STATEMENT OF ENVIRONMENTAL EFFECTS - City of Ryde · 1 INTRODUCTION URBIS SA6475_7-11 TALAVERA ROAD, MACQUARIE PARK_SEE_LODGEMENT INTRODUCTION This Statement of Environmental Effects

STATEMENT OF ENVIRONMENTAL EFFECTS7-11 TALAVERA ROAD MACQUARIE PARK

NEW COMMERCIAL BUILDING & SITE UPGRADE

PREPARED ON BEHALF OF

DEXUSMARCH 2017

© Urbis Pty Ltd ABN 50 105 256 228 All Rights Reserved. No material may be reproduced without prior permission. You must read the important disclaimer appearing within the body of this report. urbis.com.au

URBIS STAFF RESPONSIBLE FOR THIS REPORT WERE:

Director Murray Donaldson

Senior Consultant Holly Patrick

Project Code SA6475

Report Number DA Lodgement_032017

URBIS SA6475_7-11 TALAVERA ROAD, MACQUARIE PARK_SEE_LODGEMENT

TABLE OF CONTENTS

1.1. The Proposal ......................................................................................................................................... 1

1.2. The Project Team ................................................................................................................................. 2

1.3. Cost of Works ....................................................................................................................................... 3

1.4. Report Structure .................................................................................................................................... 3

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

2.1. The Subject Site .................................................................................................................................... 4

2.2. Surrounding Development .................................................................................................................... 6

3. Site Context .......................................................................................................................................... 7

3.1. Macquarie Park ..................................................................................................................................... 7

3.2. Planning Background ............................................................................................................................ 9

4. Pre-lodgement Consultation ............................................................................................................... 11

4.1. Pre-Lodgement and UDRP Meeting ................................................................................................... 11

4.2. Test of Adequacy Lodgement ............................................................................................................. 16

5. Proposed Development ...................................................................................................................... 17

5.1. Overview ............................................................................................................................................. 17

5.2. Demolition ........................................................................................................................................... 20

5.3. Built Form ............................................................................................................................................ 21

5.4. Gross Floor Area ................................................................................................................................. 23

5.5. Landscaping and Pedestrian Connections ......................................................................................... 23

5.6. Tree Removal ..................................................................................................................................... 26

5.7. Parking and Access ............................................................................................................................ 26

5.8. Building A and Building B Works ........................................................................................................ 27

5.9. Art Strategy ......................................................................................................................................... 28

5.10. Waste Management ............................................................................................................................ 29

6. Section 79C Planning Assessment ..................................................................................................... 30

6.1. Introduction ......................................................................................................................................... 30

6.2. Compliance with Relevant Strategic and Statutory Plans and Policies .............................................. 31

6.3. Key Strategic Plans and Policies ........................................................................................................ 32

6.4. State Environmental Planning Policies ............................................................................................... 35

6.5. Ryde Local Environmental Plan 2013 ................................................................................................. 37

6.6. Ryde Development Control Plan 2014 ............................................................................................... 42

7. Key Planning Considerations .............................................................................................................. 43

7.1. Land Use ............................................................................................................................................. 43

7.2. Built Form Impacts .............................................................................................................................. 43

7.3. Access Network .................................................................................................................................. 45

7.4. Public Art ............................................................................................................................................. 47

7.5. Traffic and Parking .............................................................................................................................. 47

7.6. SustaiNable Transport ........................................................................................................................ 48

7.7. Environmental Sustainability ............................................................................................................... 48

7.8. Wind Impacts ...................................................................................................................................... 49

7.9. Acoustic Impacts ................................................................................................................................. 49

7.10. Waste Management ............................................................................................................................ 50

7.11. Stormwater and Flooding .................................................................................................................... 50

7.12. Accessibility ........................................................................................................................................ 52

7.13. Tree Removal and Landscaping ......................................................................................................... 53

7.14. Building Code of Australia .................................................................................................................. 54

URBIS SA6475_7-11 TALAVERA ROAD, MACQUARIE PARK_SEE_DRAFT

7.15. Fire Safety ........................................................................................................................................... 54

7.16. Geotechnical Considerations .............................................................................................................. 54

7.17. Contamination ..................................................................................................................................... 55

7.18. Servicing ............................................................................................................................................. 55

7.19. Construction Impacts .......................................................................................................................... 55

7.20. Safety and Security ............................................................................................................................. 56

7.21. Site Suitability ..................................................................................................................................... 56

7.22. Public Submissions ............................................................................................................................. 57

7.23. The Public Interest .............................................................................................................................. 57

8. Conclusion .......................................................................................................................................... 58

Appendix A Architectural Plans Prepared by HDR Rice Daubney.......................................................... 60

Appendix B Landscape Concept Plans Prepared by Arcadia ................................................................. 61

Appendix C Arboricultural Impact Assessment Prepared by Accurate Tree Assessment ...................... 62

Appendix D Traffic Impact Assessment Report Prepared by The Transport Planning Partnership ....... 63

Appendix E Civil Engineering Services Report and Stormwater Design Plans Prepared by Warren Smith & Partners ................................................................................................................................. 64

Appendix F Geotechnical Investigation Report Prepared by Douglas Partners ..................................... 65

Appendix G Preliminary Site Investigation Prepared by Douglas Partners ............................................. 66

Appendix H Acoustic Assessment Prepared by Renzo Tonin & Associates .......................................... 67

Appendix I Environmental Sustainability & Energy Efficiency Report Prepared by Cundall ................. 68

Appendix J Building Code of Australia Report Prepared by Mckenzie Group ....................................... 69

Appendix K Access Assessment Report Prepared by BCA Logic .......................................................... 70

Appendix L Fire Safety Engineering Strategy Prepared by Olsson Fire & Risk ..................................... 71

Appendix M Wind Assessment Prepared by Cermak Peterka Petersen ................................................. 72

Appendix N DA Cost Estimate Prepared by Turner and Townsend ....................................................... 73

Appendix O Waste Management Plans Prepared by Waste Audit and Consultancy Services .............. 74

Appendix P Demolition Methodology Statement Prepared by Donald Cant Watts Corke ...................... 75

FIGURES:

Figure 1 – Site Location Plan (Arcadia, 2017) .................................................................................................... 4

Figure 2 – The Subject Site (SIX Maps, 2017) ................................................................................................... 5

Figure 3 – View West on Lane Cove Road at the intersection of Talavera Road, South Eastern Corner of the Site. ..................................................................................................................................................................... 5

Figure 4 – Macquarie Park Strategic Centre (Draft North District Plan, November 2016) ................................. 7

Figure 5 – Macquarie Park Investigation Area (DP&E, 2017) ............................................................................ 8

Figure 6 – 7-11 Talavera Road: Development Consent History......................................................................... 9

Figure 7 – Proposed Commercial Building Looking West on Lane Cove Road (HDR Rice Daubney, 2017) .. 17

Figure 8 – Proposed Landscape Concept for New Commercial Building (Arcadia, 2017). ............................. 18

Figure 9 – Proposed Additional Works: Building A and Building B (HDR Rice Daubney, 2017). .................... 19

Figure 10 – Site Demolition Plan (HDR Rice Daubney, 2017) ......................................................................... 20

Figure 11 – Perspective View of Proposed Commercial Building Showing Relationship to Existing Site Development (HDR Rice Daubney, 2017)........................................................................................................ 21

Figure 12 – Photomontage of Proposed Commercial Building from Talavera Road (HDR Rice Daubney, 2017) ................................................................................................................................................................. 22

Figure 13 – Site Masterplan Landscape Plan (Arcadia, 2017) ......................................................................... 24

Figure 14 – Pedestrian Connections throughout the Site (HDR Rice Daubney, 2017) ................................... 25

Figure 15 – Proposed Additional Works: Building A and Building B (HDR Rice Daubney, 2017) ................... 27

Figure 16 – Art Strategy Plan (HDR Rice Daubney, 2017) .............................................................................. 29

Figure 17 – A Plan for Growing Sydney ........................................................................................................... 33


Figure 18 - Proposed Pedestrian Connectivity Plan (HDR Rice Daubney, Drawing Number 0102) ............... 39

Figure 19 – Talavera Road: Proposed Streetscape Elevation ......................................................................... 45

Figure 20 – Lane Cove Road: Proposed Streetscape Elevation ...................................................................... 45

Figure 21 – RDCP 2014: Figure 4.1.1. Access Network .................................................................................. 46

Figure 22 – Proposed Stormwater Layout Plan (WS+P, 2017) ........................................................................ 52

TABLES:

Table 1 – Project Consultant Team .................................................................................................................... 2

Table 2 –Numerical Details of Approved Development on the Site ................................................................. 10

Table 3 – Council Officer Comments and Response ....................................................................................... 11

Table 4 – UDRP Meeting Comments and Response ....................................................................................... 13

Table 5 – Accept, Check and Lodge items and response ................................................................................ 16

Table 6 – Proposed GFA .................................................................................................................................. 23

Table 7 – Proposed Parking Layout ................................................................................................................. 26

Table 8 – Assessment of the objectives of the EP&A Act. ............................................................................... 31

Table 9 – Existing and proposed site GFA ....................................................................................................... 40

Table 10 – Proposed Car Parking calculations ................................................................................................ 41

1 INTRODUCTION URBIS

SA6475_7-11 TALAVERA ROAD, MACQUARIE PARK_SEE_LODGEMENT

INTRODUCTION This Statement of Environmental Effects (SEE) has been prepared on behalf of DEXUS (the Applicant). It is submitted to Ryde Council in support of a Development Application (DA) under Part 4 of the Environmental Planning and Assessment Act 1979 (EP&A Act) for development at 7-11 Talavera Road, Macquarie Park (Subject Site).

1.1. THE PROPOSAL As a nationally significant research and business centre, Macquarie Park is a major employment, education, and lifestyle district.

In recognition of changes in work-life attitudes and the need to consider employee attraction, retention and satisfaction, business in the precinct is evolving. There is a demand for high levels of social amenity, a desire for quality urban spaces, and a recognition of the point of difference provided by the district’s accessibility and unique landscape assets.

The proposed works involve the construction of a new commercial building and an upgrade to the site at 7-11 Talavera Road, including improvements to the site landscape, connectivity and the public realm. This proposal is designed to ensure this important site it fit for purpose to accommodate the future growth of Macquarie Park and can provide a high quality lifestyle for all those who live, work and study in the area.

The DA seeks approval for the following works:

New commercial building (south eastern corner of the subject site)

The demolition of all buildings and associated structures in the south-eastern corner of the site.

The construction of an 11 – 12 storey ‘u-shaped’ building around a central atrium.

Five (5) levels of shared basement car and motorcycle parking.

Lower Ground Floor: Retail tenancies (accessible at grade) to the Lane Cove Road frontage (southern elevation), lower ground parking (below ground level in the northern section of the building), building lobby accessed via Lane Cove Road frontage, and bicycle parking accessed via at grade Talavera Road frontage.

Loading to service all activities within the new building located in the western section of the lower ground floor, accessible from Talavera Road via the internal site road.

Ground Floor: Five (5) retail tenancies, those fronting the internal road (north) accessed directly from the street frontage and those fronting Lane Cove Road (south) accessed internally due to the fall of the site to the south. A centrally located office space accessed via Talavera Road. The main building entry from the northern frontage to an entrance lobby.

Ten levels of office floor space (Levels 1 – 10) and rooftop plant and an outdoor terrace (Level 10).

A comprehensive landscaping concept and design for the site, directly adjacent to the proposed building, that includes street tree planting on Lane Cove Road and Talavera Road.

Maintaining the existing vehicle access to the site from Talavera Road.

A commitment to design excellence and to deliver the development with a focus on best practice for sustainability.

Site wide landscaping

A concept design for pedestrian connections through the site and landscape treatments that are integrated into the overall site design.


INTRODUCTION 2

The retention of 67 trees and the removal of 71 trees.

Building A

Demolition of building walls at ground level, resulting in the loss of 28 car parking spaces.

Construction of three new retail tenancies within the building footprint in the western section of the existing building.

Building B

Construction of new lift in the south-eastern corner of the building and access to lift lobby.

Reconfiguration of car park area adjacent to new building entry to provide for the new access arrangement.

1.2. THE PROJECT TEAM A number of specialist consultants were retained by the Applicant to assist in the preparation of the application, including:

Table 1 – Project Consultant Team

Consultant Input Appendix

HDR Rice Daubney Architect A

Urbis Town Planning SEE

Real Serve Surveyor A

Arcadia Landscape Design B

Accurate Tree Assessment Arborist C

The Traffic Planning Partnership Traffic and Transport D

Warren Smith & Partners Civil Engineer (Stormwater) E

Douglas Partners Geotechnical Engineer

Contamination

F

G

Renzo Tonin & Associates Acoustic Consultant H

Cundall Environmental Sustainability & Energy

Efficiency Consultant

I

Mckenzie Group BCA Consultant J

BCA Logic Access Consultant K

Olsson Fire & Risk Fire Engineer L

Cermak Peterka Petersen Wind Engineers M

Turner and Townsend Quantity Surveyor N

Waste Audit and Consultancy Services Waste Consultant O

3 INTRODUCTION URBIS


Consultant Input Appendix

Donald Cant Watts Corke Project Management + Demolition Statement P

1.3. COST OF WORKS The ‘cost of works’ for the purpose of determining the DA fee for the proposed development is calculated in accordance with clause 255(1) of the Environmental Planning and Assessment Regulation 2000 (the EP&A Regulation) at $148,990,561 including GST. This is detailed in the Quantity Surveyors Cost Estimate prepared by Turner and Townsend, attached at Appendix N.

1.4. REPORT STRUCTURE This SEE has been prepared in accordance with the requirements of Schedule 1 Part 1 clause 2(4) of the EP&A Regulation and is consistent with the requirements of Section 79C of EP&A Act which sets out the evaluation requirements for the consent authority when assessing a DA.

