CLIENT Richard Mumberson PROPOSAL DESCRIPTION

CLIENT Richard Mumberson PROPOSAL DESCRIPTION Statement of Environmental Effects – Proposed High Technology Industry PROPOSAL REFERENCE NUMBER J18819 ADDRESS 33 Forge Street Blacktown 2148

Page | 2

TABLE OF CONTENTS

Table of Contents .................................................................................................................................... 2

Introduction ............................................................................................................................................ 3

Site Analysis ............................................................................................................................................ 4

Proposed Development .......................................................................................................................... 7

General Description of Development: ................................................................................................ 7

Assessment Summary ............................................................................................................................. 9

Statutory Framework ........................................................................................................................ 10

State Environmental Planning Instruments .................................................................................. 10

Local Environmental Planning Instruments .................................................................................. 11

Development Control Framework .................................................................................................... 13

Local Development Control Plan................................................................................................... 13

Page | 3

Statement of Environmental Effects

33 Forge Street Blacktown 2148

INTRODUCTION

This Statement of Environmental Effects has been prepared in support of a Development Application for the

proposed development, made under Part 4 of the Environmental Planning and Assessment Act 1979.

The proposed development is detailed in the application package submitted with subject Development

application as well as in later sections of this document.

This Statement provides an assessment of the development proposal with respect to the relevant legislative

context, social, economic and environmental impacts, and potential impacts of the works on the surrounding

locality as well as any measures proposed within the application to mitigate such impacts.

This Statement details the proposed development’s consistency with the applicable environmental planning

instruments and development control plans including:

• Environmental Planning and Assessment Act 1979

• Environmental Planning and Assessment Regulation 2000

• State Environmental Planning Policy No 33—Hazardous and Offensive Development

• Blacktown Local Environmental Plan 2015

• Blacktown Development Control Plan 2015

In this regard, it is envisaged that the proposed development is consistent with the aims and objectives of the

relevant environmental planning instruments and development control plan whilst being compatible with the

emerging character of the locality and minimising any potential impacts on the amenity of the adjoining

properties.

NOTE: ON A PREVIOUS APPLICATION THE PROPOSED WAS REFUSED WITHOUT NOTICE OR OPPORTUNITY TO

COMMENT. ADDITIONAL DETAIL HAVE BEEN INCLUDED IN THE PROJECT DESCRIPTION TO CLARIFY ON THE

CONERNS RAISED AT THAT TIME.

Page | 4

SITE ANALYSIS

Address 33 Forge Street Blacktown 2148

Lot/Section/DP 352/-/DP594964

Environmental Planning Instrument

- State Environmental Planning Policy No 33—Hazardous and Offensive Development

o 3 Definitions of “potentially hazardous industry” and “potentially offensive industry”

o 7 New definitions of “hazardous industry” and “offensive industry”

- Blacktown Local Environmental Plan 2015 o Part 2 Permitted or prohibited development. o 4.3 Height of buildings o 7.5 Essential services

Development Control Plan - Blacktown Development Control Plan 2015 o Part E - Development in the Industrial Zones o Part G - Site Waste Management and Minimisation o Part J - Water Sensitive Urban Design and Integrated

Water Cycle Management o Part A - Introduction and General Guidelines

Precinct N/A

Zone Zone B7 - Business Park

Zone Objectives • To provide a range of office and light industrial uses.

• To encourage employment opportunities.

• To enable other land uses that provide facilities or services to meet the day to day needs of workers in the area.

• To ensure that development does not have an adverse impact on the scale and form of the surrounding area.

Page | 5

Permitted with Consent / Prohibited

2 Permitted without consent

Nil

3 Permitted with consent

Building identification signs; Business identification signs; Centre-based child care facilities; Food and drink premises; Garden centres; Hardware and building supplies; Hotel or motel accommodation; Light industries; Neighbourhood shops; Office premises; Oyster aquaculture; Passenger transport facilities; Respite day care centres; Roads; Tank-based aquaculture; Vehicle sales or hire premises; Warehouse or distribution centres; Water reticulation systems; Any other development not specified in item 2 or 4

4 Prohibited

Agriculture; Air transport facilities; Airstrips; Amusement centres; Animal boarding or training establishments; Boat building and repair facilities; Boat launching ramps; Boat sheds; Camping grounds; Caravan parks; Cemeteries; Charter and tourism boating facilities; Commercial premises; Correctional centres; Depots; Eco-tourist facilities; Electricity generating works; Entertainment facilities; Exhibition homes; Exhibition villages; Extractive industries; Farm buildings; Forestry; Freight transport facilities; Heavy industrial storage establishments; Highway service centres; Home-based child care; Home businesses; Home occupations; Home occupations (sex services); Industrial training facilities; Industries; Jetties; Marinas; Mooring pens; Moorings; Open cut mining; Pond-based aquaculture; Recreation facilities (major); Residential accommodation; Restricted premises; Rural industries; Sex services premises; Signage; Storage premises; Tourist and visitor accommodation; Transport depots; Truck depots; Vehicle body repair workshops; Vehicle repair stations; Water recreation structures; Water supply systems; Wharf or boating facilities; Wholesale supplies

Site Area Approximately 1939m2

Page | 6

Page | 7

PROPOSED DEVELOPMENT

General Description of Development:

The subject development application is seeking for a change of use from the existing light industry (pet food

manufacture) to the proposed high technology industry.

