaree Street. Consent is required for these signs.

Statement of Environmental Effects – Bunnings Warehouse Telarah

1.4.7 Landscaping Significant site landscaping works are also proposed to address not only standard landscaping requirements, but to also address visual amenity and potential visual impacts and to satisfy the Natural Resource Access Regulator Department of Industry in respect to the required Controlled Activity Approval required under the Water Management Act. Refer to the plan set at Attachment 4. The proposal also involves the restoration of approximately 1.9ha of riparian land situated between the development and the wetland area.

1.4.8 Hours of Operation • Monday 6:00 am – 10:00 pm • Tuesday 6:00 am – 10:00 pm • Wednesday 6:00 am – 10:00 pm • Thursday 6:00 am – 10:00 pm • Friday 6:00 am – 10:00 pm • Saturday 6:00 am – 7:00 pm • Sunday 6:00 am – 7:00 pm • Public Holidays 6:00 am – 7:00 pm

Statement of Environmental Effects – Bunnings Warehouse Telarah

The proposed hours of operation are an integral part of the Bunnings service to the needs of tradesmen, local industrial and commercial operations and the public. Early starts are required for the needs of trades and commercial customers and late closing is required for the convenience of the general public who require goods after normal office hours.

1.4.9 Employment Details The store currently employs about 160 people and once completed will employ a further 40 people bringing total number of employees to 200.

1.5 Pre-Lodgment Consultation with Council A pre-lodgement meeting was held with Council on the 21st April 2016 regarding the previous proposal for a completely new store on the site to the south of the existing store. The issues raised at the meeting related to:

Visual Impact from Bungaree Street and on the properties in Ledsam Street. Flooding and drainage Noise Impact Assessment Required DA will be referred to the ARTC Traffic and Carparking report required

Statement of Environmental Effects – Bunnings Warehouse Telarah

2 Environmental Planning Assessment Prior to any development taking place in New South Wales a formal assessment needs to be made of the proposed work to ensure it complies with relevant planning controls and, according to its nature and scale, confirm that it is environmentally and socially sustainable. State, regional and local planning legislation indicates the level of assessment required, and outlines who is responsible for assessing the development, be it the local council, an accredited private professional or the Minister for Planning. Assessment of DAs lodged with Council are assessed under the provisions of Part 4 of the EP&A Act which outlines the specific assessment requirements for varying forms of development activities. 2.1 Environmental Planning & Assessment Act The relevant objects of the Act are:

(a) to promote the social and economic welfare of the community and a better environment by the proper management, development and conservation of the State’s natural and other resources, (b) to facilitate ecologically sustainable development by integrating relevant economic, environmental and social considerations in decision-making about environmental planning and assessment, (c) to promote the orderly and economic use and development of land, (d) to promote the delivery and maintenance of affordable housing, (e) to protect the environment, including the conservation of threatened and other species of native animals and plants, ecological communities and their habitats, (f) to promote the sustainable management of built and cultural heritage (including Aboriginal cultural heritage), (g) to promote good design and amenity of the built environment, (h) to promote the proper construction and maintenance of buildings, including the protection of the health and safety of their occupants, (i) to promote the sharing of the responsibility for environmental planning and assessment between the different levels of government in the State, (j) to provide increased opportunity for community participation in environmental planning and assessment.

For the reasons set out below, it is considered that the proposed development satisfies the above stated objects of the EP&A Act:

• The proposal is a permissible land use, and compliant with the relevant objectives, development standards and/or numerical controls prescribed by the relevant environmental planning framework.

Statement of Environmental Effects – Bunnings Warehouse Telarah

• The proposal will encourage the future growth of Maitland as a strategic centre by creating an expanded bulky goods retail facility consistent with the sites natural attributes. • The proposed development will create additional employment opportunities during the construction and operational phases. • There will be no unreasonable adverse environmental impacts. The proposal includes measures intended to minimize natural environmental impacts such as storm water control and noise attenuation

This application is consistent with the objects of the Act as the proposed use of the site is appropriately located in a precinct that allows bulky goods retailing and the project would not undermine the viability of any existing retail or commercial centres. 2.1.1 Designated Development – Section 77A Schedule 3 of the Environmental Planning and Assessment Regulations 2000 prescribes development which, if of the relevant type and size, may be considered to be Designated Development. Following a review of Schedule 3 it is our opinion that the development would not trigger designated development provisions.

2.1.2 Integrated Development Section 91 of the EP&A Act defines integrated development as development that requires development consent and one or more approvals under another Act. The proposed development requires approval under the Water Management Act and specifically a “Controlled Activity Approval” (CAA) which is listed under S.91 of the EP&A Act and the proposal is therefore integrated development. Consequently, the application is referred to the Natural Resource Access Regulator Department of Industry (NRAR) for approval as part of the DA process.

A “Controlled activity” is a catch-all phrase for specific types of development and works which are strictly regulated when undertaken in proximity to waterfront land. Development within proximity to waterfront land is regulated under the Water Management Act 2000, and undertaking a “controlled activity” without (or not in accordance with) a controlled activity approval is an offence. This means that a controlled activity approval must be obtained before commencing any such development and works.

“Waterfront land” means the bed of any river, lake or estuary and any land within 40 metres of a river bank, lake shore or estuary mean high water mark. We note that land that is adjacent to coastal waters including the shoreline does not classify as waterfront land.

Statement of Environmental Effects – Bunnings Warehouse Telarah

These activities are regulated due to the potential for the development or works to impact on the water sources and their interdependent ecological systems, including to help maintain the health of watercourses and their banks. Activities in, on or under waterfront land can potentially alter water flow and quality or destabilise banks or shorelines.

To be able to carry out a controlled activity, a controlled activity approval from Natural Resource Access Regulator Department of Industry (NRAR) must be obtained.

Where an activity approval is required in relation to a development for which development consent is being sought, the development application can be lodged as an integrated development application as is the case with this proposal. If lodged as an integrated development application the consent authority must obtain the general terms of approval from the Office of Water before granting development consent and impose conditions of consent consistent with the general terms of approval.

The controlled activity approval must be obtained prior to commencing the controlled activity development or works because it is an offence under section 91E(1) of the Water Management Act 2000 to carry out a controlled activity in, on or under waterfront land without holding a controlled activity approval for that activity.

2.2 Section 4.15 Assessment Section 4.15 of the Act outlines the matters for consideration in the determination of a Development Application. The matters for consideration are addressed individually below.

2.2.1 State Environmental Planning Policies – Section 4.15(1)(a)(i) The following Environmental Planning Instruments are of relevance to this application:

• State Environmental Planning Policy (Infrastructure) 2007 • State Environmental Planning Policy No. 55 – Remediation of Land • State Environmental Planning Policy No. 64 – Advertising and Signage • State Environmental Planning Policy (Major Development) 2005

2.2.1.1 State Environmental Planning Policy (Infrastructure) 2007 (Infrastructure SEPP) The Infrastructure SEPP sets out how local infrastructure projects, state services and utilities are approved and taken into consideration through the development assessment process. Relevant provisions are as follows:

Clause 85 Consultation with ARTC – Consultation is required with the relevant rail authority if development is proposed on land adjacent to a rail corridor, which this site therefore triggers.

Statement of Environmental Effects – Bunnings Warehouse Telarah

Clause 87 Impact of Rail Noise or Vibration on Non-Rail Development – The proposed Bunnings store currently operates adjacent to the rail line with no issues and consequently can be considered to be not a sensitive adjoining landuse.

Clause 101 Development with frontage to classified road – The New England Highway, which the site fronts at its north eastern corner boundary, is a classified road so this triggers this provision which requires that Council must be satisfied as to the following before granting development:

(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.

In relation to these considerations the following is noted:

• A Traffic report titled “Assessment of Traffic and Parking Implications” accompanies the development application. • Sub clause (a) is satisfied as practicable and safe, vehicular access to the land is provided by a road other than the classified road. • The Traffic report (at Attachment 8) puts a case that the safety, efficiency and ongoing operation of the classified road will not be adversely affected by the development. • Noise from the NEH is not currently an issue on the existing store so is unlikely to be an issue for the expanded store.

