STATEMENT OF ENVIRONMENTAL EFFECTS Construction of a … · The proposed excavation and earthworks include removal of approximately 3,000m3 of soil to accommodate the new basement

Myriad ConsultingPO Box 2104Rose Bay North NSW 20300414 402 [email protected] 40211831976

STATEMENT OF ENVIRONMENTAL EFFECTS

Construction of a new Warehouse and Depot Buildingwith Associated Office and Showroom, Basement CarParking and Associated Landscaping

8-10 Bourke Street, Strathfield South NSW 2136Lots 62 and 63 DP 1776

Prepared on behalf of Archebiosis Architects

September 2017

Myriad ConsultingPO Box 2104Rose Bay North NSW 20300414 402 [email protected] 40211831976

Approved by

NameCraig SchulmanBachelor of Science (Resource and Environmental Management)

Master of Urban and Regional Planning

Project Address 8-10 Gould Street, Strathfield South

Reference No.2017094

Date 1 September 2017 7 September 2017

Version DRAFT 1.0

Comment - -

Signed

Disclaimer

This report has been prepared on the basis of information available at the date of publication. While we have tried toensure the accuracy of the information in this publication, Myriad Consulting accepts no responsibility or liability forany errors, omissions or resultant consequences including any loss or damage arising from resilience in informationin this publication.

© Myriad Consulting

This document remains the property of Myriad Consulting, unless otherwise agreed under contract. Reproduction of any part is notpermitted without prior written permission.


WAREHOUSE | 8-10 GOULD STREET, STRATHFIELD SOUTH 3

Contents

1 Introduction ................................................................................................................ 4

1.1 Proposed Development..................................................................................... 4

1.2 Zoning and Permissibility ................................................................................. 4

1.3 Background ......................................................................................................... 4

2 Site Analysis................................................................................................................ 5

2.1 Location and Context ........................................................................................ 5

2.2 Site........................................................................................................................ 7

3 Proposal ....................................................................................................................... 9

3.1 Use ...................................................................................................................... 10

3.2 Demolition and Excavation ............................................................................ 10

3.3 Warehouse and Depot .................................................................................... 10

3.4 Signage .............................................................................................................. 11

3.5 Landscaping ...................................................................................................... 11

3.6 Materials and Finishes..................................................................................... 12

4 Section 79C (1)(A)(I) Environmental Planning Instruments.......................... 13

4.1 Strathfield Local Environmental Plan 2012 ................................................ 13

4.2 State Environmental Planning Policy No. 55 - Remediation of Land .... 15

5 Section 79C (1)(A)(III) Development Control Plans ........................................ 16

5.1 Part D: Industrial Development .................................................................... 16

6 Section 79C(1)(B) Impact on the Environment ................................................ 20

6.1 Zoning and Permissibility ............................................................................... 20

6.2 Design and Streetscape.................................................................................. 20

6.3 Environmental Impact .................................................................................... 20

6.4 Site Suitability .................................................................................................. 20

6.5 Crime Prevention through Environmental Design .................................... 20

6.6 Building Code of Australia.............................................................................. 21

6.7 Public Submissions and the Public Interest ............................................... 21

7 Conclusion ................................................................................................................. 22



1 INTRODUCTION

This Statement of Environmental Effects has been prepared on behalf ofArchebiosis Design to accompany a development application for the demolitionof the existing buildings on the site and construction of a new warehousebuilding at 8-10 Gould Street, Strathfield South.

1.1 Proposed Development

The proposed development is for the construction of a new industrialwarehouse and depot building with associated office and showroom, basementcar parking and associated landscaping.

The premises will be occupied by a construction and materials supply company.

The warehouse will provide space for building related materials, fittings andfinished to be used in the finished building products.

The showroom will provide customers with samples of various finishes, tilesand fittings that can be used in the final product or for purchase. The depot willaccommodate space for the storage of building related machinery (such asexcavators, bobcats, cement mixers, cherry pickers and the like) as well asscaffolding to be used on various development sites being constructed byAland.

1.2 Zoning and Permissibility

The proposed works and use are permissible within the IN1 General Industrialand will be below the maximum permissible height of 12.

The new warehouse and depot will have a total gross floor area (GFA) of1,018m2 with a floor space ratio (FSR) of 0.91:1 and will include an office andshowroom component of 254m2 or 25% of the total floor area.

Overall, the proposed development is permissible within zone and is generallycompatible with neighbouring properties and land uses, and will not generateany significant impacts on surrounding residents.