Specifically, the existing premise is to be retrofitted and occupied by Independent Monitoring Consultants

(http://www.imclive.com). The primary functions of the premise will be associated with “microbiological &

chemical sampling and analysis”.

Operational

Attention is drawn to the appendices of this document for more specific details on the operations of the

premise, i.e. Material Safety Data Sheet and NATA Accredited Laboratory Certificate. The primary materials

consist of Ethanol (stored in flammable cabinets), base agars (stored appropriately according to pack

instructions - non-hazardous) and biochemical reagents – (stored under refrigeration, purchased as kits in very

small amounts <10mL). The premise will be NATA accredited to handle microorganisms subject to

accreditation criteria and management of biological hazards audits at regular intervals.

The premise is to be operated between the hours of 7 am to 6 pm 7 days a week.

Physical

The physical works proposed in support of the intended use are detailed through the submitted DA Plans.

The works proposed are primarily associated with the required fit-out of the premise as well as various

external aesthetic improvements in order to revitalise the site. Non-permeable area and the overall scale of

built form is to remain unchanged by the proposed. The proposed is seeking to modify the existing mezzanine

level to create a functional area and overall increase the viability of the premise moving into the future.

http://www.imclive.com/

Page | 8

SEPP 33

The proposed has been considered against the provisions of State Environmental Planning Policy No 33—

Hazardous and Offensive Development and the NSW Governments ‘Hazardous and Offensive Development

Application Guidelines, Applying SEPP 33’. In the regard the proposed has been determined as not potentially

hazardous or offensive development.

The proposed is inclusive of the storage of a maximum of 40L of “Methylated Spirits”. This is to be stored in

two 20 litre receptacles within a flame proof cabinet. Refer the MSDS in the appendiacies of this document.

The stored material is noted to be a Class 3 Flammable Liquid, Transportation Hazard Cat 3, HAZCHEM code

2ye and Pacing Group II.

‘Table 1: Screening Method to be Used’ of the ‘Appluing SEPP 33’ guide states that, for the applicable

classifications, the figure 9 graph should be used to assess the hazard profile of the circumstance if the storage

volume is greater then 5 tonne. It goes further to clarify that –

“If Table 1 indicates that a graph is to be used: If the quantity is below the minimum quantity in Table 1,

then it is not potentially hazardous and there is no need to use the graph.

It is again noted that a total volume of 40L is proposed to be stored and further noted that the proposed is not

deemed to be potentially hazardous.

Page | 9

Page | 10

ASSESSMENT SUMMARY

Statutory Framework

State Environmental Planning Instruments

State Environmental Planning Policy No 33—Hazardous and Offensive Development

Part 1 Preliminary

3 Definitions of “potentially hazardous industry” and “potentially offensive industry”

The proposed is not envisaged to be deemed as definable as either potentially hazardous industry or potentially offensive industry.

Regardless of the employment of any impact reduction measures, the proposed use is not associable to significant risk to –

- human health, life or property - the biophysical environment - emit a polluting discharge

7 New definitions of “hazardous industry” and “offensive industry”

The proposed is not envisaged to be deemed as definable as either hazardous industry or offensive industry.

11 Development to which Part 3 applies

As per the above the proposed is not such that Part 3 of the SEPP is engaged.

Page | 11

Local Environmental Planning Instruments

Blacktown Local Environmental Plan 2015

Part 2 Permitted or prohibited development

Zone B7 Business Park

1 Objectives of Zone

• To provide a range of office and light industrial uses.

• To encourage employment opportunities.

• To enable other land uses that provide facilities or services to meet the day to day needs of workers in the area.

• To ensure that development does not have an adverse impact on the scale and form of the surrounding area.

COMMENT: The proposed development is envisaged to be assessed as compatible with the governing zone objectives.

2 Permitted without consent

Nil

3 Permitted with consent

Building identification signs; Business identification signs; Centre-based child care facilities; Food and drink premises; Garden centres; Hardware and building supplies; Hotel or motel accommodation; Light industries; Neighbourhood shops; Office premises; Oyster aquaculture; Passenger transport facilities; Respite day care centres; Roads; Tank-based aquaculture; Vehicle sales or hire premises; Warehouse or distribution centres; Water reticulation systems; Any other development not specified in item 2 or 4

4 Prohibited

Agriculture; Air transport facilities; Airstrips; Amusement centres; Animal boarding or training establishments; Boat building and repair facilities; Boat launching ramps; Boat sheds; Camping grounds; Caravan parks; Cemeteries; Charter and tourism boating facilities; Commercial premises; Correctional centres; Depots; Eco-tourist facilities; Electricity generating works; Entertainment facilities; Exhibition homes; Exhibition villages; Extractive industries; Farm buildings; Forestry; Freight transport facilities; Heavy industrial storage establishments; Highway service centres; Home-based child care; Home businesses; Home occupations; Home occupations (sex services); Industrial training facilities; Industries; Jetties; Marinas; Mooring pens; Moorings; Open cut mining; Pond-based aquaculture; Recreation facilities (major); Residential accommodation; Restricted premises; Rural industries; Sex services premises; Signage; Storage premises; Tourist and visitor accommodation; Transport depots; Truck depots; Vehicle body repair workshops; Vehicle repair stations; Water recreation structures; Water supply systems; Wharf or boating facilities; Wholesale supplies

COMMENT: The proposed Light Industry is noted to be permitted with consent.