Accordingly, the SEE is structured into sections which provide the following:

A site and locality analysis.

A contextual background to the proposal.

An outline and response to the pre-lodgement consultation undertaken.

A detailed description of the proposal.

Consideration of the proposal in its strategic planning context.

Consideration of statutory planning requirements, including an analysis of the proposal against:

All relevant Environmental Planning Instruments (EPIs),

The applicable Development Control Plan (DCP), and

Other statutory and non-statutory planning documents relevant to the site or the development.

An assessment of the proposal’s potential impacts with regard to the above matters.

A conclusion.


SITE ANALYSIS 4

2. SITE ANALYSIS 2.1. THE SUBJECT SITE The subject site is centrally located within the Macquarie Park centre, in the City of Ryde LGA, approximately 12km north west of the Sydney CBD and 13kms from Parramatta.

Figure 1 – Site Location Plan (Arcadia, 2017)

The site is located at 7-11 Talavera Road, Macquarie Park, as identified in Figure 2 and is legally known as Lots 2 & 3 on DP 1014894 with a total area of 36,065m2.

The subject site currently accommodates four buildings and major tenants as follows:

Building A (Lot 2, DP 1014894): George Weston Foods and Brother International Australia.

Building B (Lot 2, DP 1014894): Nielsen Centre – Kanebridge Constructions.

Building C (Lot 3, DP 1014894): Ericsson Centre- Macquarie Long Day & Early Learning Centre.

Conference Centre, Rib and Rumps & Good Vibes fitness (Lot 2, DP 1014894): to be demolished as part of the proposal.

5 SITE ANALYSIS URBIS


Figure 2 – The Subject Site (SIX Maps, 2017)

The site features the following street frontages, shown in Figure 3:

East: Talavera Road, 197m.

South: Lane Cove Road, 181m.

Figure 3 – View West on Lane Cove Road at the intersection of Talavera Road, South Eastern Corner of the Site.

The site is well connected to public transport. It is located approximately 200m east of the Macquarie Park train station which services the T1 North Shore, Northern and Western lines. Macquarie Park will also provide a key commercial interchange with the Sydney Metro North West which is currently under construction, due for completion in 2019. The site has excellent access to the M2 Motorway which is part of the Western Sydney Orbital. Major roads in proximity to the site include Lane Cove Road and Delhi Road.


SITE ANALYSIS 6

2.2. SURROUNDING DEVELOPMENT Surrounding development is described below:

Immediately north of the site is 15 Talavera Road, comprising of an eight storey industrial building, now known as the ‘Kodak’ building. Further north of the site is Macquarie Shopping Centre and Macquarie University which consist of a range of retail, commercial and educational services.

Directly east of the site on the opposite side of Talavera Road lies Building C and Building D of the Talavera Corporate Centre, including the tenancies of Toshiba, Sanofi, Nutricia and D-Link Australia. Several bus services run through Talavera Road which connect Macquarie Park to Parramatta and Epping such as the 294, 458, 459 and 550 routes. Further east of the site is the M2 Motorway and a low-medium density residential area.

Immediately south of the site, adjacent to the conference centre is Lot 4 DP 1014894. The building operates as a hotel (Marriott Hotels- Courtyard Sydney, North Ryde). Further south of the site, on the opposite site of Lane Cove Road, are numerous fast food outlets including Sambal, KFC, Kismet Café and McDonalds. Beyond the urban area and on the southern side of the M2 Motorway is the Lane Cove National Park which extends from East Ryde to Pennant Hills and West Chatswood.

Directly west of the site is a large vacant block of land, for sale in October 2016. The land is identified as Lot 102 DP 1130630 and it is anticipated that this land will be developed in the near future. Also, immediately west of the site is Anytime Fitness Macquarie Park and 7-Eleven North Ryde. Further west of the site is the western boundary of the Macquarie Park Corridor which includes further commercial, retail, telecommunication and industrial services.

7 SITE CONTEXT URBIS


3. SITE CONTEXT 3.1. MACQUARIE PARK Macquarie Park, as shown in Figure 4, is a nationally significant research and business centre, specialising in the communications, medical research, pharmaceutical, computing and science sectors. Macquarie Park is located on approximately 200 hectares of land, of which 98 hectares are occupied by Macquarie University, along with the Macquarie Shopping Centre and restaurants, hotels, serviced apartments, a hospital and residential communities.

Figure 4 – Macquarie Park Strategic Centre (Draft North District Plan, November 2016)

To support growth and development into the future, specific planning controls have been developed for the Macquarie Park Corridor. These controls will help fund the delivery of new roads and park networks through development floor space and building height incentives. The application of these controls to the proposed development are addressed further in Section 6 of this report.


SITE CONTEXT 8

3.1.1. The Macquarie Park Investigation Area

The Department of Planning and Environment, Transport for NSW and City of Ryde Council are currently undertaking an investigation into opportunities to revitalise Macquarie Park and develop a long term strategic planning framework for the area.

A key aim of the investigation is to retain a commercial core to support long-term employment growth, and identify opportunities to enhance the area’s existing role as a major commercial centre.

The investigation will also identify potential opportunities for more jobs, homes, shops and restaurants within walking distance of the train stations. The investigation will also include an assessment of the infrastructure needed to support the area into the future, including improvements to transport, open space and community facilities.

The investigation will be undertaken in two stages. Stage one will be the preparation of a draft Land Use and Infrastructure Strategy. Following Stage one, there will be an investigation hold point to undertake an assessment of infrastructure costs which will inform whether to proceed with the second stage of the investigations. The second stage of the investigation will involve the preparation and exhibition of a detailed draft rezoning proposal.

At this time the Stage One investigations are being undertaken and the initial consultation program results are available. This will be used to inform Stage Two of the study.

Figure 5 – Macquarie Park Investigation Area (DP&E, 2017)

9 SITE CONTEXT URBIS


3.2. PLANNING BACKGROUND As set out in Section 2.1 earlier, the subject site accommodates four existing buildings – noting the conference centre is to be demolished as part of the current proposal.

Figure 6 sets out the approved development on the subject site and the relevant Council consent references for these approvals.

Figure 6 – 7-11 Talavera Road: Development Consent History


SITE CONTEXT 10

For the purposes of this application, it is important to set out the approved floor space across the site. These details are contained within Table 2 to allow for an assessment of the proposed development against the Council controls (Ryde LEP and Ryde DCP) that apply across the entire site, including previously approved development, for FSR.

The analysis of the approved developments on the site has allowed the remaining FSR and car parking allocations to be identified to ensure compliance of the current proposal set out in this DA. These matters are addressed under the relevant sections of the planning assessment at Section 7.0 of this report.

Table 2 –Numerical Details of Approved Development on the Site

Building DA Reference GFA

A 1999-LDA 99/919 13,662m2 (approved)

B 1999-LDA 99/919 16,029m2 (approved)

C 2001-LDA 01/319 9,047m2 (approved)

Conference centre 1999-LDA 99/919 1,370m2 (approved – to be

demolished)

TOTAL 40,108m2

11 PRE-LODGEMENT CONSULTATION URBIS


4. PRE-LODGEMENT CONSULTATION 4.1. PRE-LODGEMENT AND UDRP MEETING The Applicant met with Council Officers and the City of Ryde Urban Design Review Panel on 13 December 2016. A range of planning, design and technical matters were discussed to provide the project team an understanding of Council’s considerations for the assessment of the development proposal. This section of the report summarises the pre-lodgement discussions and explains how Council’s considerations have been addressed.

4.1.1. Council Officers

In summary, Council Officers indicated general support for the proposal and Table 3 sets out the meeting minutes issued and the response to these matters, as included in the application documentation.

Table 3 – Council Officer Comments and Response

Council Officer Comments Response

UDRP: The UDRP whilst supportive of the overall

concept, massing and architectural expression of the

project, has raised a number of issues that require

resolution before preparing any development

application for lodgement with Council. As

recommended by the UDRP any future development

application would be referred to the UDRP for a

review as to how the comments made by the UDRP

have been addressed in the final design of the

proposal.

All noted and UDRP comments fully addressed as

per response in Table 4.

Planning: It is noted that the proposal seeks to

increase the maximum permissible building height

and FSR controls to the maximum permissible under

the incentive provisions contained in Clause 4.6 (3)

of the RLEP. Council officers have indicated that any

increased building height and FSR must satisfy the

LEP criteria. Having regard to the criteria Council

may only consider the incentive height and FSR if a

suitable pedestrian link is provided through the site.

An assessment of the proposal under Clause 4.6 (3)

of the RLEP is provided within the SEE. In particular,

this assessment addresses the contribution of the

site to the wider Macquarie Park access network

through provision of a key pedestrian connection in

accordance with the DCP and future provisions for

linkages to neighbouring sites and the open space

network. Please refer to the SEE for further detail.

Traffic and Parking: Detailed car parking data

including dimensions and turning path must

accompany any development application lodged with

Council. The car parking plan should include

dimensions of the parking spaces, aisle width and

also incorporate swept path diagrams.

Council has recently developed a Draft Traffic

Impact Assessment Guidelines, and in accordance

with this TIA Guidelines, a Traffic Impact

Analysis/Report should be prepared and submitted

with any development application lodged.

The DA package includes car parking dimensions

and turning paths shown on the plans at Appendix A.

A Traffic Impact Assessment prepared by The Traffic

Planning Partnership covering the issues raised by

Council is provided at Appendix D.


PRE-LODGEMENT CONSULTATION 12

Council Officer Comments Response

Stormwater Management: The development will

warrant OSD and WSUD measures as per the DCP

control. The OSD storage will optimally need to be

located in the lower portion of the site, in proximity to

the point of discharge. Any future development

application lodged with Council must accompany a

stormwater management concept plan prepared by

a qualified Engineer and in accordance with Part

8.2- Stormwater Management of the DCP 2014.

A stormwater management concept plan and report

prepared by Warren Smith & Partners covering the

issues raised by Council is provided at Appendix E.

Waste Management: A detailed Waste

Management Plan must accompany and

development application lodged with Council. Bulky

goods storage facility is required to be provided

within the development.

A Waste Management Plan prepared by Waste

Audit and Consultancy Services covering the issues

raised by Council is provided at Appendix O.

CPTED Issues: The proposal should optimise the

visibility, functionality and safety of building

entrances. There should be opportunities for casual

surveillance and minimise opportunities for

concealment. As indicated earlier under the heading

‘safety’, an assessment of the application having

regard to the CPTED principles should accompany

any DA lodged with Council.

The proposal has been designed to address CPTED

principles throughout the site. A full assessment of

the proposal against CPTED matters has been

provided a section 7.20 of the SEE, prepared by

Urbis.

The proposed site layout and design aims to reduce

crime and anti-social behaviour as required in NSW

Government best practice guidelines.

Environmental Health: An acoustic report must

accompany any DA lodged with Council also

addressing the Mechanical systems such as: Air-

conditioning system, Mechanical ventilation system

of the basement car parks, and Noise and vibration

management of the above systems.

An Acoustic Report prepared by Renzo Tonin &

Associates covering the issues raised by Council is

provided at Appendix H.

Tree Removal: It is noted that the proposal would

require substantial tree removal which is a matter of

concern. However, any development application

lodged with Council must accompany an Arborist

Report in support of any tree removal.

An Arboricultural Impact Assessment and

accompanying plan and tree schedule prepared by

Accurate Tree Assessment is provided at Appendix

C. The assessment provides a comprehensive

review and tree retention strategy for the site.

Public Domain: Any future development application

lodged with Council must accompany a public

domain improvements plan, design of which are to

be undertaken in accordance with Public Domain

Technical Manual and section 4.0 of the DCP.

A public domain plan is included within the

application at Appendix B Landscape Plans. In

particular, Sheet 406 demonstrates the works to be

carried out within the Public Domain.

Submission of DA All points noted and proposed DA has been

compiled to include all submission requirements, as

per those identified through the Test of Adequacy

lodgement process. Including payment of relevant

fees.



4.1.2. UDRP

In summary, the UDRP indicated general support for the proposal and Table 4 sets out the Panel meeting minutes issued and the design response to these matters.

Table 4 – UDRP Meeting Comments and Response

UDRP Comments Response

The proposed commercial use is consistent with the

immediate context and zoning. Whilst the height

exceeds that of neighbouring structures, the

proposal ensures a reasonable contextual fit and is

consistent with the desired future character of the

area as expressed in Council’s LEP controls,

including height.

Alterations to the existing buildings to the west

include: adding new retail frontage to building A;

relocating the childcare in building B to the roof with

a new ground level lobby and lift; and replacing the

existing child care space and adjacent car parking

with a new gym. The existing gym location is

occupied by the new building. While the intent to

retrofit the site to include an active hub is supported,

the Panel questions the location of facilities in

relation to pedestrian circulation and desire lines and

to Council’s desired future public domain.

Greater consideration should be given to creating

safe pedestrian pathways within the site to key

destinations on the site and within the future context.

The DCP includes a new E-W road and two N-S

pedestrian links. While these may not be delivered

as part of this proposal, alterations to existing

buildings and pedestrian connections should

address these future linkages.

The proposed built form has been subject to a

rigorous site analysis process to ensure the design

outcome responds well to the attributes of the site

and surrounding context, including a building height

that is consistent with the provisions of the LEP.

The proposal has been amended following the

UDRP meeting and the proposal lodged does not

include the childcare or gyms works shown in the

UDRP presentation.

The proposal includes the creation of new retail

tenancies in Building A. The proposed retail

tenancies have been located to activate the

proposed pedestrian connections within the site.

These have been designed to front the pedestrian

pathway and will create a vibrant and active

environment that promotes passive surveillance and

pedestrian safety.

The proposal has sought to enhance the sites role in

providing connectivity throughout the precinct

through the provision of pedestrian paths and

securing future pedestrian connections as the site

develops. This includes the two east – west linear

DCP connections from Talavera Road to the

adjoining site.