1.3 Background

Approval History

A development application for ‘demolition of existing structures and removal oftrees’ was approved on 18 October 2016 (DA 2016/098). The works associatedwith this approval have commenced and the site is currently vacant except fora concrete slab and several small trees and bushes.



2 SITE ANALYSIS

2.1 Location and Context

The site is located at Strathfield South in the Strathfield Local Government Area(LGA). It is located within a light industrial zone that adjoins an enterprise zonearea located along Liverpool Road (Hume Highway). The area is generallycharaterised by warehouse buildings and complexes in a range of styles anddesigns.

Gould Street and its surround is generally characterised by warehouse buildingsand complexes.

The developments on the northern end of Gould Street, perpendicular toLiverpool Road include several fast food outlets and a 24-hour, 7-daygymnasium.

Figure 1

Aerial of site andsurrounding area(site indicated byred marker)

(Source: GoogleMaps)

Figure 2

Aerial of site andsurrounding locality(site outlined in redand shaded yellow)

(Source: SIXViewer)



Figure 3

Extract of theZoning Map showingthe site locatedwithin the IN1Industrial Zone withthe B6 EnterpriseCorridor zonelocated to the northalong LiverpoolRoad (HumeHighway)

(Source: PlanningPortal)

Figure 4

View of Gould Streetto the south

Figure 5

View of Gould Streetto the southtowards LiverpoolRoad (HumeHighway)



2.2 Site

The site is located at 8-10 Gould Street Street and comprises of two allotmentslegally described as Lots 62 and 63 DP 1776 with a total site area of 1,115m2.

The site has recently been cleared in accordance with DA 2016/098 and iscurrently vacant except for a concrete slab and several small tress/bushes.

Access

Access to the site is provided directly off Gould Street via the several vehiclecrossings.

Topography

The site is generally flat with a fall of approximately 2m towards the rear of thesite.

Figure 6

Aerial of site andsurroundingproperties (siteoutlined in red andshaded yellow)

(Source:SIXViewer)

Figure 7

Extract of the sitesurvey showingthe subject andneighbouring sites



Figure 8

Site andneighbouringdwellings alongGould Street

Figure 9

View across thesubject site



3 PROPOSAL

The proposed development is for the construction of a new industrialwarehouse and depot building with associated office and showroom, basementcar parking and associated landscaping.

The new warehouse and depot will have a total gross floor area (GFA) of1,018m2 with a floor space ratio (FSR) of 0.91:1.

The warehouse will include an office and showroom component of 254m2 or25% of the total floor area.

Figure 10

Extract of theproposed roof/siteplan

Figure 11

Extract of theproposed frontelevation

Figure 12

Extract of theproposed section



3.1 Use

The premises will be occupied by construction and materials supply company.

The warehouse will provide space for building related materials, fittings andfinished to be used in the finished building products.

The showroom will provide customers with samples of various finishes, tilesand fittings that can be used in the final product or for purchase.

The depot will accommodate space for the storage of building relatedmachinery (such as excavators, bobcats, cement mixers, cherry pickers andthe like) as well as scaffolding to be used on various development sites beingconstructed by Aland.

Operating Hours

The proposed operating hours include 6am to 7pm Monday to Sunday.

Access, Parking and Traffic Movements

Access to the premises will be provided via the access driveway directly offGould Street.

The front hardstand driveway area will allow for trucks and other vehicles toenter and exit in a forward direction as well as to allow a truck to reverse intothe loading dock area with ease.

Space has been provided for a loading dock and a smaller services vehicle onground level.

All staff and visitor car parking has been provided in the basement that isaccessed via the ‘two-way’ ramp off the internal driveway. The basement carpark will provide 11 car spaces, including a disabled car space.

Traffic Movements and Waste Collection

Refer to the detailed Traffic and Parking Study prepared by Loka ConsultingEngineers and submitted with this application for further details on theproposed parking provisions, traffic movements and waste collection.

3.2 Demolition and Excavation

All demolition works will be carried out in accordance with the previousapplication for ‘demolition of existing structures and removal of trees’ approvedon 18 October 2016 (DA 2016/098).

The proposed excavation and earthworks include removal of approximately3,000m3 of soil to accommodate the new basement.

3.3 Warehouse and Depot

The proposed building will comprise of a contemporary styled two-storeywarehouse building with basement car parking and depot/storage area. It willincorporate a lightwell with void that will maximise natural internal light andventilation and overall amenity.



Basement

The basement area will provide all the onsite staff and visitor car and bicycleparking, depot area for the storage of machinery, scaffolding and the like,waste storage and recycling room, mechanical plan and electrical room.

Ground Floor

The ground floor will provide the main entrance to the building, a receptionarea, showroom, loading dock area, warehouse and general storage areas,bathrooms and other staff amenities.