Page | 12

4.3 Height of buildings The applicable maximum building height is 32m

The proposed is compliant in this regard as per the submitted elevations.

7.5 Essential services The proposed is additions and alterations of an existing building. Essential services all available.

Page | 13

Development Control Framework

Local Development Control Plan

Blacktown Development Control Plan 2015

Part E - Development in the Industrial Zones

1.4 Definition of ‘light industry’

Blacktown LEP 2015 has adopted the following definition:

Light industry means a building or place used to carry out an industrial activity that does not interfere with the amenity of the neighbourhood by reason of noise, vibration, smell, fumes, smoke, vapour, steam, soot, ash, dust, waste water, waste products, grit or oil, or otherwise, and includes any of the following:

(a) High technology industry

(b) Home industry.

Any DA involving a type of light industry must provide sufficient information to demonstrate that the proposed development is in fact a type of light industry.

As a guide, Council considers the following land uses to be ‘light industry’.

(a) Appliance assembly and repair

(b) Beverage and food packaging

(c) Cabinet making and furniture assembly

(d) Electronic and computer components (and accessories) assembly and repair

(e) Laboratories not involving the significant storage or use of toxic, volatile, flammable or radioactive materials

(f) Light metal fabrication

(g) Motor vehicle accessory installation

(h) Motor vehicle repair

(i) Plastic extrusion and moulding

(j) Signwriting

(k) Small engine repair

(l) Trade yards (e.g. plumbers or builders storage yards).

Page | 14

2 Ancillary commercial premises in the industrial, B5 and B7 zones

Comment: The proposed is noted to be supported by ancillary commercial use definitions. The proposed is inclusive of office areas in support of the envisaged functions of the site.

3 Subdivision of industrial land

3.1 Minimum subdivision lot size

The size of any allotment resulting from the subdivision of land must be in accordance with Clause 4.1 of Blacktown LEP 2015. This clause should be read in conjunction with the LEP Lot Size Maps.

Land within the Huntingwood Industrial Estate is subject to Clause 4.1A of Blacktown LEP 2015 (Minimum subdivision lot size for strata plan schemes). All such land is identified as ‘Area A’ on the LEP Lot Size Maps.

No subdivision is proposed. Existing site and structure.

3.2 Minimum lot width

In any Torrens title subdivision of industrial land, allotments (other than battle-axe shaped allotments and residues) shall have a minimum width at the building line of 35 metres, except in Huntingwood where the minimum width at the building line shall be 50 metres.

Failure to satisfy these minimum requirements could lead to design difficulties for subsequent development, particularly where development is located on a corner allotment with 2 street frontages.


3.3 Battle-axe shaped allotments

Battle-axe shaped allotments shall comply with the minimum lot width and size areas stipulated above, exclusive of the area taken up by the battle-axe handle.

Battle-axe handles shall have a minimum width of 8m. However, where 2 battle-axe handles adjoin and provide a shared driveway with reciprocal rights-of-way over the other, the minimum width of the shared driveway may be 10m.


Page | 15

3.4 Strata subdivision

Where there is to be a strata plan of subdivision, any space for parking or other purposes forming part of a sole occupancy unit must be included in the same strata lot as the unit.


4 Design guidelines

4.1 Setbacks

In all industrial areas within the City of Blacktown no buildings are to be erected on any land within:

(a) 20m of the street alignment of a road zoned SP2 Infrastructure – Classified Road

(b) 10m of the street alignment of a road zoned SP2 Infrastructure – Local Road or an industrial collector road. The industrial collector roads comprise Holbeche Road, Huntingwood Drive, Glendenning Road and Power Street (east of Glendenning Road)

(c) 7.5m of the street alignment of any other road

(d) 15m of an adjoining residential zone or 5m of an adjoining RE1 Public Recreation or SP2 Infrastructure (Educational Establishment) zone, where any of these zones is not separated from an industrial zone by a road (with the exception of the Kings Park Industrial Area as detailed below).

Council may consider allowing car parking within the setback to a SP2 Infrastructure – Classified Road, to within 10m of the street alignment, if the design of the development creates an attractive streetscape. This includes both building appearance and landscaping treatments. Landscape mounding may be required to lessen the visual impact of car parking located within the setback to the Great Western Highway and the M4 Motorway.

N/A no changes proposed to the existing that would warrant further consideration in this regard.

Page | 16

4.2 Landscaping

Landscaping plans are to be submitted with the DA and should include the following:

(a) North point

(b) Scale

(c) Main structures on the site (buildings, carparks, driveways, walls, fences, paving, storage areas, etc.)

(d) Existing trees to be removed or retained

(e) Proposed planting areas

(f) Proposed turfed areas

(g) Outdoor recreation, seating or play areas

(h) Drainage areas

(i) Name and contact telephone number of the person who prepared the plans

(j) Contours and spot levels (existing and proposed)

(k) Details of paving, fencing, wall and edge treatments

(l) Details of seating and other outdoor furniture including bins, bollards and signs

(m) Lighting

(n) Irrigation

(o) Planting schedule including botanical and common names

(p) Sections and/or elevations where necessary to show special features or alterations in levels.

