Lot 2 DP 260476, 1270 Richmond Road, Marsden Park · A Statement of Heritage Impact (SHI) has been provided by KTD Architects (dated 6 November 2018, ref: 181106) and is included

STATEMENT OF ENVIRONMENTAL EFFECTS Section 4.15 Environmental Planning & Assessment Act 1979

Lot 2 DP 260476, 1270 Richmond Road,

Marsden Park

Clydesdale Estate – Real estate advertising

signage and Sales Centre

Prepared for

Cyan Stone Clydesdale Estate 1 Pty Ltd

List of Contents

1. Executive Summary ....................................................................................................... 2

2. Existing Environment ..................................................................................................... 3

2.1 Site Details 3

2.2 Site Description 3

2.3 Surrounding Development 3

2.4 Access and Traffic 3

2.5 Topography 3

2.6 Flora and Fauna 3

2.7 Flooding and Storm Water 4

2.1 Historical Archaeology 4

2.2 Indigenous Heritage 4

3. Development Proposal ................................................................................................... 5

3.1 Real Estate Advertising Signage 5

3.2 Temporary Sales Centre 5

4. Statutory Considerations of the Development ................................................................ 6

4.1 Background 6

4.2 State Environmental Planning Policy No.55 – Remediation of Land 7

4.3 State Environmental Planning Policy (Sydney Region Growth Centres) 2006 7

4.4 State Environmental Planning Policy No.64 (Advertising and Signage) 10

5. The Likely Impacts of the Development ........................................................................ 26

5.1 Context, Setting & Amenity 26

5.2 Access, Parking & Traffic 26

5.3 Site Drainage & Stormwater Management 26

5.4 Contamination & Salinity 26

5.5 Aboriginal Heritage 27

5.6 European Heritage 27

5.7 Topography 27

5.8 Landscape & Scenic Quality 27

5.9 Social and Economic Impact 28

5.10 Other 28

6. Suitability of the Site for the Development .................................................................... 28

7. Any Relevant Submissions ........................................................................................... 28

8. The Public Interest ....................................................................................................... 28

9. Conclusion ................................................................................................................... 28

1 December 2018 | 1782

This document remains the property of Craig & Rhodes Pty Ltd and is not to be reproduced

without prior written consent of Craig & Rhodes Pty Ltd.

This report has been prepared by Craig & Rhodes Pty Ltd and has undergone a quality

assurance review. The below signatures confirms review completion.

Issue Date Author Reviewed Approved

A 10/12/2018 JG & BR Ben Rourke Mikel Mansour

2 April 2016 | 014-15 Stage 6A

1. Executive Summary

Craig & Rhodes Pty Ltd has been engaged by Cyan Stone Clydesdale Estate 1 Pty Ltd to

prepare a Development Application for a Sales and Information Centre (“Sales Centre”) and

advertising signage on the subject site.

The land is known as Clydesdale Estate and legally described as Lot 2 DP260476 with

address of 1270 Richmond Road, Marsden Park, located in the Blacktown City Local

Government Area. The overall site has a total area of 216.01ha. Clydesdale Estate is

identified as a State heritage item noting its historic and landscape significance.

The proposal will serve to provide sales information on residential land at Clydesdale Estate

under two separate subdivisions referred to as DA 16/03316 (stage 1) & DA 18/01249 (stage

3) lodged with Blacktown council on 24 June 2016 and 12 July 2018 respectively.

The development is permissible with consent under cl. 2.8 of Appendix 12 of the State

Environmental Planning Policy (Sydney Region Growth Centres) 2006. This clause allows for

the temporary use of advertising structures and the temporary use of business premises as a

sales office for new housing estates.

The Sales Centre is small in scale and the physical structure will not compromise the visual

characteristics of the landscape, noting the transitioning character of Marsden Park from rural

to low and medium density residential. In addition, the temporary advertisement structures do

not adversely impact on Clydesdale Estate, and are generally consistent with the State

Environmental Planning Policy No. 64 (Advertising and Signage).

This Statement of Environmental Effects is submitted in accordance with Schedule 1 of the

Environmental Planning and Assessment Regulation 2000. It also outlines steps to be

undertaken to protect the environment and to mitigate against any potential harmful impacts,

if necessary. Based on this assessment the proposal is considered to satisfy the provisions of

4.15 of the Environmental Planning & Assessment Act, 1979 whereby it may be supported for

approval.

3 December 2018 | 1782

2. Existing Environment

2.1 Site Details

The subject site is legally described as Lot 2 DP260476 with the address of 1270 Richmond

Road, Marsden Park. It is located in the Blacktown City Local Government Area. The

registered owners are Cyan Stone Clydesdale Estate 1 Pty Ltd. The site is located on the

western side of Richmond Road, and has an area of approximately 216.01ha.

2.2 Site Description

The site is generally cleared and is currently used as low intensity pastoral grazing land,

characterised by cleared paddocks and scattered trees. Clydesdale House is located towards

the middle of the site, with the Clydesdale Estate listed as a State significant heritage item.

Ancillary items to Clydesdale House include stables, dairy shed, cottage, graveyard and

driveway access.

