statement of environmental effects - city of fairfield · statement of environmental effects...

Statement of Environmental Effects Proposed Warehouse/Distribution & Industrial Facilities

Lot 4, Oakdale Central, Horsley Park

Lot 21 in DP 1173181

Prepared by Willowtree Planning Pty Ltd on behalf of Goodman Property Services (Aust) Pty Ltd

July 2016

Statement of Environmental Effects Proposed Warehouse/Distribution & Industrial Facilities Lot 4, Oakdale Central, Horsley Park

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Document Control Table

Document Reference:

WTJ16-112_GOODMAN_SEE_DRAFT.doc

Date Version Author Checked By

13 July 2016 1 A Cowan C Wilson

19 July 2016 2 A Cowan C Wilson

© 2016 Willowtree Planning Pty Ltd This document contains material protected under copyright and intellectual property laws and is to be used only by and for the intended client. Any unauthorised reprint or use of this material beyond the purpose for which it was created is prohibited. No part of this work may be copied, reproduced or transmitted in any form or by any means, electronic or mechanical, including photocopying, recording, or by any information storage and retrieval system without express written permission from Willowtree Planning Pty Ltd.


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TABLE OF CONTENTS

GLOSSARY OF TERMS IV

EXECUTIVE SUMMARY V

PART A PRELIMINARY 1

1.1 INTRODUCTION 1 1.2 PROJECT TEAM 1 1.3 SITE HISTORY 1 1.4 THE PROPONENT 4

PART B SITE ANALYSIS 5

2.1 SITE LOCATION & EXISTING SITE CHARACTERISTICS 5 2.2 LAND OWNERSHIP 8 2.3 SITE CONTEXT 8 2.4 SITE SUITABILITY 11

PART C PROPOSED DEVELOPMENT 12

3.1 OBJECTIVES OF THE PROPOSAL 12 3.2 DESCRIPTION OF THE PROPOSAL 12 3.2.1 STAGING OF WORKS 13 3.2.2 SITE PREPARATION 13 3.2.3 SUPPORTING DOCUMENTS 13

PART D LEGISLATIVE AND POLICY FRAMEWORK 15

4.1 PROTECTION OF THE ENVIRONMENT OPERATIONS ACT 1979 15 4.2 THREATENED SPECIES CONSERVATION ACT 1995 15 4.3 NSW 2021: A PLAN TO MAKE NSW NUMBER ONE 15 4.4 A PLAN FOR GROWING SYDNEY 16 4.5 STATE ENVIRONMENTAL PLANNING POLICY (INFRASTRUCTURE) 2007 17 4.6 STATE ENVIRONMENTAL PLANNING POLICY NO. 33 – HAZARDOUS AND OFFENSIVE

DEVELOPMENT 17 4.7 STATE ENVIRONMENTAL PLANNING POLICY NO. 55 – REMEDIATION OF LAND 17 4.8 STATE ENVIRONMENTAL PLANNING POLICY (WESTERN SYDNEY EMPLOYMENT AREA) 2009 18 4.9 FAIRFIELD LOCAL ENVIRONMENTAL PLAN 2013 20 4.10 FAIRFIELD CITY WIDE DEVELOPMENT CONTROL PLAN 2013 20 4.11 OAKDALE CENTRAL CONCEPT PLAN CONTROLS 21

PART E LIKELY IMPACTS OF THE DEVELOPMENT 22

5.1 HAZARDS AND RISKS 22 5.2 TRAFFIC AND TRANSPORT 22 5.3 URBAN DESIGN AND VISUAL 24


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5.4 NOISE AND VIBRATION 25 5.5 SOILS AND WATER 27 5.6 WASTE 28 5.7 HERITAGE 31 5.8 CONTRIBUTIONS 31 5.9 CUMULATIVE IMPACTS 32 5.10 SUITABILITY OF THE SITE FOR DEVELOPMENT 33 5.11 PLANNING AGREEMENTS 33 5.12 SUBMISSIONS 33 5.13 PUBLIC INTEREST 33

PART F CONCLUSION 34

Figures Figure 1: Oakdale Estate ........................................................................................................................... 5 Figure 2: Subject Site – Lot 4 (highlighted red) ......................................................................................... 6 Figure 3: Existing Site Conditions .............................................................................................................. 7 Figure 4: Proposed Estate Layout – Oakdale Central ............................................................................... 8 Figure 5: Site context in relation to broader WSEA ................................................................................ 10 Figure 6: Proposed site layout ................................................................................................................ 14 Figure 7: Zoning Map (WSEA) ................................................................................................................. 19 Figure 8: Transport & Arterial Infrastructure Plan Map ......................................................................... 20 Figure 9: SIDRA Results - Intersection Performance ............................................................................... 22 Figure 10: Proposed Parking Rates ......................................................................................................... 23 Figure 11: Receiver Locations - Oakdale Central .................................................................................... 25 Figure 12: Predicted Operational Noise Impacts .................................................................................... 26 Figure 13: Predicted Noise Levels - Operational ..................................................................................... 26 Figure 14: Cumulative Noise Impact Assessment ................................................................................... 27 Tables Table 1: Previous Approvals - Oakdale Central ........................................................................................ 2 Table 2: Proponent Details ....................................................................................................................... 4 Table 3: Proposed Development Particulars ........................................................................................... 12 Table 4: Document Schedule .................................................................................................................. 13 Table 5: A Plan for Growing Sydney - Strategic Directions ..................................................................... 16 Table 6: Oakdale Central Concept Plan Controls .................................................................................... 21 Appendices Appendix 1 Quantity Surveyors Report Appendix 2 Architectural Plans Appendix 3 Civil Plans and Design Report Appendix 4 Landscape Plan Appendix 5 Traffic Impact Assessment Appendix 6 Noise Impact Assessment Appendix 7 Waste Management Plan Appendix 8 Fire Safety Statement Appendix 9 Building Code of Australia Report


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GLOSSARY OF TERMS

TERM MEANING

AU$ Australian Dollars

Council Fairfield City Council

SEARs Secretary‟s Environmental Assessment Requirements 3 march 2016.

DP&E Department of Planning and Environment

EIS Environmental Impact Statement

SEE Statement of Environmental Effects

EP&A Act Environmental Planning and Assessment Act 1979 (as amended)

EP&A Regulation Environmental Planning and Assessment Regulation 2000

Willowtree Planning Willowtree Planning Pty Ltd

NSW 2021 NSW 2021: A Plan to Make NSW Number One

OEH NSW Office of Environment and Heritage

WSEA Western Sydney Employment Area 2009

SEPP State Environmental Planning Policy

Sqm or m2 Square metres

SSD State Significant Development

The Site Proposed Lot 4, Oakdale Central, Horsley Park (Lot 21 in Deposited Plan

1173181)


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EXECUTIVE SUMMARY Willowtree Planning Pty Ltd (Willowtree Planning) on behalf of Goodman Property Services (Aust) Pty Ltd has prepared this Statement of Environmental Effects (SEE). The proposal

seeks consent for the construction and use of three (3) warehouse/distribution industrial facilities on Lot 4 within Oakdale Central, Horsley Park (the site). The proposed facilities will

be accompanied by a main warehouse area, ancillary office, loading docks and awning, car parking and site landscaping.

The Oakdale Estate incorporates Oakdale Central, Oakdale South and Oakdale West which is intended to become an important regional hub for major logistics, distribution, warehousing

and production industries, with strategic access to Sydney‟s key arterial road network including the M7 and M4 Motorway. The site is owned by BGAI6 Pty Ltd (joint venture

between Goodman and Brickworks). BGAI6 Pty Ltd have authorised Goodman Property

Services (Aust) Pty Ltd to submit the DA application for the site, on its behalf.