Clause 104 Traffic Generating Development – The provisions of this clause are triggered as the development is listed as a development proposal under schedule 3 column 2 of the SEPP being one that has an expanded floor area of more 2,500m2 for a commercial premises. As noted above a Traffic report (Attachment 8) accompanies the development application.

Statement of Environmental Effects – Bunnings Warehouse Telarah

104 Traffic-generating development (1) This clause applies to development specified in Column 1 of the Table to Schedule 3 that involves: (a) new premises of the relevant size or capacity, or (b) an enlargement or extension of existing premises, being an alteration or addition of the relevant size or capacity.

(2) In this clause, relevant size or capacity means: (a) in relation to development on a site that has direct vehicular or pedestrian access to any road—the size or capacity specified opposite that development in Column 2 of the Table to Schedule 3, or (b) in relation to development on a site that has direct vehicular or pedestrian access to a classified road or to a road that connects to a classified road where the access (measured along the alignment of the connecting road) is within 90m of the connection—the size or capacity specified opposite that development in Column 3 of the Table to Schedule 3.

(3) Before determining a development application for development to which this clause applies, the consent authority must: (a) give written notice of the application to the RTA within 7 days after the application is made, and (b) take into consideration: (i) any submission that the RTA provides in response to that notice within 21 days after the notice was given (unless, before the 21 days have passed, the RTA advises that it will not be making a submission), and (ii) the accessibility of the site concerned, including: (A) the efficiency of movement of people and freight to and from the site and the extent of multi-purpose trips, and (B) the potential to minimise the need for travel by car and to maximise movement of freight in containers or bulk freight by rail, and (iii) any potential traffic safety, road congestion or parking implications of the development.

(4) The consent authority must give the RTA a copy of the determination of the application within 7 days after the determination is made.

Planning Analysis: Traffic - The subject site fronts Bungaree Street, which is a sub arterial road, and Johnson Street which is a minor local road. The site also fronts a classified road being the New England Highway. Consequently the proposal triggers Clause 104(2)(b). Consequently referral to the RMS is required and Council must take account of the matters for consideration detailed under Clause 104(3)(b). These matters are dealt with

Statement of Environmental Effects – Bunnings Warehouse Telarah in the Assessment of Traffic and Parking Implications report that has been prepared by Transport and Traffic Planning Associates and which accompanies the development application for this proposal. See Attachment 8 for a copy of this report. 2.2.1.2 State Environmental Planning Policy No. 55 – Remediation of Land Under Clause 7 of the SEPP, a consent authority must not consent to the carrying out of any development on land 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.

Council at the Pre DA Lodgement meeting advised that they were satisfied that the site had not been subject to any past activities or land uses that would have potentially contaminated the site.

In terms of the history of the southern part of the development site which is currently undeveloped, our investigations have revealed that it was Crown Land prior to 1866, purchased by the Rural Bank of NSW and remained in their possession until the last recorded entry in 1963. The current DP was created in 1987 and transferred to the current registered owners in 1995. Information suggests the area has been historically used for agricultural purposes including cattle grazing.

2.2.1.3 State Environmental Planning Policy (Exempt and Complying Development Codes) 2008 The Codes SEPP officially known as State Environmental Planning Policy (Exempt and Complying Development Codes) 2008 is planning legislation which includes a number of Codes that allow for certain types of specified development to be undertaken without the need for Council approval as either Exempt Development or approved under a fast track approval system known as Complying Development, if the relevant development standards are met.

Some of the proposed wall signs can be provided as exempt development. There are two types of Wall signs as illustrated on the architectural plans accompanying the development application namely:

i. Signage that clearly states “Bunnings Warehouse” – this is clearly a business identification sign. All four of the proposed “Bunnings Warehouse” signs are

Statement of Environmental Effects – Bunnings Warehouse Telarah

Exempt development under the SEPP. The Exempt & Complying SEPP allows 4 such signs with no more than 1 on each elevation which the development complies. Such signage also cannot occupy more than 20% of the wall area of the respective elevation and in this case each of the proposed wall signs comfortable meet this criteria. ii. The second type of wall sign is a symbol of a hammer in a circle which typifies the Bunnings corporate logo. These wall signs are also business identification signs and require consent.

Consequently, it is nominated that the “Bunnings Warehouse” wall signs require development consent and the hammer in a circle logo is exempt development.

2.2.1.4 State Environmental Planning Policy 64 – Advertising and Signage (SEPP 64) State Environmental Planning Policy No. 64 – Advertising and Signage (SEPP 64) aims to ensure that signage is compatible with the desired amenity and visual character of an area, provides effective communication in suitable locations and is of high quality design and finish.

SEPP 64 applies to all signage that can be displayed with or without development consent and is visible from any public place or public reserve.

The proposal incorporates wall signs as outlined above on the eastern elevation fronting Bungaree Street and the western and southern elevations consistent with the standard wall sign formats Bunnings uses on all of their stores. As noted above, none of these signs require development consent.

Also proposed is two x 12m high pylon sign with an area of some 28.8m2 to be located on the southern side of the new Bungaree site access point and existing access point. This sign will replace the existing sign at this location.

SEPP 64 provides specific guidelines for the assessment of signs. Clause 8 of SEPP 64 requires that:

“A consent authority must not grant development consent to an application to display signage unless the consent authority is satisfied: (a) that the signage is consistent with the objectives of this Policy as set out in clause 3 (1) (a), and (b) that the signage the subject of the application satisfies the assessment criteria specified in Schedule 1”.

Statement of Environmental Effects – Bunnings Warehouse Telarah

The objectives referred to in clause 3(1)(a) are:

“to ensure that signage (including advertising): (i) is compatible with the desired amenity and visual character of an area, and (ii) provides effective communication in suitable locations, and (iii) is of high quality design and finish.”

The proposed signage is consistent with the above objectives and the matters outlined in Schedule 1, as the signs are similar to that currently on the site and in keeping with Bunnings Identification signs in terms of colour and font. They effectively communicate the services provided on the site and will be of a high quality design.

Character of the area The character of the area on the northern and north eastern sides of the site which contain the larger signs is predominantly commercial and bulky goods style uses with many large buildings both in terms of site coverage and height in the immediate vicinity.

To ensure compliance with SEPP 64 the proposed signs have been designed to be of a scale which is in proportion with the size of the proposed building.

The signs are directly associated with the proposed development and will serve to provide business identification and public wayfinding. The proposed signs are considered to be appropriate having regard to the context of the site and are consistent with character of each façade of the building.

Special areas The proposed signs are for a proposed warehouse building which is located within a commercial area.

Whilst there are residential dwellings located on the opposite side of Ledsam Street to the south, and there is open space to the east, there is other significant commercial development and transport corridors adjoining the site and these areas and therefore the proposed development and signs are consistent with the character expected within this context. Having regard to the context of the site, the proposed signs will not therefore unreasonably detract from the amenity or visual quality of any environmentally sensitive areas, open space areas, waterways, rural landscapes or residential areas

Views and vistas The proposed walls signs will have no impact upon views or vistas in the vicinity of the site. Likewise the proposed pylon signs are not proposed to be located in a position that would impact on views or vistas.

Statement of Environmental Effects – Bunnings Warehouse Telarah

Streetscape, setting and landscape When considered in the context of the overall development of the site that is located within a commercial area which will introduce a substantial landscaped curtilage around the building, the proposed business identification signage is considered an acceptable addition to the site, setting and landscaping.

Site and building The proposed signs have been designed to be an integrated element with the architecture of the building and are important elements which introduce visual interest to the warehouse facades. The size of the signs are appropriate with respect to the scale of the building and incorporate a colour and theme consistent with the overall proposed development of the site for a Bunnings warehouse. The proposed signs are considered acceptable having regard to the location, the scale of the site and building, local context, and generous setbacks of the proposed building.

Associated devices and logos with advertising and advertising structures The pylon signs will be engineered appropriately for structural stability and safety.

