Item 7.3 - Attachment 2 |
Draft Director
General's Requirements and Associated Applicant Submission |
Director-General’s Requirements
Section
75F of the Environmental Planning and
Assessment Act 1979
Application number |
MP 09_0170 and MP 09-0183 |
Project |
Concept Plan
(MP 09_0170): for the construction of a mixture of approximately 1,900
private and public dwellings ranging in height from two to six storeys; Project
Application (MP 09_0183): for the
demolition of existing structures and construction of 102 residential flat
units on Shortland Precinct and 53 residential flat units on part of Moffats
Precinct. |
Location |
|
Proponent |
Housing NSW |
Date issued |
DRAFT |
Expiry date |
If the Environmental
Assessment (EA) is not exhibited within 2 years after this date, the
applicant must consult further with the Director-General in relation to the
preparation of the environmental assessment. |
Key issues |
The Environmental
Assessment (EA) must address the following key issues: 1. Relevant EPI’s
policies and Guidelines to be Addressed Planning provisions applying to the site, including
permissibility and the provisions of all plans and policies including: - Objects
of the EP&A Act; - SEPP (Major Development) 2005; - SEPP (Infrastructure) 2007; - SEPP (Building Sustainability Index: BASIX) 2004; - SEPP 55 - Remediation of Land; - SEPP 65 - Design
Quality of Residential Flat Development; - SEPP (Affordable Rental Housing) 2009; - NSW
State Plan, Urban Transport Statement; - Sydney
Metropolitan Strategy and draft West Central Subregional Strategy; and · Consideration
of applicable Parramatta City Council Instruments and policies; · Address
the nature and extent of any non-compliance with relevant environmental
planning instruments, plans and guidelines (including the relevant Parramatta
City Council DCP/s) and justification for any non-compliance. 2. Built Form The
EA shall address the height, bulk and scale of the proposed development within
the context of the locality and detailed
envelope/height, FSR and contextual studies should be undertaken to ensure
the proposal integrates with the local environment, and that the form, layout
and siting of the buildings achieve optimal design and amenity outcomes. The
Project Application shall include detailed architectural plans. 3. Urban Design/Public Domain The EA shall address the design quality with specific consideration of the
façade, massing, setbacks, building articulation, materials/finishes &
colours palette, landscaping, safety by design and public domain, including
an assessment against the Crime Prevention Through Environmental Design
Principles. The EA shall provide the following
documents: · View analysis to and from the site from key
vantage points; and · Options for the siting and layout of building
envelopes having
regard to views from adjoining buildings, adequacy of separation between
buildings on the site, impacts on the development potential of adjoining
properties and solar access to properties to the south between the buildings. 4. Staging The EA must include details regarding the staging of the proposed development. The staging
documentation should include information regarding the current and future Project
Applications and the extent of works proposed for each application. 5. Environmental and Residential Amenity The
EA must address solar access, acoustic privacy, visual privacy, view loss and
wind impacts and achieve a
high level of environmental and residential amenity. Consideration is
to be given to overshadowing impacts on residential uses surrounding the site
and areas of open space. 6. Transport &
Accessibility Impacts (Construction and Operational) The EA shall address the following
matters: · Provide a
Transport & Accessibility Impact Assessment prepared in accordance with
the RTA’s Guide to Traffic Generating
Developments and making reference to the NSW Planning Guidelines for Walking and Cycling, considering the
following issues: · Traffic generation including daily and peak traffic movements likely
to be generated by the proposed development, the impact on nearby
intersections and the need for funding or upgrading or road improvement works
(if required). · Car parking arrangements, including number of spaces; · Measures to promote sustainable means of transport including public
transport usage and pedestrian and bicycle linkages in addition to addressing
the potential for implementing a location specific sustainable travel plan; · Demonstrate how users of the development will be able to make travel
choices that support the achievement of relevant State Plan targets; · Detail the existing pedestrian and cycle movements within the vicinity
of the site and determine the adequacy of the proposal to meet the likely
future demand for increased pedestrian and cycle access; · Identify measures to mitigate potential impacts for pedestrians and
cyclists during the construction stage of the project; and · Provide an assessment of the implications of the proposed development
for non-car travel modes (including public transport, walking and cycling). 7. Ecologically
Sustainable Development (ESD) The EA shall
detail how the development will incorporate ESD principles in the design,
construction and ongoing operation phases of the development. The EA must
demonstrate that the development can achieve a minimum 5 star NABERS rating,
or any other suitably accredited rating scheme. 8. Contributions The EA shall address the provision of
public benefit, services and infrastructure having regard to Council’s
Section 94 Contribution Plan, and provide details of any Planning Agreement