The site is located within the Western Sydney Employment Area and is subject to the provisions of State Environmental Planning Policy (Western Sydney Employment Area) 2009

(SEPP WSEA). The site is zoned IN1 General Industrial and for the purpose of a Warehouse

and Distribution Centre, the use is permissible with consent in the IN1 zone. Accordingly, the proposed development is permissible with development consent on the site and will be

contextually appropriate given the intended industrial character of Oakdale Central and the broader WSEA.

As the Capital Investment Value (CIV) is less than $50 Million, Fairfield City Council are the

determining authority for the proposal. The findings of this SEE identify that the proposal can

be accommodated without generating impacts that are considered unacceptable as defined by the relevant legislation and identified thresholds.

Based on the findings of this SEE, the proposal supports the continued development of the

proposed facilities, providing employment opportunities in Western Sydney. The proposal is

suitable for the local context and shall not result in any significant environmental impact. As such, it is recommended that the proposal be supported by Council.


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PART A PRELIMINARY

1.1 INTRODUCTION

This Statement of Environmental Effects (SEE) has been prepared by Willowtree Planning, on behalf of the Proponent, Goodman Property Services (Aust) Pty Ltd, and is submitted to

Fairfield City Council in support of development on proposed Lot 4, Oakdale Central, Horsley Park (Lot 21 in Deposited Plan 1173181).

This application seeks approval for the construction and use of three Warehouse/Distribution

Industrial facilities that will play a vital role in the Oakdale Central Estate. The Lot 4 as it currently exists is vacant land and is yet to be developed for industrial purposes. The

remainder of warehouses within Oakdale Central have wither been approved under the delegation of the Department of Planning & Environment (DP&E) or Fairfield City Council

(FCC) with a number of warehouses operational while some are under construction. The site

is the final lot within Oakdale Central to be developed and thus requiring approval for construction and operation to commence.

The future operation will primarily include the use of the facilities for warehousing, distribution and industrial related purposes, consistent with the surrounding lots in Oakdale

Central. Hours of operation are proposed o be consistent with the surrounding warehouses

being 24hours, 7 days per week.

This SEE describes the site and proposed development, provides relevant background

information, addresses the relevant matters set out in relevant legislation, environmental planning instruments and planning policies.

The structure of the SEE is as follows:

Part A Preliminary

Part B Site Analysis Part C Proposed Development

Part D Legislative and Policy Framework Part E Likely Impacts of the Development

Part F Conclusion 1.2 PROJECT TEAM

The Project Team involved in the preparation of this application are:

Goodman Property Services (Aust) Pty Ltd (Applicant)

Willowtree Planning Pty Ltd (Planning Consultant) Blackett McGuire Goldsmith (Building Surveying Consultant)

SBA Architects (Architectural Consultant) Core Engineering (Fire Services Consultant)

AT&L Pty Ltd (Civil Engineering Consultant)

Site Image (Landscape Consultant) ASON Group (Traffic Consultant)

SLR Consulting (Waste Management) SLR Consulting (Noise Consultant)

Turner and Townsend (Quantity Surveyor)

1.3 SITE HISTORY

Concept Approval was granted to MP08_0065 on 2 January 2009 for the establishment of Oakdale Central Estate including subdivision, earthworks, internal road layout, recreation and

biodiversity land, seven industrial buildings, pad levels, external upgrades and infrastructure.

A concurrent Stage 1 Project Application was also granted for the establishment of a DHL


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Logistics Hub and associated infrastructure which comprises 3 buildings being those on lots

1A and 2A (MP08_0066). Subsequent to the Concept and Project Approval, a number of modifications were approved pursuant to Section 75W of the Environmental Planning & Assessment Act 1979.

Consent was granted to State Significant Development 6078 on 18 March 2015 for the staged construction of three (3) Warehouse and Distribution facilities (Lots 1C, 2B & 3) and the

upgrade of Old Wallgrove Road.

The modifications to the Concept, Project and State Significant approval are summarised below: Table 1: Previous Approvals - Oakdale Central

Modification No. Date of Approval Description

Mod 1 to Concept

Plan and Project Approval MP08_0065 & mp08_0066

4 November 2010 Amendment of Concept Plan subdivision to change

configuration and reduce the number of internal estate roads. The Project Approval was also amended so that stage 1 on lots 1A and 2A with two warehouse buildings on lot 2A being proposed in lieu of one larger building.

Mod 2 to Project Approval MP08_0066

17 February 2011 Due to the timing of notification of the Voluntary Planning Agreement (VPA) between the Minister for Planning, Goodman and the land Trustee for contributions towards regional transport infrastructure and services for lot 1A and 2A, entry into the VPA was amended prior to issue of occupation or subdivision certificate. The VPA was entered into on 25 March 2011 and has been amended to include the subject estate allotments, lots 1C, 2B and 3 so that it applies to the whole estate.


8 July 2011 Minor amendments to warehouses 2 and 3 on lot 2A including changes to the appearance of the warehouses, site layout and quantum of floor space.


20 September 2012 Modification of the Project Approval to re-orient and reposition the warehouse to be constructed on lot 1A, this involved rotating the building to 180 degrees and siting it in a similar position to that originally approved.

Mod 2 to concept plan and Mod 5 to Project Approval MP08_0065 and MP08_0066

5 March 2013 Modification of subdivision layout, shape and location of the estate stormwater basin, bulk earthworks, pad levels, staging and the importation of fill.


10 May 2013 Relocation of the swing and sliding gates at the truck entry, increase of office floor space within the approved building footprint and provision of storage and workshop areas within the approved building footprint.


Withdrawn


15 May 2014 Amendment to condition 18 of the Project Approval to allow Excavated Natural Material to be imported to the site.

Mod 3 to Concept Plan MP08_0065

18 March 2015 Amendment to subdivision plan to consolidate lots 3A/3B; Inclusion of a vehicle turning head within Oakdale South and inclusion of the detention basins within the biodiversity lots to enable physical use for on-site detention purposes.

SSD 6078 18 march 2015 The staged construction of three (3) warehouse and distribution facilities and the upgrade of Old Wallgrove Road. A Voluntary Planning Agreement entered into between the Minister for Planning, Goodman Property Services (Aust) Pty Ltd, BGAI 6 Pty Ltd, BGMG 8 Pty Ltd and BGAI 2 Limited for


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the upgrade of Old Wallgrove Road

Mod 1 to SSD 6078 15 June 2015 Warehouse area reduced from 26,700sqm to 25,545sqm; Increased office area (including gatehouse) from 790sqm to 1,580sqm; Total building area reduced from 27,505sqm to 27,145sqm; Hardstand between 1B and 1C consolidated for shared use; Warehouse racking revised.

Mod 2 to SSD 6078 30 June 2015 Building Area reduced from 33,025sqm to 31,080sqm; Building changes to a temperature controlled facility. Dangerous Goods (DGs) store added.

Mod 3 to SSD 6078 30 August 2015 Proposed modifications to Unit 2B as follows: a) Reduce ambient portion of the warehouse and

replace with temperature control space; b) Relocation of dangerous goods store (DG Store) from

the centre to the south eastern corner of the warehouse;

c) Increase in size of the DG Store from 1,495sqm to

2,660sqm; d) Reduction of awning size from 4,070sqm to

3,550sqm; e) Removal of the truck wash from the south eastern

corner of the site; and f) Minor modification to warehouse facade.

Mod 4 to SSD 6078 1 December 2015 Deletion of Condition 34 in respect of screening the water pump and tank room located towards the north-western side of Lot 1C & 2B and water tanks in the south-eastern corner of Lot 3.