2.3 Surrounding Development

Marsden Park is a rural area undergoing urban transition, with established residential

development directly to the south of the subject site. Subdivision and residential construction

works are currently underway to the site’s south east and south west. Further south is the

Marsden Park Business Park. To the north and west is low density rural-residential

development.

2.4 Access and Traffic

Existing access to the site is provided from Richmond Road via a gated entry, located

approximately half way along its north-eastern boundary, with an all-weather gravel haulage

road incorporating culverts. Traffic generation from the site is defined by farmers tending to

the site plus cattle trucks (semi-trailers) delivering cattle to/from the site, and service vehicles.

2.5 Topography

The site has an undulating form with an overall fall to the north-west into South Creek which

forms the northern and western boundary of the site. The gentle fall of the land enables surface

runoff to drain from the site without causing inundation on the land.

2.6 Flora and Fauna

The site is predominantly characterised by pastoral grazing land that is predominantly cleared,

interspersed by isolated trees. Native flora observed on the site is limited to eucalypt trees

and dispersed shrubs, with fauna limited to native and introduced avian species.

The site is mapped as biodiversity certified under the Department of Planning’s Biodiversity

Certification Order in the Sydney Region Growth Centres, made in 2010. As a result, future

development of such certified land may occur (subject to development consent) without the

need for further ecological assessment pursuant to S.8.4 of the NSW Biodiversity

Conservation Act 2016. Based on the site’s cleared state, long standing use and effect of the

biodiversity certification, an independent flora and fauna assessment is not considered

necessary.

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2.7 Flooding and Storm Water

The site is mapped as flood prone in the GC SEPP, as shown in the Flood Map extract below.

As part of approved DA16/04611, a detailed assessment of the existing 1:100 year flood level

was made by J Wyndham Prince. This assessment demonstrated that residential zoned land

within the site may be raised in level with fill and graded to facilitate residential development

above the flood level.

Source: NSW Planning Portal – Flood Prone Land Map

2.1 Historical Archaeology

A historic dwelling known as “Clydesdale House” and certain other site elements form part of

the Clydesdale Estate. Restoration of the historic dwelling is addressed in the Conservation

Management Plan prepared by GBA and endorsed by the Heritage Council of NSW in

December 2017. Potential impacts on identified significant historical archaeological locations

due to bulk earthworks have been addressed in a separate DA (ref DA 16/04611). None of

the additional works proposed in this DA will affect or have any impact on such sites.

A Statement of Heritage Impact (SHI) has been provided by KTD Architects (dated 6

November 2018, ref: 181106) and is included as part of this DA. See section 4 of this

Statement for further details of the impacts.

2.2 Indigenous Heritage

The site is substantially disturbed as a result of its occupation as grazing land since European

settlement. As part of approved DA 16/04611 for bulk earthworks, Kelleher Nightingale

Consulting (KNC) provided an assessment of the impact of those works on Aboriginal cultural

heritage. The assessment advised that the development area was previously assessed in a

comprehensive Aboriginal heritage report from 2016 by KNC.

In the 2012 report, six Aboriginal archaeology sites were identified in the study area, on which

basis an Aboriginal Heritage Impact Permit (AHIP) is required prior to the commencement of

the approved earthworks. An application for an AHIP has been lodged, which will cover any

subsequent works on the Clydesdale Estate site under separate DAs, including works

associated with this DA.

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3. Development Proposal

3.1 Real Estate Advertising Signage

Development consent is sought for advertising signage at Clydesdale Estate as follows:

6 x advertising structures along the Richmond Road frontage of the site;

o Each sign will be 12m width x 7.8m height x 2.4m depth;

o Signage structures will comprise pre-fabricated interconnecting shipping

containers stacked 3 high, with flat graded base level

o Signage content will be printed signs that relate to sale of residential land at

Clydesdale Estate.

3 x temporary fence structures along the Richmond Road frontage of the site;

o Each temporary fence will be 200m length x 1.8m height;

o Each fence will feature a continuous printed fabric banner;

o Advertising content will relate to sale of residential land at Clydesdale Estate.

Refer to the ‘Real Estate Advertising & Sales Office’ (Ref: 1782 L12 [02] Site Plan by Craig &

Rhodes and design plans provided by Monogram Partners (version 04).

All advertising signage will be removed after the sale of all residential lots within Clydesdale

Estate is completed.

3.2 Temporary Sales Centre

Development consent is sought for a temporary real estate Sales Centre comprising the

following:

Sales Centre building (prefabricated modular building) 12.5m x 15m including timber

deck;

Wheelchair accessible ramp;

Bathrooms - prefabricated modular building with pumpout by EPA licensed operator;

Parking area with 22 car parking spaces including two accessible parking space;

Landscaping;

Ancillary advertising signage

The proposed location of the sales centre is at the eastern end of the existing driveway access

as shown on the Site Plan by Craig & Rhodes.

The design of the building and parking area are provided in the Sales Office plans by Urban

Dwell.