Illumination The Pylon signs will be illuminated, but only during the hours of operation of the store. The illumination is such that the signs will not project glare onto adjoining properties or cause a safety issue to road users.

Safety The proposed signs will assist in public safety by clearly identifying the site which will assist in smooth traffic flow into the site from the surrounding streets. The proposed signs will not reduce the safety for vehicles, pedestrians or bicyclists and does not obscure views along the road, footpath or to any public area or safety zone.

2.2.1.5 SEPP State and Regional Development 2011 This policy deals with proposals deemed to be of state or regional significance and development sites of state significance. According to clause 20 of the policy, regional development is identified by Schedule 4A of the Environmental Planning and Assessment Act 1979.

Regional development, according to this schedule and in the case of this proposal, is development with a capital investment value of more than $30 million. Regional panels are the consent authority instead of Council for these types of proposals.

The CIV of this proposal is some $18.42m (refer to the QS CIV Report prepared by Red Zebra that accompanies the development application) and consequently does not trigger the provisions of this SEPP and therefore Maitland Council is the consent authority for the application. 20

Statement of Environmental Effects – Bunnings Warehouse Telarah

2.2.2 Maitland Local Environmental Plan 2011 (MLEP 2011) – Section 4.15(1)(a)(i) The Maitland Local Environmental Plan 2011 (MLEP 2011) is the applicable local planning instrument for the site.

2.2.2.1 Applicable Land use Definitions The proposed Bunnings extension is defined under the MLEP 2011 as ‘hardware and building supplies’, ‘garden centre’ and ‘signage’ as follows:

hardware and building supplies means a building or place the principal purpose of which is the sale or hire of goods or materials, such as household fixtures, timber, tools, paint, wallpaper, plumbing supplies and the like, that are used in the construction and maintenance of buildings and adjacent outdoor areas.

Garden centre means a building or place the principal purpose of which is the retail sale of plants and landscaping and gardening supplies and equipment. It may, if ancillary to the principal purpose for which the building or place is used, include a restaurant or café and the sale of any of the following:

(a) Outdoor furniture and furnishings, barbecue, shading and awnings, pools, spas and associated supplies, and items associated with the construction and maintenance of outdoor areas, (b) Pets and pet supplies, (c) Fresh produce.

Signage means any sign, notice, device, representation or advertisement that advertises or promotes any goods, services or events and any structure or vessel that is principally designed for, or that is used for, the display of signage, and includes any of the following:

a) An advertising structure b) A building identification sign c) A business identification sign

but does not include traffic signs or traffic control facilities.

Statement of Environmental Effects – Bunnings Warehouse Telarah

2.2.2.2 Site Zoning The subject land is zoned Zone B5 Business Development as illustrated on figure 6 below.

Figure 6- Zoning Map (Maitland Local Environmental Plan).

2.2.2.3 Permissibility The land use table for the B5 Business Development zone is as follows:

2 Permitted without consent Nil

3 Permitted with consent Bulky goods premises; Child care centres; Funeral homes; Garden centres; General industries; Hardware and building supplies; Kiosks; Landscaping material supplies; Light industries; Neighbourhood shops; Office premises; Passenger transport facilities; Plant nurseries; Respite day care centres; Roads; Rural supplies; Take away food and drink premises; Vehicle sales or hire premises; Warehouse or distribution centres; Any other development not specified in item 2 or 4

Statement of Environmental Effects – Bunnings Warehouse Telarah

4 Prohibited Agriculture; Air transport facilities; Airstrips; Animal boarding or training establishments; Biosolids treatment facilities; Boat launching ramps; Boat sheds; Camping grounds; Caravan parks; Cemeteries; Charter and tourism boating facilities; Commercial premises; Community facilities; Correctional centres; Crematoria; Eco- tourist facilities; Entertainment facilities; Exhibition homes; Exhibition villages; Extractive industries; Farm buildings; Forestry; Freight transport facilities; Function centres; Heavy industrial storage establishments; Helipads; Highway service centres; Home-based child care; Home businesses; Home occupations; Home occupations (sex services); Industries; Information and education facilities; Jetties; Marinas; Mooring pens; Moorings; Mortuaries; Open cut mining; Recreation facilities (major); Registered clubs; Residential accommodation; Resource recovery facilities; Rural industries; Sewerage treatment plants; Tourist and visitor accommodation; Veterinary hospitals; Waste disposal facilities; Water recreation structures; Water recycling facilities; Wharf or boating facilities

As can be seen from the above land use table, Hardware and building supplies, Garden centres, Landscaping material supplies and Signage are all permissible with consent.

2.2.2.4 Zone Objectives The objectives of the zone are as follows:

• To enable a mix of business and warehouse uses, and bulky goods premises that require a large floor area, in locations that are close to, and that support the viability of, centres. • To minimise conflict between land uses within the zone and with adjoining zones. The proposal is consistent with the zone objectives as it is an appropriate and aesthetic development which proposes a compatible land use that retains the viability of the Bathurst Central Business District.

The proposed Bunnings Warehouse would be considered to be consistent with the above zone objectives.

Statement of Environmental Effects – Bunnings Warehouse Telarah

2.2.2.5 Clause 4.3 - Height of Buildings

As illustrated in figure 8 below, there is no height limit that applies to the subject site. Consequently Clause 4.3 of the MLEP 2011 does not apply.

Figure 8 - Height of Buildings Map

2.2.2.6 Clause 4.4 - Floor Space Ratio As illustrated in figure 9 below, there is no floor space ratio that applies to the subject site. Consequently Clause 4.4 of the MLEP 2011 does not apply.

Figure 9 - Floor Space Ratio Map 24

Statement of Environmental Effects – Bunnings Warehouse Telarah

2.2.2.7 Clause 5.9 - Preservation of trees or vegetation Approval from Council is required for the removal of any tree or other vegetation. This application seeks the removal of three (3) trees on site and five (5) trees within the Bungaree Street road reserve to facilitate access to the site. These are all illustrated on the Landscaping Plans provided at Attachment 5.

2.2.2.8 Clause 5.10 - Heritage conservation The subject site is not a heritage item or within a heritage conservation area. However, as illustrated on figure 10 below, the site does lie adjacent to a heritage item I119 - East Maitland Railway Station group.

Clause 5.10(5) of the MLEP 2011 requires that development within the vicinity of a heritage item may require a heritage management document to be prepared that assesses the extent to which the carrying out of the proposed development would affect the heritage significance of the heritage item.

At the Pre DA Lodgement meeting Council advised that in this instance it did not require any such plan for this proposal (refer Attachment 8).

Figure 10 - Heritage Items

Statement of Environmental Effects – Bunnings Warehouse Telarah

2.2.2.9 Clause 7.1 - Acid Sulphate Soils The subject site is identified as containing Class 4 acid sulphate soils (see figure 11 below). Clause 7.1(2) of the MLEP 2011 requires development consent for the carrying out of the following works:

• Works more than 2 metres below the natural ground surface. • Works by which the watertable is likely to be lowered more than 2 metres below the natural ground surface.

Clause 7.1(3) requires that prior to development consent being granted for the carrying out of works, an acid sulphate soils management plan must be prepared for the proposed works in accordance with the Acid Sulphate Soils Manual and provided to the consent authority.

Figure 11 - Acid Sulphate Soils

In this case the proposal does not trigger the provisions of Clause 7.1(2) of the MLEP 2011.

2.2.2.10 Clause 7.2 - Earthworks The development proposed would not involve earthworks by themselves, but rather earthworks in association with the development of a Bunnings Store on the site. Clause 7.2(3) lists certain considerations the Council must take into account before granting consent. These are matters that would ordinarily be dealt with via stormwater management plans and erosion and sedimentation control plans. These plans are provided as part of the Civil Engineering Plan set provided at Attachment 4. 26

Statement of Environmental Effects – Bunnings Warehouse Telarah

2.2.2.11 Clause 7.3 - Flood Planning The subject site is identified on the Flood Planning Map as being located within a “Flood Planning Area” as illustrated at figure 12 below.