N/A no changes proposed to the existing that would warrant further consideration in this regard. General enhancements and beautification envisaged to occur as the premise is upgraded post consent.

Landscaping should be integrated with the overall building design and used to:

(a) Highlight architectural features, aesthetic qualities and provide a human scale development


(b) Define and identify areas such as site and building entries and car parking areas


(c) Adjust and ameliorate adverse site conditions by providing shade, reducing reflective glare from hard

N/A no changes proposed to the existing that would warrant further consideration in this

Page | 17

surfaces, providing wind protection, screening and the like.

regard. General enhancements and beautification envisaged to occur as the premise is upgraded post consent.

Landscaping proposals should generally be in accordance with the following requirements:

(a) Every effort should be made to preserve existing trees and any associated native understorey in accordance with the provisions of Clause 5.9 of Blacktown LEP 2015 (Preservation of Trees or Vegetation)


(b) All setback areas are to be landscaped and maintained incorporating as many existing trees as possible. Undeveloped areas are to be stabilised to prevent soil erosion. Landscaping may be required around the perimeter of undeveloped areas


(c) Car parking areas are to be suitably treated with landscaping to soften the appearance of the areas and to provide shade for parked cars. At a minimum standard one tree should be planted every 10 metres and be at a minimum height of 1m at the time of planting. Trees should be planted to achieve 50% shading of the carpark at ten year maturity. Appendix 1 provides a list of the tree species recommended by Council, with native species favoured. Undeveloped areas are to be stabilised to prevent soil erosion


(d) All landscaped areas are to be separated from vehicular areas by means of a kerb, dwarf wall or other effective physical barrier, however full fencing of landscaped areas is not encouraged


(e) Earth mounding (where on-site detention of drainage is not required) may be used within the setback area. Embankments that are not finished with rockeries or walls should not be steeper than 1:4 gradient in order to enable vegetation to be grown and maintained


(f) All irrigation systems shall be automatic and designed to meet specific site requirements. Minimisation of water consumption should also be a consideration in the design of irrigation systems. Reliance on irrigation systems for the survival of chosen plant species is not encouraged.


Page | 18

4.3 Consideration of adjoining land

Where development is proposed on major traffic routes or on land near to or adjoining a residential zone, a RE1 Public Recreation zone, or sensitive uses such as schools, Council will have particular regard to the following:

(a) The appearance of the development from through roads and adjoining land. For example, building materials and landscaping which require little maintenance are preferred and screen walls and/or landscaping may be effective in screening industrial development

N/A – the subject site is not known or envisaged to be defined as on major traffic routes or on land near to or adjoining a residential zone, a RE1 Public Recreation zone, or sensitive uses such as schools

(b) The appearance of the development from elevated residential areas. For example, the use of non-reflective building materials or the use of materials which blend with the landscape


(c) The likely level of air pollution (both odour and chemical content) to be emitted by the development. Approval may be required from the NSW Office of Environment and Heritage for some development


(d) The likely level of noise to be emitted by the development, particularly its effect on the use of adjoining residential land. In general, noise generated by a development should not exceed the existing background sound pressure level by more than 5dB(A). A statement of compliance with this standard from an acoustic consultant may be required to be submitted with the DA


(e) The potential effect of the development on solar access to adjoining non-industrial land. Council may require the submission of shadow diagrams indicating the effect of shadows between 9am and 3pm on 21 June.


4.4 Development in the IN1 General Industrial zone adjoining residential land

Council seeks to minimise or eliminate land use conflicts between the IN1 zone and surrounding residential neighbourhoods without unnecessarily altering or restricting the development potential of land within the IN1 zone.

When assessing a DA for land in the IN1 zone and located within 250 metres of land zoned for residential purposes, Council must take into

N/A

Page | 19

consideration the matters listed in Clause 7.8 of Blacktown LEP 2015.

4.5 Building design and construction

To complement landscaping and ensure a high standard of visual and environmental quality, Council encourages high aesthetic standards for building designs.

Attractive building design can, in most cases, be achieved simply and at comparatively low cost and applicants are encouraged to consider variations in fascia treatments, roof lines and selection of building materials to achieve an attractive design.

Applicants must submit with their DA details of the design of the development with the exception of construction details. Construction details will be required to be submitted with a Construction Certificate application to either Council or a private certifier. Applicants may be required to submit detailed descriptions and samples of facing and roof materials for the separate approval of Council.

Building facades to street frontages, with a minimum 3m return, must be constructed of face brick or decorative masonry blocks (not standard concrete blocks) or other building materials to the requirements of Council.

The proposed is not seeking consent for any works to warrant significant considerations in the subject regard.

General modifications to the existing façade are proposed. These are representative of commendable revitalisation to the built form presentation to the public domain in the locality.

All building construction must comply with the requirements of the Building Code of Australia. The following requirements should also be observed:

(a) Internal walls of factory units must be of masonry construction and must be carried to the underside of the roof and sealed to Council’s satisfaction

(b) Separate male and female toilets must be provided to each factory unit. Toilets for persons with a disability may be required.

The proposed is envisaged to comply in this regard

Particular attention is drawn to the fire safety provisions for industrial buildings contained in the Building Code of Australia.