Mod 5 to SSD 6078 8 June 2016 Deletion of warehouse 3B from SSD 6078 and construction of warehouse facilities comprising: Lot 3A - Warehouse 1 (3,620sqm) - Office 1 (400sqm) - Warehouse 2 (2,720sqm) - Office (300sqm) - Car Parking (87) Lot 3C - Warehouse 1 (16,375sqm) - Office (800sqm) - Warehouse 2 (16,375sqm) - Office (800sqm) - Car Parking (186) Lot 3D - Warehouse (8,000sqm) - Office (2 75sqm) - Car Parking (60)

Mod 4 to Concept Plan Approval MP08_0065

8 June 2016 Amendment of building footprints, consistent with SSD 6078 MOD 5.

Mod 6 to SSD 6078 Under assessment Modification to the areas of the following warehouses: Lot 3A - Warehouse 1 (3,825sqm) - Office 1 (550sqm) - Warehouse 2 (2,680sqm) - Office 2 (272sqm) - Car Parking (66) Lot 3C


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- Warehouse 1 (11,000sqm) - Office Level 1 (500sqm) - Dock Office 2 Levels (30sqm)

- Warehouse 2 (9,690sqm) - Office 2 (500sqm) - Warehouse 3 (9,690sqm) - Office 3 (500sqm)

- Car Parking (183) - Provisional Parking Spaces (8) Lot 3D - Warehouse (7,935sqm) - Office (300sqm)

- Dock Office (50sqm) Car Parking (53)

Mod 5 to Concept Plan Approval MP08_0065

Under Assessment Amendment of building footprints, consistent with SSD 6078 MOD 6.

DA775.1/2015 17 March 2016 Proposed café, outdoor seating area, and associated car parking

1.4 THE PROPONENT

The proponent is Goodman Property Services (Aust) Pty Ltd. See Table 2 for contact details.

Table 2: Proponent Details

Contact Name Guy Smith

Company Details Goodman Property Services (Aust) Pty Ltd

Level 17, 60 Castlereagh Street

Sydney, NSW 2000

Contact Number Ph: 9035 3414


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PART B SITE ANALYSIS 2.1 SITE LOCATION & EXISTING SITE CHARACTERISTICS

The subject site is located within Oakdale Central, Horsley Park (Lot 21 in DP 1173181) and

affords an area of 2.9 hectares. As discussed above, Oakdale Central forms part of the

Oakdale Estate which includes Oakdale Central, Oakdale South and Oakdale West (refer to Figure 1 below), which comprises of 421 hectares.

Figure 1: Oakdale Estate

The land which is the subject of this proposal lies within the Fairfield Local Government Area

and is located adjacent the interface of the Penrith Local Government Area boundary to the south. Future stages of the broader employment lands exist to the north, south, east and

west of Oakdale Central and will be subject to separate applications.


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Figure 2: Subject Site – Lot 4 (highlighted red)

The Oakdale Estate is intended to become an important regional hub for major logistics,

distribution, warehousing and production industries, with strategic access to Sydney‟s key arterial road network including the M7 and M4 Motorway. Vehicle access to the site is

available from Old Wallgrove Road to the east with direct access to the M7 Motorway.

The site is situated within the western portion of Oakdale Central, bordered to the east by

biodiversity lands, to the north by Milner Avenue and to the south by Oakdale South. Overall the site exhibits a site area of 28,925qm. All biodiversity lands will be preserved as a result of

the development and suitable measures employed during construction and operation phases to ensure the protection of biodiversity.

Existing attributes of the site are noted as follows:

The subject site is relatively flat and is presently vacant. Initial bulk earthworks have been completed on the site, pursuant to DA652.1/2013 approval;

Existing development on surrounding sites in Oakdale Central comprises warehousing

and distribution uses; The site is generally clear of vegetation, with the exception of the western boundary;

Access is obtained via Old Wallgrove Road to the east with direct access to the M7 Motorway. Milner Avenue serves as the estate road which provides direct

connectivity to the site. Located to the north of the site is the Warragamba Pipeline which is an asset

managed by Water NSW.

Figures 1 and 2 provide an overview of the site location and context as existing.


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Figures 3 & 4demonstrates the existing and proposed site layout for Oakdale Central.

Figure 3: Existing Site Conditions

Surrounding land uses in the immediate vicinity include:

North: Sydney Water Supply Pipeline Corridor, with Sydney West Electrical Substation

and Employment Lands (DOP Site 6 of the Western Sydney Employment Hub)

beyond; East: Old Wallgrove Road, with Australia‟s quarry/brickmaking plant beyond;

South: Burley Road corridor (road not made), and vacant employment lands on Oakdale South. The future Southern Link Road adjoins the directly to the south of

Lot 4, which is yet to be constructed and will operate as a major link road within the

WSEA. West – Ropes Creek corridor and future Oakdale West Estate.

Oakdale Central –

Lot 4

Pipeline Corridor


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Figure 4: Proposed Estate Layout – Oakdale Central

2.2 LAND OWNERSHIP

The land, which is the subject of this application, is jointly owned by BGAI 6 Pty Ltd (a joint

venture by Goodman and Brickworks Ltd). Owner‟s consent authorising lodgement of this

application is submitted in accompaniment to this application.

2.3 SITE CONTEXT

The site forms part of the Western Sydney Employment Area (WSEA) which is located in the

heart of Western Sydney, that comprises an approximate 24km corridor stretching from

Luddenham to Pemulwuy. The WSEA is a freight and logistics hub that contains modern facilities occupied by competing businesses. It is noted that the WSEA is subject to future

expansion which is being driven by a shift in economics and a competitive market demand for industrial zoned land.

The Western Sydney Employment Area was established by the NSW Government to provide employment lands in order to promote economic development within the region by

accommodating warehousing, distribution, freight transport, industrial, high technology and research facilities.

In accordance with the established objectives and provisions for the WSEA, the future

character of the locality is anticipated to be of similar industrial/employment lands character.

This is evident through the transition currently being undertaken throughout the wider locality where a number of estates have been developed within the WSEA.

The extent of the Employment Area is shown in Figure 5.

The presence of an existing road network that provides connectivity to other areas of Western Sydney, Sydney International Airport and Freight Terminal which confirms the

suitability of the site for warehousing and logistics purposes. Notable road networks include:


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M4 Motorway;

M7 Westlink; Hume Highway; and

South Western Motorway.

Surrounding land, predominately to the south of the site forms part of the Western Sydney

Priority Growth Area which is identified as an area of opportunities for new jobs, homes and services around the planned Badgerys Creek Airport. The area will benefit from the $3.6

billion road investment program, the extension of the South West Rail Link from Leppington to St Marys, and the Outer Sydney Orbital. It is noted that the Western Sydney Priority

Growth Area is currently in preparation of a draft Land Use and Infrastructure Strategy.

The Oakdale Estate within the WSEA is situated approximately 40km north-west of the

Sydney CBD and within close proximity of major transport infrastructure including the M7 Motorway and M4 Motorway, providing connectivity to surrounding industrial lands and the

wider region. Proposed roads under SEPP (WSEA) 2009 will provide enhanced transport

access between the site and its surrounds. A new road is proposed adjacent to the southern boundary of Oakdale Central (the Southern Link Road) and will provide east-west connectivity

between Wallgrove Road and Mamre Road. Proposed upgrades that are currently under construction to Old Wallgrove Road to the north of the Estate will also enhance east-west

connectivity. Other proposed roads in proximity of the Estate will provide north-south connections between the Estate and the surrounding existing and proposed road network.


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Figure 5: Site context in relation to broader WSEA

Oakdale Central


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2.4 SITE SUITABILITY

The proposal provides for Warehouse/Distribution Industrial facilities in a location that is

suitably located from and sensitive receiving environments. As previously discussed, the site provides an unconstrained platform for development. The topography does not pose

significant restrictions for future development and the site is not contaminated. All ecological assessment and initial bulk earthworks for the site has been approved under DA652.1/2013.

In summary, the suitability of the site can be attributed to the following:

SEPP (WSEA) allows for the development as a permissible use; access to the regional road network;

compatibility with surrounding development and local context; minimal impact on the environment; and

implementation of suitable mitigation measures where required.