Clause 7.3(3) of the MLEP 2011 requires that development consent cannot be granted to development on this land unless the consent authority is satisfied that the development:

(a) is compatible with the flood hazard of the land, and (b) is not likely to significantly adversely affect flood behaviour resulting in detrimental increases in the potential flood affectation of other development or properties, and (c) incorporates appropriate measures to manage risk to life from flood, and (d) is not likely to significantly adversely affect the environment or cause avoidable erosion, siltation, destruction of riparian vegetation or a reduction in the stability of river banks or watercourses, and (e) is not likely to result in unsustainable social and economic costs to the community as a consequence of flooding.

As advised by Council, flood depths on this site are up to 7m and it is consequently considered to be a high hazard site. Consequently, a flood study and Flood Management Plan has been prepared to accompany the development application addressing this provision (refer to the Site Flood Assessment report prepared by WMA Water at Attachment 7).

Figure 9 - Flood Planning Map

Statement of Environmental Effects – Bunnings Warehouse Telarah

The report summary and conclusion is provided at section 5 and states:

“This assessment quantified flood behaviour at the site for both Hunter River and local catchment flood mechanisms. WMAwater undertook a two-dimensional modelling assessment of the flood behaviour resulting from the proposed development in comparison with existing conditions. Based on the outcomes of this modelling, WMAwater considers that the development will not significantly increase flood affectation elsewhere in the floodplain. The proposed development meets minimum floor level and evacuation requirements specified in the DCP. In general, filling within the floodplain should be minimised wherever possible. The proposed design option, while involving some net infill above the 2% AEP Hunter River flood level, is within reasonable limits and consistent with the cumulative scenarios undertaken as part of the Hunter River Floodplain Risk Management Study and Plan (Reference 2). WMAwater considers that it represents a reasonable amount of fill to develop the site in line with the B5 zoning. A comprehensive 2D model of the local Telarah sub-catchment was developed as part of the assessment. This model may provide significant benefits to the local community if made available to Council for its floodplain management purposes, particularly in light of the April 2015 flooding which caused significant damage in the area.” (pg 11)

2.2.3 Maitland Development Control Plan 2011 - Section 4.15(1)(a)(i) The following sets out the proposals compliance with the relevant controls relating to the proposed use of the site.

2.2.3.1 B3 Hunter River Floodplain Further to Clause 7.3 of the MLEP 2011, this section of the DCP provides more specific controls on the development of the site and the assessment required to support any application. This section of the DCP has been addressed in the Site Flood Assessment report prepared by WMA Water which is provided at Attachment 7. This report deals with those factors related to the site and flooding such as the existing flood behaviour, deals

Statement of Environmental Effects – Bunnings Warehouse Telarah with the flood related planning controls outlined in this section of the DCP such as minimum floor levels, emergency site evacuation and floodplain storage. The report has also undertaken detailed Flood Impact modelling to assess the proposal and its impacts and compliance against Council requirements. This modelling concluded: There would be no significant adverse impacts on local flooding from the 5% AEP or 1% AEP local catchment storms.

There would be some minor small increases in the PMF level adjacent to the existing Bunnings warehouse. These increases would be in the order of 0.1 m to 0.5 m. However, WMAwater would typically consider such impacts acceptable in the PMF, given they would not cause a significant redistribution of risk, increases in flood hazard or formation of new flow paths.

The flood report notes “that there is no significant change to flood hazard for vehicles or pedestrians outside the site as a result of the proposed development, and the minor changes in flood level are trivial for the purposes of assessing flood damages at the extreme end of the flood likelihood spectrum. It is therefore determined that for design events up to and including the 1% AEP, the development will not detrimentally increase the potential flood affectation on other development. Impacts for larger more extreme events are within reasonable limits. This is considered to be consistent with the requirements of the LEP and DCP.”

2.2.3.2 B.6 – Waste Not – Site Waste Minimisation & Management This section of the DCP requires that all applications for commercial development are to include a Site Waste Minimisation and Management Plan (SWMMP) as part of documentation submitted to Council. A Waste Management Plan is included with the DA documentation at Attachment 11 and has been prepared in accordance with Council requirements.

2.2.3.3 B.7 – Riparian Land and Waterways The subject site comprises two watercourses as described at Section 1.2 of this report. Section 2.1.2 of the report also notes that the development is integrated development. The proposal involves works within 40 metres of the top of the bank of two drainage lines and a wetland area, which trigger a referral to the Natural Resource Access Regulator Department of Industry (NRAR) under the Water Management Act 2000. A Controlled Activity Investigation report prepared by Ecologique has been prepared and accompanies this application at Attachment 10.

Statement of Environmental Effects – Bunnings Warehouse Telarah

2.2.3.4 Development Design Section C.5 of the DCP covers issues related to design. The following table provides an assessment against this section of the DCP.

PART C.5 – INDUSTRIAL LAND

Relevant Control Compliance Design and 1. The external walls of NA – Not an “Industrial Appearance of industrial buildings shall be building”. Buildings of profiled colour - treated Walls are typical precast cladding or masonry RC panels for the full materials, or a height of the building combination of both; painted “Bunnings Green” from 2.1m above the FFL to the top of the parapet. The bottom 2.1m is painted white. The nursery area consists of external walls that have the bottom 1.2m constructed of precast concrete dado wall then 4.95m of finger proof fence panels. The bagged goods area also has a 1.2m precast concrete dado wall 3.85m high galvanized finger proof mesh panels and a 1.8m high colourbond fascia cladding to the canopy. 2. Particular consideration NA – Not an “Industrial shall be given to the design building”. and use of the above materials in the street elevation of industrial buildings, particularly where such buildings are in close proximity to residential or commercial

Statement of Environmental Effects – Bunnings Warehouse Telarah

neighbourhoods or front main roads. NA – Not an “Industrial 3. Where the side or rear building”. elevation of an industrial building is visible from residential areas, colours and wall profiles should be selected to minimise their visual impact. 4. Buildings should be YES - Bunnings are designed to be energy particularly committed to efficient through the use of achieving a high level of insulation, correct sustainability measures orientation on the site, within their warehouses passive solar design and in order to reduce other energy saving greenhouse gas technologies. emissions, water and waste. The following practices and building measures will be implemented in the proposed Bunnings warehouse: • Water efficiency measures including triple AAA rated water limiters at potable water outlets, rainwater tanks and hand water for nursery • Store construction comprises high thermal mass components such as on-ground concrete slab flooring and concrete wall panels • Use of passive ventilation in new warehouses for customer comfort as opposed to reliance on air conditioning 31

Statement of Environmental Effects – Bunnings Warehouse Telarah

• High floor to roof heights which allow temperature differentials between underside of roof and human occupied space • Use of insulated roofing to limit heat gain and heat loss to the environment and use of translucent roof sheeting to allow natural lighting within the warehouse • Installation of energy efficient e-tronic lighting technology Further energy efficient design features of the development are outlined under the “Proposal” section of this report at section 1.4. 5. Where the site is liable to YES – Refer to the flooding, accurate architectural plans and information on ground and the Site Flood Assessment building levels should be report prepared by WMA provided. This should be Water which is provided related to proposed at Attachment 3 & 7. measures for evacuation, safe storage and hazard reduction in the event of a flood Landscaping 6. The following areas of the YES site shall be landscaped: Ledsam Street frontage – i) The front setback area to a the development is minimum depth of 5 setback 110m and metres; landscaped. ii) The side and rear setbacks Bungaree Street – from if visible from residential the property boundary areas or a public place; the carpark is setback a iii) The perimeters of open minimum of 75m and the storage areas are to be 32

Statement of Environmental Effects – Bunnings Warehouse Telarah

landscaped as necessary to frontage area is fully provide screening from landscaped. public view Rear boundary - the iv) Car parking areas are to be property adjoins the landscaped to provide railway line and abuts the shade and to soften the boundary in order to visual impact of parking maximize the flood free facilities (refer to diagram). development of the site; the railway line is not a sensitive use and the building is setback some 8m from this boundary. Side boundary – there is no setback as it is proposed to integrated the site with the adjoining site. Carpark – The carpark is proposed to be landscaped as per the landscape plans at Attachment 4.