First Floor

The first floor will provide the office space, additional warehouse storage areaand bathroom facilities.

3.4 Signage

The proposed signage includes a single wall sign to be located on the first floorabove the main basement ramp entrance.

3.5 Landscaping

The proposed landscaping includes a 2m strip along the site frontage, betweenthe two access driveways and a 1.2m wide strip along each side boundaryforward of the main building line.

Other landscaping includes plantings within the internal courtyard area. Thelandscaping will comprise of a range of local plant species.

Figure 13

Extract of theproposedlandscape plans



3.6 Materials and Finishes

The proposed materials and finishes include:

Structural walls will be concrete pre-cast panels.

Front façade will comprise of a mix of glass, aluminum window framesand exposed concrete.

Figure 14

Examples of theproposed materialsand finishes



4 SECTION 79C (1)(A)(I) ENVIRONMENTAL PLANNINGINSTRUMENTS

This section provides an assessment of the environmental effects of theproposed development in accordance with Section 79C(1) of the EP&A Act.

The following environmental planning instruments apply to the subject site.

4.1 Strathfield Local Environmental Plan 2012

4.1.1 Zoning and Permissibility

The subject site is located within a IN1 General Industrial Zone.

The Zone IN1 states:

Zone IN1 General Industrial

1 Objectives of zone

• To provide a wide range of industrial and warehouse land uses.

• To encourage employment opportunities.

• To minimise any adverse effect of industry on other land uses.

• To support and protect industrial land for industrial uses.

• To minimise fragmentation of valuable industrial land, and provide largesites for integrated and large floorplate activities.

2 Permitted without consent

Nil

3 Permitted with consent

Agricultural produce industries; Animal boarding or training establishments;Boat building and repair facilities; Car parks; Depots; Environmentalprotection works; Freight transport facilities; Garden centres; Generalindustries; Hardware and building supplies; Industrial retail outlets;Industrial training facilities; Kiosks; Landscaping material supplies; Lightindustries; Neighbourhood shops; Places of public worship; Plant nurseries;Recreation areas; Roads; Sex services premises; Signage; Storage premises;Take away food and drink premises; Timber yards; Transport depots; Truckdepots; Vehicle body repair workshops; Vehicle repair stations; Veterinaryhospitals; Warehouse or distribution centres; Wholesale supplies

4 Prohibited

Any development not specified in item 2 or 3

The proposed development is consistent with the definition of a warehouse anddistribution centre and depot where these uses are defined in the StrathfieldLEP as:

warehouse or distribution centre means a building or place used mainlyor exclusively for storing or handling items (whether goods or materials)pending their sale, but from which no retail sales are made.

depot means a building or place used for the storage (but not sale or hire) ofplant, machinery or other goods (that support the operations of an existingundertaking) when not required for use, but does not include a farm building.



The proposed warehouse and depot is permissible with consent and consideredto be consistent with the objectives of the zone in that it provides for a newwarehouse building, provides future employment opportunities and will notadversely impact on the other industrial and warehouse uses in the locality.

4.1.2 Height of Buildings

In accordance with Clause 4.3 Height of Buildings the maximum permissibleheight is 12m.

The maximum proposed height is 9.9m and does not exceed the maximumpermissible height for the site.

4.1.3 Floor Space Ratio

In accordance with Clause 4.4 Floor Space Ratio, the maximum permissiblefloor space ratio (FSR) for the site is 1:1.

The proposed FSR is 0.91:1 which is below the maximum permissible FSR forthe site.

4.1.4 Preservation of Trees and Vegetation

No trees are proposed to be removed as a result of this application.

4.1.5 Acid Sulfate Soils

The site has been identified as being affected by Class 5 Acid Sulfate Soils.

The proposed works are not expected to impact on the watertable.

4.1.6 Earthworks

It is proposed to excavate approximately 3,000m2 of soil to accommodate thenew basement.

The site is located within an established industrial area that has undergoneextensive development and redevelopment overtime. Accordingly, the proposedearthworks are not expected to disrupt or detrimentally effect the drainagepatterns or soil stability in the area, will not affect the future uses orredevelopment of the land and will not affect the amenity of the neighbouringproperties.

4.1.7 Erection or Display of Signage

The proposed signage consists of a single backlit wall sign (4m x 0.8m) locatedon the first floor, above the main vehicle access ramp.

The sign is relatively small, is well integrated into the overall design of thebuilding and is consistent with other similar types of signs in the locality.

4.1.8 Flood planning

The site has not been identified as being flood affected.