6 December 2018 | 1782

4. Statutory Considerations of the Development

4.1 Background

The following assessment of the proposed development is undertaken in accordance with the

heads of consideration in Section 4.15 of the Environmental Planning & Assessment Act 1979

(“the Act”) that states:

Section 4.15 Evaluation – Matters for consideration – general

In determining a development application, a consent authority is to take into consideration

such of the following matters as are of relevance to the development the subject of the

development application:

a) the provisions of:

i) any environmental planning instrument, and

ii) any draft environmental planning instrument that is or has been placed on

public exhibition and details of which have been notified to the consent

authority, and

iii) any development control plan, and

iv) the regulations (to the extent that they prescribe matters for the purposes of

this paragraph),

that apply to the land to which the development application relates,

b) the likely impacts of that development, including environmental impacts on both

the natural and built environments, and social and economic impacts in the locality,

c) the suitability of the site for the development,

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

e) the public interest.

Both statutory and non-statutory plans including all relevant Environmental Planning

Instruments (EPIs) have been addressed in relation to the proposed development. Applicable

controls considered during the preparation of the application are set out below:

State Environmental Planning Policy (Sydney Region Growth Centres) 2006 as

amended in 2014, referred to as the Growth Centres SEPP;

State Environmental Planning Policy 64 – Advertising and Signage;

State Environmental Planning Policy 55 – Remediation of Land;

Blacktown City Council Growth Centres Precincts Development Control Plan 2018 as

amended in 2016, referred to as the Growth Centres DCP;

Blacktown City Council Marsden Park Precinct Schedule 6 DCP 2016

The following sections of this report demonstrate that the proposed advertising signage and

Sales Centre are consistent with the applicable zoning and planning controls for the site, with

no adverse impacts identified.

This assessment finds that the proposal complies with all aspects of the above statutory

documentation. No exceptions to any controls are sought under the DA.

7 December 2018 | 1782

4.2 State Environmental Planning Policy No.55 – Remediation of Land

Clause 7 of SEPP No.55 requires contamination and remediation to be considered when

determining a Development Application.

A Preliminary Stage 1 Contamination Assessment prepared by Geotechnique Pty Ltd (ref:

13552/1, 30 May 2016) was lodged as part of the Bulk earthworks in support of DA 16/03316

& DA 18/01249. The assessment found that the site is suitable for residential development

(and associated uses) subject to submission of a Remediation Action Plan (RAP), and

development of the site taking place in accordance with its recommendations.

Subject to the site being remediated as part of the initial Bulk Earthworks in accordance with

the requirements of the RAP, the site is considered suitable to support the proposed temporary

Sales Centre and associated advertising signage.

4.3 State Environmental Planning Policy (Sydney Region Growth Centres) 2006

Zone R2 Low Density Residential

To provide for the housing needs of the community within a low density residential environment.

To enable other land uses that provide facilities or services to meet the day to day needs of residents.

To allow residents to carry out a reasonable range of activities from their homes, where such activities are not likely to adversely affect the living environment of neighbours.

To support the well-being of the community, by enabling educational, recreational, community, religious and other activities where compatible with the amenity of a low density residential environment.

Comment – The proposed real estate sales centre will serve to promote the sale of residential

land proposed in the Clydesdale Estate under DA 16/03316 & DA 18/01249. Noting the sales

building is a temporary structure, the site will ultimately be developed as residential land and

housing in accordance with the R2 zone.

Zone SP2 Infrastructure

To provide for infrastructure and related uses.

To prevent development that is not compatible with or that may detract from the provision of infrastructure.

Comment – The proposed advertising structures will not interfere with the future widening of

Richmond Road as planned within the SP2 Infrastructure corridor. The signage will be

temporary and will be removed after the sale of all residential lots within Clydesdale Estate is

completed. Accordingly the signage is compatible with the SP2 zone.

8 December 2018 | 1782

Permissibility of temporary use

Cl. 2.8 of Appendix 12 of the GC SEPP provides for the temporary use of land. Specifically,

the following clauses are relevant to this application:

(2) Despite any other provision of this Precinct Plan, development consent may be

granted for development on land in any zone for a temporary use for a maximum period

of 52 days (whether or not consecutive days) in any period of 12 months.

(3) Development consent must not be granted unless the consent authority is satisfied

that:

(a) the temporary use will not prejudice the subsequent carrying out of

development on the land in accordance with this Precinct Plan and this or any

other applicable environmental planning instrument, and

(b) the temporary use will not adversely impact on any adjoining land or the

amenity of the neighbourhood, and

(c) the temporary use and location of any structures related to the use will not

adversely impact on environmental attributes or features of the land, or

increase the risk of natural hazards that may affect the land, and

(d) at the end of the temporary use period, the site will, as far as is practicable,

be restored to the condition in which it was before the commencement of the

use.

(4) Despite subclause (2), the following development may exceed the maximum

number of days specified in that subclause:

(a) the temporary use of advertising structures for a new release area or a new

housing estate,

(b) the temporary use of a dwelling or business premises as a sales office for

a new release area or a new housing estate.

Comment

The proposed Sales Centre and associated advertising structures will in no way prejudice the

future carrying out of development on the land in accordance with the precinct plan. The

structures will be removed after the sale of the residential lots as proposed under separate

DAs.

The Sales Centre will not impact on any adjoining land or the amenity of the neighbourhood.

The proposed Sales Centre will be setback approximately 80m from Richmond Road and

300m from the southern boundary of the site. Further, the proposed advertising structures are

minor when considered with regards to the very wide frontage of the site at Richmond Road.