7. A physical barrier of kerb is YES - There is barriers to be constructed between between car parking all landscaped and grassed areas and the landscaped areas, and areas for the parts of the site. standing or manoeuvring of vehicles on the site. 8. Where practicable, parking Not practical given flood areas in the front of prone nature of site. building could be constructed at a lower level, to increase the effect of frontage mounding and landscaping in screening parking areas. 9. A detailed plan is to be YES - Refer to Attachment submitted with the 4. development application and is to show the location and species of all planting and all other landscaping works to be carried out. In

Statement of Environmental Effects – Bunnings Warehouse Telarah

this regard Australian native plants will grow faster and require less attention than introduced species. 10. Landscaping treatment YES - Refer to Attachment should be designed to 4. complement any existing vegetation and any landscaping of roads and other public spaces.

Vehicular Access 11. Access drives shall have YES – refer to the a minimum width of 6 Assessment of Traffic and metres (Note: Major Parking Implications traffic generating report that has been developments may prepared by Transport require a greater and Traffic Planning access width, divided Associates and at the property line). accompanies this development application (Attachment 8) and the architectural plans at Attachment 3. 12. .Access drives shall not YES be located in close proximity to an intersection. 13. Loading and unloading YES – service and delivery facilities appropriate to vehicles are separated the particular from other traffic development are to be entering, parking and provided on site such leaving the site generally that service vehicles via a rear service road are located wholly that traverses the within the site, and do perimeter of the site. not create conflicts with parking areas.

Carparking 14. All car parking facilities YES – setback a minimum shall be located behind 75m the front 5 metre landscaped area; 15. NA 34

Statement of Environmental Effects – Bunnings Warehouse Telarah

Setbacks 16. Front building setback YES – The main building is shall be determined on setback. the following criteria: i) Provision of landscaped area to a minimum depth of 5 metres; ii) Provision of car parking facilities; iii) Building height, bulk and layout; iv) The nature and needs of the industrial activity; v) The general streetscape

Storage Areas 20. External storage areas YES – There are no are to be located to the external storage areas. rear or the site and be screened from public view by means of fencing and/or landscaping. Advertising Signs 21. Advertising signs and YES - Due to the scale of structures shall be of a the building, the signage size, colour and design only occupies on average which is compatible approximately 10% of the with the building to area of each facade of the which they relate and building and is considered its streetscape; to be an appropriate 22. NA; response to the building 23. NA. which is proportional to the scale of the facades. The signage is standard Bunnings Warehouse signage which compliments the overall architectural design of the retail facility. All signage that is located on the building facades does not obscure significant features of the 35

Statement of Environmental Effects – Bunnings Warehouse Telarah

warehouse such as architectural detailing. The placement of signage will not impact upon the existing level of amenity attributed to neighbouring residential uses as the signage is integrated with the building to ensure coherence and reduce visual impact. Pedestrian level signage will be limited to information and wayfinding. The proposed signs are considered to be appropriate having regard to the context of the site and are consistent with bulky goods and commercial character within the area. Security fencing 24. NA. NA Compatibility 25. Windows, doors and NA – Not an industry. See other wall openings Attachment 9 – Noise should be arranged to Assessment minimise noise impacts on residences, where an industry is located within 400 metres of a residential zone;

26. External plant such as YES – refer to generators, air architectural Plans conditioning plant and Attachment 3. the like should be enclosed to minimise noise nuisance; 27. External and security YES compliance can be lighting should be achieved - This issue can directed and shielded be conditioned as part of to avoid light spillage the consent.

Statement of Environmental Effects – Bunnings Warehouse Telarah

to adjoining residential areas; YES - Driveways don’t 28. Driveways should be direct light onto arranged or screened residences. to avoid leadlight glare on residential windows; YES - Hours of operation 29. Hours of operation may consistent with existing be limited if extended store. operation is likely to cause a nuisance to adjoining residential areas (including nuisance from traffic).

C.6 Outdoor Advertising Guidelines 1. Signs should be simple, clear YES – Signs are simple and and concise. In some cases use graphics which are graphic symbols may be recognisable to the public more effective than words. 2. Signs should fit the YES – Standard structure of the building and advertising signs fits with be complementary to the the architecture of the building. building as per standard Bunnings advertising signage. 3. NA. 4. NA 5. NA 6. Wall signs shall be restricted YES - Wall signs are less to 25% of the visible wall than 25% of the visible surface. wall surface. 7. Signs resembling road or YES - None proposed. traffic signs are prohibited. 8. Signs are to be properly YES – Signs are designed maintained. to be easily maintained. 9. Footpath signs are YES - None proposed. prohibited. 37

Statement of Environmental Effects – Bunnings Warehouse Telarah

10. Rationalisation of signage is YES encouraged. 11. NA 12. Signs requiring substantial YES - Structural supporting structure may engineering details for require detail design plans the pylon signs will be from a practising Structural required at the CC stage. Engineer.

a) NA. b) Signs which project from YES - None proposed. the building facade and obstruct the view of the streetscape. c) Signs fixed to trees, light YES - None proposed. poles or the like. d) Signs that interfere with YES - None proposed. traffic lights or signs, obstruct lines of sight or signs that are inconsistent with RTA requirements. e) Signs that are unsightly, objectionable on injurious YES - None proposed. to the amenity of the locality. f) Signs attached to parked vehicles/trailers or the like. YES - None proposed. g) Portable signs on public footways/road reserves. YES - None proposed. h) Numerous small and cluttered signs duplicating YES - None proposed. information. i) Signs not on land to which they relates other than in YES - None proposed. commercial/industrial zones.

C.11–Vehicular Access & Car Parking Calculation of Car parking must be provided in YES - There is no rates for Parking accordance with Councils car hardware and building Requirements parking rates supplies stores, the nearest is bulky goods retail which requires one space per 45m2. 38

Statement of Environmental Effects – Bunnings Warehouse Telarah

The Traffic Engineers who have prepared this report, Transport and Traffic Planning Associates are the experts on traffic and car parking generation rates for Bunnings Warehouse stores. They have done numerous surveys which are presented in Appendix’s C of their report which can be found at Attachment 8. In summary their research has shown that these facilities generate between 1 car parking space every 50 – 57m2 of GFA; on that basis the report has concluded that the development would generate between 304 and 347 car parking spaces. The development provides 418 spaces including 8 accessible spaces and 4 trailer spaces.

Access To The Site A development should be YES - The design of the designed to provide adequate on internal circulation and site maneuvering and circulating parking areas including areas to ensure that all vehicles the aisles and bays can enter and leave the site in a etc. will accord with the forward direction. design criteria of AS2890.1 & 6 and the circulation system will be very flexible due to the two-way traffic and multiple access provisions.

Statement of Environmental Effects – Bunnings Warehouse Telarah

Access to or from a site shall be YES – As noted in the located where it causes the least Assessment of Traffic and interference to vehicular and Parking Implications at pedestrian traffic on the road Attachment 8, “The frontage. proposed principal vehicle access for the Bunnings car park will involve the installation of a “seagull” arrangement on Bungaree Street reflecting the nature of the existing Bunnings access. Details of this proposed access, which are provided overleaf, include the provision of right and left turn bays in Bungaree Street for access movements into the site. The other proposed elements for access for the new Bunnings are: - retained access through the existing seagull on Bungaree Street by ROW across the current site - retained access through the existing driveway on Johnson Street by ROW across the current site”

Access will generally not be YES – the new permitted in the following intersection is not close to locations: any major intersection a)close to traffic signals, and will provide relief to intersections or roundabouts the existing access onto where sight distance is considered Bungaree Street. inadequate by Council; b)opposite other developments generating a large amount of

Statement of Environmental Effects – Bunnings Warehouse Telarah

traffic (unless separated by a YES – no development median island); opposite the new access c)where there is heavy and on Bungaree Street constant pedestrian movement along the footpath; YES – no heavy pedestrian d)where right turning traffic movement in this area entering the facility may obstruct through traffic; and YES – right turning traffic e) where traffic using the won’t obstruct through driveways interferes with, or traffic blocks the operations of bus stops, YES taxi ranks, loading zones or pedestrian crossings. f) Direct access onto a major road is to be avoided wherever possible. Auxiliary lanes, YES (deceleration and acceleration lanes), may need to be provided to minimise conflicts between entering/leaving traffic with through traffic. In many cases, right turn movements into a site are unlikely to be supported, unless an exclusive right turn bay is provided.