4.2 State Environmental Planning Policy No. 55 - Remediation ofLand

State Environmental Planning Policy No. 55 - Remediation of Land requiresCouncil to consider whether land is contaminated prior to granting consent tocarrying out of any development on that land.

Should the land be contaminated Council must be satisfied that the land issuitable in a contaminated state for the proposed use. If the land requiredremediation to be undertaken to make the suitable for the proposed use,Council must be satisfied that the land will be remediated before the land isused for that purpose.

The site history indicates a history of a low intensity warehouse and storagenature. It is proposed to continue the use of the site for industrial purposes. Itis not likely that the site has experienced any contamination. In accordancewith SEPP 55, Council is able to conclude that no further assessment ofcontamination is necessary. However, should any contamination be foundfurther studies and testing will be undertaken.



5 SECTION 79C (1)(A)(III) DEVELOPMENT CONTROLPLANS

An assessment of the relevant sections of the Strathfield ConsolidatedDevelopment Control Plan 2005 is provided below.

5.1 Part D: Industrial Development

Development Control Proposed Compliance

2.0 Design Provisions

2.1 Site Analysis and DesignProvisions

Site Analysis and Design Principles

The proposed warehouse building has beendesigned and sited to match the predominantindustrial/warehouse style built form alongGould Street and in the surrounding locality.

The proposal includes consistent setbackswith the neighbouring properties and similartruck access and roller door arrangements.

The front setback incorporates extensivelandscaping with an architecturally designedbuilding and high-quality materials.

The warehouse street frontage has beendesigned with articulation and with a range ofmaterials to provide interest along thestreetscape.

Complies

2.2 Contamination Refer to Section 4.2 of this report. Complies

2.3 Subdivision No Subdivision is proposed. Complies

2.4 Development AdjoiningResidential Zones

The site does not adjoin a residential zone. Complies

2.5 Density, Bulk and Scale Height

The proposed maximum height of the buildingfrom the existing natural ground level will be9.9m.

Complies

Floor Space Ratio

The proposed FSR is 0.91: and is below themaximum permissible FSR of 1:1.

Complies

Office and Showroom Requirements

The proposal includes an office and showroomcomponent of 25%.

This component will be ancillary to the mainwarehouse and depot use associated with thebuilding and construction related operator onthe site.

Complies



2.6 Setbacks The proposed warehouse building will besetback 13.2m from the front boundary.

There are zero setbacks proposed along theside and rear boundaries that are consistentwith the neighbouring and surroundingbuildings.

Complies

2.7 Building Requirements andMaterials

The proposed front walls comprise of a mix ofexposed concrete, non-reflective glassaluminum framed windows that is consistentwith other recent developments along GouldStreet.

The ground floor reception area and first-flooroffice area have been located to overlookGould Street.

Complies

2.8 Energy Efficiency andWater Conservation

The proposal provides a high level ofenvironmental sustainability provided throughgood passive design techniques such as goodshading, cross ventilation and thermal mass.

A central courtyard has been incorporatedinto the design to maximise internal access tonatural light and ventilation and to minimisethe use of electricity for lighting and cooling.

Complies

2.9 Parking, Access andManoeuvring

Parking

The DCP requires:

Industry: 1 space per 50m2 GFA where anyoffice component is under 20%. If the officecomponent is greater than 20% that additionalarea will be assessed at a rate of 1 space per40m2 GFA.

Warehouses: 1 space per 300m2 GFA.

Delivery and service vehicles associated with adevelopment: 1 space per 800m2 GFA up to8,000m2 GFA plus 1 space per 1,000m2 GFAthereafter.

The proposed breakdown of floor area andassociated parking rates include:

Warehouse: 764m2 = 3 car spaces

Office/Showroom: 254m2 = 7 car spaces

Delivery and Service: 1,018m2 = 2 spaces

The proposal includes 11 car spaces and 2delivery/truck/services loading areas, whichcomplies with the Strathfield DCP.

The proposal also includes 14 bicycle spaces.

Access/Driveways

Access to the site is via Gould Street, a streetlocated within an industrial area andcharacterised by a range of warehouse andindustrial uses.

Complies



The access and driveway arrangement utilisesthe two existing vehicular crossings andprovides an internal driveway

Site Design

The driveway design and two vehicularcrossings allow for all vehicles to enter andleave in a forward direction with minimalimpacts on the traffic along Gould Street.

Unloading and Loading

All loading and unloading will take placewithin the curtilage of the site.

The loading areas are screened bylandscaping along the street frontage.

Refer to the detailed Traffic and Parking Studyprepared by Loka Consulting Engineers andsubmitted with this application for furtherdetails on the proposed parking provisions,traffic movements and waste collection.