The proposal will not increase the risk of natural hazards that affect the land or adversely

impact the environmental features of the land. As such all sales signage and the sales office

will be removed after the sale of the proposed lots within the subject site.

As per subclause (4) (a) and (b), the use of advertising structures, and business premises as

a sales office, is permitted to exceed the maximum number of days permitted under subclause

(2). It is intended that all structures as proposed under this DA will be removed within five

years of their installation.

9 December 2018 | 1782

Heritage

Clause 5.10 of Appendix 12 of the GC SEPP requires consideration of the impact of a

development on heritage items, whether within the subject land or adjacent to them.

Some of the proposed advertising structures are within the mapped curtilage of Clydesdale

Estate as described in Section 6.1 of the Marsden Park Precinct DCP, on which basis a

Statement of Heritage Impact (SHI) is required. Refer to the separate SHI Assessment Report

by TKD Architects.

In summary the proposed advertising structures are considered acceptable on the basis that

they are temporary structures, and will not dominate the view across Clydesdale Estate from

Richmond Road, given the broad frontage of the site. Further, they will serve to promote the

sale of the land which in turn will generate funding towards the restoration of Clydesdale

House.

Upon removal of the signage and fencing the existing view across Clydesdale Estate from

Richmond Road will be restored. Accordingly, the temporary visual impact of the signage is

considered a manageable heritage outcome.

Public utility infrastructure

Clause 6.1 of the GC SEPP requires consideration of essential public utility infrastructure:

(1) The consent authority must not grant development consent to development on land to which this

Precinct Plan applies unless it is satisfied that any public utility infrastructure that is essential for the

proposed development is available or that adequate arrangements have been made to make that

infrastructure available when required.

Comment – The proposed temporary Sales Centre will benefit from connection to electricity,

water and communications. Effluent from the attached toilet block will be disposed of by

secure pump-out by an EPA licensed contractor, noting sewer services for the site will be

constructed to service the proposed residential subdivisions and future housing. Pump out

systems are a common practice posing negligible environmental and health risk for temporary

buildings, and will not generate any noticeable odour to local residents noting the closest

housing is at least 400m to the south.

Development on flood prone land

Clause 19(2) of the GC SEPP requires consideration in the assessment of the proposal noting the site

is mapped as flood prone land.

Comment – The proposed temporary Sales Centre will be erected on the site following the

completion of precinct 2 bulk earthworks under approved DA-16-04611. In addition, the

signage will be installed prior to the bulk earthworks commencing, these structures are

temporary and are not considered to unreasonably hinder any flood water movement over the

site.

10 December 2018 | 1782

4.4 State Environmental Planning Policy No.64 (Advertising and Signage)

4.4.1 SEPP 64 Objectives

Ensure that signage (including advertising):

i. is compatible with the desired amenity and visual character of an area ii. provides effective communication in suitable locations

ii. is of high quality design and finish

Regulate signage (but not content) under Part 4 of the Act

Provide time-limited consents for the display of certain advertisements

Regulate the display of advertisements in transport corridors

Ensure that public benefits may be derived from advertising in and adjacent to transport

corridors.

Comment:

The advertisement structures will effectively communicate the land for sale within the

Clydesdale Estate, notifying the public in an acceptable manner whilst passing the site along

Richmond Road. In addition, the signs have been designed to a high quality, fitting with the

natural landscape and scenic setting.

4.4.2 SEPP 64 Compliance Table

The proposed advertisement signage is assessed under Division 3 (Particular

Advertisements) clauses 17, 18 & 19.

Clause 17 - Advertisements with display area greater than 20 square metres or higher

than 8 metres above ground

(1) This clause applies to an advertisement: (a) that has a display area greater than 20 square metres, or

(b) that is higher than 8 metres above the ground.

(2) The display of an advertisement to which this clause applies is advertised development for the purposes of the Act.

(3) The consent authority must not grant consent to an application to display an advertisement to which this clause applies unless:

(a) the applicant has provided the consent authority with an impact statement that addresses the assessment criteria in Schedule 1 and the consent authority is satisfied that the proposal is acceptable in terms of its impacts, and

(b) the application has been advertised in accordance with section 79A of the Act, and

(c) the consent authority gave a copy of the application to RMS at the same time as the application was advertised in accordance with section 79A of the Act if the application is an application for the display of an advertisement to which clause 18 applies.

11 December 2018 | 1782

Comment:

The proposed signage is over 20m2 and as such an impact assessment against schedule 1

has been provided. Refer to the below compliance table on page 15.

Clause 18 - Advertisements greater than 20 square metres and within 250 metres of,

and visible from, a classified road

(1) This clause applies to the display of an advertisement to which clause 17 applies that is within 250 metres of a classified road any part of which is visible from the classified road.

(2) The consent authority must not grant development consent to the display of an advertisement to which this clause applies without the concurrence of RMS.

(3) In deciding whether or not concurrence should be granted, RMS must take into consideration:

(a) the impact of the display of the advertisement on traffic safety, and

(b) the Guidelines.

(c) (Repealed)

Comment:

The proposed signage is over 20m2 and within 250m of a classified road (Richmond Road). It

is noted that RMS are to provide concurrence on the proposal.