Key movements into the site and between the

buildings located on the site to ensure safe and

efficient walking/ cycling paths that minimise

opportunities for pedestrian/ vehicle conflict. This

includes spacious and well defined pedestrian paths

adjacent to buildings, provision for pedestrian

crossings at logical and regular points and

landscaping to separate vehicles and pedestrians.

The full-height internal atrium has the potential to

offer enhanced amenity for its future occupants. It

does however result in a bulkier building which is

significantly taller than its neighbours and has a

larger footprint because of the atrium. The Panel

recommends that the outer northwest facing glass

wall of the atrium be moved towards the southeast

In response to the Panel’s comments the north-west

atrium wall has been recessed approximately 3m to

the south east. This results in a clearer break in the

building mass as viewed from the northern elevation.

The proposed atrium achieves space within the

building mass and provides the opportunity for

landscaping to be integrated within the building on



(deeper into the building) and that the recess in the

southeast façade be similarly deepened, so that the

building reads more emphatically as two wings with

landscape in between and therefore will have less

perceived bulk.

The relationships between the lower levels of the

building (lobbies) and the site topography (external

ground levels) does not seem to be well-resolved.

There appears to be a difference in height of about

one storey between Lane Cove Road, where the

main entrance to the building is located, and the rear

of the building, which addresses the existing

buildings on the larger site. Whilst the main entrance

is correctly located on Lane Cove Road, the main

lobby appears to be located at the upper rear level,

with access from the main entrance on Lane Cove

Road via a broad flight of stairs. The Panel

recommends that the main lobby be located at the

lower (Lane Cove Road) level so that it is directly

accessed from the main building entrance. Access to

the elevators from the rear could then be via a

gallery at the upper level.

At its southeast corner, the building presents a blank

wall at ground level facing Lane Cove Road. Behind

this wall is a loading dock. This should be relocated

and the current space allocated to an active use

such as a retail tenancy.

the upper levels. The building break in combination

with the landscaping softens the building form and

breaks down the perceived mass of the building at

this edge.

The ground floor levels of the proposed building

have been further considered following the meeting

with the Panel. This has led to the resolution of at

grade access from all frontages into the lower

ground (Lane Cove Road) and ground (internal road

and Talavera Road) levels of the building. This has

been achieved by managing the level changes

internally within the building to create an ease of

access for pedestrians and limit obstacles for

accessing the building. The resulting ground floor

plane presents as an activated street edge and

vibrant internal environment, contributing to the

pedestrian experience of the site.

At the recommendation of the Panel the lower

ground and ground floor spaces have been activated

with retail tenancies fronting Lane Cove Road. The

loading and servicing areas are located behind the

activated frontages to screen them from view.

The FSR of the proposal is not entirely clear,

however the proponent has stated that it is within the

maximum permissible FSR of 2.5:1.

The proposal results in a FSR across the site of

2.06:1. This is set out in Section 6.5.3 of this report.

Sustainability

The applicant’s presentation did not address

sustainability, but the following points are noted:

In summer the building, which is essentially a

glass box, will be subject to intense solar

radiation, particularly on the long northwest

facade. The submitted documentation mentions

glazing with integral shading systems. The design

must ensure that any such system provides

complete protection from unwanted solar impacts

The applicant should investigate the possibility of

using the atrium as an active, fully integrated

element in the lighting and HVAC design of the

building.

An Environmental Sustainability & Energy Efficiency

Report has been prepared for the proposal by

Cundall and is attached at Appendix I.

The report provides a summary of all the sustainable

design commitments of the proposed works and

demonstrates the compliance of the proposal with

Council’s Ecologically Sustainable Design (ESD)

objectives.

The proposed environmental sustainability and

energy efficiency measures to be incorporated within

the redevelopment of the site will promote

environmental excellence in terms of resource

efficiency, maintainability, safety, cost and flexibility

and human experience and well-being for the

operation of the site now and into the future.



It is assumed that current sustainable best-

practice design and materials and fittings

selections will be adopted.

Landscape

The Panel supports the stated intent to integrate the

external landscaping into the atrium and balconies.

Detailed development of the landscape design is

encouraged with particularly attention to streetscape

and sensitive level transitions. Some alterations to

existing car parking within the site is encouraged to

provide safe pedestrian footpaths and tree planting

(shade).

The proposal includes a comprehensive landscape

plan and planting scheme and is attached at

Appendix B. The proposed landscape design is

based on an integration between the architecture

and the landscape, this is set out in the design

principles of the landscape scheme:

This idea will be achieved through pushing and

pulling the landform and garden beds to ensure the

built form is nestled in the landscape. In particular,

on the northern side of the building where the

existing levels extend the landscape up, allowing for

a rolling landform which appears to sit amongst the

built form. Throughout the front entrance to the

building there is also opportunity for this language to

be continued. The garden beds and seating edge

play with this form to create an interesting and

functional edge.

The existing site layout has been reconfigured,

including car park changes, new landscaped areas

and new pedestrian crossings to provide safe and

efficient pedestrian connections through the site.

Amenity

As an office building, the proposal is not subject to

ADG requirements. However, the Panel notes that

the atrium design has the potential to offer high

levels of internal amenity for its future occupants.

The proposed atrium has been further developed to

enhance the internal environment for occupants of

the building and maximise solar access into the

building.

Aesthetics

At this early stage, only the proposed massing and

an overall concept for the architectural expression of

the building have been presented. Subject to the

suggestions made above, the Panel supports the

massing and glass facade concept.

The proposed materials and finishes of the

developed design are included in the application and

discussed at Section 5.3 of this report. The proposed

materials board has been developed to relate to the

built form within the surrounding Macquarie Park,

while offering differentiation for workers and visitors

to create a positive urban response.

A key feature of the design is the primary curtain

wall system proposed on the external facades of the

building and works as a shading device to control

heating and cooling of the building. This is shown in

Figure 12 and consists of clear glazing with solar

mesh overlaid in variable width strips, the mesh is

copper in colour with dark grey anodised framing.



4.2. TEST OF ADEQUACY LODGEMENT A copy of the application was lodged at City of Ryde Council on 20 February 2017 under the Accept, Check and Lodge process to enable a preliminary review by Council Officers. The matters set out in Table 5 were bought to the team’s attention and have been fully addressed in the final lodgement package.

Table 5 – Accept, Check and Lodge items and response

Accept, Check and Lodge Item Response

Complete demolition section of Application form

Provide photos of items to be demolished

Please refer to updated Application form.

Photos of the buildings to be demolished are shown

on the Site Demolition Plan at Appendix A.

Site Survey Plan Provided in Appendix A

Car parking dimensions and swept path diagrams Provided on the Architectural Plans at Appendix A

Specify use of retail spaces

Note re: restaurant grease trap facilities

Uses nominated and shown on Architectural Plans

at Appendix A

All future tenancies will be subject to separate use

and fitout DA’s or CDC’s. It is anticipated that these

issues will be addressed at this time.

Loading and unloading facility for the retail

component

All loading facilities are shown on the Architectural

Plans at Appendix A

Public Domain Improvement Plan The details of this are provided within the Landscape

Drawings provided at Appendix B.

Show existing ground level on all section drawings Existing ground level has been updated on the

relevant plans at Appendix A.

3D perspective drawings of the development These are provided within the Architectural

Statement at Appendix A.

UDRP review & fee Noted and additional fee will be paid prior to the

UDRP meeting.

Documentation copies 4 copies of all documentation have been provided, 2

electronic copies and 2 x A1 copies of the

Architectural Plans.

Referral to the Office of Water Noted. Additional cheques of $114 for Council and

$320 for the NSW Office of Water are provided.

17 PROPOSED DEVELOPMENT URBIS


5. PROPOSED DEVELOPMENT

5.1. OVERVIEW The DA seeks approval for the redevelopment of the south eastern corner of the subject site for a commercial building, including the following works:

The demolition of all buildings and associated structures in the south eastern corner of the site.

The construction of an 11 – 12 storey ‘u-shaped’ building around a central atrium.

Five (5) levels of shared basement car and motorcycle parking.

Lower Ground Floor: Retail tenancies (accessible at grade) to the Lane Cove Road frontage (southern elevation), lower ground parking (below ground level in the northern section of the building), building lobby accessed via Lane Cove Road frontage, and bicycle parking accessed via at grade Talavera Road frontage.

Loading to service all activities within the new building located in the western section of the lower ground floor, accessible from Talavera Road via the internal site road.

Ground Floor: Five (5) retail tenancies, those fronting the internal road (north) accessed directly from the street frontage and those fronting Lane Cove Road (south) accessed internally due to the fall of the site to the south. A centrally located office space accessed via Talavera Road. The main building entry from the northern frontage to an entrance lobby.

Ten levels of office floor space (Levels 1 – 10) and rooftop plant and an outdoor terrace (Level 10).

Figure 7 – Proposed Commercial Building Looking West on Lane Cove Road (HDR Rice Daubney, 2017)


PROPOSED DEVELOPMENT 18

A comprehensive landscaping concept and design for the site, directly adjacent to the proposed building, that includes street tree planting on Lane Cove Road and Talavera Road.

The retention of 67 trees and the removal of 71 trees.

Figure 8 – Proposed Landscape Concept for New Commercial Building (Arcadia, 2017).

Utilisation of the existing vehicle access to the site from Talavera Road.

A commitment to design excellence and to deliver the development with a focus on best practice for sustainability.

The DA also seeks approval for the following additional works within the site:

A concept design for pedestrian connections through the site and landscape treatments that are integrated into the overall site design.

Building A

Demolition of building walls at ground level, resulting in the loss of 28 car parking spaces.

Construction of three new retail tenancies within the building footprint in the western section of the existing building.

Building B

Construction of new lift in the south-eastern corner of the building and access to lift lobby.



Reconfiguration of car park area adjacent to new building entry to provide for the new access arrangement.

Figure 9 – Proposed Additional Works: Building A and Building B (HDR Rice Daubney, 2017).



5.2. DEMOLITION The proposal includes the demolition of all buildings and associated structures in the south eastern corner of the site and partial demolition to Buildings A and B as shown in the demotion plan and photos provided within the Architectural Package at Appendix A and at Figure 10. This includes:

A section of the western façade of Building A.

A section of the south eastern corner of Building B.

A tennis court and swimming pool (associated with previous conference centre use).

Landscaping and paved hardstand areas as required.

Associated services and infrastructure as required.

Figure 10 – Site Demolition Plan (HDR Rice Daubney, 2017)



5.3. BUILT FORM The proposed built form is set out in the Architectural Plans, supported by the Architectural Design Statement both prepared by HDR Rice Daubney and attached at Appendix A. The proposed built form strategy is described by HDR Rice Daubney as:

The proposed built form comprises of two floors aligned with Lane Cove Road, joined with an atrium facing Talavera Road.

As well as orientating the atrium to the north-east for improved solar amenity, the form creates articulated short faces toward the primary approaching views.

The simple form is then complemented by more playful ground level forms, and an overlay of organic patterning to the solar control on each facade.

Figure 11 – Perspective View of Proposed Commercial Building Showing Relationship to Existing Site Development (HDR Rice Daubney, 2017)

The basis of the built form has been informed by the following design principles:

Reflect the new brand of Macquarie Park as an active ‘campus’ within a high quality landscape setting.

Recognise the site as a northern ‘gateway’ to Macquarie Park along Lane Cove Road and from the M2.

Establish well defined street edges to improve urban quality and legibility.

Increase in maximum height towards Waterloo Road to recognise it as the primary built form and activity axis.



Figure 12 – Photomontage of Proposed Commercial Building from Talavera Road (HDR Rice Daubney, 2017)

Key objectives that informed the design experience and are achieved through the proposed development are set out as:

Deliver a prominent new building that signals the transformation from ‘business park’ to ‘landscape campus’.

Provide contemporary, flexible, and efficient large floor plates.

Create excellent internal amenity for small and large tenants alike.

Improve external and ground level amenity.

Contribute to the overall improved urban quality and amenity for Macquarie Park.

Project design confidence with an elegantly simple form, while achieving high environmental performance.

The proposed materials and finishes are shown on the elevation plans and detailed within the Architectural Design Statement at Appendix A. The proposed materials board has been developed to relate to the built form within the surrounding Macquarie Park, while offering differentiation for workers and visitors to create a positive urban response.

A key feature of the design is the primary curtain wall system proposed on the external facades of the building and works as a shading device to control heating and cooling of the building. This is shown in Figure 12 and consists of clear glazing with solar mesh overlaid in variable width strips, the mesh is copper in colour with dark grey anodised framing.



5.4. GROSS FLOOR AREA The proposal for the new commercial building includes the following GFA breakdown by use:

Table 6 – Proposed GFA

Land use Floor space

Retail 1,734m2

Office 34,506.8m2

Total 36,240.8m2

It is also noted that the proposed works to Building A will result in an additional 486m2 retail GFA within this building.

5.5. LANDSCAPING AND PEDESTRIAN CONNECTIONS The proposal includes a landscape concept design for the provision of key pedestrian links through the site, public domain works and open spaces for users of the site. A fundamental shaper of the proposed development throughout the design of the proposal has been the contribution of the development to the pedestrian environment on the site and linkages to the surrounding public realm.

The proposed public and private domain areas within the development have been designed with regard to the following principles:

The provision of high quality land/active public domain that allow for a variety of uses and user groups.

A public domain scheme that reinforces logical, clear and accessible connections through and into the site.

The provision of a landscape that harnesses the potential for WSUD within its design.

Provision of a high quality and comfortable environment that prioritises the pedestrian, and encourages safe and legible movement to, from, and within the site – including connections to the future Central Park.

Provision of comfort for workers through considered private and communal landscape spaces.

Increased biodiversity and environmental protection through plant species choice and hard materials.