Sight Distances Consideration must be given to YES - As noted in the maintaining adequate sight Assessment of Traffic and distances for all access driveways. Parking Implications at Any vehicle entering or leaving the Attachment 8, “Bungaree driveway must be visible to Street is relatively straight approaching vehicles and and level at the location pedestrians. AS 2890.1 Off Street of the proposed new Car Parking gives minimal and access and there are good desirable sight distances for a sight distances available. range of road frontage speeds. The design of the driveways will comply with AS2890.1 & 2 and they will be able to accommodate all vehicles requiring to access the site including semi-trailer delivery vehicles.”

Statement of Environmental Effects – Bunnings Warehouse Telarah

Entrance / Exit to i) separate entrance and exit Non-compliant – The the Site driveways should be proposal is to use two provided for developments existing access/egress requiring more than 50 car points in and out of the parking spaces or where site and construct one the development new one. The design of generates a high turnover access into and out of the of traffic such as a service development site has station or other drive-in been designed to ensure retail facilities; any congestion entering the site is minimized and thereby minimizing impacts on the local road network. ii) entry and exit driveways YES - Entrances will be shall be clearly signposted; signposted. iii) the number of access YES - The new store points from a development proposes one new access site to any one street point onto Bungaree frontage should be limited Street. Access and egress to one ingress and one points are suitable for the egress; and size of the development proposed and the amount of traffic that will be generated and taking into account how traffic will access and egress the site (mainly right in and left out) and the need to take account for delivery vehicles and the nature of the local road network. In particular the large intersection on the New England Highway the development fronts and the need to limit traffic banking back to that intersection. iv) the potential for on-street YES - Sheltered right turn queuing should be in lanes exist for the minimised by ensuring that current intersection into adequate standing areas the old store on Bungaree are available for vehicles Street and the same is

Statement of Environmental Effects – Bunnings Warehouse Telarah

entering the car park and proposed for the new loading areas. intersection into the Bunnings store on Bungaree Street. i) Parking facilities for visitors YES and customers shall be provided where clearly visible from the street so their use is encouraged. ii) Parking spaces for YES employees and for longer duration parking may be located more remotely from the street. iii) Within the development YES site, the location of the parking area should be determined having regard to: • site conditions such as slope and drainage; • visual amenity of the proposed and adjacent development; • the relationship of the building to the parking area; and • the proximity of the parking area to any neighbouring residential areas.

Parking Space and The following figures illustrate YES Aisle Dimensions typical parking layouts and aisle dimensions. It should be noted that these parking space dimensions represent minimum unobstructed requirements and that greater dimensions should be provided in the following instances: • a parking space which has a wall or obstruction on one side an additional 43

Statement of Environmental Effects – Bunnings Warehouse Telarah

300mm width to that shown is required; and - for the end space in a blind aisle, the width is to be increased to 3.6 metres.

Loading/Unloading On-site loading and unloading YES Requirements facilities must be provided for all businesses, commercial, industrial, retail and storage uses and any other where regular deliveries of goods are made to or from the site. Number and Size of Loading Bays YES • The number and dimensions of the on-site loading bays must be designed having regard to the nature and scale of the proposed development, the estimated frequency of deliveries, the type of delivery vehicle likely to be involved and the types of goods being loaded/unloaded. Accordingly, these details are required to be submitted with the Development Application for Council’s consideration. • NA

Design and Layout of Loading Bays • The loading areas must be YES designed to ensure that standard design vehicles can manoeuvre into and out of all loading areas without causing conflict to the movement of traffic on-site or in the adjacent streets. • It is not possible to specify YES – Service and dimensions for service areas unloading areas have 44

Statement of Environmental Effects – Bunnings Warehouse Telarah

which would be appropriate been designed in respect for all situations. The to standard Bunnings dimensions of the service delivery and services bay will depend, in part, on vehicles the type of vehicle to be accommodated. • The loading bay(s) should be YES – the unloading bays a physically defined area (by are separated from signposting and/or customer vehicle areas pavement marking) which is not used for other purposes such as customer parking or the storage of goods and equipment. • The loading areas must be YES designed to ensure that vehicles stand entirely within the site during all loading and unloading operations. • NA. • In addition to the above requirements, the Roads and YES Traffic Authority’s “Guide to Traffic Generating Developments” details recommended dimensions for loading areas based on the various types of service vehicles and other requirements for ramps, internal roadway etc.

Car Parking For Special parking spaces for persons YES – 8 accessible Persons With A with a disability are to be made carparking spaces are Disability available in the provision of car provided. parking facilities, in accordance with Australian Standard AS2890.1 –1993. In general, where 10 or more vehicle spaces are required, one designated parking space for people with disabilities is required per 100 (or part thereof) car spaces provided.

Statement of Environmental Effects – Bunnings Warehouse Telarah

Bicycle Parking Provision is to be made for cyclists YES - The standard via the installation of bicycle Bunnings provision of 6 parking facilities in accordance bicycle and 2 motorcycle with Australian Standard AS parking spaces is also 2890.3-1993 –Bicycle Parking proposed and it is Facilities and Austroads Guide to apparent that the Traffic Engineering, Part 14. proposed provisions will be quite adequate for the Bunnings parking demands.

2.2.4 Environmental Impacts 2.2.4.1 Visual amenity/Urban Design Council in the Pre DA Lodgement meeting for the previous development raised the issue of the appearance of the development from the residential properties in Ledsam Street. However, that is issue is not likely to be as significant as the 2016 proposal that had a new Bunnings store within 7m to 38m from the southern Ledsam Street boundary. As noted above, the nearest structure now to Ledsam Street is a carpark setback in excess of 100m from this boundary with the building setback some 150m.

Consequently, the views from the residential properties on the southern side of Ledsam Street will remain largely the same, maintaining views across a largely vacant parcel of land. If anything, the view will be improved as it is currently unmanaged and with the current proposal there will be added landscaping and management of the area. A landscape plan has been prepared by John Lock and Associates (refer Attachment 4) which has considered the location, maturity and species selection for all plantings proposed to minimise negative impacts and maintenance issues and maximise amenity and riparian values at the site. Whilst a number of existing trees on the site require removal to facilitate the proposal, the development will deliver a project which sits within a generously landscaped setting which contributes to a cohesive landscape and streetscape character. The substantial setbacks will assist in achieving this landscaped character for the site. The combination of existing trees and new vegetation will appropriately mitigate the scale of the proposed development.

Overall it is considered more likely with this proposal that the visual amenity of these properties is more likely to improve.

Statement of Environmental Effects – Bunnings Warehouse Telarah

2.2.4.2 Noise Wilkinson Murray have undertaken an assessment of potential operational noise impact associated with the Bunnings Warehouse store. The assessment includes assessment of noise from fixed mechanical plant, patrons and vehicle movements within the site and on surrounding roads. A copy of that report is provided at Attachment 9.

Noise emissions have been assessed against the site specific noise criteria derived based on the Environmental Protection Authority’s (EPA) Noise Guide for Local Government (NGLG) and Road Noise Policy (RNP).

The nearest residential receivers have been identified as residences immediately to the South of the site on Ledsam Street. In addition, residences are located across the northern rail line at a distance of approximately 90 metres. In all other directions the immediate surrounding properties are either retail / commercial or industrial, or open space.

Wilkinson Murray’s report concludes as follows:

“Background noise monitoring was used to establish the existing noise levels from which project specific noise criteria were derived. These criteria were developed using the EPA’s Noise Guide for Local Government.