or other legally binding instrument proposed to facilitate this development. 9. Consultation Undertake an appropriate and justified level of consultation in accordance with the Department’s Major Project Community Consultation Guidelines October 2007, and provide an outline of the proposed consultation program to be adopted. 10. Drainage The EA shall
address drainage/flooding issues associated with the development/site,
including: stormwater, drainage infrastructure and
incorporation of Water Sensitive Urban Design measures. 11. Groundwater The EA is to
identify whether groundwater may be encountered during excavation, the
potential need to dewater and whether there are any groundwater issues
including degradation. 12. Noise and Vibration Assessment The EA shall
address the issue of noise and vibration impact from the railway corridor and
provide detail of how this will be managed through the design of the proposed
buildings, in compliance with relevant Australian Standards and the
Department’s Interim Guidelines for
Development near Rail Corridors and Busy Roads. 13. Statement of Commitments The EA must
include a draft Statement of Commitments detailing measures for environmental
management, mitigation measures and monitoring for the project. |
Deemed refusal period |
60 days |
Plans and
Documents to accompany the Application
General
|
The Environmental
Assessment (EA) must include: 1. An
executive summary; 2. A thorough site analysis including site
plans, aerial photographs and a description of the existing and surrounding
environment; 3. A
thorough description of the proposed development: 4. An
assessment of the key issues specified above and a table outlining how these
key issues have been
addressed; 5. An
assessment of the potential impacts of the project and a draft Statement of
Commitments, outlining environmental management, mitigation and monitoring
measures to be implemented to minimise any potential impacts of the project; 6. The plans and documents outlined below; 7. A
signed statement from the author of the Environmental Assessment certifying
that the information contained in the report is neither false nor misleading; 8. A Quantity
Surveyor’s Certificate of Cost to verify the capital investment value of the
project (in accordance with the definition contained in the Major Projects
SEPP); and 9. A
conclusion justifying the project, taking into consideration the
environmental impacts of the proposal, the suitability of the site, and
whether or not the project is in the public interest. |
Plans and
Documents
|
The following
plans, architectural drawings, diagrams and relevant documentation shall be
submitted; 1. An existing
site survey plan drawn at an appropriate scale illustrating; · the location of
the land, boundary measurements, area (sq.m) and north point; · the existing
levels of the land in relation to buildings and roads; · location and
height of existing structures on the site; · location and
height of adjacent buildings and private open space, and · all levels to
be to Australian Height Datum. 2. A Site
Analysis Plan must be provided which identifies existing natural elements
of the site (including all hazards and constraints), existing vegetation,
footpath crossing levels and alignments, existing pedestrian and vehicular
access points and other facilities, slope and topography, utility services,
boundaries, orientation, view corridors and all structures on neighbouring
properties where relevant to the application (including windows, driveways,
private open space etc). 3. A
locality/context plan drawn at an appropriate scale should be submitted
indicating: · significant
local features such as parks, community facilities and open space and heritage
items; · the location
and uses of existing buildings, shopping and employment areas; and · traffic and
road patterns, pedestrian routes and public transport nodes. 4. Architectural
drawings at an appropriate scale illustrating: · the location of
any existing building envelopes or structures on the land in relation to the
boundaries of the land and any development on adjoining land; · detailed floor
plans, sections and elevations of the proposed buildings; · elevation plans providing details of external
building materials and colours proposed; · fenestrations,
balconies and other features; · accessibility
requirements of the Building Code of Australia and the Disability
Discrimination Act; · the height
(AHD) of the proposed development in relation to the land; · the level of the
lowest floor, the level of any unbuilt area and the level of the ground; and · any changes
that will be made to the level of the land by excavation, filling or
otherwise. 5. Stormwater
Concept Plan - illustrating the concept for stormwater management. 6. Landscape/Public Domain
Concept plan - illustrating treatment of open space/public domain areas,
screen planting along common boundaries and tree protection measures both on
and off the site. 7. Shadow
diagrams showing solar access to the site and adjacent properties at
summer solstice (Dec 21), winter solstice (June 21) and the equinox (March 21
and September 21) at 9.00 am, 12.00 midday and 3.00 pm. 8. View
Analysis - Visual aids such as a photomontage must be used to
demonstrate visual impacts of the proposed building envelopes in particular
having regard to the siting, bulk and scale relationships from key areas A massing model
of the proposed development for the entire site
(i.e. Concept Plan). |
Documents to be
submitted
|
· 1 copy of the EA, plans
and documentation for the Test of
Adequacy (TOA); · 10 hard copies of the EA (once the EA has been determined
adequate); · 10 sets of architectural and landscape plans to
scale, including two (2) sets at A3 size; and · 5 copies of the
Environmental Assessment and plans on CD-ROM (PDF format), each file not
exceeding 5Mb in size. |