Low water consumption planting.

High quality, low maintenance, robust streetscape materials.

A public domain that has been designed with regard to crime prevention through its design (consideration of CPTED principles).



Figure 13 – Site Masterplan Landscape Plan (Arcadia, 2017)

Figure 14 depicts the proposed pedestrian connections provided for in the site design, including:

Key movements into the site and between the buildings located on the site via defined pedestrian paths adjacent to buildings and pedestrian crossings at logical and regular points (heavy green dashed lines).

The two east – west linear connections from Talavera Road to the adjoining sites (pink lines).

Pedestrian movement into and through the proposed new commercial building at ground floor (green dashed lines).

The integration of landscaped areas, planting, furniture and active edges (grey hatching) as part of the pedestrian experience.



Figure 14 – Pedestrian Connections throughout the Site (HDR Rice Daubney, 2017)



5.6. TREE REMOVAL The proposal includes the removal of 71 trees and the retention of 67 trees in the south eastern section of the site to provide for the redevelopment of this area of the site.

The proposed trees to be removed are shown on the tree survey plan provided at Appendix C and detailed in the Arborist Report also provided at Appendix C.

The proposal includes a comprehensive scheme for replacement planting and landscaping concept across the site to offset the canopy loss from these trees.

Tree protection measures will be employed on site in accordance with the Australian Standard AS4970-2009, Protection of Trees on Development Sites for the retained trees.

5.7. PARKING AND ACCESS Retail, office and visitor parking including cars, accessible spaces, service vehicles, motorcycles and bicycles is provided within five basement levels. Table 7 provides a summary of the proposed parking provision.

Table 7 – Proposed Parking Layout

Location Car spaces Motorcycle spaces

Bicycle spaces

Lower Ground 34, including 6 visitor spaces 3 63

Basement Level 01 97

+ 4 accessible spaces

8



8



+ 3 small cars

8



+ 3 small cars

8



+ 3 small cars

8

TOTAL 564 43 63

Access to the basement levels is provided from the western elevation of the proposed building via the internal site street network. The two existing vehicle access points to the site from Talavera Road will be maintained.



5.8. BUILDING A AND BUILDING B WORKS In addition to the proposed new commercial building and site landscaping, the DA includes general improvement works to existing assets on the site to ensure the site continues to be fit for purpose for workers and visitors:

Building A

It is proposed to remove a section of existing carparking and louvres on this façade to construct three retail tenancies fronting the internal street network. The carpark slab will be removed in this area to provide for a new slab to match the footpath level.

The retail tenancies will feature glazed shopfronts, a signage zone and a new solid canopy as shown in Figure 15.

Building B

It is proposed to construct a new lift and lobby entry to provide separate access to Building B’s roof terrace. It is also proposed to construct a canopy on the roof terrace to connect the lift lobby and the existing building in all weathers. The new entry to the lift lobby will involve additional landscaped area adjacent to the building and the reconfiguration of the car parking spaces directly adjoining this entry point.

An upgrade to the carpark facade of Building B is also proposed and will be implemented through the proposed ‘Campus art strategy’ (See Section 5.9 of this report).

Figure 15 – Proposed Additional Works: Building A and Building B (HDR Rice Daubney, 2017)



5.9. ART STRATEGY The proposal includes an art strategy to enhance the urban environment. The strategy for art within the site includes the new building along with additional art throughout the site to provide cohesion between the buildings.

Mural or art wall pieces are proposed in key locations along major frontages within the site, the locations are shown in the Art Strategy Plan (pink lines) within the Architectural Design Statement at Appendix A and reproduced at Figure 16.



Figure 16 – Art Strategy Plan (HDR Rice Daubney, 2017)

A procurement and selection process for the artworks will be undertaken through the design development of the building.

The artwork will include the following themes and requirements:

Robustness and durability in external environment.

Allow for porosity to cover ventilation louvres of existing carpark.

Provide for legibility from main views into the site.

Include appropriate lighting to contribute to the public realm life after-hours.

5.10. WASTE MANAGEMENT Construction and operational waste management procedures are described in detail in the Waste Management Plan provided at Appendix O.


SECTION 79C PLANNING ASSESSMENT 30

6. SECTION 79C PLANNING ASSESSMENT 6.1. INTRODUCTION The Environmental Planning and Assessment Act 1979 (EP&A Act) is the key planning legislation in NSW. The Act provides guidelines for Councils to make new policies and assess development applications (EP&A Act).

This section of the report contains an assessment of the proposed development against the relevant heads of consideration contained in Section 79C (1) of the EP&A Act. In determining a development application the consent authority must take into account a range of matters relevant to the development including the provisions of environmental planning instruments; impacts on the built and natural environment, the social and economic impacts of the development; the suitability of the site; and whether the public interest would be served by the development. The assessment includes only those matters under Section 79C (1) that are relevant to the proposal as follows:

(1) Matters for consideration—general

In determining a development application, a consent authority is to take into consideration such of the following matters as are of relevance to the development the subject of the development application:

(a) the provisions of:

(i) any environmental planning instrument, and

(ii) any proposed instrument that is or has been the subject of public consultation under this Act and that has been notified to the consent authority (unless the Director-General has notified the consent authority that the making of the proposed instrument has been deferred indefinitely or has not been approved), and

(iii) any development control plan, and

(iiia) any planning agreement that has been entered into under section 93F, or any draft planning agreement that a developer has offered to enter into under section 93F, and

(iv) the regulations (to the extent that they prescribe matters for the purposes of this paragraph), and

(v) any coastal zone management plan (within the meaning of the Coastal Protection Act 1979), that apply to the land to which the development application relates,

(b) the likely impacts of that development, including environmental impacts on both the natural and built environments, and social and economic impacts in the locality,

(c) the suitability of the site for the development,

(d) any submissions made in accordance with this Act or the regulations,

(e) the public interest

Detailed consideration of Section 79C(1)(a) (b), (c), (d) and (e) matters is provided in the sections below.

31 SECTION 79C PLANNING ASSESSMENT URBIS


6.2. COMPLIANCE WITH RELEVANT STRATEGIC AND STATUTORY PLANS AND POLICIES

Under Section 79C (1) of the EP&A Act the consent authority is required to take into account the relevant provisions of any environmental planning instrument, draft instrument, or development control plan in their assessment of a DA. The following legislation is considered relevant to the proposed development:

Environmental Planning and Assessment Act 1979 (EP&A Act).

A Plan for Growing Sydney.

Draft North District Plan.

NSW Long Term Transport Master Plan.

NSW State Government: Making it Happen.

State Environmental Planning Policy 55 – Remediation of Land (SEPP 55).

State Environmental Planning Policy (Infrastructure) 2007.

State Environmental Planning Policy Advertising and Signage (SEPP 64).

Ryde Local Environmental Plan 2014 (as amended by State Environmental Planning Policy Amendment (North Ryde Station Precinct) 2013).

Ryde Development Control Plan 2014, in particular Part 4.5 (Macquarie Park Corridor).

The consistency and compliance with the relevant strategic and statutory plans and policies is detailed in the following sections.

6.2.1. Objectives of the EP&A Act

The objectives of the EP&A Act provide a policy framework against which the proposal is required to be considered. An assessment of the proposed development against the objectives of the EP&A Act is provided in Table 8.

Table 8 – Assessment of the objectives of the EP&A Act.

Objectives Response

(a)(i) encourage the proper management,

development and conservation of natural and

artificial resources, including agricultural land,

natural areas, forests, minerals, water, cities, towns

and villages for the purpose of promoting the social

and economic welfare of the community and a better

environment.

The proposal responds to the existing condition of

the site. Specialist studies have been carried out in

relation to the stormwater and geotechnical features

of the site. The proposed works address the

outcomes of these studies and proposes mitigation

measures to properly manage all identified impacts.

Additionally, the proposal seeks to develop the land,

provide office floor space and supporting retail

tenancies and open space provisions.

(a)(ii) encourage the promotion and co-ordination of

the orderly and economic use and development of

land.

The proposed development promotes the efficient

development of the land to accommodate

complementary land uses that will contribute to the

revitalisation of the site and existing centre.

(a)(iii) encourage the protection, provision and co-

ordination of communication and utility services.

Existing utilities and services are coordinated in the

civil works to serve the development of the subject

site.



Objectives Response

(a)(iv) encourage the provision of land for public

purposes.

This application will provide for open spaces and

pedestrian connections for the benefit of the existing

and future local community.

(a)(v) encourage the provision and co-ordination of

community services and facilities.

The proposal will utilise the abundance of existing

community services and infrastructure within

Macquarie Park.

(a)(vi) encourage the protection of the environment,

including the protection and conservation of native

animals and plants, including threatened species,

populations and ecological communities, and their

habitats.

The proposal will have no impacts on the native

plant and animal species and ecological

communities.

(a)(vii) encourage ecologically sustainable

development.

The principles of ecologically sustainable

development have been considered as part of this

proposal.

(a)(viii) encourage the provision and maintenance of

affordable housing.

N/A

b) promote the sharing of the responsibility for

environmental planning between the different levels

of government in the State, and

The development application will be determined by

the Sydney Planning Panel. The Applicant has

consulted with Council in the preparation of this

application.

(c) provide increased opportunity for public

involvement and participation in environmental

planning and assessment.

The proposal will be placed on exhibition for public

comments in accordance with the requirements of

the Environmental Planning and Assessment

Regulation 2000.

6.3. KEY STRATEGIC PLANS AND POLICIES An assessment of the proposed development against the key strategic plans and policies is provided in the following sections.

6.3.1. A Plan for Growing Sydney

The focus of A Plan for Growing Sydney is on boosting housing and jobs growth across all of Sydney. The document sets out a strategic plan to guide the growth of Sydney for the next 20 years.

Macquarie Park is identified as a Strategic Centre within the Strategy, a key centre within the Global Economic Corridor (shown in yellow), extending from Macquarie Park through the Sydney CBD to Port Botany and Sydney Airport, as shown in Figure 17. This corridor is nationally significant due to the extent, diversity and concentration of globally competitive industries, including sectors such as education, financial and other business services, communications, high-tech manufacturing and emerging industries such as biotechnology. These sectors are at the forefront of innovation in Sydney’s economy.

The strategy seeks to expand the global economic corridor by increasing employment opportunities and mixed-use activities and improving infrastructure supply. This includes strengthening connections from Macquarie Park to Parramatta, allowing Parramatta to grow as Sydney’s second CBD. Macquarie Park is identified as a key office market in Sydney, important for the city’s growth based on its capacity to accommodate office floor space and the strategic location within the Global Economic Corridor.



Figure 17 – A Plan for Growing Sydney

Key priorities for Macquarie Park are identified within the strategy as:

Work with council to retain a commercial core in Macquarie Park for long-term employment growth.

Work with council to concentrate capacity for additional mixed-use development around train stations, including retail, services and housing.

Facilitate delivery of Herring Road, Macquarie Park Priority Precinct, and North Ryde Station Priority Precinct.

Investigate potential future opportunities for housing in areas within walking distance of train stations.

Support education and health-related land uses and infrastructure around Macquarie University and Macquarie University Private Hospital.

Support the land use requirements of the Medical Technology knowledge hub.

Investigate a potential light rail corridor from Parramatta to Macquarie Park via Carlingford.

Investigate opportunities to deliver a finer-grain road network in Macquarie Park.

Investigate opportunities to improve bus interchange arrangements at train stations.

Work with council to improve walking and cycling connections to North Ryde train station.

In accordance with its identified importance within this economic growth area, charged with accommodating employment growth, the proposal seeks to contribute to the supply of commercial floor space and supporting retail opportunities. The proposed development will result in approximately 34,000m2 of new office floor



space within the Macquarie Park Corridor and enable the continued growth of this office market, supported by sufficient car, bicycle and motorcycle parking to ensure the growth in workers and visitors can be accommodated on site. The concept plan for the site also contributes to the green network of spaces within Macquarie Park through pedestrian and cycle connections in logical locations throughout the site and promotes the use of alternate and sustainable travel modes given the end of trip facilities provided and the site’s convenient proximity to public transport.

Overall, the proposal will continue to strengthen the centres location within the Global Economic Corridor and promote synergies with nearby centres to make a significant contribution to economic growth in a sustainable manner.

6.3.2. Draft District Plan North, November 2016

The recently released Draft North District Plan sets out a vision for the District to 2036 that includes – be a global sustainability leader, managing growth while maintaining and enhancing the District’s liveability, productivity and attractiveness for residents and visitors… Improvements across the District will strengthen global competitiveness, increase productivity and continue to provide a high quality of life for residents.

This draft District Plan identifies priorities and actions to realise the vision for the North District. In particular, the productivity priorities and actions are relevant to the proposed development – these focus on the District’s major centres as generators of jobs growth and diversity. The priorities seek to realise opportunities to leverage health, education and knowledge clusters and prioritise investment and detailed land use planning around the Northern Beaches Hospital, St. Leonards and Macquarie Park, combined with investment in transport to achieve accessibility between homes and jobs. The Draft District Plan flags Macquarie Park as the largest metropolitan office market in Greater Sydney in terms of office floor space.

To maintain this prominence, Action P3 relates specifically to the centre and is set out as: Create a sense of place, grow jobs and diversify activity in Macquarie Park.

Macquarie Park is identified as a Collaboration Area to maximise opportunities for the sustainable growth and economic prosperity of the centre, requiring a collaboration of different levels of government, the private sector and landowners.

In addition to the policy directions for strategic centres, planning for the Macquarie Park Collaboration Area will include considerations to:

Enable additional capacity for commercial floor space to maintain a commercial core

Improve urban amenity as the centre transitions from business park to a vibrant commercial centre, including reducing the impact of vehicle movements on pedestrian and cyclist accessibility

Deliver a finer grain road network to enhance pedestrian connections and provide new access points

Promote excellence in urban design by upgrading public areas

Deliver an innovation ecosystem in Macquarie Park, capitalising on the relationship with Macquarie University and nearby high-tech and medical corporations

Improve public transport connections to Parramatta and the District’s other strategic centres, including the Northern Beaches Hospital.