Clause 19 - Advertising display area greater than 45 square metres

The consent authority must not grant consent to the display of an advertisement with an advertising display area greater than 45 square metres unless:

(a) a development control plan is in force that has been prepared on the basis of an advertising design analysis for the relevant area or precinct, or

(b) in the case of the display of an advertisement on transport corridor land, the consent authority is satisfied that the advertisement is consistent with the Guidelines.

Comment:

The proposed signage is greater than 45m2, with no development control plan reflecting

advertising design analysis in place for Marsden Park. As such, an assessment against the

‘Transport Corridor Outdoor Advertising and Signage Guidelines’ is provided in the below

compliance table.

12 April 2016 | 014-15 Stage 6A

State Environmental Planning Policy No 64 – Advertising and Signage

Design Assessment Criteria – Schedule 1 SEPP 64

Type of assessment Assessment Criteria Proposal / Assessment Complies?

Character of the area Is the proposal compatible with the existing or desired future character of the area or locality in which it is proposed to be located?

Is the proposal consistent with a particular theme for outdoor advertising in the area or locality?

Yes, the temporary signs are suitable for the transitioning of the area from rural to residential land. Yes, the signs fit similarly with other signs located on Richmond Road. This is a common type of advertisement for areas undergoing similar transitions.

Special areas Does the proposal detract from the amenity or visual quality of any environmentally sensitive areas, heritage areas, natural or other conservation areas, open space areas, waterways, rural landscapes or residential areas?

- The signs have been designed, and will be located to, avoid adverse physical impacts on the Clydesdale Estate.

- There will be no impact on significant native vegetation.

- There will be no impact on the two Aboriginal sites within the northern paddocks.

- The signs will have minimal impact on sight lines of the open rural landscape character when viewed to and from Clydesdale Estate.

Refer to the Statement of Heritage Impact prepared by TKD Architects for more information.

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Views and vistas Does the proposal obscure or compromise important views?

Does the proposal dominate the skyline and reduce the quality of vistas?

Does the proposal respect the viewing rights of other advertisers?

- The proposed signs to the south of the existing entry would not result in any impacts on significant views.

- The proposed signs to the north will be located within the historic view corridors. However, the visual impacts will be minor, as demonstrated in the Heritage Impact Statement by TKD Architects.

The container signage extends 7.8m high. Signs positioned north of the existing Clydesdale access will be placed at a level below the level of Richmond Road and will not dominate the skyline or have a significant adverse impact on the quality of vistas. No other advertisements are located along the proposed signage area.

Streetscape, setting or landscape

Is the scale, proportion and form appropriate for the streetscape, setting or landscape?

With the frontage of Clydesdale Estate being approximately 1.62km onto Richmond Road, the number of structures is deemed appropriate for the setting. In addition, the signs will be setback approximately 25m from the edge of the Richmond Road pavement. This, combined with the 7.8m height, allows the signs to fit into the landscape without being a dominant feature.

14 December 2018 | 1782




Does the proposal contribute to the visual interest of the streetscape, setting or landscape?

Does the proposal reduce clutter by rationalising and simplifying existing advertising?

Does the proposal screen unsightliness?

Does the proposal protrude above buildings, structures or tree canopies in the area or locality?

Does the proposal require ongoing vegetation management?

The proposed signs will not detract from the visual interest of the landscape, and will effectively communicate the land for sale within the proposed development. N/A The colour and graphics complement the transitioning of the landscape, mixing with the natural and built form. The fencing sign will not protrude above the tree canopies or locality. The container signs will generally sit level with, or below, the tree canopy. No ongoing vegetation management is required.

N/A

Site and Building Is the proposal compatible with the scale, proportion and other characteristics of the site or building, or both, on which the proposed signage is to be located?

With the frontage of Clydesdale Estate being 1.62km onto Richmond Road and size of site, the number of structures is deemed appropriate for the setting. Noting they are each separated by between 150-220 metres, they will be viewed individually at ground level.

15 December 2018 | 1782




Does the proposal respect important features of the site or building, or both?

Does the proposal show innovation and imagination in its relationship to the site or building?

The visual impacts are considered minimal and respects the natural landscape of the site. Yes, the innovative design of having a stretch banner helps communicate the land for sale within the proposed development.

Associated devices and logos with advertisements and advertising structures

Have any safety devices, platforms, lighting devices or logos been designed as an integral part of the signage or structure on which it is to be displayed?

The mesh signs have been designed to not obstruct or cause safety concerns for drivers. The container signs are setback an appropriate distance for safety and visual impact reasons.

Illumination Would illumination result in unacceptable glare?

Would illumination affect safety for pedestrians, vehicles or aircraft?

Would illumination detract from the amenity of any residence or other form of accommodation?

Can the intensity of the illumination be adjusted, if necessary?

Is the illumination subject to a curfew?

N/A – No lights are proposed N/A

Road safety Does the proposal meet criteria relating to road safety under Sections 2 and 3?

Yes, refer to Sections 2 & 3 for compliance

16 December 2018 | 1782

Transport Corridor Outdoor Advertising and Signage Guidelines 2017

Section 2 - Design Issues

Sign clutter controls a. Multiple advertisements on a single block of land, structure or building should be discouraged as they contribute to visual clutter.

b. Where there is advertising clutter, consideration should be given to reducing the overall number of individual advertisements on a site. Replacement of many small signs with a larger single sign is encouraged if the overall advertising display area is not increased.

c. In rural areas, and along freeways and tollways, no more than one advertising structure should be visible along a given sightline.