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PART C PROPOSED DEVELOPMENT

3.1 OBJECTIVES OF THE PROPOSAL

The intention of the proposal is to construct and operate Warehouse/Distribution and Industrial facilities that:

have appropriate access;

provide a viable economic return; are compatible with surrounding development and local context;

will result in employment generating development;

will result in minimal impact on the environment; and will allow for the implementation of suitable mitigation measures where required.

3.2 DESCRIPTION OF THE PROPOSAL

Consent is sought to develop the site for the purpose of warehousing/distribution and industrial activities on a 24 hour, 7-day basis, consistent with surrounding operations.

Approval for warehouse and distribution use is sought under this approval.

The proposed development particulars are outlined as follows:

Table 3: Proposed Development Particulars

Project Element Comment

Warehouse Building The proposal seeks consent for: Lot 4A

Warehouse (2,960sqm) Office (285sqm) Car parking (33)

Lot 4B

Warehouse 1 (4,080sqm) Office 1 (395sqm) Warehouse 2 (5,330sqm) Office 2 (340sqm) Car Parking (75)

It is noted that DA775/2015 included a car parking area identified as stage 2. This is yet to be constructed. This car park is to be modified under a concurrent Section 96 Application and will be used exclusively as parking for Warehouse 4A. Figure 6 provides a representation of the proposed site layout.

Access/hardstand Access is proposed via Milner Avenue for all facilities. Separate access for cars is proposed to the car parking area in order to avoid vehicle conflict. The proposal has been designed as follows:

Separate access to the employee car park of Warehouse 4A; Shared heavy vehicle access for Warehouse 4A and Warehouse 4B-1; Shared employee access to the car park of Warehouse 4B-1 and

Warehouse 4B-2; Separate heavy vehicle access for Warehouse 4B-2.

Primary Land Use Warehousing/Distribution and Industrial activities

Bulk Earthworks Fairfield City Council approved building pads and bulk earthworks under

DA652.1/2013.


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Infrastructure and Services

All infrastructure is presently available to the site as approved under

DA652.1/2013.

Operational Jobs 150 Operational jobs

Construction Jobs 250 Construction jobs

Operation 24 hours, 7 days per week

3.2.1 Staging of Works

Construction of the facility is proposed to be carried out in a single stage. Consent is not

sought for staged development as part of this application.

3.2.2 Site Preparation

Fairfield City Council has previously approved bulk earthworks across the site. It is proposed to carry out only minor regrading as part of this proposal to facilitate construction of the

proposed facilities.

3.2.3 Supporting Documents

Documents provided in support of the proposal are outlined in Table 4.

Table 4: Document Schedule

Appendix No.

Description Author

Appendix 1 Quantity Surveyors Report Turner and Townsend

Appendix 2 Architectural Plans SBA Architects

Appendix 3 Civil Plans and Design Report AT&L

Appendix 4 Landscape Plan Site Image

Appendix 5 Traffic Impact Assessment ASON Group

Appendix 6 Noise Impact Assessment SLR Consulting

Appendix 7 Waste Management Report SLR Consulting

Appendix 8 Fire Safety Statement Core Engineering

Appendix 9 Building Code of Australia Report Blackett Maguire + Goldsmith


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Figure 6: Proposed site layout


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PART D LEGISLATIVE AND POLICY FRAMEWORK Controls and Policies The following current and draft Commonwealth, State, Regional and Local planning controls

and policies have been considered in the preparation of this application:

State Planning Context

- Environmental Planning and Assessment Act 1979 - Environmental Planning & Assessment Regulation 2000 - Protection of the Environment Operations Act 1979 - Threatened Species Conservation Act 1995 - NSW 2021: A Plan to Make NSW Number One - A Plan for Growing Sydney - State Environmental Planning Policy (State and Regional Development) 2011 - State Environmental Planning Policy (Infrastructure) 2007 - State Environmental Planning Policy No.33 – Hazardous and Offensive Development - State Environmental Planning Policy No. 55 – Remediation of Land - State Environmental Planning Policy (Western Sydney Employment Area) 2009

Local Planning Context - Fairfield Local Environmental Plan 2013 - Fairfield City Wide Development Control Plan 2013 - Oakdale Central Concept Plan Controls

This planning framework is considered in detail in the following sections.

4.1 PROTECTION OF THE ENVIRONMENT OPERATIONS ACT 1979

Schedule 1 of the Protection of the Environment Operations Act 1979 (POEO Act) contains a

core list of activities that require a licence before they may be undertaken or carried out. The definition of an „activity‟ for the purposes of the POEO Act is:

“an industrial, agricultural or commercial activity or an activity of any other nature whatever (including the keeping of a substance or an animal).”

The proposal being for the purpose of Warehouse/Distribution and Industrial facilities will not

trigger any thresholds in this respect.

4.2 THREATENED SPECIES CONSERVATION ACT 1995

The proposed estate will not require the removal of any critically endangered vegetation or habitat, thus will not trigger and thresholds under this Act.

All clearing of vegetation within the subject development area has been considered under the bulk earthworks DA approved by Fairfield City Council.

4.3 NSW 2021: A PLAN TO MAKE NSW NUMBER ONE

NSW 2021 was developed by the NSW State Government to set economic, social and

environmental directions for NSW. It sets targets, priorities and actions for delivery of services across the State. The strategies outlined in the Plan include:

Rebuild the economy Return quality services Renovate infrastructure Strengthen our local environment and communities


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Restore accountability to government The Chapter on Rebuilding the Economy is most relevant to the proposal as it provides

objectives for achieving growth and prosperity. The plan makes a commitment that supports

large and small businesses and describes the importance of the private sector‟s role in maintaining and creating highly productive jobs to underpin the State‟s ability to realise

higher standards of living for all people.

The proposed development will contribute to the ongoing growth to create jobs within the Sydney Metropolitan Region as the facilities will provide vital opportunities for employment

purposes.

4.4 A PLAN FOR GROWING SYDNEY

A Plan for Growing Sydney was introduced by the NSW DP&E in December 2014 and replaced the Metropolitan Plan for Sydney 2036. A Plan for Growing Sydney supports and implements

the NSW 2021 State Plan, which identifies restoring economic growth is its number one

priority.

The plan presents a strategy for accommodating Sydney„s future population growth. It

balances the need for more housing, but also cultivates the creation of strong and resilient communities within a highly liveable city whilst protecting the natural environment and

biodiversity.

New housing will be located close to jobs, public transport, community facilities and services.

It acknowledges the need to offer choice in housing location, size and typologies, to better

suit our lifestyles and budgets. Most importantly, more intensive housing development across the city will be matched with investment in infrastructure and services, culture and the arts,

and open spaces.

A Plan for Growing Sydney will also provide a framework for strengthening the global

competitiveness of Sydney, in order to facilitate strong investment and jobs growth.

Specifically, the Fairfield LGA is located within the South West subregion, earmarked for significant infrastructure investment and intensive growth over the next 20 years. The

strategy seeks to identify suitable locations for housing and employment growth coordinated with infrastructure delivery (urban renewal), including around priority precincts, established

and new centres, and along key public transport corridors„.

In response to this aim the proposed development site is considered to provide a

development located within close proximity to key precincts that are expected to experience

significant employment growth and infrastructure investment.

The following outlines a number of key directions identified in the Plan or Growing Sydney

which the proposal is consistent with.

Table 5: A Plan for Growing Sydney - Strategic Directions

Strategic Direction Strategic Justification of the proposal

1.3 Transform the productivity of Western Sydney Through Growth and Investment

The proposal contributes to the growth of Western Sydney through the provision of jobs close to housing.

1.6 Expand the Global Economic Corridor The site is not included within the identified Global Economic Corridor within A Plan or Growing Sydney. The


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proposed development will however contribute significantly to the growth of the corridor and business in Sydney

3.1 Revitalise Sydney’s existing suburbs The proposal will contribute to revitalising the Fairfield LGA, and will provide supply of employment uses in an area of high accessibility, and contributing to desirable employment outcomes.