The proposal is directly consistent with the direction and priorities identified within the Draft North District Plan which support a centres approach to managing growth and boosting economic productivity, and includes:

Accommodating capacity for office floor space, contributing to meeting the demand for office floor space within Sydney.

Providing for safe and efficient pedestrian and cycle connections through and around the site.

A high quality building design lead by an experienced design team and developed through a rigorous design process with a robust site analysis and response.



Ensuring the proposal is integrated in to the surrounding campus developments and supports the relationship with surrounding land uses.

Promoting the use of alternate travel modes given the proximity to public transport services and the end of trip facilities provided within the proposed development.

6.3.3. NSW Long Term Transport Masterplan

The proposed DA is consistent with NSW Long Term Transport Master Plan as it:

Supports the intensification of activity around established transport infrastructure.

The proposal enhances the site’s role in providing connectivity throughout the precinct through the provision of pedestrian paths and securing future pedestrian connections as the site develops.

Provides for bicycle parking and end of trip facilities that will support the city’s Green Grid and the future investment in the cycling network.

6.3.4. NSW: Making it Happen

The proposed DA is consistent with goals of NSW Making it Happen as it aims to:

Contribute to improving the economy of Sydney through the creation of an innovative building design, the provision of commercial floor space, a variety of retail tenancies, the opportunities to connect to digital infrastructure and the unique connectivity afforded by the location adjacent to the public transport network.

Promote patronage on public transport by improving the legibility and accessibility to the available services and encouraging the use of alternative forms of sustainable transport through providing for bicycle parking facilities.

Enhance, through the introduction of pedestrian connections, the cultural and creative opportunities within the site.

Continue to engage with the community and key stakeholders throughout the planning processes.

6.4. STATE ENVIRONMENTAL PLANNING POLICIES 6.4.1. State Environmental Planning Policy 55 – Remediation of

Contaminated Land

A preliminary site investigation report prepared by Douglas Partners Pty Ltd has been undertaken for the proposed site redevelopment works to:

Identify potential sources of contamination and determine the potential contaminants of concern;

Identify potential human and ecological receptors; and

Identify potentially affected soil and groundwater.

The redevelopment site has a long history (circa 25 years) of manufacturing of radio valves and possibly other electrical parts.

Douglas Partners make the following recommendations as part of the site investigation undertaken:

Soil and groundwater - an intrusive soil and groundwater investigation is recommended to assess potential contamination on soil and groundwater at the site due to its historical commercial/industrial uses. A potential risk from vapour intrusion will need to be assessed and addressed if elevated levels of vapour-forming chemicals (e.g. VOCs, selected semi-volatile organic compounds, elemental mercury and some PCB and pesticides) are detected during the soil and groundwater investigation.

Waste classification - provisional waste classification will require confirmation at the time of excavation and/or stockpiling, prior to off-site disposal. It is also recommended that an additional in situ assessment of the soils, using test pits, prior to commencement of excavation, but after the demolition of buildings, be carried out as additional contamination



concerns (e.g. asbestos) may arise following demolition and previously inaccessible areas of the site can be accessed.

Hazardous material - as some of the buildings on the site are considered likely to contain hazardous building materials, a hazardous material building should be undertaken prior to demolition or alteration of site buildings and any asbestos removal works should be undertaken in accordance with the National Code of Practice: How to Safely Remove Asbestos (Safe Work Australia 2011).

On the basis of the report, including the recommended assessments to be undertaken, Douglas Partners conclude:

It is considered that the site can be rendered suitable for the proposed commercial development, subject to the findings of the above recommendations, and the implementation of any remediation actions resulting.

6.4.2. State Environmental Planning Policy – Infrastructure

The aim of the SEPP is to facilitate the effective delivery of infrastructure across NSW by identifying matters to be considered in the assessment of development adjacent to particular types of infrastructure such a classified roads and prescribing consultation requirements for certain development.

Traffic Generating Development (Clause 104)

Developments listed in the Schedule 3 of the SEPP are to be referred to RMS. Schedule 3 lists categories and sizes or capacity of developments which both have site access to a classified road (or within 90m) and access to any road. Certain characteristics of the development proposal trigger referral to the RMS for comment, such as:

Commercial premises with floor space of more than 2,500m2;

Parking for 50 or more motor vehicles; and

Shops of 500m2 or more.

Given the volume of the proposed commercial (retail) floor space and the number of parking spaces proposed, the proposal will be referred to the RMS for comment.

Further discussion on the proposed traffic and car parking is provided at Section 7 of this report.

6.4.3. State Environmental Planning Policy 64 – Advertising and Signage

SEPP 64 aims to:

(a) 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, and

(b) to regulate signage (but not content) under Part 4 of the Act, and

(c) to provide time-limited consents for the display of certain advertisements.

The development application includes areas on the building for the provision of future signage. The applicant is in the process of securing the tenants and their signage requirements are not yet finalised. Therefore, consent for the design of signage within the approved signage zones on the building will be lodged as a separate development application.

The design of the building, including the height, bulk and scale and the architectural features, has allowed for the signage zones in appropriate locations to provide effective signage for key tenants.



6.5. RYDE LOCAL ENVIRONMENTAL PLAN 2013 The relevant sections of the Ryde Local Environment Plan 2014 (RLEP) are as follows:

6.5.1. Land Use

The site is located with the B3 Commercial Core under the LEP. The B3 zone permits a broad range of uses including commercial, retail, educational, entertainment and community. The proposed redevelopment of the site is permissible with consent.

The objectives of the B3 Commercial Core zone are:

To provide a wide range of retail, business, office, entertainment, community and other suitable land uses that serve the needs of the local and wider community.

To encourage appropriate employment opportunities in accessible locations.

To maximise public transport patronage and encourage walking and cycling.

The proposed development is consistent with these zone objectives through:

Provision of diverse and compatible land uses – commercial tenancies and complementary ground floor retail premises, to provide vibrancy and activity within the precinct while allowing for the successful operation of each. The proposal will serve the workforce, visitors and the wider community.

Integration of a compatible mix of land uses in a location that is accessible through public transport – Macquarie Park Railway Station and various bus routes, and encourages walking and cycling through improvement works to the public domain and the provision of a bicycle centre/ end of trip facilities to provide for cycling initiatives.

The securing of key pedestrian connections, landscaping improvements and activation of these links to enhance the pedestrian experience within the site and encourage walking and cycling as a mode of transport throughout the precinct.

6.5.2. Building Height

The Height of Buildings Map specifies that the height that applies to the site is 37m (LEP Maps: HOB_004 & 008).

Clause 6.9 Development in Macquarie Park Corridor sets out to encourage additional commercial development in Macquarie Park Corridor co-ordinated with an adequate access network and recreation areas.

This provision provides for increased building height (and floor space ratio) on the subject site and the greater Macquarie Park Corridor, provided the following criteria are met:

(a) there will be adequate provision for recreation areas and an access network, and

(b) the configuration and location of the recreation areas will be appropriate for the recreational purposes of the precinct, and

(c) the configuration and location of the access network will allow a suitable level of connectivity within the precinct.

The Macquarie Park Corridor Precinct Incentive Height of Buildings Map specifies that the Maximum Building Height for the site is 45m.

To this end the proposed commercial building is 44.85m in height, designed to comply with the 45m maximum height. It is considered appropriate to utilise the building incentive height in this location for the following reasons:

The proposed built form has been subject to a rigorous site analysis process to ensure the design outcome responds well to the attributes of the site and surrounding context.



The proposed building mass and scale has been designed to provide a robust street edge on this prominent corner that adjoins a major road – Lane Cove Road.

The building sets an example of high architectural design quality that is well integrated into the surrounding streetscape and wider Macquarie Park Corridor.

The proposal includes a comprehensive hard and soft landscaping concept design for the site and surrounding public realm. These elements seek to soften the built form, integrate the building into the landscape and mesh the public and private realm to promote pedestrian connectivity through and within the site.

In terms of the specific criteria provided at Clause 6.9, the following assessment is made:

The proposal provides an appropriate provision of recreation areas across the site, this includes maintenance of the existing open space areas within the site to serve the working population. The addition of new recreation areas is proposed in the form of an outdoor garden adjoining the building – easily accessed via the retail ground level and the inclusion of a rooftop garden to accommodate the users of the new commercial building.

The provision of recreation space is commensurable with the predominantly office function of the site, noting the existing childcare centre has a specific recreation area associated with it, and the existing and proposed areas of open space surrounding the site. In particular, an area of open space known as Central Park is proposed to be formed directly to the west of the site, the proximity to Lane Cove National Park and the open space areas associated with the University campus will all contribute to the recreation provision for the corridor.

The proposal has sought to enhance the site’s role in providing connectivity throughout the precinct through the provision of pedestrian paths and securing future pedestrian connections as the site develops. Figure 18 below depicts the proposed pedestrian connections provided for in the site design, including:

The two east – west linear DCP connections from Talavera Road to the adjoining site.

Pedestrian movement into and through the proposed new commercial building at ground floor, providing identifiable entry points and unobstructed pedestrian flows.

Key movements into the site and between the buildings located on the site to ensure safe and efficient walking/ cycling paths that minimise opportunities for pedestrian/ vehicle conflict. This includes spacious and well defined pedestrian paths adjacent to buildings, provision for pedestrian crossings at logical and regular points and landscaping to separate vehicles and pedestrians.

Further, the introduction of ground floor retail tenancies for active uses such as shops and/or cafes restaurants – both in the new building and through retrofitting existing buildings, seeks to provide activated edges throughout the site to enhance the pedestrian experience and draw pedestrians to the logical desire lines through the site. This promotes safety by keeping people off the vehicle carriageways and keeping to the footpaths.

Provision for the continuation of key links into the future as surrounding sites are developed. At this time the creation of these connections is not appropriate given the existing development on the site and the layout of adjoining sites. For example, the southernmost future connection would currently enter into a side wall of the neighbouring building, however as future development occurs these links can be activated.



Figure 18 - Proposed Pedestrian Connectivity Plan (HDR Rice Daubney, Drawing Number 0102)



6.5.3. Floor Space Ratio

The Floor Space Ratio Map specifies that the Floor Space Ratio that applies to the site is 2:1 (LEP Maps: FSR_004 & 008).

As set out at Section 6.5.2 of this report for Building Height, Clause 6.9 Development in Macquarie Park Corridor sets out to encourage additional commercial development in Macquarie Park Corridor co-ordinated with an adequate access network and recreation areas.

This provision provides for increased floor space ratio (and building height) on the subject site and the greater Macquarie Park Corridor, provided the following criteria are met:

(a) there will be adequate provision for recreation areas and an access network, and

(b) the configuration and location of the recreation areas will be appropriate for the recreational purposes of the precinct, and

(c) the configuration and location of the access network will allow a suitable level of connectivity within the precinct.

The Macquarie Park Corridor Precinct Incentive Floor Space Ratio Map specifies that the Maximum Floor Space Ratio for the site is 2.5:1.

It is noted that the FSR applies across the entire site and the proposal has been designed to take into account the existing floor space on the subject site. Table 7 demonstrates the compliance of the site, including the remaining and proposed floor space, with Clause 4.3 Floor space ratio taking into account the incentive provisions of Clause 6.9.

Table 9 – Existing and Proposed Site GFA

Building GFA

A 13,662m2 (approved)

B 16,029m2 (approved)

+ 33m2 (proposed new lobby)

C 9,047m2 (approved)

Proposed commercial building 36,240.8m2 (proposed)

Proposed Building A retail 486m2

TOTAL 75,497.8m2

The subject site is 36,065m2 in area, resulting in a total FSR of 2.09:1.

To this end the proposed commercial building seeks to utilise the incentive for Floor Space Ratio for an additional 0.09:1 as it relates to the site which equates to an additional 3,367.8m2 GFA. It is considered appropriate to utilise the additional floor space incentive in this location for the reasons outlined at Section 6.5.2 as the proposal includes provision for an adequate access network and recreation areas.



6.5.4. Macquarie Park Corridor – off Street Parking Controls

Clause 4.5B sets out additional controls for the Macquarie Park Corridor, including:

1) The objectives for off-street parking controls in the Macquarie Park Corridor are as follows:

(a) to encourage the use of alternative types of transport by providing for accessibility by pedestrian, cycling and public transport,

(b) to ensure that local car parking is available.

2) The maximum number of off-street parking spaces for commercial and industrial development in the Macquarie Park Corridor is the number identified on the Macquarie Park Corridor Parking Restrictions Map.

The subject site is located within Area C on the Macquarie Park Corridor Parking Restrictions Map (Sheets MPP_004 & 005). Area C provides for 1 space per 80m2 of usable floor space.

The current proposal includes 36,240.8m2 (+486m2 for building A) of floor space (GFA) and 564 off street car parking spaces within the new basements.

Calculated across the site this results in the following proposed complying car parking when compared with the allowable on the site:

Table 10 – Proposed Car Parking Calculations

Land use Car parking control Requirement Proposal

Office (Levels 1 – 10 and

Dexus Hub at Ground

Level)

1 space per 80m2 LEP

maximum

34,506.8m2 /80m2 = 432

spaces maximum

497

Retail (Lower Ground

and Ground Levels)

1 space per 25m2 1,734m2 / 25m2 = 70

spaces minimum

Retail – Building A 1 space per 25m2 486m2/ 25m2 = 20

spaces minimum

20

Relocation of existing

approved spaces across

the site

N/A – 47 spaces

previously approved

47 spaces to be removed

due to site works

47 spaces to be

relocated to proposed

basement

TOTAL 522 + 47

= 569

517 + 47

= 564

The proposed car parking provision complies with the maximum car parking controls as set out in the RLEP to ensure that sufficient car parking is available to service the proposal while encouraging the use of alternative types of transport by providing for accessibility by pedestrian, cycling and public transport.