N/A – no other advertisement structures are located in the proposed area.

N/A

Site-specific and structural criteria

a. The advertising structure should demonstrate design excellence and show innovation in its relationship to the site, building or bridge structure.

b. The advertising structure should be compatible with the scale, proportion and other characteristics of the site, building or structure on which the proposed signage is to be located.

Design excellence is demonstrated through the innovative use of shipping containers as a base and support structure, creating visual interest. Further, the graphics are high quality and professionally designed. With the frontage of Clydesdale Estate being approximately 1.62km onto Richmond Road, and the overall size of the site, the number and size of the signs is deemed appropriate for the setting.

17 December 2018 | 1782



c. The advertising structure should be in keeping with important features of the site, building or bridge structure.

d. The placement of the advertising structure should not require the removal of significant trees or other native vegetation.

e. The advertisement proposal should incorporate landscaping that complements the advertising structure and is in keeping with the landscape and character of the transport corridor.

The development of a landscape management plan may be required as a condition of consent.

Landscaping outlined within the plan should require minimal maintenance.

- The signs have been designed and will be located to avoid adverse physical impacts on the Clydesdale Estate.

- There will be no impact on significant native vegetation.

- There will be no impact on the two Aboriginal sites within the northern paddocks.

Refer to the Statement of Heritage Impact prepared by TKD Architects for more information. No significant trees will be removed or effected by the proposal. The proposal aims to tie in with surrounding natural landscape features such as trees and shrubs. Noted. Noted. All devices, platforms or logos will be considered as an important part of the signage design.

18 December 2018 | 1782



f. Any safety devices, platforms, lighting devices or logos should be designed as an integral part of the signage or structure on which it is to be displayed.

g. Illumination of advertisements must comply with the requirements in Section 3.3.3.

h. Illumination of advertisements must not

cause light spillage into nearby residential properties, national parks or nature reserves.

N/A – No Illumination proposed. N/A – No Illumination proposed N/A – No Illumination proposed Note - there are no residences, national parks or nature reserves in the immediate vicinity of the signs.

N/A N/A N/A

Freestanding advertisement criteria

a. The advertising structure must not protrude above the dominant skyline, including any buildings, infrastructure or tree canopies, when viewed from ground level within a visual catchment of 1km. Note: This impact should be measured from the vehicle approach location and any other critical viewpoints.

b. For a freestanding advertisement greater than 45sqm that requires consent from local council, a DCP must be in force that has been prepared on the basis of an advertising design analysis for the relevant area or precinct.

The signage will generally not protrude above the tree line. N/A

N/A

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c. Where the sign is in a transport corridor a landscape management plan may be required as part of the DA approval for a freestanding advertisement. This may include requirements to provide appropriate vegetation behind and adjacent to the advertising structure to minimise unintended visual impacts. Landscaping should include trees, shrubs and ground covers to provide adequate screening, softening, colour, soil stabilisation and weed reduction.

Noted.

Section 3 – Advertisements and road safety

Objectives a. Would the proposal reduce the safety for any public road?

b. Would the proposal reduce the safety for pedestrians or bicyclists?

c. Would the proposal reduce the safety for pedestrians by obscuring sightlines from public areas?

No, the structures are well set back from the road edge, ensuring no obstruction of sight lines. As above As above. In addition, Richmond Road is a classified major road with no pedestrian footpath available, and rarely used by pedestrians. Bicyclists are also an unlikely occurrence due to the nature of the road.

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Road Clearance a. The advertisement must not create a physical obstruction or hazard. For example:

i. Does the sign obstruct the movement of pedestrians or bicycle riders? (e.g. telephone kiosks and other street furniture along roads and footpath areas)?

ii. Does the sign protrude below a bridge or other structure so it could be hit by trucks or other tall vehicles? Will the clearance between the road surface and the bottom of the sign meet appropriate road standards for that particular road?

iii. Does the sign protrude laterally into the transport corridor so it could be hit by trucks or wide vehicles?

b. Where the sign supports are not frangible (breakable), the sign must be placed outside the clear zone in an acceptable location in accordance with Austroads Guide to Road Design (and RMS supplements) or behind an RMS-approved crash barrier.

c. Where a sign is proposed within the clear zone but behind an existing RMS-approved crash barrier, all its structures up to 5.8m in height (relative to the road level) are to comply with any applicable lateral clearances specified by Austroads Guide to Road Design (and RMS supplements) with

The location of all signage is situated away from Richmond Road to not cause any such obstructions. N/A N/A Container signs are well outside the vicinity of vehicles traveling on Richmond Road. The fence signage is constructed of mesh, and is considered frangible.

N/A N/A

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respect to dynamic deflection and working width.

d. All signs that are permitted to hang over roads or footpaths should meet wind loading requirements as specified in AS 1170.1 and AS1170.2. All vertical clearances as specified above are regarded as being the height of the sign when under maximum vertical deflection.