4.5 STATE ENVIRONMENTAL PLANNING POLICY (INFRASTRUCTURE) 2007

State Environmental Planning Policy (Infrastructure) 2007 (SEPP Infrastructure) provides for

certain proposals, known as Traffic Generating Development, to be referred to NSW Roads and Maritime Services (RMS) for concurrence.

The referral thresholds for „Industry‟ development are:

20,000m2 or more in area with site access to any road; or 5,000m2 or more in area where the site has access to a classified road or to a road

that connects to a classified road (if access is within 90 metres of connection, measured along the alignment of the connecting road).

As the proposal seeks consent for facilities that will afford access to a classified road, referral to the RMS is required.

The Concept Plan which relates to the site addressed traffic impacts associated with future

development of the estate having regard to the SEPP. The following matters have been specifically addressed within the TIA in support of the subject application which demonstrates

the provisions of the SEPP are satisfied by:

the efficiency of movement of people and freight to and from the site and the extent

of multipurpose trips, the potential to minimise the need for travel by car and to maximise movement of

freight in containers; and

potential traffic safety, road congestion or parking implications of the Development

4.6 STATE ENVIRONMENTAL PLANNING POLICY NO. 33 – HAZARDOUS AND

OFFENSIVE DEVELOPMENT

No dangerous goods are proposed to be stored within the facilities under the subject

proposal. In the event that a future operator wishes to undertake such activities, separate

development consent will be sought.

4.7 STATE ENVIRONMENTAL PLANNING POLICY NO. 55 – REMEDIATION OF LAND

Under the provisions of State Environmental Planning Policy No. 55 – Remediation of Land (SEPP 55), where a development application is made concerning land that is contaminated,

the consent authority must not grant consent unless:

(a) it has considered whether the land is contaminated, and (b) if the land is contaminated, it is satisfied that the land is suitable in its

contaminated state (or will be suitable, after remediation) for the purpose for which the development is proposed to be carried out, and


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(c) if the land requires remediation to be made suitable for the purpose for which the development is proposed to be carried out, it is satisfied that the land will be remediated before the land is used for that purpose.

Contamination of the site has previously been dealt with under the Concept Plan and subsequent application for earthworks. No further consideration is required as part of this

SSDA.

4.8 STATE ENVIRONMENTAL PLANNING POLICY (WESTERN SYDNEY EMPLOYMENT AREA) 2009

The site is identified within the Western Sydney Employment Area and is subject to the

provisions of State Environmental Planning Policy (Western Sydney Employment Area) 2009. The relevant provisions are addressed in the subsequent sections of this report.

Permissibility

The Oakdale Central Estate is located in the IN1 General Industrial Zone under SEPP (WSEA) 2009.

The objectives of the IN1 General Industrial Zone are as follows:

To facilitate a wide range of employment-generating development including

industrial, manufacturing, warehousing, storage and research uses and ancillary office space.

To encourage employment opportunities along motorway corridors, including the M7 and M4.

To minimise any adverse effect of industry on other land uses. To facilitate road network links to the M7 and M4 Motorways. To encourage a high standard of development that does not prejudice the

sustainability of other enterprises or the environment. To provide for small-scale local services such as commercial, retail and community

facilities (including child care facilities) that service or support the needs of employment-generating uses in the zone.

Within the IN1 zone the following are permissible without consent:

Nil. Within the IN1 zone the following are permissible with consent:

Depots; Food and drink premises; Freight transport facilities; Industrial retail outlets; Industrial training facilities; Industries (other than offensive or hazardous industries); Neighbourhood shops; Roads; Service stations; Transport depots; Truck depots; Warehouse or distribution centres.

Within the IN1 zone the following are prohibited:

Any development not specified in item 2 or 3.

The proposed development for the purpose of Warehouse/Distribution and Industrial facilities with ancillary office is permissible with consent on the subject site. Therefore the proposal

may be undertaken on the site with development consent.


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Figure 7: Zoning Map (WSEA)

Ecologically Sustainable Development The proposed development seeks to provide sustainable development measures to reduce

consumption of potable water and greenhouse gas emissions.

Amongst other facilities, the proposal makes provision of rainwater tanks on site to collect

run-off from the roof areas for re-use on site, thus minimising consumption of potable water. Height of Buildings No maximum building height has been adopted under SEPP (WSEA) 2009.

However, the consent authority must be satisfied that:

(a) building heights will not adversely impact on the amenity of adjacent residential areas, and (b) site topography has been taken into consideration.

The maximum height of the warehouses is 13.7m. This height is consistent with all other warehouses within the Oakdale Central Estate (which has, under the Oakdale Central

Concept, a maximum height of 15m). The site is not located in proximity of any sensitive visual receptors and therefore the development of the site is not considered to exhibit any

adverse impacts on the visual amenity of the locality.

Rainwater Harvesting Under clause 22 of SEPP (WSEA) 2009 “the consent authority must not grant consent to development on land to which this Policy applies unless it is satisfied that adequate arrangements will be made to connect the roof areas of buildings to such rainwater harvesting scheme (if any) as may be approved by the Director-General.” The proposed stormwater management plan for the proposal achieves consistency with the

requirements.

Oakdale Central


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Development On or In Vicinity of Proposed Transport Infrastructure Routes The proposed development will not affect proposed transport infrastructure routes. Approval

under the Concept Plan was granted having regard to the capacity of transport infrastructure

to accommodate development of the scale proposed. Traffic generation can be sufficiently accommodated without further road upgrades external to the site.

Figure 8: Transport & Arterial Infrastructure Plan Map

Industrial Release Area- Satisfactory Arrangements for the Provision of Regional Transport Infrastructure and Services All necessary arrangements for the provision of regional transport infrastructure have been

dealt with under SSD 6078 pursuant to Clause 29. The Voluntary Planning Agreement entered into between the Minister for Planning, Goodman Property Services (Aust) Pty Ltd,

BGAI 6 Pty Ltd, BGMG 8 Pty Ltd and BGAI 2 Limited was executed on 12 March 2015 and deals with contributions for Oakdale Central and South as well as the upgrade of Old

Wallgrove Road as a „Works in Kind‟ (“WIK”) project. The Old Wallgrove Road Upgrade is

currently under construction and will be completed in late 2016. Design Principles The proposed built form responds to the design principles of the SEPP by virtue of the design quality and architectural merit. The height and scale of the proposal does not represent an

intensification beyond that of existing and approved facilities within Oakdale Central.

4.9 FAIRFIELD LOCAL ENVIRONMENTAL PLAN 2013

Fairfield Local Environmental Plan 2013 is not applicable to the land as the provisions of State

Environmental Planning Policy (Western Sydney Employment Area) 2009 apply.

4.10 FAIRFIELD CITY WIDE DEVELOPMENT CONTROL PLAN 2013

As the site lies within the Western Sydney Employment Area, the provisions of Fairfield City

Council Development Control Plan do not apply. Concept Plan controls apply to Oakdale

Oakdale Central


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Central with respect to built form. All operational components of the proposed use are dealt

with under the provisions of State Environmental Planning Policy (Western Sydney Employment Area) 2009.

4.11 OAKDALE CENTRAL CONCEPT PLAN CONTROLS

The development controls detailed in the Oakdale Central Concept Plan are summarised in Table 6 below.