6.5.5. Stormwater Management

Clause 6.4 of RLEP requires that the consent authority in determining a development application to be satisfied that water permeable surfaces are maximised, on-site stormwater retention for alternatives to mains water supply, groundwater or river water, and avoid significant adverse impacts of stormwater runoff on adjacent properties, native bushland and receiving waters.

Stormwater management measures have been incorporated into the proposal including capturing roof runoff and reusing some of the water in the landscaping concept plan, as an alternative to potable water supply. Water quality treatment measures have been integrated into the stormwater management system and are detailed within the Stormwater Drainage Concept provided at Appendix E.



6.5.6. Environmental Sustainability

Clause 6.6 of RLEP requires that the consent authority in determining a development application to be satisfied that a number of environment sustainability measures have been achieved.

An Environmental Sustainability & Energy Efficiency Report has been prepared for the proposal by Cundall and is attached at Appendix I.

The report provides a summary of all the sustainable design commitments of the proposed works and demonstrates the compliance of the proposal with Council’s Ecologically Sustainable Design (ESD) objectives, in particular those set out in the RLEP, 2013 and RDCP, 2014.

The sustainable design objectives are delivered through the following moves which are detailed in the Cundall Report:

Integrated architectural design.

Minimising energy consumption and greenhouse gas emissions.

Reducing potable water consumption.

Sustainable transport facilities.

Enhanced indoor environment quality.

Use of sustainable materials.

Reduce construction waste and site emissions.

The proposed environmental sustainability and energy efficiency measures to be incorporated within the redevelopment of the site will promote environmental excellence in terms of resource efficiency, maintainability, safety, cost and flexibility and human experience and well-being for the operation of the site now and into the future.

6.6. RYDE DEVELOPMENT CONTROL PLAN 2014 The Ryde DCP 2014 sets out development guidelines for the subject site and surrounding public domain, to promote the development of Macquarie Park as a vibrant community and as a place to live work and visit.

The Ryde Development Control Plan (DCP) 2014 Part 4.5 Macquarie Park Corridor sets out the following vision for Macquarie Park:

Macquarie Park will mature into a premium location for globally competitive businesses with strong links to the university and research institutions and an enhanced sense of identity. The Corridor will be characterised by a high-quality, well-designed, safe and liveable environment that reflects the natural setting, with three accessible and vibrant railway station areas providing focal points. Residential and business areas will be better integrated and an improved lifestyle will be forged for all those who live, work and study in the area.

An assessment of the Corridor specific controls is provided in the following Key Planning Considerations section as they apply under each section heading. Given the detailed nature of the DCP controls that apply to the redevelopment site, the DCP controls are considered to be important to assessing the potential impacts of the proposed development.

43 KEY PLANNING CONSIDERATIONS URBIS


7. KEY PLANNING CONSIDERATIONS 7.1. LAND USE The proposed mixed use development has been designed to create a sense of identity and place through implementing the following principles:

Appropriate location of uses.

Sound understanding of market preferences.

Diversity of offering.

Review of opportunities and constraints of the site and the locality.

Creating a sense of place and local identity.

Appropriately balance increasing level of activity and vibrancy with office worker amenity.

In particular, the site layout has been designed in accordance with Section 8.5 of the DCP through the appropriately located site facilities within the development. This includes the ‘sinking’ of the loading and servicing facilities to the rear/ side of the lower ground floor and below the natural slope of the site. Further, upon the recommendations of the UDRP, the loading area has been sleeved with a retail frontage onto Lane Cove Road. Across the building plant areas and storage facilities are carefully integrated and hidden within the greater building envelope to minimise the visibility of these areas and eliminate any associated amenity impacts.

7.2. BUILT FORM IMPACTS Section 7.0 of the DCP seeks to encourage good design and to coordinate development within the corridor. The proposed built form been designed to respond to the characteristics of the site and the surrounding development in the Macquarie Park Corridor while achieving the future vision for the Corridor as expressed in the DCP and meeting the built form objectives of both the LEP and DCP controls. The Architectural Design Report provides a design ethos that was employed in the built form massing for the proposal at Appendix A.

In summary, the proposed building massing has been designed to:

Locate the building on the south eastern corner of the site where it can be accommodated, with minimal amenity and visual impacts, in order to provide for meaningful open space and pedestrian circulation areas at ground level.

Provide breaks in the building form to reduce building bulk and massing and provide for views into the site from external and internal spaces to the site.

Provide definition of streets, pedestrian connections and public open spaces.

Achieve view sharing principles.

Maintain sunlight to communal and public open spaces areas.

Building entrances are clearly articulated and easily identifiable for workers and visitors.

Address streets (internal and external) with retail and commercial frontages.

Using pedestrian links and open space areas through the site to create sightlines and generate pedestrian interest throughout the site.


KEY PLANNING CONSIDERATIONS 44

The proposed building has been designed in accordance with the setbacks and building separation set out at Sections 7.4, 7.9 & 7.7. This includes the following proposed building setbacks:

5m setback to Lane Cove Road.

5 m setback from a side (eastern) boundary.

2m setbacks to pedestrian pathways.

Underground and at grade parking located outside the required setbacks.

Minimum 20m separation between the proposed building and existing Building A.

However, it is proposed to setback a small section of the building 6.75m from Talavera Road, a variation to the 10m setback, with the reminder of the building within the 10m setback. The proposed variation to the setback is a design response to the topography of the site at this section and in recognition of the prominence of the Lane Cove Road and Talavera Road corner. The change in the setback control sought provides modulation to the building and offers an alternative design response to produce a more efficient building layout resulting in enhanced amenity for occupants.

In accordance with Section 7.8 of the DCP the proposed building bulk and form has been designed and orientated within the site to minimise impacts on the surrounding environment. In particular:

The proposed built form has been subject to a rigorous site analysis process to ensure the design outcome responds well to the attributes of the site and surrounding context.

The proposed building mass and scale has been designed to provide a robust street edge on this prominent corner that adjoins a major road – Lane Cove Road.

The building sets an example of high architectural design quality that is well integrated into the surrounding streetscape and wider Macquarie Park Corridor.

A key feature of the design is the primary curtain wall system proposed on the external facades of the building and works as a shading device to control heating and cooling of the building. This consists of clear glazing with solar mesh overlaid in variable width strips which has been coordinated with the overall façade design.

The proposal includes a comprehensive hard and soft landscaping concept design for the site and surrounding public realm. These elements seek to soften the built form, integrate the building into the landscape and mesh the public and private realm to promote pedestrian connectivity through and within the site.

The proposal includes floor plates of approximately 3,000m2 on levels above 8 storeys. This exceeds the 2,000m2 stipulated by the DCP. However, slender building forms are achieved through the introduction of an atrium in the eastern section of the building. This effectively creates two building forms while enhancing amenity to occupants and visitors through the introduction of natural light and ventilation.

Section 8.4 of the DCP addresses the relationship between site topography and buildings. In this regard, the proposal has sought to accommodate the site level change within the building footprint where possible. The resulting building allows for two ground floors, one accessed from each street frontage, that provide continuous pedestrian flow paths. Active uses are located within the building frontages at the ground floor planes as they relate to the street levels. Figures 19 and 20 demonstrate the integration of the building within the slope of the site.

In particular, the Lane Cove Road frontage has been set into the landform to ensure at-grade pedestrian access directly from Lane Cove Road and visibility of the ground floor from street level to promote activation, pedestrian safety and a defined street address to the site. The proposal aligns with the intention of the DCP to minimise the use of retaining structures and ramping where possible.



Figure 19 – Talavera Road: Proposed Streetscape Elevation

Figure 20 – Lane Cove Road: Proposed Streetscape Elevation

7.3. ACCESS NETWORK Section 4.0 of the DCP, Access network, aims to create a permeable network of streets and pedestrian connections to improve vehicular, pedestrian and cycle permeability within the Corridor. The design of



through site links is to maximise pedestrian accessibility, walkability, amenity and safety. The most successful connections are accessible, continuous, well lit and safe.

The access network as shown in the DCP at Figure 4.1.1 as it applies to the site is shown at Figure 21. This sets out two pedestrian connections which traverse the site east – west. The DCP notes that the locations for the required pedestrian connections are flexible subject to Council agreement.

Figure 21 – RDCP 2014: Figure 4.1.1. Access Network

The proposal makes provision for the two east – west linear DCP connections from Talavera Road to the adjoining site. It is noted that provision for these links has been made, however at this time the creation of these connections is not appropriate given the existing development on the site and the layout of adjoining sites. For example, the southernmost future connection would currently enter into a side wall of the neighbouring building, however as future development occurs these links can be activated.

On this basis the proposal has sought to achieve pedestrian connectivity through alternate means and by providing pedestrian paths and securing future pedestrian connections as the site develops. Figure 18 depicts the proposed pedestrian connections provided for in the site design, including:

Pedestrian movement into and through the proposed new commercial building at ground floor, providing identifiable entry points and unobstructed pedestrian flows.

Key movements into the site and between the buildings located on the site to ensure safe and efficient walking/ cycling paths that minimise opportunities for pedestrian/ vehicle conflict. This includes spacious and well defined pedestrian paths adjacent to buildings, provision for pedestrian crossings at logical and regular points and landscaping to separate vehicles and pedestrians.

Further, the introduction of ground floor retail tenancies for active uses such as shops and/or cafes restaurants – both in the new building and through retrofitting existing buildings, seeks to provide activated edges throughout the site to enhance the pedestrian experience and draw pedestrians to the logical desire lines through the site. This promotes safety by keeping people off the vehicle carriageways and keeping to the footpaths.



The proposed pedestrian connections have been designed in accordance with the controls at Section 4.2 and are of appropriate dimensions and accessible to all, are integrated with the overall site development, will provide clear sightlines, maximise activated frontages and ensure pedestrian safety at all times.

7.4. PUBLIC ART Section 5.10 of the DCP, Art in Publicly Accessible Spaces, seeks to include site specific integrated artworks in new developments within the Corridor. To this end the proposal incorporates an art strategy to enhance the urban environment. The strategy for art within the site includes the new building along with additional art throughout the site to provide cohesion between the buildings.

Mural or art wall pieces are proposed in key locations along major frontages within the site, the locations are shown in the Art Strategy Plan (pink lines) within the Architectural Design Statement at Appendix A and reproduced at Figure 16. The proposed art works will be well integrated within buildings on the site and the seek to connect the old with the new and link the built environment across the site. The proposed art locations will add life and vitality to the site, drawing pedestrians to explore the site and are an alternate means of identifying the pedestrian connections through the site.

Further details of the final artworks to be included will be documented post development approval and will include detailed construction and engineering plans to ensure public safety, robustness and maintenance requirements are considered in the final designs.

7.5. TRAFFIC AND PARKING An assessment of traffic and transport impacts has been prepared by The Transport Planning Partnership and is attached at Appendix D. The assessment examines the following aspects of the proposal:

The suitability of the proposed vehicular access arrangements.

The adequacy of the proposed off-street parking provision.

The proposed parking layout with respect to internal circulation and vehicle manoeuvrability.

The proposed internal site servicing and loading arrangements.

The Transport Report provides the following summary assessment of the proposal:

It is proposed to provide a total of 564 car parking spaces to facilitate the new commercial and retail uses of the development within a basement car park, which is considered satisfactory against the DCP and LEP 2014 parking requirements.

It is noted that 47 car parking spaces would be displaced to the proposed basement car park to facilitate landscaping and façade works within the commercial campus.

Traffic generation of the site is expected to be in the order of 328 additional vehicle trips in the peak hour to/from the site to the surrounding road network

The existing intersection and Lane Cove Road network currently operate near or at capacity during peak periods, with some excessive queueing and delays. This is expected to exacerbate in, with intersections set to operate above their operational capacity in the future years.

The proposed development would likely result in a slight increase in delays and queues, but it is noted that surrounding intersections are expected to continue to operate above capacity if no future road improvements are made.

Proposed future road upgrades and infrastructure improvements are currently being investigated by Council to facilitate future growth within the Macquarie Park Corridor and ease congestion in the short and long-term.

A framework travel plan should be implemented as part of the proposed development to facilitate a modal shift towards public transport usage as opposed to car usage, particularly for



single-occupancy car trips. The implementation of the FTP is expected to reduce the traffic impact associated with the proposed development.

Overall, it is concluded that the traffic and parking aspects of the proposed development would be satisfactory. Notably, the proposed development is considered to largely tie in with the NSW Government and City of Ryde Council’s plans to enhance Macquarie Park as a major commercial centre.

With regard to the specific DCP controls at Part 9.3, the proposed car parking provision has considered the objectives of the DCP and developed a car parking strategy for the site that aligns with the LEP and DCP parking controls for the site. This ensures that adequate parking is provided on the site for building users and visitors in accordance with the sites location within Macquarie Park. The proposal incorporates five levels of basement car parking to accommodate vehicles associated with the new building. Any ventilation grills or devices have been well integrated into the overall building design.

Further, the car spaces removed through the new retail space within Building A are proposed to be accommodated within the basement levels to further minimise the visual impacts of car parking on the surrounding area. The proposal also includes new landscaped areas within the site to provide screening of car park areas and soften the hard surfaces within the site.

7.6. SUSTAINABLE TRANSPORT Section 4.4 of the DCP requires new development to address travel demand management through a Framework Travel Plan (FTP). The key role of a Framework Travel Plan (FTP) is to bring about better transport arrangements to manage travel demands, particularly promoting more sustainable modes of travel, modes which have a low environmental impact such as walking, cycling, public transport and better management of car use.