Container signs are well outside the vicinity of vehicles traveling on Richmond Road. This being setback approximately 30m. N/A

N/A

Line of sight a. An advertisement must not obstruct the driver’s view of the road, particularly of other vehicles, bicycle riders or pedestrians at crossings.

b. An advertisement must not obstruct a pedestrian or cyclist’s view of the road.

c. The advertisement should not be located in a position that has the potential to give incorrect information on the alignment of the road. In this context, the location and arrangement of signs’ structures should not give visual clues to the driver suggesting that the road alignment is different to the actual alignment. An accurate photo-montage should be used to assess this issue.

The signs are placed to not obstruct any views of vehicles using Richmond Road, or entering and leaving the Clydesdale site. No pedestrian or cyclists view will be obstructed from the proposed signs. Signs are not located in a position that has the potential to give incorrect information, or signs are located at an appropriate distance to ensure this.

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d. The advertisement should not distract a

driver’s attention away from the road environment for an extended length of time. For example: i. The sign should not be located in such

a way that the driver’s head is required to turn away from the road and the components of the traffic stream in order to view its display and/or message. All drivers should still be able to see the road when viewing the sign, as well as the main components of the traffic stream in peripheral view.

ii. The sign should be oriented in a manner that does not create headlight reflections in the driver’s line of sight. As a guideline, angling a sign five degrees away from right angles to the driver’s line of sight can minimise headlight reflections. On a curved road alignment, this should be checked for the distance measured back from the sign that a car would travel in 2.5 seconds at the design speed.

The signs are placed for the observer to interpret the content in a short period of time and maintain full site of the road whilst doing so. Signs will be positioned to ensure not headlight reflections will impact the driver’s line of sight.

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Proximity to decision making points and conflict points

a. The sign should not be located:

i. less than the safe sight distance from an intersection, merge point, exit ramp, traffic control signal or sharp curves

ii. less than the safe stopping sight distance from a marked foot crossing, pedestrian crossing, pedestrian refuge, cycle crossing, cycleway facility or hazard within the road environment

iii. so that it is visible from the stem of a T-intersection

b. The placement of a sign should not distract a driver at a critical time. In particular, signs should not obstruct a driver’s view

i. of a road hazard

ii. to an intersection

iii. to a prescribed traffic control device (such as traffic signals, stop or give way signs or warning signs)

iv. to an emergency vehicle access point or Type 2 driveways (wider than 6-9m) or higher.

All signs are located a safe distance away from exits and entries onto Richmond Road from Clydesdale Estate. N/A Noted. No critical views of the driver are obstructed from the proposed signage.

N/A

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Advertising signage and traffic control devices

a. The advertisement must not distract a driver from, obstruct or reduce the visibility and effectiveness of, directional signs, traffic signals, prescribed traffic control devices, regulatory signs or advisory signs or obscure information about the road alignment.

b. The advertisement must not interfere with stopping sight distance for the road’s design speed or the effectiveness of a prescribed traffic control device. For example:

i. Could the advertisement be construed as giving instructions to traffic such as ‘Stop’, ‘Halt’ or ‘Give Way’?

ii. Does the advertisement imitate a prescribed traffic control device?

iii. If the sign is in the vicinity of traffic lights, does the advertisement use red, amber or green circles, octagons, crosses or triangles or shapes or patterns that may result in the advertisement being mistaken for a traffic signal?

iv.

The designs and placement of signs intends to not obstruct or impact the driver’s view of traffic or other regulatory/advisory signs. The signs will not interfere with stopping or speed of passing traffic. No, advertisement has no such design or intention. No, advertisement has no such design or intention. N/A - The signs are not in the vicinity of traffic lights.

N/A

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Road safety review of signs over 20sqm

A road safety check which focuses on the effects of the placement and operation of all signs over 20sqm must be carried out in accordance with Part 3 of the RMS Guidelines for Road Safety Audit Practices after a 12 month period of operation but within 18 months of the sign’s installation. The road safety check must be carried out by an independent RMS-accredited road safety auditor who did not contribute to the original application documentation. A copy of the report is to be provided to RMS and any safety concerns identified by the auditor relating to the operation or installation of the sign must be rectified by the applicant. In cases where the applicant is the RMS the report is to be provided to the Department of Planning and Environment as well.

Noted.

Section 4 – Public benefit test for advertisement proposals

The public benefit of the signage is promoting the sale of land to the public at Clydesdale Estate, of which a portion of income is to be

dedicated to the restoration of the State Heritage significant Clydesdale House.

In addition, the funding for the restoration of Clydesdale house is bound under a Voluntary Planning Agreement between Blacktown

Council and the Developer Cyan Stone Clydesdale Estate 1 Pty Ltd.

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5. The Likely Impacts of the Development

5.1 Context, Setting & Amenity

The site is located on the periphery of existing urban development transitioning from rural-

residential to residential, in accordance with the Growth Centres SEPP.

The current pattern of development in the Marsden Park residential zoned areas generally

comprises detached dwellings and vacant residential land, with real estate advertising signage

promoting their release and sale.

The proposed temporary real estate sales signage and temporary Sales Centre will serve to

promote and facilitate house and land sales at Clydesdale Estate. The proposed signage is

designed to a high standard to attract buyer interest, and the temporary Sales Centre is a

lightweight contemporary designed building with landscaping that is considered to provide

appealing amenity for customers and the general public.