Table 6: Oakdale Central Concept Plan Controls

Control Provision Compliance Comment

Lot Dimensions - Min lot area 5,000m² - Min built area 2,500m²

Yes Site area 2.8ha

Site Coverage - Max 65% Yes 46%

Building Setbacks - 20m link road - 15m collector road - 7.5m estate road - 5m rear setbacks (2.5m

landscaping)

Yes Warehouse 4A 7.5m Warehouse 4B >7.5m

Building Height - 15m Yes Proposed maximum building height of 13.7m

Car Parking Provision - Warehouse: 1 per 200sqm - Office: 1 per 40sqm

Yes 108 spaces proposed (78 required)


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PART E LIKELY IMPACTS OF THE DEVELOPMENT It should be noted that there are no sensitive receivers surrounding the site, with all immediately surrounding development being industrial warehouse and distribution facilities,

as follows:

North – Estate road, Goodman warehouses of Lot 3, Oakdale Central

South – Goodman warehouses of Precinct 1, Oakdale South East – Biodiversity Lot A, Goodman warehouses of Lot 2B, Oakdale Central

West – Estate road, Goodman warehouses of Lot 3, Oakdale Central

The following impacts have been considered in relation to the proposed development:

5.1 HAZARDS AND RISKS

No storage of dangerous goods is proposed within the facilities for which development consent is sought as the activities undertaken will be for general warehousing/distribution

and industry.

Lot 4 is considered suitable for the proposed development in that all bulk earthworks have

been previously approved along with suitable building pads to accommodate the built form.

5.2 TRAFFIC AND TRANSPORT

The following traffic impacts have been identified in respect of the proposal:

Traffic Generation Detailed Sidra modelling has been carried out with respect to the intersection of Old Wallgrove Road and Milner Avenue. A summary of the results is provided below in Figure 9.

Figure 9: SIDRA Results - Intersection Performance

It can be seen from the above that there is no change to the anticipated Level of Service in 2026. All intersections will operate within capacity in the assessed scenario taking into

account the cumulative impacts of the Proposal, Oakdale South, Oakdale Central (Lots 1, 2 & 3), the Jacfin Horsley Park Industrial Estate and the CSR Horsley Park Industrial Estate.

Accordingly, the proposal demonstrates there will be no adverse impacts on the surrounding network as a result of the proposed development.

Parking Car parking for the proposal has been provided in accordance with the Concept Plan rates as shown in Figure 10 below.


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Figure 10: Proposed Parking Rates

Based on the application of these rates, the proposal requires 87 spaces to be provided. A total of 114 spaces are proposed, thus satisfactorily accommodating the development with no

additional demand for on-street car parking.

Accessible parking is also proposed to be provided with 1 space allocated to Warehouse 4A

and four to Warehouse 4B. All accessible parking is to be designed in accordance with AS2890.6 and should be located as close as practicable to the building entrance.

Site Access All vehicles will enter the proposed development via Milner Avenue. A total of 4 driveways are provided to including:

Separate access to the employee car park of Warehouse 4A;

Shared heavy vehicle access for Warehouse 4A and Warehouse 4B-1;

Shared employee access to the car park of Warehouse 4B-1 and Warehouse 4B-2; Separate heavy vehicle access for Warehouse 4B-2.

Category 1 driveways are nominally required under AS2890.1, being a minimum combined

driveway width of 3-5.5m for the employee carparks for Warehouses 4A and 4B. In

response, the employee carpark driveways have been proposed with widths of approximately 6.5m, which exceeds the minimum requirement of AS2890.1. Heavy vehicle access at the

abovementioned access points are provided with 12.5m wide driveways, which is in accordance with the design requirements under AS2890.2.

Car Park Design/Commercial vehicle servicing Provision has been made to incorporate the following design measures in respect of car parking and commercial vehicle servicing:

All staff and employee parking is to be provided in accordance with AS2890.1 for a

Class 1A user, which requires a minimum space length of 5.4m, a minimum width of

2.4m and a minimum aisle width of 5.8m.


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All spaces located adjacent to obstructions of greater than 150mm in height are to be

provided with an additional width of 300mm. This includes any landscaping that exceeds a height of 150mm.

Dead-end aisles are to be provided with the required 1.0m aisle extension in

accordance with Figure 2.3 of AS2890.1. All accessible parking spaces are designed in accordance with AS2890.6. Spaces are

provided with a clear width of 2.4m and located adjacent to a minimum shared area of 2.4m.

The internal design of the service area has been undertaken in accordance with the requirements of AS2890.2 for the maximum length vehicle accessing each dock.

A minimum clear head height of 4.5 metres is provided within all areas traversed by

service vehicles. A minimum bay width of 3.5 metres is provided for all service bays.

In summary, the proposal provides sufficient measures in terms of on-site car parking,

manoeuvring and access. There shall be no undue impacts on the surrounding road network

given that all parking will be contained within the site and traffic generation will be within acceptable levels as defined by the Sidra modelling carried out.

5.3 URBAN DESIGN AND VISUAL

The design of the proposed Warehouse/Distribution and Industrial facilities encapsulates high commercial and industrial standards by virtue of various configurations and colour which

respond to the emerging industrial character of the precinct. The main warehouse walls have

been designed to present an articulated form to the public roads where visible. The application of various tones and cladding seeks to alleviate the bulk and scale of the built

form making a positive contribution to the streetscape.

The proposed warehouses and landscaping is proposed to be consistent with that of other

warehouses within Oakdale Central. This will ensure a uniform presentation across the Oakdale Central Estate. As Goodman will retain ownership of all warehouses, including that

of the site, it is fundamental to ensure a high quality aesthetic is achieved, when viewed from surrounding properties and within the public domain.

The colour scheme responds to the surrounding environment through the application of

earthy tones with cool and warm greys as the main colour palette for the structural

components.

The intention is that all buildings, where possible, be provided a comprehensive landscape setting that integrates with the public domain. The design demonstrates linkage and

continuity with tree planting themes and groupings of mass planted shrub and groundcover

planting areas, swathes of native grasses and accent planting.

The indicative species have been selected for hardiness, ease of maintenance and proven ability in the area and taking into consideration indigenous species, the Cumberland Plain

Woodland and other ecological habitats and communities.

The large scale of the open space areas requires an appropriate large scale response to

broad groupings of densely planted gardens that generally give an impact as a single mass of

sculpted foliage. The canopy of trees across the site is to have strong groupings and lines to reinforce the continuity of character.


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5.4 NOISE AND VIBRATION

A Noise Impact Assessment (Appendix 7) has been undertaken by SLR Consulting Australia Pty Ltd to assess the potential noise impacts associated with the proposal in accordance with

the NSW Industrial Noise Policy (INP), NSW EPA, 2000, the Interim Construction Noise Guideline (ICNG), DECC, 2009 and Assessing Vibration: A Technical Guideline, DEC, 2006.

The location of the receiving environments that have been tested for both the construction and operational phase of the development are shown in Figure 11 below.

Figure 11: Receiver Locations - Oakdale Central

Construction Construction noise impacts at the surrounding sensitive receivers have been quantitatively

assessed for several construction activities as illustrated below in Figure 12.


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Figure 12: Predicted Operational Noise Impacts

As demonstrated above, the proposed construction activities will not exceed the established

criteria for Oakdale Central and is therefore supportable by Council.

Operation

The predicted noise levels for the operational phase of the development are provide below is

Figure 13. Overall, compliance is demonstrated as noise generating activities will be limited to outdoor fixed plant, gas powered fork lifts, light vehicles and heavy vehicles (average

speed 25 km/hour).

Figure 13: Predicted Noise Levels - Operational


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In addition to the above, a cumulative noise impact assessment has been undertaken that

considers the approved developments within Oakdale Central.

Figure 14: Cumulative Noise Impact Assessment

As shown above, cumulative operational noise impacts from Lot 4 with the adjacent Oakdale Central, including Lots 1, 2 and 3, were predicted to be below the defined operational noise

limits.

Offsite operational traffic impacts have also been considered in respect of the proposal

against the NSW Road Noise Policy (RNP). The RNP requires noise mitigation where new land use developments increase road traffic noise by more than 2 dB. An increase of greater than

2 dB requires an increase in traffic volumes of approximately 60% or higher.