All roofing must be provided with adequate gutter and downpipes connected to an approved roofwater drainage system.


Page | 20

4.6 Open storage areas

Where any materials are to be stored outside the buildings on the site, full details of the parts of the site to be used in that way, and of specific materials to be stored, should be provided by the applicant with the DA.

N/A – The proposed is not known to be associable to any open storage areas

Open storage areas are to be effectively screened and sealed. Such areas are to be located preferably behind buildings. No storage should occur above the height of proposed screening.


In the case of applications which do not include proposed buildings, screen walls or other approved screen devices are to be erected in order to effectively prevent the use of the land being viewed from a public road or any nearby open area or residential zone. Screening devices are to be designed so as to harmonise with any existing or proposed landscaping.


4.7 Vehicular access and circulation

Applicants are required to submit plans and details of proposed vehicular access and circulation for Council’s approval with the DA. Details must specifically relate to vehicular movement, layout and turning circles.

The proposed is not seeking any notable modifications to the existing circumstance with regards to vehicular access and circulation.

Adequate vehicular entrance to and exit from the development is to be provided and designed in order to provide safety for pedestrians and vehicles using the site and adjacent roadways. It is preferable that separate ingress and egress be provided to minimise vehicular conflict within development sites. Vehicular ingress and egress to the site must be in a forward direction at all times.


All developments must be designed and operated so that a standard single unit truck as defined by Austroads Design Vehicles and Turning Path Templates (Austroads 2013) may complete a 3-point or semi-circular turn on the site without interfering with parked vehicles, buildings, landscaping or outdoor storage and work areas. Large-scale developments shall be designed to accommodate semi-trailers. In general, turning circles will be required to be provided to accommodate the largest


Page | 21

type of truck which could reasonably be expected to service the site.

Council will assess the suitability of manoeuvring areas provided for large vehicles by reference to the standard vehicle turning templates Austroads Design Vehicles and Turning Path Templates (Austroads 2013).


Turning circles will not be permitted to encroach upon any building.


All internal two-way roadways are to have a minimum width of 7m. Lesser widths may be considered for one-way aisles. All internal roadways, circulation and parking areas are to be sealed with a hard-standing, all-weather material. Direction arrows are to be shown on all internal roadways in order to facilitate the satisfactory movement of vehicles.

N/A

Adequate space is to be provided within the site for the loading, unloading and fuelling (if applicable) of vehicles.

Suitable spaces are shown to be available in this regard

Developments are to comply with the requirements of Austroads Guide to Traffic Management – Part 12: Traffic Impacts on Development in relation to the number, location and design of vehicular entry and exit points.


All parking areas and access roadways must be provided with a drainage system which includes surface inlet pits. Details of pipe sizes (with capacity calculations) and drainage layouts (including discharge points) must be submitted with the DA.

The proposed is not seeking any notable modifications to the existing circumstance with regards to drainage conveyance within vehicular access and circulation areas.

Direct vehicular access is denied between individual sites and any road zoned SP2 Infrastructure – Classified Road or SP2 Infrastructure – Local Road in Blacktown LEP 2015 except in special circumstances as outlined in Clause 7.9 of Blacktown LEP 2015 (Development with frontage to a road zoned SP2 Infrastructure – Local Road or SP2 Infrastructure – Classified Road).

N/A

Page | 22

4.8 Car parking

Car parking areas, if possible, should be located immediately behind the minimum setback area and in front of any activity on the site. This arrangement encourages the use of off-street car parking, making the development more attractive to visitors and employees. In addition, car parking areas should be accessible to all parts of the industrial development which they serve.


Where a building is intended to be divided into lettable units, parking will be calculated for each unit and the appropriate spaces must be nominated on the DA plan and/or strata plan in respect of each unit.

N/A

The use of stack parking is not favoured and will only be permitted in special circumstances

N/A

Parking facilities for commercial vehicles should be designed to accommodate the largest type of truck which could reasonably be expected to park on the site.


Sufficient spaces should be provided for parking for persons with a disability. All developments providing 50 parking spaces or more must provide at least 2% or part thereof of those spaces for disabled drivers, clearly marked and signposted for this purpose and located as close as possible to the building’s entrance.

N/A

All parking areas shall be constructed of a sealed hard-standing, all-weather material, with parking bays and circulation aisles clearly delineated.


Directional signs for car parking areas, loading docks, delivery areas and the like should be designed in an attractive manner and should be located at a convenient point close to the main access to a development site. The colouring, type and scale of signage erected within individual properties should also be considered to ensure consistency within the development.


Page | 23

Whilst not negating the need for a landscaped buffer at the primary street frontage of properties, car parking areas should be visible from the road providing access to the site. This encourages the use of off-street car parking by both visitors and employees. In addition, car parking areas should be accessible to all parts of the development which they serve.


Applicants are encouraged to incorporate, in the design of their buildings, safe storage/parking areas for bicycles, with adequate shower and change facilities provided for staff.


6 Specific controls for the B7 Business Park zone

6.2 Detailed design guidelines

6.2.1 Subdivision and consolidation

(a) Minimum allotment size and dimension N/A

(b) Allotment shape

Lots are to be relatively regular in shape, although lot sizes should also be diverse to meet a range of land uses. These may range from those requiring wide street frontages and a minimum depth to those that require fewer frontages but a greater depth. Irregular shaped allotments with narrow street frontages should be avoided, particularly where several of these are proposed in an adjoining manner.