The assessment has determined that the following noise controls are required to protect the acoustic amenity of nearby residences:

• A 1.8 metre barrier is to be constructed on the southern side of the southern access road to extend from the street to the carpark; • Trucks should not access the dock before 7 am. • The roof top evaporative units located on the southern half of the Bunnings Store roof will required noise attenuation in the order of 10 dBA. This should be assessed at detail design stage to ensure appropriate measures have been adopted to ensure that site specific noise criteria will be achieved.

Based on the adoption of the above measures it has been determined that determined that:

• Compliance with established site specific noise criteria will be achieved at all residential receivers; and • Compliance with the established sleep disturbance screening criterion has been determined at all residential receivers.”

Statement of Environmental Effects – Bunnings Warehouse Telarah

2.2.4.3 Heritage As noted at section 2.2.2 above dealing with the heritage provisions within the Maitland LEP 2011, the subject site is not a heritage item or within a heritage conservation area. However the site does lie adjacent to a heritage item I119 - East Maitland Railway Station group. At the Pre DA Lodgment meeting Council advised that it would consider this matter when the DA was lodged and consequently would not require a heritage management plan or heritage impact assessment to for this proposal to be lodged with the DA.

2.2.4.4 Riparian Zone Impacts The proposal involves works within 40 metres of the top of the bank of two drainage lines and a wetland area, which trigger a referral to the Natural Resource Access Regulator Department of Industry (NRAR) under the Water Management Act 2000. A Controlled Activity Investigation report prepared by Ecologique has been prepared and accompanies this application at Attachment 10. Consultation with the NRAR has guided the current development proposal, which has been substantially amended since the 2016 proposal for a totally new store on the vacant southern parcels of land (Lot 14 et al.) to address the NRAR’s concerns, primarily in relation to the protection of the wetland area located on the development site. The amended development proposal as outlined in section 1.4 of this report is to extend onto the existing store instead of a new building. As a consequence, the redesign has resulted in a proposal that will no longer causes any direct impacts to the wetland area nor will it result in any significant alteration to the wetland’s tributaries. The current proposal provides for the restoration of approximately 1.9 hectares (ha) of riparian land situated between the residual development footprint and the wetland area. Controlled activity approval for development on waterfront land (i.e. land within 40 metres from the top of the bank of a watercourse or wetland) requires the restoration or rehabilitation of a vegetated riparian zone as prescribed in ‘Controlled activities on waterfront land: guidelines for riparian corridors’ (NRAR 2018). NRAR’s recommended riparian widths for wetlands require a 40 m vegetated riparian zone (VRZ). However, the proposed development site is constrained in achieving a VRZ of such width due to the following overlaps:

• The northern boundary of the wetland VRZ overlapping with land already developed (the existing Bunnings store and car park); • The southern boundary of the wetland VRZ overlapping with Ledsam Street;

Statement of Environmental Effects – Bunnings Warehouse Telarah

• The western boundary of the wetland VRZ overlapping with the Main Northern Railway Line land; and • The eastern boundary of the wetland area VRZ overlapping with Bungaree Street, which includes part of the wetland on Council land.

Additional information has been provided during consultation and within this report that addresses the NRAR’s request for further information relating to the potential for habitat and/or the presence of the following matters to occur within the development site:

• Threatened flora and fauna species; and • Ecologically endangered ecosystems (EECs), in particular “Freshwater wetlands on coastal floodplains of the NSW North Coast, Sydney Basin and South East Corner bioregions.”

Investigations conducted in 2016 and 2017 (Firebird ecoSultants and Sainty & Associates/écologique respectively) have discounted the likelihood of threatened species and/or EECs to be present within the development site (refer Section 2.4.3). While constrained in meeting the NRAR’s recommended VRZs the amended proposal will improve upon existing conditions through the restoration of approximately 1.9 ha of riparian land situated between the wetland and the development. Consequently, the proposal, if approved, is able to ensure that “no more than minimal harm as a result of carrying out of the proposed controlled activity” eventuates – pursuant to Part 3 Division 2 Section 97 (Grounds of refusal of certain applications) Clause (4) of the WM Act. It is anticipated that the proposed activities within the development site can achieve the objectives of the WM Act and proceed compliantly with a controlled activity approval and relevant conditioning.

2.2.5 Social and Economic Impacts 2.2.5.1 Economic Impacts - Employment The economic impacts arising from the development of the Bunnings store at Telarah are positive. The Bunnings store development provides a positive economic contribution via the job creation directly and indirectly. Specifically, the following employment would be generated as a result of the development:

Statement of Environmental Effects – Bunnings Warehouse Telarah

Direct Employment Opportunities once store completed and operational - The current Bunnings Store at Telarah has a current workforce of approximately 160 persons. Based on similar sized stores and forecast employment for the operations of the new Bunnings Store will directly employ about 200 persons. This is a net estimated increase of 40 jobs being created.

Indirect Employment Opportunities once store completed and operational - It can be anticipated that further flow on effects on employment are created in the broader economy as a result of the potential income and employment generated. Using a conservative employment multiplier of 1.9 (as recommended by the Australian National Accounts guidelines), there could be the potential flow on effect of 76 additional ongoing jobs throughout the economy.

Construction Jobs - Based on the Australian National Accounts Input – Output Tables (ABS, Cat. No. 5209.0) one direct job year is created in the construction industry per $160,000 of construction investment. So, for each $1 million of construction investment the development has the potential to create approximately 6.25 job years over the construction period. In addition to direct employment ABS National Accounts Data indicates that a multiplier of 2.6 applies to direct construction employment.

Based then on an estimated capital cost for the development of $18.42m:

• 115 job years would be directly created during construction. • An additional 300 job years could potentially be created through the wider community.

2.2.5.2 Social Impacts With regards to specific social impacts it was identified that the likely area of affectation (ie the area where the social impacts are most likely) is determined to be within the vicinity of the development. In considering the social impacts the following conclusions have been derived: Social Assessment Impact Comment Changes to the population and The Bunnings development is expected to characteristics of the area. have no impact on the population and its characteristics. Economic costs and benefits. The Bunnings development is expected to have a significant positive impact with particular focus on job creation (directly and indirectly) – see section on economic

Statement of Environmental Effects – Bunnings Warehouse Telarah

impacts in the previous section of this report. The community structure, its character or The Bunnings development is expected to beliefs. have no impact on the community structure The health and safety of those living and The Bunnings development is expected to working in the vicinity of the create no adverse impacts on the health development. and safety of the local community. An assessment of safety as it relates to Refer to section 2.2.5.3 of this report. crime, anti-social and nuisance behaviour. Accessibility The Bunnings proposal is compliant with the BCA and is accessible ‘friendly’. 8 dedicated disabled carparks are provided. Cost of living, including housing The Bunnings development is expected to affordability. have no impact on the cost of living. Sense of place and community A land use assessment indicates that due to surrounding development including the existing Bunnings Warehouse store, the location, natural barriers (rail and road), accessibility from the New England Highway the Bunnings development will have no adverse impact on the sense of place and community.

Bunnings has been a part of the broader community for many years. Overall the development of the Bunnings at Telarah will have an overall positive economic and social impact on the broader LGA as well as the local community of Telarah and Maitland and surrounding residential growth areas. The development is consistent with the planning framework and provides ongoing jobs.

2.2.5.3 Crime Prevention Through Environmental Design With regards to the local area, the vicinity of the proposed Bunnings store at Telarah is a relatively low risk crime area according to the BOSCAR hot spot crime area mapping tool. The development is not seen to bring about an increased incidence in crime.

The area is well defined, and its location makes surveillance from areas outside of the site readily available.

Access is generally by those who utilise the store for its intended purpose – ie to acquire goods from a diverse hardware premises. Entry to the premises is via the main entrance of the premises therefore ongoing monitoring of patrons is undertaken by staff. Entry to

Statement of Environmental Effects – Bunnings Warehouse Telarah the carpark which is also located within the building is secure and access controlled to three points from the adjoining local road network.

Access to the loading dock is restricted and monitored.