The main access route to the development site is via Milner Avenue, Old Wallgrove Road and

Lenore Drive. No residential receivers are located adjacent to Milner Avenue. The arterial roads of Old Wallgrove Road and Lenore Drive have an existing volume of approximately

7,500 vehicles per day (based on traffic counts conducted on Lenore Drive in April 2016). These volumes are significantly higher than the estimated daily traffic volumes from Lot 4 of

approximately 120 vehicles, therefore, an increase in traffic noise due to Lot 4 of greater than 2 dB is not considered likely. As such, vehicle movements from Oakdale Central Lot 4 on the

adjacent public road network is considered unlikely to result in a significant adverse noise

impact and therefore no mitigation is considered likely to be required.

Based on the above findings, the proposal will not result in any unacceptable noise impact during any phase of the development.

5.5 SOILS AND WATER

A Civil Design Report (Appendix 5) has been prepared by AT&L and includes details of

onsite detention (OSD), piped and overland flows, water sensitive urban design (WSUD) and sedimentation and erosion control.

A precinct-wide stormwater management strategy has been approved for the site as part of

previous Concept and Project Approvals and forms the basis for the stormwater management

design proposed for the site. The stormwater management strategy for the site has been designed in accordance with Council and GHD requirements, summarised as follows:

OSD of 250 m3/ha of developable site area. OSD will have restricted outlet sizes

based on a permissible site discharge of 140L/s/ha. OSD to mitigate post development flows to pre‐developed flows for peak Average

Reoccurrence Interval (ARI) events. WSUD to achieve target reductions:

85% Total Suspended Solids (TSS)


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65% Total Phosphorus (TP) 45% Total Nitrogen (TN) 90% Gross Pollutants (GP)

Finished Floor Levels (FFL) to have minimum 300mm freeboard to 100 year overland flows.

Rainwater tanks are desirable for re‐use for irrigation, toilet and other non‐potable water uses. No set guidelines are provided.

The proposed stormwater management design has been based on DRAINs and MUSIC

modelling with resulting requirements for hydrology, hydraulics, catchments, OSD, overland flows and WSUD summarised within the Civil Design Report at Appendix 5.

In brief overview of the above, all stormwater from Lot 4, equating to a total catchment area

of 2.895ha, will drain into a proposed underground onsite detention tank immediately

upstream of the existing 600mm diameter stub which drains into the Milner Avenue stormwater network. The OSD Tank has been designed to achieve the following outcomes:

Post development peak flows to be mitigated to pre-developed peak flows for all

stormwater events between and including the 5 and 100 year events.

Water Quality Stormwater quality treatment for Lot 4 will ultimately be provided by the proposed bio-

retention basin to the west of Lot 1C. This basin has been constructed during a previous

stage under separate approval. It is proposed to install a Gross Pollutant Trap (GPT) on the Lot 4 stormwater drainage network prior to discharging into the OSD tank.

Erosion/Sediment Control Erosion and sediment controls are to be installed during construction, and will be generally

limited to:

Wheel wash down/cattle grid at site access;

Sediment fence at downstream boundary; Sediment basins;

Diversion banks;

Stabilisation of finished areas; Cut off drains.

5.6 WASTE

Construction, demolition and operational waste and recycling will be managed in accordance

with the Waste and Recycling Management Plan prepared by SLR Consulting Australia Pty Ltd and provided at Appendix 11.

The Waste Management Plan identifies wastes to be generated by the proposed development and provides recommendations and requirements for the handling, processing and disposal of

all waste. The Waste Management Plan aims to:

To encourage the minimisation of waste production and maximisation of resource recovery.

To identify procedures for waste management. To assist in ensuring that any environmental impacts during the operational life of

development comply with Council‟s development consent conditions and other relevant regulatory authorities.


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The Waste Management Plan identifies the following waste streams to be generated during

the construction and demolition phases of the proposed development:

Green waste from site clearing activities. Excavation material (including potentially contaminated soils). Construction wastes. Plant maintenance waste. Packaging waste. Work compound (on-site employee) waste. Waste water. (Waste water is not quantified in this WMP.)

Excavation is estimated to result in a total waste volume of 26,800m³ with excavated soils and rock to be re-used on the site or similar sites as fill material provided no contamination is

present and with the approval of the EPA. Construction activities are estimated to generate 3,212m³ waste with 70% to be recycled. The reuse, recycling and disposal of wall waste are

to be detailed by the building contractor.

Opportunities for waste avoidance will be identified by the building contractor and include the

following:

applying practical building designs and construction techniques; appropriate sorting and segregation of site preparation and construction wastes to

ensure efficient recycling of wastes; selecting construction materials taking into consideration to their long lifespan and

potential for reuse; ordering materials to size and ordering pre-cut and prefabricated materials; reuse of formwork; planned work staging; use of naturally ventilating buildings to reduce ductwork; use of prefabricated components for internal fit outs; reducing packaging waste on-site by returning packaging to suppliers where possible

and practicable, purchasing in bulk, requesting cardboard or metal drums rather than plastics, requesting metal straps rather than shrink wrap and using returnable packaging such as pallets and reels;

careful on-site storage and source separation; subcontractors informed of site waste management procedures, and co-ordination and sequencing of various trades.

The Building Contractor will also advise on material selection for the reduction of embodied

energy and resource depletion including:

the use of recycled concrete and steel; the reduction of PVC use; the use of low VOC (volatile organic compounds) paints, floor coverings and

adhesives; the use of low formaldehyde wood products and post-consumer reused timber or

Forest Stewardship Council (FSC) certified timber where possible; the use of fittings and furnishings that have been recycled, are made from or

incorporate recycled materials, and have been certified as sustainable or environmentally friendly by a recognised third party certification scheme, and

the use of building materials, fittings and furnishings including structural framing, roofing and façade cladding chosen with consideration to their longevity, adaptation, disassembly, reuse and recycling potential.

Construction waste management includes source separation and appropriate collection to minimise waste and maximise reuse and recycling. Waste storage will be provided in


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accessible parts of the site where sufficient space is available and no adverse visual or

amenity impact will be incurred. The frequency of waste collection and removal will be determined by the volume of material deposited in skips. Any contaminated, hazardous or

liquid wastes will be removed by certified contractors and disposed of at a licensed facility.

The following waste streams are expected to be generated during the operational phase of

the development:

domestic wastes (i.e. general waste and recycling) generated on each building level (i.e. general waste and co-mingled recycling);

garden organics from landscaped areas; bulk packaging wastes including polystyrene and cardboard boxes; bulky waste items such as furniture and e-waste; and stores, plant and general maintenance wastes.

An overview of operational waste management and recycling system is as follows:

General waste produced by Lot 4 operations will be compacted on site using a

stationary compactor. Recyclable waste produced by Lot 4 operations will be collected and stored on site for

collection and transport to recycling facilities. Compacted waste will be transferred into lidded, front-lift bins for temporary on-site

storage prior to collection. The lids of front-lift bins should be closed and locked when not being added to or being emptied.

Lidded, front-lift bins will be located on areas of hardstand and outside the main buildings. The area chosen for placement of the front-lift bins should:

allow ready access by waste collection vehicles; not impede movements of vehicles using/servicing the facility; not create blind-spots for vehicular traffic; be under cover (e.g. awning), and not be readily visible from Milner Avenue. Transfer of general waste and recycling via 240 L capacity, wheeled bins from each

building area and level to the compactor room.

The development is anticipated to generate in the order of 3,816L waste per day and 19,080L

per week (including waste and recycling).

Waste and recycling storage areas will incorporate a number of measures to ensure best practice waste management:

Storage areas shall be located on a smooth, impervious ground surface. Storage areas should allow ready access by waste collection vehicles. Storage areas should be under cover (e.g. awning). Storage areas should not be readily visible from Milner Avenue. Surface water should not collect at the storage areas. Vermin management measures should be implemented at and around each storage

area. Location of storage areas should not impede movements of vehicles using/servicing

the facility, nor create blind-spots for vehicular traffic. Clear and easy to read signs and warning signs should be displayed as appropriate to

identify the areas as waste and recycling storage areas.