N/A

(c) Allotment orientation

Lots should be orientated and aligned:

So that future buildings can face the street to increase visual surveillance and to avoid streetscapes with loading docks and long blank walls

N/A

Page | 24

To facilitate solar efficiency

To encourage building design that has frontage to landscaped areas.

(d) Allotment access

Access to lots shall be sited to ensure that sight lines are unimpeded when exiting and entering the lot

Subdivisional roads should incorporate a road hierarchy that will accommodate the anticipated traffic volumes and vehicle types and be practical and legible for users.

N/A

(e) Allotment titles

Where a Strata or Community title subdivision is proposed, any space for parking or other purposes forming part of a sole occupancy unit required by Council must be included in the same strata lot as the unit. All landscaping, access areas and directory board signs not forming part of an individual unit will be required by Council to be included in any strata plan of subdivision as common property.

Applicants must demonstrate that, given the built form provisions of this section, the exclusion of an adjacent / adjoining allotment from their site will not adversely affect the development potential of that allotment.

N/A

6.2.2 Setbacks, site coverage and floor space ratio

N/A

(a) No building or hardstand area shall be erected within any setback

N/A

(b) All setback areas should be landscaped and maintained in accordance with the landscape provisions of this section

N/A

(c) Pedestrian access should be provided to all landscaped setback areas for maintenance and security purposes, but is not to be included in the designated landscape setback area

N/A

Page | 25

(d) No storage of any kind is permitted within landscaped setback areas

N/A

(e) The landscape setback areas should be designed to create attractive views from the public domain and reduce the bulk and scale of development

N/A

(f) Council may increase the minimum setback where the proposed development is of a bulk and scale out of character with existing development within the zone, or where the proposed landscape techniques are not sufficient to ameliorate the visual impact of the proposed development.

N/A

6.2.3 Building height and design

(a) To achieve attractive design, applicants are to consider a variety of building heights and footprints, a range of fascia treatments, facade treatments, rooflines and building materials

The proposed demonstrates suitable considerations in this regard.

(b) Applicants must give consideration to the following:

Integration of building design with landscape elements The proposed demonstrates suitable considerations in this regard.

The impact of building bulk and scale on district views No adverse impact envisaged. The proposed will act to enhance the aesthetics of the site.

Optimising building orientation and siting to natural elements such as topography, wind and sunlight, and to maximise aspect and views

N/A – existing structure

Articulation of building facades by elements such as:

- External structures, finishes, etchings and recessed patterns

- Decorative features, textures and colours - Locating offices and highlighting entries within front

facades - Prevention of blank wall building facades.

The proposed directly acts to compliment the desired articulation objectives.

Page | 26

Buildings with dual street frontages should be designed to ensure that:

- The building addresses the primary street frontage - Distinctive identifying architectural elements are

incorporated to provide sufficiently interesting and varied facades

- The amenity of any adjoining landscaped areas is preserved

- The location of roller shutters, loading docks and other building openings do not detract from the overall appearance of the building. Roller shutters and the like should not be located on the primary street frontage

- Visual interest in roof design, natural lighting and compatibility with the overall building design is achieved. Where visible from a public area, all rooftop or exposed structures (lift motor rooms, plant rooms etc), must be suitably screened and integrated with the building

N/A

The location of above ground water tanks to ensure they are not located forward of the front façade of the primary building, are not visible from the public domain and are suitably screened. Details (including elevations) of all water tanks must be submitted with the DA.

N/A

Page | 27

6.2.4 External building materials and colours

(a) Applicants are required to submit a materials sample board detailing external colours and finishes with all DAs

The subject application is envisaged to have been submitted with such information.

(b) External finishes should be constructed of durable, high quality and low maintenance materials

The proposed is envisaged to comply in this regard.

(c) All external walls of buildings used for office/showroom purposes should be constructed of brick, glass, steel, concrete, textured block work, pre-cast exposed aggregate panels or other materials approved by Council

The proposed is envisaged to comply, where appropriate, in this regard.

(d) External materials, including masonry, blockwork, galvanized iron, zincalum, timber or fibre cement should be painted or rendered


(e) External finishes should contain a combination of materials The proposed is envisaged to comply, where appropriate, in this regard.

(f) Use of metal cladding:

- The use of metal cladding is discouraged on the walls of a building, unless it can be satisfactorily demonstrated that it forms part of an architectural design solution and is used in association with masonry, glass and other high quality materials and used on the office component only]

- Where a side or rear elevation is visible from the public domain, the use of metal cladding must only comprise 50% of that wall’s building material


(g) Any wall visible from the public domain must be finished with a suitable material to enhance the appearance of that façade

The proposed directly responds to and achieves the subject outcome.