Section 7.0 of the Transport Planning Partnership report attached at Appendix D provides a framework for the implementation of such a travel plan. The assessment concludes:

On the basis of all such measures being fully incorporated into the development, it is anticipated that the subject site would generate significantly less traffic than other commercial sites in the vicinity. Subsequently, this would have the positive effect in reducing the traffic impact associated with the proposed development on the surrounding road network.

7.7. ENVIRONMENTAL SUSTAINABILITY Section 9.0 of Macquarie Park Corridor (Part 4.5) and Part 7.1 Energy Smart, Water Wise (Section 2.4 New Shops, Industrial and Commercial Premises) of the RDCP set out Environmental performance standards. These are also to be considered in the context of those under Clause 6.6 of RLEP.

An Environmental Sustainability & Energy Efficiency Report has been prepared for the proposal by Cundall and is attached at Appendix I and are also addressed at Section 6.5.6 of this report.

The report provides a summary of all the sustainable design commitments of the proposed works and demonstrates the compliance of the proposal with Council’s Ecologically Sustainable Design (ESD) objectives. The proposal aims to incorporate energy saving measures to reduce the overall consumption of water, electricity and gas for the purposes of lighting, heating and cooling. This will include detailed design matters such as water efficient fixtures and water efficient landscaping. Design for natural ventilation and passive heating and cooling.

The sustainable design commitment made throughout the project is defined as follows:

The project will consider best sustainable practice in its design. The project aims to implement sustainability measures where proven to be cost effective and promotes opportunities to reduce the long-term cost of operating and maintaining the building. The following commitments are made:

To minimise construction waste.

To minimise energy consumption and reliance on mains power.



To reduce potable water consumption and waste water discharge.

The total targeted energy consumption for the base building is:

- no greater than 450 Mega Joules/annum/metre square [MJ/m²] (commercial)

- no greater than 900 Mega Joules/annum/metre square [MJ/m²] (retail).

The sustainable design objectives are delivered through the following moves which are detailed in the Cundall Report:

Integrated architectural design.

Minimising energy consumption and greenhouse gas emissions.

Reducing potable water consumption.

Sustainable transport facilities.

Enhanced indoor environment quality.

Use of sustainable materials.

Reduce construction waste and site emissions.

The proposed environmental sustainability and energy efficiency measures to be incorporated within the redevelopment of the site will promote environmental excellence in terms of resource efficiency, maintainability, safety, cost and flexibility and human experience and well-being for the operation of the site now and into the future.

7.8. WIND IMPACTS A Wind Assessment, attached at Appendix M, has been undertaken to assess the impact of the proposed development on the pedestrian level local wind environment in and around the proposed development.

The wind testing has been undertaken in accordance with the DCP, Section 9.1, which specifies that new developments in the Macquarie Park corridor are not to create uncomfortable or unsafe wind conditions, and are not to produce an increase in wind speed from existing conditions unless the increase remains within acceptability criteria for the intended use of the space. The criteria are given in terms of weekly gust-equivalent mean wind speeds and annual gust wind speeds.

The wind assessment report provides the following conclusions:

The proposed development is taller than the surrounding buildings, and will have an influence on the local wind conditions, increasing the wind speed for some directions, and providing shelter for others. On average, the wind conditions around the site would be expected to be similar to existing conditions, with the pedestrian level wind environment for the majority of locations being classified as suitable for pedestrian standing or walking, and all locations passing the distress criterion.

7.9. ACOUSTIC IMPACTS An Acoustic Assessment of the proposal has been undertaken by Renzo Tonin & Associates and is attached at Appendix H. The report addresses acoustic considerations in accordance with Section 9.2 of the DCP relating to:

Traffic noise intrusion from Lane Cove Road and Talavera Road.

Noise emission from proposed mechanical plant and equipment associated with the development.

Operation of existing commercial and retail premises surrounding the site.

It is noted that the underground rail line is located outside the assessment zones identified in the Department of Planning's publication Development near rail corridors and busy roads- Interim Guideline and has not been considered in the assessment.



The report highlights the following findings:

The study of external noise intrusion into the subject development has found that appropriate controls can be incorporated into the building design to achieve a satisfactory accommodation environment consistent with the intended quality of the building and relevant standards.

In order to control airborne traffic and comply with the nominated criteria, glazing recommendations have been incorporated in to the building design.

Noise emission from the site has been assessed in accordance with the EPA's Industrial Noise Policy (INP) and the Interim Construction Noise Guideline (ICNG).

Overall, the site is capable of complying with all relevant criteria through standard acoustic treatments which will be incorporated through the design development phase.

7.10. WASTE MANAGEMENT An operational Waste Management Plan (WMP) has been prepared by Waste Audit and Consultancy Services and is submitted at Appendix O.

The report provides an assessment of the estimated quantities of waste materials generated from the operational phases of the development, and explains the proposed management processes. The WMP has been prepared with reference to the Ryde’s Development Control Plan 2014 – Part 7.2 Waste Minimisation and Management.

The three key objectives of the WMP are:

To minimise the environmental impacts of the operations of the development.

To minimise the impact of the management of waste within the development on local residents.

To ensure waste is managed so as to reduce the amount landfilled and to minimise the overall quantity generated.

The estimated waste generation requires

The report proposes three separate waste management systems for the retail, residential and hotel components of the site redevelopment. It is proposed that the Council contract will service the residential and a private recycling and waste service providers to collect the retail and hotel waste.

The key feature of the residential waste management system is a waste chute which runs through the core of the building, allowing garbage and recyclable waste to be disposed of at the respective residential levels, and disposed of in the main waste store (Lower Ground Floor). Adequate space is allowed for in each apartment to store waste prior to disposal.

It will be the responsibility of building management to manage the bins beneath the chute to avoid overflowing, and to ensure that bins are put out for collection and returned to the waste room promptly afterwards. The plan also recommends signage and information to ensure correct operation by residents.

Retail waste will be collected within the tenancies in a dedicated storage area and moved to the main retail waste area on the Lower Ground Floor before collection by a private contractor. Waste associated with the hotel will be collected in a similar manner, held in an internal store area before collection from the loading dock area. All main waste stores will be provided with a bin wash area to maintain appropriate levels of amenity.

7.11. STORMWATER AND FLOODING Part 8.2 of the DCP, Stormwater and Floodplain Management, sets out controls for managing impacts of new development associated with stormwater management and flooding. To this end, Warren Smith & Partners (WS+P) have prepared a stormwater strategy plan (report and plans attached at Appendix E) for the proposed development to address the following matters:

Proposed on Site Detention (OSD) and stormwater drainage works.

Existing and proposed connections to Council drainage.



Water quality requirements.

Sediment and erosion control.

The Council requirements, as outlined in the City of Ryde Development Control Plan (DCP) 2013, Part 8.2 Stormwater Management and the Stormwater Management Technical Manual, dated 26th May 2015, are identified as follows:

Runoff entering the site from upstream properties must not be obstructed, concentrated or diverted;

All piped stormwater systems must be designed to cater for storms up to and including the 5% AEP storm event;

Overland flows must be designed to cater for storms up to and including the 1% AEP storm event;

On-Site Detention (OSD) systems must be designed to ensure that the stormwater discharged from the area of development for all storm events up to the 1% AEP event must not exceed the 20% AEP post development stormwater discharge flow that would occur without an OSD system;

Where it is proposed for the site to discharge to the kerb and gutter, the Permissible Site Discharge (PSD) shall be restricted to 30L/s;

When runoff is entering the development area from upstream catchments, the OSD systems must be designed to ensure that post development flows from the combined development area and upstream catchments shall not exceed pre-development flows during storms from the 20% AEP to the 1% AEP storm events of all durations, and;

The maximum extent of impervious development area bypassing the OSD system shall not be greater than 25% of the total impervious development area.

The Stormwater Strategy proposed for the site, as shown in Figure 22, provides for two separate pit and pipe systems to capture stormwater runoff and reticulate to two Council pits located in Lane Cove Road. One pit and pipe system will reticulate to the OSD tank located in the southern corner of the development site prior to discharging into the Council stormwater pit. The grated lid on the OSD tank will serve as a surcharge point for the tank in the unlikely event that the OSD outlet becomes blocked. The second stormwater networks will capture runoff from the eastern bypass area and connect into a Council pit further east along Lane Cove Road.

It is proposed that the stormwater discharged from the proposed development site will pass through a treatment system prior to entering the existing stormwater system. The upstream road catchment shall also be treated as it reticulates to the OSD tank. Treatment will be provided by Enviropod filter baskets and stormfilters.



Figure 22 – Proposed Stormwater Layout Plan (WS+P, 2017)

The report provided by WS+P at Appendix E also provides a flooding assessment (Section 4.4) as follows:

The area subject to the proposed DA is not classified as a flood risk precinct. The site is located within the Macquarie Park Catchment, with the Macquarie Park Floodplain Risk Management Study and Plan indicating that the development area has frontage to minor flooding on Lane Cove Road in the 5% AEP to the 1% AEP flood events. There is also some minor flooding experienced at the rear of the property through the access road leading in from Talavera Road and the carpark adjacent to Building C; however, this does not affect the development area.

The report contains the 5% AEP and 1% AEP flood maps taken from Ryde Council’s 2010 Macquarie Park Floodplain Risk Management Study and Plan to demonstrate this.

On this basis, it is considered that the proposal can be undertaken in a manner that does not adversely impact on neighbouring properties, the public drainage network or increase the threat to public safety.

7.12. ACCESSIBILITY A Preliminary Accessibility Report has been prepared in accordance with Part 9.2 of the DCP, Access for people with Disabilities, by BCA Logic and included at Appendix K. The report has addressed the key matters of consideration contained in the relevant local and state legislation in regards to access for people with a disability.

The statement of compliance indicates that the proposal complies or is capable of complying with the Disability (Access to Premises – Buildings) Standards 2010, the Building Code of Australia. The report also makes recommendations for detailed design work to come as part of the construction certificate stage and can be included as conditions of consent.



7.13. TREE REMOVAL AND LANDSCAPING The proposal includes the removal of 71 trees and the retention of 67 trees in the south eastern section of the site to provide for the redevelopment of this section of the site.

The proposed trees to be removed are shown on the tree survey plan provide at Appendix C and detailed in the Arborist Report also provided at Appendix C.

The arborist report makes the following recommendations with reference to Part 9.5 of the DCP: Tree Management:

That the removal of seventy-one (71) trees that will be subject to major TPZ encroachment is approved to allow the development to proceed as proposed subject to the provision of replacement planting in suitable positions on the subject property.

That replacement planting is provided in accordance with The City of Ryde Council’s requirements.

That all tree work is undertaken by a suitably qualified and insured contracting arborist in accordance with the provisions of the Australian Standard AS4373-2007, ‘Pruning of Amenity Trees’ and The Draft Code of Practice for Amenity Tree Work 2013.

That retained trees are protected in accordance with the provisions of AS4970-2009, ‘Protection of Trees on Development Sites’

That a Project Arborist is appointed to oversee tree management on the site during the works.

That the retained trees are monitored bi-annually or after severe weather events, to identify and manage any risks that may arise.

The proposal includes a landscape concept design for the provision of key pedestrian links through the site, public domain works and open spaces for users of the site. A fundamental shaper of the proposed development throughout the design of the proposal has been the contribution of the development to the pedestrian environment on the site and linkages to the surrounding public realm.

The proposed public and private domain areas within the development have been designed with regard to the following principles:

The provision of high quality land/active public domain that allow for a variety of uses and user groups.

A public domain scheme that reinforces logical, clear and accessible connections through and into the site.

The provision of a landscape that harnesses the potential for WSUD within its design.

Provision of a high quality and comfortable environment that prioritises the pedestrian, and encourages safe and legible movement to, from, and within the site – including connections to the future Central Park.

Provision of comfort for workers through considered private and communal landscape spaces.

Increased biodiversity and environmental protection through plant species choice and hard materials.

Low water consumption planting.

High quality, low maintenance, robust streetscape materials.

A public domain that has been designed with regard to crime prevention through its design (consideration of CPTED principles).

Based on the above recommendations and the comprehensive landscaping scheme proposed for the site and adjacent street tree planting, any impacts arising from the tree removals can be appropriately managed.



7.14. BUILDING CODE OF AUSTRALIA A Building Code of Australia Assessment Report has been prepared by McKenzie Group and is included at Appendix J. This report presents the findings of an assessment undertaken of the proposed design against the Deemed-to-Satisfy (DtS) provisions of the Building Code of Australia (BCA) 2016.

The assessment confirms the proposed design is capable of achieving compliance with the BCA. Some aspects of the design are proposed to be addressed by way of a fire engineered Alternative Solution to meet the relevant Performance Requirements of the BCA. These aspects will need to be addressed by an Accredited C10 Fire Engineer.

A detailed assessment will also need to be undertaken to verify compliance prior to the issue of a Construction Certificate.

7.15. FIRE SAFETY A Fire Safety Engineering Strategy has been prepared by Olsson Fire & Risk and is included at Appendix L. This report presents the findings of an assessment undertaken of the proposed design against the fire engineering requirements of the Building Code of Australia (BCA) 2016.

The Fire Safety Engineering Strategy confirms that an assessment can be undertaken by a C10 Accredited Fire Engineer in consultation with project stakeholders (including the Principal Certifying Authority), to demonstrate that the building will comply with the Performance Requirements of the BCA through combination of the following:

Becoming Deemed-to-Satisfy by way of design development.

Comparison to the BCA Deemed-to-Satisfy Provisions to demonstrate equivalence.

Compliance with the BCA Performance Requirements.

7.16. GEOTECHNICAL CONSIDERATIONS A geotechnical assessment has been undertaken by Douglas Partners and is attached at Appendix F. The assessment involved the following:

A geotechnical investigation was undertaken within the northern and eastern sides of the site to provide information on the subsurface profile for the assessment of excavation and groundwater conditions, and for the design of the basement excavation, shoring systems and foundations. The investigation comprised three deep boreholes cored into the underlying rock and the installation of a standpipe piezometer (Borehole 201: “upper” portion of the site), and laboratory testing of selected rock samples.