2.10 Landscaping and Fencing Landscaping

A detailed landscape plan has been preparedby Geoscapes Landscape Architects andsubmitted with this application.

The proposed landscaping includes acontinuous landscape area of 2m wide acrossthe street frontage and a continuouslandscape area 1.2m wide provided adjacentto the common boundaries forward of thebuilding line.

All plants are native Australian plants.

Complies

2.11 Signage The proposed signage includes a single wallsign to be located on the first floor above themain basement ramp entrance.

Complies

2.12 Site Drainage and WaterManagement

Refer to the detailed Stormwater ConceptPlans prepared by SGC and submitted withthis application for details on the proposedsite drainage and water management.

Complies

2.13 Utilities All relevant services and utilities are currentlyavailable to the site.

Complies

2.14 Air, Noise and WaterPollution

Noise

The proposed used in considered a low impactindustrial warehouse use that will not produceany noise greater than any of the surroundinggeneral industrial and manufacturing uses.

Water

No chemicals or the like will be stored on site.

Complies



2.15 Commercial Developmentin Industrial Zones

There is no proposed commercialdevelopment proposed other than the 25%ancillary office/showroom component.

Complies

2.16 Waste Management A preliminary Waste Management Plan(WMP) has been submitted with theapplication in accordance with Part H:Waste Minimisation and ManagementPlan of the DCP.

A more detailed WMP will be preparedprior to the issue of the ConstructionCertificate (CC) and once a builder hasbeen engaged.

Complies



6 SECTION 79C(1)(B) IMPACT ON THE ENVIRONMENT

Pursuant to Section 79C (B) of the Act, ‘the likely impacts of that development’have been considered as follows.

6.1 Zoning and Permissibility

The subject site is located within a IN1 General Industrial Zone.

The proposed warehouse and depot is permissible with consent and consideredto be consistent with the objectives of the zone.

6.2 Design and Streetscape

The overall design of the warehouse and depot building is consistent with otherrecent developments along Gould Street.

It is proposed to utilise a range of high quality materials and finishes that areconsistent with industrial area and streetscape.

The warehouse street frontage has been designed with articulation and with arange of materials to provide interest along the streetscape.

6.3 Environmental Impact

It is considered that the proposal will have no significant detrimental effectrelating too environmental, social or economic impacts on the locality, subjectto appropriate conditions being imposed.

6.4 Site Suitability

The site and surrounding locality do not present any significant physical,ecological, heritage, technological or social constraints on the proposeddevelopment.

In summary, there are limited constraints on the development of the site andminimal conflicts will occur with surrounding land uses.

6.5 Crime Prevention through Environmental Design

The following mechanisms and methods are proposed to prevent crime:

Passive Surveillance

Passive surveillance will be increased throughout the day as a result ofincreased attendance to the premises and views over the street from the first-floor offices. Such passive surveillance is considered to form a beneficialdeterrent to crime to local businesses as well as local residents.

Property Damage

In the event of property damage, the owner/operator will have the damageassessed and contained within a 24-hour period to ensure the safety of thepublic and staff. Upon assessment, immediate measures will take to engagethe services of a suitable tradesperson to address the situation.



Graffiti Management

In the event of graffiti, the owner/operator will endeavor to address thesituation within 24 hours by any means possible. If the owner/operator isunable to personally fix the problem, then the services of a graffiti removalcompany will be engaged to ensure the graffiti is removed within 3-5 days.

6.6 Building Code of Australia

The proposed development is capable of complying with the BCA.

6.7 Public Submissions and the Public Interest

The proposed development will not significantly impact on the environment andis consistent with the applicable planning controls for the site. It will providepositive social benefits and is therefore considered to be in the public interest.



7 CONCLUSION

This SEE has been prepared to assess the proposed warehouse and depotbuilding at 8-10 Gould Street, Strathfield South.

The proposal has planning merit in that it:

Is a permissible use in the IN1 General Industrial zone.

Is below the maximum permissible FSR and height and is consistentwith the future desired character and objectives of the area.

Is consistent with other similar types of warehouse and industrial usesin the locality.

Provides sufficient access and car parking to accommodate the use.

Does not present any significant adverse impacts on the amenity of theadjoining, adjacent or properties in terms of solar access, visual bulkand privacy.

Having regard to the analysis and assessment within this report, it is thereforerecommended that the application be supported and granted consent.

Documents

STATEMENT OF ENVIRONMENTAL EFFECTS Construction of a … · The proposed excavation and earthworks include removal of approximately 3,000m3 of soil to accommodate the new basement