5.2 Access, Parking & Traffic

Access to the temporary Sales Centre will be via the existing gate entry from Richmond Road.

This will be upgraded under DA 16-04611 (bulk earthworks) and DA16-03316 (Stage 1

subdivision).

5.3 Site Drainage & Stormwater Management

Civil works including stormwater drainage at Clydesdale Estate are addressed separately

under DA 16-04611 (bulk earthworks).

The proposed temporary Sales Centre will feature roof guttering and downpipes to discharge

stormwater into a rainwater tank with suitable capacity and will be utilised for landscape

irrigation around the sales office.

5.4 Contamination & Salinity

As addressed in Section 3.4 of this report, the Stage 1 Contamination Assessment prepared

by Geotechnique Pty Ltd recommends that the site is suitable for residential development (and

associated uses) subject to submission of a Remediation Action Plan, and development of the

site in accordance with its recommendations.

Noting that remediation works as required will be carried out as part of the bulk earthworks

DA, this will ensure that the site of the proposed temporary Sales Centre will be suitable for

its operation, satisfying the requirements under SEPP 55 with no negative impacts anticipated

on contamination or salinity.

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5.5 Aboriginal Heritage

The Due Diligence Assessment (DD) prepared by Kelleher Nightingale Consulting (KNC)

identified six known Aboriginal sites, on which basis an Aboriginal Heritage Impact Permit

(AHIP) is required. As such, an AHIP was lodged for the bulk earthworks, pursuant to DA

16/04611. This will also cover any subsequent works on the Clydesdale Estate site under

separate DAs, including those associated with this DA.

In addition, a Statement of Heritage Impact has been provided by KTD Architects in support

of this DA. In regards to Aboriginal heritage, the assessment found:

The proposed signs have been designed and will be located to avoid adverse

physical impacts on the Clydesdale Estate and northern paddocks in particular,

including natural, built and landscape elements and Aboriginal and historical

archaeology;

There would be no impacts on the two Aboriginal sites within the northern

paddocks;

On the basis of the above findings, no impacts are anticipated on Aboriginal heritage from the

proposal.

5.6 European Heritage

The Statement of Heritage Impact referred to above found:

The proposed temporary Sales Centre would not result in any adverse physical or

visual impacts towards Clydesdale House.

The proposed signage will cause some visual impacts on the rural estate character of

the property and the setting of Clydesdale House, when viewed from Richmond Road.

Nevertheless, the visual impacts will be temporary and only relatively minor.

In consideration of the fact that the signage is temporary, and the impacts only minor, the

proposal is deemed acceptable. No long-term impacts are identified.

5.7 Topography

Cut and fill across the site is proposed under the bulk earthworks DA 16/04611. Earthworks

to support the proposed temporary Sales Centre and signage will be limited to minor grading

to achieve a level pad, with minimal impact on the finished landform.

5.8 Landscape & Scenic Quality

The proposal will not adversely impact upon the landscape or scenic quality of the locality.

Landscaping around the proposed Sales Centre will ensure amenity of the site is maintained.

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5.9 Social and Economic Impact

The social and economic impacts of the proposed development relate to the future occupation

and development of residential land. The proposed temporary Sales Centre and advertising

signage will create jobs in sales followed by construction employment during the subsequent

house building phase. The proposal will contribute to the economy and the growth of housing

which is in high demand in western Sydney.

5.10 Other

There are no other known issues which would significantly impact upon the development.

6. Suitability of the Site for the Development

The suitability of the site for the proposed Sales Centre and Advertising Signage has been

addressed in the above sections of this report, being consistent with the land zoning and

development controls that apply to the site.

There are no hazardous land uses or activities nearby, and noise levels from future residential

occupancy will have minimal effect on the surrounds. Access from Richmond Road will be

available to the site to allow the proposal to take place.

There are therefore, no known zoning, planning or environmental matters that should hinder

the proposed development.

7. Any Relevant Submissions

No issues are known to have been raised by the community.

8. The Public Interest

The proposal is considered to be compatible with the desired future character of the locality

and represents an appropriate form and density for future housing given its residential zoning

and proximity to the existing and planned infrastructure and services. No adverse impacts are

considered to result from the development. This is reflected in the proposal being consistent

with the controls and objectives of the GC SEPP and DCP, on which basis it is considered

within the public interest.

9. Conclusion

It is recommended that the proposed advertising signage and Sales Centre at Clydesdale

Estate, being Lot 2 DP 260476, 1270 Richmond Road, Marsden Park be supported on the

following grounds:

a) The proposal is considered acceptable in terms of Section 4.15 of the

Environmental Planning and Assessment Act 1979;

b) The proposal is permissible under and consistent with the relevant provisions of

the State Environmental Planning Policy (Sydney Region Growth Centres) 2006,

and GC DCP 2016;

c) The proposal is not considered to result in any significant adverse impacts in the

locality; and

d) The proposal complements the future residential development of land at

Clydesdale Estate.

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If this submission raises any further enquiries please do not hesitate to contact our office.

Yours faithfully,

CRAIG & RHODES PTY LTD

Documents

Lot 2 DP 260476, 1270 Richmond Road, Marsden Park · A Statement of Heritage Impact (SHI) has been provided by KTD Architects (dated 6 November 2018, ref: 181106) and is included