Within the development space will be allocated for the storage of large, bulky items and reusable items.


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The implementation of the Waste Management Plan will be the responsibility of the building

contractor during construction phases and management during operations phase. Specific responsibilities are allocated within the Waste Management Plan.

5.7 HERITAGE

An Aboriginal Heritage Assessment was carried out in support of the Concept Approval which identified eight known Aboriginal sites and objects on the site.

Development Application 652.1/2013 specifically addressed the impact on Aboriginal Cultural

Heritage for earthworks proposed within Oakdale Central. In accordance with OEH guidelines,

consultation with Aboriginal communities was undertaken as part of this process.

Based on the scope of works proposed under the subject application, there will be minimal excavation required as the building pad will already be established to accommodate the built

form.

Notwithstanding, the mitigation strategies and measures (as recommended by the Godden

Mackay and Logan Aboriginal Archaeological Assessment Report submitted with DA652.1/2013) shall be adopted for the purpose of this project and any specific conditions

that are imposed under the future approval for the earthworks.

It is noted that the Water NSW Pipes were previously located underneath Old Wallgrove

Road, however these were removed as part of the original upgrade works to the road for the DHL Project Approval. The pipes have since been relocated to Warragamba. Expert heritage

advice was obtained throughout this process to ensure the heritage value of the pipes was not undermined.

5.8 CONTRIBUTIONS

Fairfield City Council Indirect (s94A) Development Contributions Plan 2011 notes that development generated throughout the City will require ongoing improvements to community

infrastructure including, but not limited to:

Community facilities; Recreation and Open space embellishment;

Public domain improvements and place making embellishments achieved through

cultural arts works and installations; Road-works;

Land acquisition for open space

The purposes of the Plan are to:

(a) authorise the Council to impose as a condition of development or as a condition on

complying development certificates, a requirement that the applicant pay to the Council a levy determined in accordance with this plan;

(b) assist the Council to provide the appropriate public facilities, infrastructure and services, which are required to maintain and enhance the amenity of those who live, work and recreate in Fairfield City;

(c) publicly identify the specific activities for which the levies are required; and (d) govern the application of money to those activities.

This plan applies to all applications for development consent and complying development

certificates required to be made by or under Part 4 of the Environmental Planning and Assessment Act 1979 in respect of development on land to which this plan applies, except development identified in relevant Ministerial Directions where Indirect Contributions cannot


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be imposed, or any development proposal relating to the land to which the Direct (Section 94) Contributions Plan 2011 applies that results in an increase in:

(a) the number of residential dwellings or occupancies;

(b) the number of residential development lots; or (c) the area of commercial or retail floor space where a developer cannot provide the

required car spaces on site; or (d) any combination of the above.

As the proposed development falls under Part 4 of the EP&A Act and is not exempt under the

above-listed categories of development, Contributions under the Indirect (s94A) Development Contributions Plan 2011 will apply to the proposal as calculated by Fairfield Council.

Contributions are to be paid prior to the issue of a Construction Certificate and will be levied at a rate of 1% of the Capital Investment Value.

The Voluntary Planning Agreement entered into between the Minister for Planning, Goodman

Property Services (Aust) Pty Ltd, BGAI 6 Pty Ltd, BGMG 8 Pty Ltd and BGAI 2 Limited was executed on 12 March 2015 and deals with contributions for Oakdale Central and South as

well as the upgrade of Old Wallgrove Road as a „Works in Kind‟ (“WIK”) project in lieu of State Infrastructure Contributions.

In this respect of this proposal, it is considered that SIC contributions are not required as the

necessary arrangements have been considered and approved in relation to the provision of

regional transport infrastructure.

5.9 CUMULATIVE IMPACTS

On balance, the cumulative impacts of the proposal have been considered acceptable as the

development can successfully co-exist with the existing and planned industrial development for the locality. In this respect, the following considerations have been noted:

Traffic – As discussed previously, the proposal provides for sufficient on-site car

parking and access arrangement, thus resulting in acceptable impacts on the surrounding road network. Traffic generation shall retain satisfactory levels of service

with respect to the intersection of Milner Avenue and Old Wallgrove Road.

Visual – The visual amenity of the proposed development is considered consistent

with the desired future character of the locality and the emerging built form within the broader precinct. The design of warehouse facilities provides for a high degree of

visual articulation to Milner Avenue that is the primary viewing point within the public

domain. Adjoining to the rear of the site is land owned by Goodman that will be used for similar industrial purposes in the future, therefore not containing any

visually sensitive development. Suitable provision is made for soft landscaping to further enhance the amenity of the site, and set a desirable precedent for future

development.

Noise – Noise generated will be within acceptable limits, as defined by the Oakdale

Central Concept Plan and established criteria under the EPA Industrial Noise Policy. The scale and intensity of industrial activities associated with the site are

commensurate with the overall size of the land, and represent a minor intensification to the Oakdale Central Estate.

Stormwater Management – Stormwater management for the proposed development will be maintained consistent with the overall strategy established for


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the estate. The existing approved bio-retention basins will be utilised which are

capable of accommodating the post development flows from the site.

5.10 SUITABILITY OF THE SITE FOR DEVELOPMENT

As discussed throughout this Report, the subject site is suitable for the proposed

development in that:

It is suitably removed from sensitive receivers so as to not cause any unacceptable impacts in terms of noise, visual amenity and air quality.

The site has been subject to a previous approval for earthworks which has

comprehensively addressed contamination, heritage and vegetation removal. Building pads have been approved by Fairfield City Council, thus the site is

considered sufficient to accommodate the scale and intensity of development proposed.

Sufficient access arrangements are available to the site for trucks and cars from

Milner Avenue.

5.11 PLANNING AGREEMENTS

As discussed in Section 6.8, a Planning Agreement has been executed for the upgrade of Old Wallgrove Road. It is not considered necessary to execute any additional Planning

Agreements as part of the subject proposal.

5.12 SUBMISSIONS

Should any submissions be received during the exhibition period, Goodman will respond

accordingly with the appropriate detail to any concerns or queries raised.

5.13 PUBLIC INTEREST

The proposal is considered to be in the public interest for the following reasons:

The proposal will generate employment opportunities in a precinct which has been

identified as a hub for warehousing and logistics;

There will be no undue environmental, social or economic impacts that result from the proposal.

The proposed development can co-exist with surrounding land uses, without creating any conflict in terms of operations, vehicle movements or overall environmental

impacts.


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PART F CONCLUSION

The provisions State Environmental Planning Policy (Western Sydney Employment Area) 2009

permit the proposed development. No unacceptable impacts are anticipated to result from the construction or operational phases of the proposal given its context in a developing area

that has been identified for the intended industrial activities. The proposal is also suitably separated from residential areas and is serviced by adequate infrastructure, including a

capable road network.

The proposal is consistent with the document entitled NSW 2021: A Plan to Make NSW Number One by allowing an existing business to develop and expand (within NSW) and creating employment opportunities in a site earmarked for such development. The proposed

development is also consistent with the legislative and policy framework for the local and regional area.

Based on the findings of this SEE, the proposal supports the continued development of jobs in Western Sydney and contributes to the retention and growth of warehousing, industry and

logistics. The proposal is suitable for the local context and is appropriate based on social, cultural, economic and environmental considerations.

The findings and recommendations presented herein clearly demonstrates the matters listed under Section 79(C) of the Environmental Planning & Assessment Act have been considered

and the proposal is acceptable within the planning framework.

As such, it is recommended that the proposal be supported by Fairfield City Council.


Appendix 1 Quantity Surveyors Report


Appendix 2 Architectural Plans


Appendix 3 Civil Plans & Design Report


Appendix 4 Landscape Plan


Appendix 5 Traffic Impact Assessment


Appendix 6 Noise Impact Assessment


Appendix 7 Waste Management Plan


Appendix 8 Fire Safety Statement


Appendix 9

Building Code of Australia Report