Douglas Partners identify the following matters for consideration that will be explored through the detailed design and construction methodology phases:

Site Preparation and Trafficability

Excavation Methodology and Support

Design Recommendations

Installation of Ground Anchors

Groundwater: Based upon the groundwater observations and ground conditions encountered during the investigation, the groundwater drawdown effects on adjacent properties are likely to be negligible. However, the following points are noted:

At this stage it is not possible to accurately estimate the likely extent and rate of seepage, although it is anticipated that seepage volumes will be relatively low (less than 3 ML/year) given the expected low permeability of the rock mass. The possible additional groundwater inflows from the faulted zone may increase these seepage volumes considerably.



Excluding the possible contribution from the faulted zone, seepage inflows through the rock mass and from defects are usually readily handled by sump and pump de-watering measures, with dewatering also likely to be required prior to placing concrete in foundation excavations and also after wet weather. Confirmation of whether additional dewatering measures are required for the faulted zone will be provided at a later stage of the project, following additional testing.

It will be necessary to provide for ample drainage of the excavation during construction, and at the same time to make provision for sub-floor drainage below the lowest basement floor level to effectively prevent hydrostatic pressures developing on the underside of the slab and on the walls of the basement, if the slab is designed for drained conditions.

Previous experience indicates that the groundwater from both the rock units encountered at the site can have moderate concentrations of dissolved solids, including iron. Once groundwater comes into contact with the atmosphere, precipitation of iron oxides is likely to occur and provision should be made for the filtering and/or cleaning of this precipitate from subsoil drains, sumps, pumps and other fittings over the medium to longer term.

Vibration Control

Foundations

Seismic Design

Overall the investigation undertaken finds that the site is suitable for the proposed development from a geotechnical context. The consideration and subsequent implementation of the recommendations detailed in the report will ensure the site is appropriately managed through the construction phase to avoid adverse impacts on the site and surrounding neighbours.

7.17. CONTAMINATION A site investigation report prepared by Douglas Partners Pty Ltd has been undertaken, attached at Appendix G, for the proposed site redevelopment works to:

Identify potential sources of contamination and determine the potential contaminants of concern.

Identify potential human and ecological receptors.

Identify potentially affected soil and groundwater.

On the basis of the report, including the recommended assessments to be undertaken, Douglas Partners conclude:

It is considered that the site can be rendered suitable for the proposed commercial development, subject to the findings of the above recommendations, and the implementation of any remediation actions resulting.

7.18. SERVICING The proposed development can be appropriately serviced to meet the servicing, safety and capacity requirements for the proposed operations on site.

7.19. CONSTRUCTION IMPACTS Part 8.1 of the DCP seeks to ensure adequate controls are in place on or near a site to minimise the impact of construction activities on adjoining properties. On this basis, a Sediment and Erosion Control Plan has been prepared by WS+P, attached at Appendix E.

This plan sets out a series of sediment and erosion control measures that are proposed to be implemented across the site. These will be developed in conjunction with the site contractor and additional environmental and site management practises for construction sites.



A Demolition Methodology Statement has been prepared by Donald Cant Watts Corke for the proposal and is attached at Appendix P. This document sets out the matters for consideration during the construction phase of the project ad where relevant refers to the consultant input on the project on these matters, including:

Demolition program & methodology.

Erosion and sediment control & Contamination.

Security.

Traffic management.

Hours of work.

Noise and vibration.

Air quality.

Waste management.

The consult input regarding the demolition and construction phase of the project demonstrates that the construction impacts of the proposal can be well managed and contained on site for the duration of this phase of works. Further, the site can be appropriately secured and finished to avoid any off-site impacts.

7.20. SAFETY AND SECURITY The principles of Crime Prevention Through Environmental Design (CPTED) have been incorporated into the design process for the project to identify and undertake potential improvements to the design which may help to reduce crime and anti-social behaviour as required in NSW Government best practice guidelines.

As stated by the NSW Government, CPTED aims to influence the design of buildings and places by:

Increasing the perception of risk to criminals by increasing the possibility of detection, challenge and capture.

Increasing the effort required to commit crime, by increasing the time, energy or resources which need to be expended.

Reducing the potential rewards of crime, by minimising, removing or concealing “crime benefits”.

Removing conditions that create confusion about required norms of behaviour.

The potential safety and security risk areas identified and specifically provided for with design mitigations included:

Car park areas.

Entry and exit points.

The proposed pedestrian connections.

Construction areas.

The proposed mitigation measures incorporated into the design included access control measures (barriers, fences), active surveillance measures (CCTV, security), adequate lighting, adequate wayfinding and security signage, and use of appropriate landscaping and materials. These will be adopted in the design development phase prior to the Construction Certificate stage.

7.21. SITE SUITABILITY In accordance with the matters for consideration under Section 79C of the Act, an assessment of the site suitability has been carried out.

The assessment concludes that the site is highly suitable for the proposed development for the following reasons:



The proposed development is permissible in the B3 Commercial Core Zone of the RLEP 2014, and fully aligns with the objectives of the relevant built form standards to provide for a site responsive design that provides high levels of amenity to workers and visitors and is well integrated with surrounding development.

The proposed development is appropriate for the site’s location within Macquarie Park Corridor and has excellent access to nearby transport and public recreation services. A range of retail tenancies are being provided as part of the development proposal, which will provide future workers and visitors of the site with convenient access to shopping needs.

Existing infrastructure is either sufficient for the proposed works or can be easily augmented to support the proposal.

The proposed development has been designed generally in accordance with the site specific controls which apply to the site. Where the proposal departs from the Council’s controls, it has been demonstrated that the proposal still achieves the objectives of the controls.

7.22. PUBLIC SUBMISSIONS No submissions regarding the application have been made at the time of writing this SEE.

7.23. THE PUBLIC INTEREST The proposed development is considered to be in the public interest as the proposal will have a number of important positive economic and social impacts, including:

Economically

The proposed construction of a new commercial building seeks to ensure this important site it fit for purpose to accommodate the future growth of Macquarie Park.

The provision of new retail and office floor space within the Macquarie Park Commercial Core will assist in meeting the demand for office floor space within Sydney and generate employment opportunities for the Ryde Community and greater Sydney.

Through the provision of diverse and compatible land uses – commercial tenancies and complementary ground floor retail premises, to provide vibrancy and activity within the precinct while allowing for the successful operation of each. The proposal will serve the workforce, visitors and the wider community.

The proposed development will enable the continued growth of this office market, supported by sufficient car, bicycle and motorcycle parking to ensure the growth in workers and visitors can be accommodated on site.

Overall, the proposal will continue to strengthen the location within the Global Economic Corridor and promote synergies with nearby centres to make a significant contribution to economic growth in a sustainable manner.

Socially

The proposal includes an upgrade to the site at 7-11 Talavera Road to provide a high quality lifestyle for all those who live, work and study in the area.

The integration of a compatible mix of land uses in a location that is accessible through public transport – Macquarie Park Railway Station and various bus routes, and encourages walking and cycling through improvement works to the public domain and the provision of a bicycle centre/ end of trip facilities to provide for cycling initiatives.

The securing of key pedestrian connections, landscaping improvements and activation of these links to enhance the pedestrian experience within the site and encourage walking and cycling as a mode of transport throughout the precinct.

The proposal will promote greater safety, permeability and activation of a key site in the Macquarie Park Commercial Core.


CONCLUSION 58

8. CONCLUSION The Statement of Environmental Effects (SEE) has been prepared by Urbis on behalf of DEXUS to accompany a Development Application (DA) to Ryde Council for 7-11 Talavera Road, Macquarie Park.

The purpose of this Statement of Environmental Effects has been to:

Present the proposed new commercial building on the site; and

Provide a detailed assessment of relevant matters of consideration having regard to the provisions of section 79C of the Environmental Planning & Assessment Act 1979.

The proposed development has been assessed against Council’s planning policies and is considered to be generally consistent with these provisions. Where the proposal departs from the Council’s controls, it has been demonstrated that the proposal still achieves the objectives of the controls.

The compelling reasons why a positive assessment and determination of the project should prevail are summarised below:

The design responds positively to the site conditions and the surrounding built environment. The design has been formulated having close regard to the desired character for the site, adjoining street edges, topography constraints, key pedestrian connections and the surrounding built form;

Sets a precedent for exemplary urban design outcomes for the site and Corridor that is well integrated into the surrounding streetscape and wider Macquarie Park Corridor;

Reinforce Macquarie Park as a Strategic Centre within Sydney’s Global Economic Corridor. This has been achieved through the provision of a high quality architecturally designed development which will reinforce the economic viability and function of the area and its surrounds that contributes to State Government targets for meeting the demand for office floor space within Sydney;

Proposes a mix of uses that are compatible and complementary with the objectives and vision for Macquarie Park Corridor, establishing a revitalised and activated ground floor plane with logical and activated connections through the site;

Promote sustainable transport initiatives – public transport, walking and cycling; and

The proposal has sought to enhance the sites role in providing connectivity throughout the precinct through the provision of logical, functional, safe and efficient pedestrian paths and securing future pedestrian connections as the site develops.

Having considered all the relevant considerations under Section 79C of the EP& Act 1979, it is concluded that the proposal represents a sound development outcome that respects and responds to the site location, context and the amenity of surrounding land uses. The proposal therefore is considered well-worthy of Council support and ultimately approval from the Sydney East Joint Regional Planning Panel.

59 DISCLAIMER URBIS


DISCLAIMER This report is dated 17 March 2017 and incorporates information and events up to that date only and excludes any information arising, or event occurring, after that date which may affect the validity of Urbis Pty Ltd’s (Urbis) opinion in this report. Urbis prepared this report on the instructions, and for the benefit only, of DEXUS (Instructing Party) for the purpose of Statement of Environmental Effects (Purpose) and not for any other purpose or use. To the extent permitted by applicable law, Urbis expressly disclaims all liability, whether direct or indirect, to the Instructing Party which relies or purports to rely on this report for any purpose other than the Purpose, and to any other person which relies or purports to rely on this report for any purpose whatsoever (including the Purpose).

In preparing this report, Urbis was required to make judgements which may be affected by unforeseen future events, the likelihood and effects of which are not capable of precise assessment.

All surveys, forecasts, projections and recommendations contained in or associated with this report are made in good faith and on the basis of information supplied to Urbis at the date of this report, and upon which Urbis relied. Achievement of the projections and budgets set out in this report will depend, among other things, on the actions of others over which Urbis has no control.

In preparing this report, Urbis may rely on or refer to documents in a language other than English, which Urbis may arrange to be translated. Urbis is not responsible for the accuracy or completeness of such translations and disclaims any liability for any statement or opinion made in this report being inaccurate or incomplete arising from such translations.

Whilst Urbis has made all reasonable inquiries it believes necessary in preparing this report, it is not responsible for determining the completeness or accuracy of information provided to it. Urbis (including its officers and personnel) is not liable for any errors or omissions, including in information provided by the Instructing Party or another person or upon which Urbis relies, provided that such errors or omissions are not made by Urbis recklessly or in bad faith.

This report has been prepared with due care and diligence by Urbis and the statements and opinions given by Urbis in this report are given in good faith and in the reasonable belief that they are correct and not misleading, subject to the limitations above.


APPENDICES

APPENDIX A ARCHITECTURAL PLANS PREPARED BY HDR RICE DAUBNEY

APPENDICES


APPENDIX B LANDSCAPE CONCEPT PLANS PREPARED BY ARCADIA


APPENDICES

APPENDIX C ARBORICULTURAL IMPACT ASSESSMENT PREPARED BY ACCURATE TREE ASSESSMENT

APPENDICES


APPENDIX D TRAFFIC IMPACT ASSESSMENT REPORT PREPARED BY THE TRANSPORT PLANNING PARTNERSHIP


APPENDICES

APPENDIX E CIVIL ENGINEERING SERVICES REPORT AND STORMWATER DESIGN PLANS PREPARED BY WARREN SMITH & PARTNERS

APPENDICES


APPENDIX F GEOTECHNICAL INVESTIGATION REPORT PREPARED BY DOUGLAS PARTNERS


APPENDICES

APPENDIX G PRELIMINARY SITE INVESTIGATION PREPARED BY DOUGLAS PARTNERS

APPENDICES


APPENDIX H ACOUSTIC ASSESSMENT PREPARED BY RENZO TONIN & ASSOCIATES


APPENDICES

APPENDIX I ENVIRONMENTAL SUSTAINABILITY & ENERGY EFFICIENCY REPORT PREPARED BY CUNDALL

APPENDICES


APPENDIX J BUILDING CODE OF AUSTRALIA REPORT PREPARED BY MCKENZIE GROUP


APPENDICES

APPENDIX K ACCESS ASSESSMENT REPORT PREPARED BY BCA LOGIC

APPENDICES


APPENDIX L FIRE SAFETY ENGINEERING STRATEGY PREPARED BY OLSSON FIRE & RISK


APPENDICES

APPENDIX M WIND ASSESSMENT PREPARED BY CERMAK PETERKA PETERSEN

APPENDICES


APPENDIX N DA COST ESTIMATE PREPARED BY TURNER AND TOWNSEND


APPENDICES

APPENDIX O WASTE MANAGEMENT PLANS PREPARED BY WASTE AUDIT AND CONSULTANCY SERVICES

APPENDICES


APPENDIX P DEMOLITION METHODOLOGY STATEMENT PREPARED BY DONALD CANT WATTS CORKE

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STATEMENT OF ENVIRONMENTAL EFFECTS - City of Ryde · 1 INTRODUCTION URBIS SA6475_7-11 TALAVERA ROAD, MACQUARIE PARK_SEE_LODGEMENT INTRODUCTION This Statement of Environmental Effects