(h) Roofs should be either pre-coloured coated masonry tiles or pre-coloured metal

Noted

(i) Building materials should be selected such that reflection is minimised and will not adversely affect adjacent development, vehicular traffic and public domain areas


(j) The following should be considered in the choice of building materials in all developments:

- Energy efficiency - Use of renewable resources - Low maintenance - Recycled or recyclable - Non-polluting - Minimal PVC content


Page | 28

6.2.5 Ancillary buildings, storage and service areas

(a) Storage areas should be located within the confines of the primary building

The proposed is compliant in this regard

(b) Open storage areas visible from the public domain are not permissible

N/A

(c) Where any materials are to be stored outside the primary building, the storage areas are to be fully enclosed with solid fencing, surrounded by mature vegetation, and located as part of the primary building

N/A

(d) Open storage areas should not compromise truck or vehicle manoeuvring and car parking areas

N/A

(e) Ancillary buildings and storage sheds are to be located behind the setback lines and be consistent with the design of the main building

N/A – no such structure proposed

(f) Details of any proposed ancillary buildings, open storage and services areas must be submitted with any DA.

Noted

6.2.6 Entrance treatment

(a) Entrances to the site should be clearly visible, well signposted, well lit and landscaped

The existing is compliant in this regard. The proposed will act to further enhance the structure in this regard.

(b) Entries to buildings should be clearly visible to pedestrians and motorists and be integrated into the form of the building


(c) Architectural features are to be provided at ground level, giving an entrance element to any building and addressing the primary street frontage


(d) All entrance treatments, such as directory boards, must be located on private property, with appropriate positive covenants and restrictions on title to ensure the ongoing management of such treatments

Noted

(e) No form of advertising will be permitted on any entrance treatment facility.

Noted

Page | 29

6.2.7 Cut and fill

N/A

(a) Embankment batters and retaining walls are to be landscaped to reduce erosion and provide a suitable screen

N/A

(b) Appropriate soil erosion and siltation measures are to be implemented on site. Details of the proposed measures are to be provided with the DA

N/A

(c) A DA that includes cut and fill on a site adjoining a defined naturally formed creek or drainage channel shall address the potential environmental impacts of the proposed works on those areas.

N/A

6.2.8 Fencing

N/A

(a) Low feature walls are encouraged at entry driveways. These walls should be used for retaining purposes, as garden beds or as landscaped features and should be integrated into the overall design of the development

N/A

(b) Front and side boundary fences forward of the building line shall consist of an open wrought iron palisade style fence, finished in either dark green or black

N/A

(c) Side fencing behind the building line may comprise open-style fencing, plastic coated in dark green or black

N/A

(d) Pre-painted solid metal fencing and other solid fencing is not permissible.

N/A

Page | 30

6.2.9 Signage and lighting

(a) Signage is to relate to the use occurring on the property and should identify the relevant business name

Specific signage samples not available for review at the time of this report. Any signage, proposed or otherwise, is envisaged to comply with the appropriate standards as well as the Assessment Criteria prescribed within the State Environmental Planning Policy No 64—Advertising and Signage.

(b) Business identification signage should be attached to the wall of the main building and be designed to complement the architectural style of the building. Freestanding signs will only be permitted where signs are integrated with the landscaping and visual character of the site and surrounding area


(c) Directional signs for car parking areas, loading docks, delivery areas and the like should be located close to the main access of a development site. The design, colouring, type and scale of signage within individual properties should be consistent with signage across the whole precinct


(d) Signage is only to display corporate logos and company names and is not to occupy more than 10% of any facade or wall of a building, unless it can be demonstrated that the characteristics of the site or the building require a larger area of signage


(e) Details of all signage, including freestanding, fascia and wall signs must accompany DAs


(f) The design and lux of any internal or spot lighting shall be designed to avoid off-site or traffic safety impacts


Page | 31

(g) No form of moving or flashing signage or lighting is permitted within the precinct


(h) Signage is not to have a detrimental impact on the visual character of the site or surrounding area.


6.2.10 Safety and security

(a) Development which has the potential to present a crime risk will require a Crime Risk Assessment Report (Safer by Design Evaluation) to be submitted with the DA. The report should address the 4 crime prevention through environmental design principles of surveillance, access control, territorial reinforcement and space management

The proposed is not such that any adverse impacts in relation to CPTED principles are reasonably envisaged.

(b) Buildings should be designed to overlook public domain areas and provide casual surveillance

N/A – the existing achieves this outcome and the proposed will enhance it.

(c) Building entrances should be orientated towards the street to ensure visibility between entrances, foyers, car parking areas and the street


(d) Appropriate lighting should be provided to all cycle and pedestrian paths, bus stops, carparks and buildings


(e) Development should provide clear sight lines and well-lit routes between buildings and the street, and along pedestrian and cycle networks within the public domain

N/A – the existing achieves this outcome and the proposed will enhance on it.

(f) Consideration should be given to the use of landscape elements so as to not compromise the perceived level of safety.


Page | 32

6.3 Landscaping guidelines

(a) A landscape plan is to be prepared and submitted with all DAs. Information to be included on the landscape plan should include: North point

- Scale - Contours and spot levels - Main structures on the site (buildings, car

parking, driveways and service areas, walls, fences, paved areas, storage areas etc)

- Drainage structure and above ground water storage tanks

- Existing trees to be removed or retained - Proposed planting areas - Proposed turfed areas - Plant species schedule including botanical and

common names - Details of seating and other outdoor furniture

including bins, bollards and signs - Details of paving, fencing, wall and edge

treatments - Lighting - Irrigation systems and water requirements - Sections and/or elevations where necessary to

describe special features or alterations in levels - Name and contact details of the landscape

architect


(b) Site landscaping is to comprise trees, shrubs and groundcovers.