Overall, crime data analysis and historic operational details of the current premises indicates that the development would not be of major concern, nor should it impact on the successful implementation of this project.

The level of risk for crime and anti-social behaviour is considered to be low. The development of the site is not considered to increase opportunities for crime or antisocial behaviour.

2.2.5.4 Disabled Access The proposed development will achieve a high level of access for people with disabilities and meet all the relevant standards including the Building Code of Australia (BCA), Disability (Access to Premises – Buildings) Standards 2010 (Premises Standards), relevant Australian Standards as they relate to access to premises and the spirit and intent of the Disability Discrimination Act 1992 (Cth) (DDA).

2.2.6 Infrastructure 2.2.6.1 Traffic Impacts The proposal Bunnings Warehouse store will not result in any adverse impacts on the surrounding road network. The Assessment of Traffic and Parking Implications Report included with the development application documentation (Attachment 8) confirms that:

The proposed expansion of the existing Bunnings at Maitland will provide a contemporary large warehouse on a site which has convenient access to the arterial road system. This assessment has concluded that the proposed development in terms of vehicle access, circulation, parking and servicing is appropriate and that there will not be any adverse traffic impacts on the road system serving the site.

….because the access movements on Bungaree Road will be spread over two access points the traffic outcome will be better than that of the existing single access. It is apparent therefore that there will not be any adverse traffic implications.

The results indicate that there will be virtually no queuing (at the intersections on Bungaree Street into the proposed development) and this reflects the fact that

Statement of Environmental Effects – Bunnings Warehouse Telarah

the projected access movements at both intersections (on Bungaree Street) will be less than experienced at the single existing intersection.

The additional generated traffic will not have any perceptible impact on the New English Highway / Bungaree Road / High Street / Johnson Street intersection because:

• the distribution of the additional movements (two way) will be relatively minor particularly when compared to the existing arterial demands at the intersection • the peak demands will occur on weekends when the overall traffic movement is lighter (i.e. than the weekday peaks)

Issues related to site access, parking and loading and unloading facilities have been addressed above in section 2.2.3.2 dealing with the Maitland DCP.

2.2.7 Storm water and Drainage Council engineers were consulted in respect to Councils requirements for stormwater management. Council advised that given that the site is at the receiving end of the catchment, on-site detention is not required only works to ensure Councils water quality targets are achieved.

RPS undertook MUSIC Modelling of stormwater management in line with Maitland Councils Manual of Engineering Standards 2014 (refer to Attachment 6). The results of that modelling are that the proposed development treatment train will exceed Council target treatment outcomes.

2.2.8 Water and Sewer Water supply is available and the site is also connected to the sewer.

2.3 The Suitability of the Site The site is eminently suited to a new Bunnings Warehouse store for these reasons:

It proposes the extension of the existing building which is a sustainable building outcome which minimizes environmental impacts; It is within an area that the market is familiar with a Bunnings Warehouse store being located; It has excellent access to local and regional road networks capable of providing safe and convenient access for customers and delivery vehicles;

Statement of Environmental Effects – Bunnings Warehouse Telarah

It’s size and dimensions suit the operational characteristics of a typical new Bunnings Warehouse store; It is sufficiently proximate to local and regional markets to serve both retail and commercial (including industrial) markets; The proposed location is ideally situated on the main road network and provides access to a growing market in the Maitland – Kurri Kurri corridor, to the north east of the LGA around Thornton and the growth areas to the west at Rutherford and to the North West at Aberglasslyn; The site is suitably zoned for the proposed use; and indeed the zone objectives applying to the land promote its use for bulky goods retailing, as the proposal will support the established Telarah Business area; and The potential environmental effects it may have in the locality have been managed effectively including the flood liability of the site.

2.4 Any submissions All submissions received by Council as part of the notification process will be addressed accordingly by the Applicant.

2.5 The public interest The proposed works are considered to be in the public interest for the following reasons:

The current Bunnings store has strong patronage and the expanded store is being driven by consumer demand. The proposal does not result in detrimental environmental or amenity impacts. The proposal provides construction and ongoing employment opportunities. The proposal is permissible within the B5 Business Development zone.

There are no aspects of the proposal that would be contrary to the public interest, as described throughout this statement, the proposal will have numerous beneficial effects on the locality and the wider Maitland City.

Bunnings has a long tradition of actively supporting the local communities where its stores operate and its team members live by contributing to local, regional and national causes, charities and organisations throughout Australia.

Bunnings’ teams supported more than 62,000 local activities including fundraising sausage sizzles, hands on DIY projects, local fundraising activities, community workshops and product contributions. More than 2,800 sustainability-related activities were conducted, including more than 1,900 school visits and projects across Australia and

Statement of Environmental Effects – Bunnings Warehouse Telarah

New Zealand. Bunnings helped raise and contribute more than $35 million to local, regional and national charities and community organisations.

Statement of Environmental Effects – Bunnings Warehouse Telarah

3 Conclusion

This application seeks development consent to expand the existing Bunnings Warehouse store located at the Corner Johnson and Ledsam Streets, Telarah. Specifically, it is seeking to increase the retail floor area from 12,551m2 to 18,058m2. The proposal also incorporates a new RHT protected access point from Bungaree Street to reduce traffic congestion, an additional 130 carparking spaces, two new pylon signs and the revegetation of what could be described as a waste area to the south of the existing store so as to improve the environmental qualities and functions of this land. It replaces a previous application for a new store on the southern part of the development site that was lodged with Council in June 2016 and later withdrawn in October 2018. The objective of the current proposal is to achieve a more sustainable environmental outcome while still enabling Bunnings to operate a robust retail format that will meet regional demand for its products. The primary issues in respect to this proposal has have been related to the design response to the flood liability of the subject site and the approval requirements around the Water Management Act.

The 1% AEP flood level for the site is 9.8 mAHD and taking into consideration a 0.5 m freeboard, the Flood Planning Level for the site is 10.3 mAHD. Existing ground levels on the site range from below 3.0 mAHD up to over 12.0 mAHD. The design response to address the flood prone nature of the site and meet the 10.3mAHD Flood Planning Level has involved filling to provide slab on ground construction for the extended car park, timber trade sales, and building and landscape materials areas.

In terms of the approval from the NRAR under the Water Management Act considerable work and consultation has been undertaken over the last 18 months to arrive at the current position. While the site is constrained in meeting the NRAR’s recommended VRZ widths the current proposal will:

• Avoid and minimise disturbance and any resulting impacts to native wetland flora and fauna through the relocation of the warehouse and carpark development footprint away from the wetland area, and providing a bridged entrance road over the wetland area; and • Substantially improve existing conditions of the wetland and its environs through the proposed restoration of approximately 1.9 ha of riparian land situated between the wetland and the development.

Statement of Environmental Effects – Bunnings Warehouse Telarah

Consequently, the proposal, if approved, is able to ensure that “no more than minimal harm as a result of carrying out of the proposed controlled activity” eventuates. It is anticipated that the proposed activities within the development site can achieve the objectives of the WM Act and proceed compliantly with a controlled activity approval and relevant conditioning.

This SEE has undertaken an environmental assessment of the proposal and has concluded that the proposal provides a built form which is consistent and compatible with the environmental context of the site and the desired future character of the area. In summary, the proposal is considered to:

• be an appropriate response to the context, setting, planning instruments and development guidelines and other considerations outlined in Section 4.15(1) of the Environmental Planning and Assessment Act 1979; • provide a built form consistent with and sympathetic to the environmental constraints located within the site; • effectively integrate and enhance the existing facilities within the site resulting in a sustainable outcome through the continued use of the existing building; • increase the availability of in demand retail products in a highly accessible location; • provide opportunities for employment in the retail, construction and services sectors; and • have no adverse impacts on the environment, traffic, parking, drainage or other external features or services.

This Statement of Environmental Effects has addressed the matters for consideration under Section 4.15 of the Environmental Planning and Assessment Act and has found the proposal to be an appropriate development for the site. The benefits provided by the proposed development outweigh any potential impacts and is it is therefore considered to be in the public interest. The proposal is considered in the public interest and warrants approval