Page | 33

Streetscape and allotment frontages

(a) The streetscape design is to integrate vertical elements (trees, light poles and allotment signage) to provide consistency of elements and materials across the zone

The proposed directly acts to enhance and rejuvenate the streetscape presentation of built form from the site.

(b) Service lids and above ground structures are to be minimised in street frontages. Where possible, service lids are to be located adjoining pavement or kerbs to avoid small areas of turf or planting beds

N/A – no such elements are known to be proposed

(c) Street tree planting should be implemented at the subdivision stage to ensure plantings are visually consistent in height, spread and form across the zone

N/A

(d) A mass planted and mulched zone is to adjoin pedestrian and/or cycleways. The zone is to extend from the road carriageway into the building setbacks and is to be planted with a consistent theme of low groundcovers and mature vegetation. The mass planted zone is to be evenly graded towards the adjoining path at a maximum grade of 10m in length to 1m in height.


Allotment landscaping

(a) Allotment landscaping is to be undertaken as part of an integrated design with site planning and building design to:

- Reduce the scale of built form from the street - Provide tree species with a canopy equivalent

or larger than the height of the building at building corners and along facades, to reduce the visual impact and extent of continuous building façades

- Highlight architectural features and complement façade articulation

- Identify site and building entries, carpark entries and parking areas, in coordination with signage

- Mitigate adverse site conditions through buffering of western sun, provision of shade, wind protection and screening of poor views

- Maximise northern sun exposure - Integrate usable and attractive external seating

and amenity areas for staff, incorporating paved areas, soft landscape and shade planting (and canopies where necessary)


Page | 34

(b) The allotment landscape should incorporate hard and soft landscape elements in pavements, retaining walls, low walls and terracing, trees, garden bed planting, turfed areas and irrigation


(c) Tree plantings should be a minimum height of 1m at the time of planting. Mass plantings may use a variety of sizes including viro tubes


(d) The allotment landscape is to be provided with an automatic trickle irrigation system installed below mulch level. The system is to be supplied by the rainwater tanks on site


(e) Irrigation systems are to incorporate soil moisture monitoring where possible to ensure that moisture levels are maintained at an appropriate level


(f) Landscaped areas are to be separated from vehicular access areas by an appropriate edge, preferably a raised kerb


(g) Landscaped areas are to be separated from storage areas by an appropriate edge, preferably low walls. Signage and management strategies are to be put in place to ensure that storage activities do not impact on, and extend into, landscaped areas. No storage is allowed in landscaped setback areas.


Page | 35

Car parking areas

(a) Allotment car parking areas are to be effectively landscaped to:

- Reduce their visual impact - Reduce heat generation and glare

from hard paved surfaces - Provide shade for parked vehicles - Maximise potential for soft drainage

(non-piped) to soft landscaped areas or collection zones


(b) Carpark lighting design is to be coordinated with the preferred tree layout


(b) Dividing zones between parking bays should be landscaped as applicable to specific site conditions:

- Where pedestrian access will generate desire lines across the dividing zone, pedestrian trafficable wearing surface is required (e.g. stabilised gravel)

- Where pedestrian access is not required and some infiltration drainage may be provided, mass planted landscape areas (requiring flush kerb edge and wheel stops to car parking bays) must be provided

- Where a major drainage role is envisaged and pedestrian access is not required, a gravel surfaced trench with collection pipework draining to on-site storage or stormwater must be provided


(d) Clearly defined and appropriately surfaced pedestrian access links from parking areas to

N/A no changes proposed to the existing that would warrant further consideration in this regard. General

Page | 36

building entry points must be provided, incorporating kerb crossing ramps as required

enhancements and beautification envisaged to occur as the premise is upgraded post consent.

(e) Carpark landscaping is to be provided with an automatic trickle irrigation system installed below mulch level. Irrigation services provision must be implemented before carpark surfacing. The system is to be supplied by the rainwater tanks on site


(f) Irrigation systems are to incorporate soil moisture monitoring where possible to ensure that moisture levels are maintained at an appropriate level.


7 General

7.1 Services Suitable services envisaged to be already available to the subject site.

7.2 Pollution control The proposed is not envisaged to eb associable to any notable extents of air or water pollution.

No mechanical plant and/or equipment is envisaged that would infer acoustic outputs that were incompatible with the area.

Part A - Introduction and General Guidelines

6 Car parking

6.3 Specific land use requirements The subject premise, noting it is existing contains 18 on-site parking spaces.

Table 3.5 ‘Vehicle Generation Rates’ of the RMS Guide to Traffic Generating Developments describes the proposed use as having a LOW employee density and commercial vehicle generation rate. This is as opposed to the existing use defined as ‘medium’ in generation of such values.

The site is supported to direct access to major public transport networks within its walkable catchment.

Page | 37

APPENDIX ONE: MATERIAL SAFETY DATA SHEET

Page | 38

Page | 39

Page | 40

Page | 41

Page | 42

Page | 43

Page | 44

APPENDIX TWO: NATA ACCREDITED LABORATORY CERTIFICATE

Documents

CLIENT Richard Mumberson PROPOSAL DESCRIPTION