Proposed HomeWorld Exhibition Village - Marsden Park....HomeWorld manages the builders through individual contracts that outline roles and responsibilities. Through these contracts

Proposed HomeWorld Exhibition Village - Marsden Park.

STATEMENT OF ENVIRONMENTAL EFFECTS - JANUARY, 2018

PREPARED BY NICOLE WOODROW

1 | P a g e Proposed HomeWorld Exhibition Village - Marsden Park. January, 2018.

Contents 1 INTRODUCTION ............................................................................................................................... 3

2 PROJECT SUMMARY ........................................................................................................................ 3

3 BACKGROUND TO THE PROPOSAL .................................................................................................. 4

3.1 HomeWorld ............................................................................................................................. 4

4 SITE DESCRIPTION ........................................................................................................................... 6

4.1 Site Context ............................................................................................................................. 6

4.2 Site Location and Description ................................................................................................. 7

4.3 Topography ............................................................................................................................. 9

4.4 Existing Vegetation ................................................................................................................. 9

4.5 Surrounding Land Use ........................................................................................................... 10

4.6 Traffic, Transport and Access ................................................................................................ 10

4.7 Infrastructure ........................................................................................................................ 11

5 PROPOSED DEVELOPMENT ........................................................................................................... 12

5.1 Overview ............................................................................................................................... 12

5.2 Proposed Use ........................................................................................................................ 12

The various components of the proposed use are: ...................................................................... 13

5.2.1 Exhibition Village ........................................................................................................... 13

5.2.2 Associated signage ........................................................................................................ 14

5.2.3 Kiosk and toilets ............................................................................................................ 18

5.2.4 Fencing and landscaping ............................................................................................... 21

5.2.5 Car parking .................................................................................................................... 24

5.3 Vehicular and Pedestrian Access .......................................................................................... 26

5.4 Acoustics ............................................................................................................................... 26

5.5 Operational Matters ............................................................................................................. 26

5.6 Future Residential Character ................................................................................................ 26

6 MATTERS FOR CONSIDERATION ................................................................................................... 27

6.1 State Environmental Planning Policies.................................................................................. 27

6.1.1 State Environmental Planning Policy (Sydney Region Growth Centres) 2006 .................. 27

6.1.2 State Environmental Planning Policy No 64– Advertising and Signage(NSW). ................. 30

6.2 Regional Environmental Planning Policies ............................................................................ 33

6.3 Blacktown Local Environmental Plan 2015 ........................................................................... 33

6.4 Blacktown City Council Growth Centres Precincts Development Control Plan 2010(DCP) .. 33

6.5 Other Legislation ................................................................................................................... 34

7 THE LIKELY IMPACTS OF THE DEVELOPMENT ............................................................................... 34

7.1 Context and Setting............................................................................................................... 34


7.2 Access, Parking and Traffic .................................................................................................... 35

7.3 Visual lmpacts and Privacy .................................................................................................... 35

7.4 Salinity and Contamination ................................................................................................... 35

7.5 Flora and Fauna ..................................................................................................................... 35

7.6 Noise ..................................................................................................................................... 35

7.7 Natural Hazards..................................................................................................................... 35

7.8 Cultural Heritage ................................................................................................................... 35

7.9 Economic Impact ................................................................................................................... 36

7.10 Social Impact ......................................................................................................................... 36

8 THE SUSTAINABILlTY OF THE SITE FOR THE DEVELOPMENT ........................................................ 36

9 PUBLIC INTEREST ........................................................................................................................... 36

10 CONCLUSION ................................................................................................................................ 37

Attachment 1 Signage Plans 38

Attachment 2 Architectural Plans for Kiosk and Toilet Facility 39

Attachment 3 Car Park and Fencing Strategy 40

Attachment 4 Landscape Plan 41

Attachment 5 Artistic renders 42


1 INTRODUCTION

This is a Statement of Environmental Effects to support a Development Application for an Exhibition

Village (‘Village’) and associated signage, kiosk, toilets, fencing, car parking and landscaping. The

applicant is HomeWorld Marsden Park. Pty. Limited. It is proposed that the Village be located within

the ‘Elara’ Estate at Marsden Park. The ‘Elara’ Estate is a master-planned community developed by

Stockland. The proposed Village of 84 dwellings, is located within Precinct 4 and Stage 24 of that

community. All the approvals and works for the creation of the subdivision where the Village is

proposed have been completed by Stockland.

The application is for the use of 84 of those lots for the purposes of an Exhibition Village and

associated signage, kiosk, toilets, fencing, car parking and landscaping. Each builder who

participates in the Village will lodge separate Development Applications with Blacktown City

Council for each respective exhibition home.

The proposed development has been assessed within the relevant planning framework, including

the State Environmental Planning Policy (Sydney Region Growth Centres) 2006 and Blacktown City

Council Growth Centres Precincts Development Control Plan 2010. The associated signage has been

considered under the provisions of State Environmental Planning Policy 64 – Advertising and

Signage.

The proposal is consistent with the controls and guidelines of the relevant statutory instrument.

Through this assessment there were no major issues identified that would have a significant impact

on the site for the proposed use as an Exhibition Village and associated signage.

2 PROJECT SUMMARY

APPLICATION DETAIL

Development for the purposes of an Exhibition Village and associated signage, kiosk, toilets

fencing, car parking and landscaping.

Street Address Swifthome Street off Elara Boulevard.

Suburb Marsden Park.

Real Property Description For the Village - Proposed lot 2391 in plan of subdivision of lot 2664

being a subdivision of lot 1 & 2 DP 235714, lot 166 DP 1191299 &

Lot 202 DP 1221754.

For additional signage along Richmond Road - Proposed lots 2514 &

2515 in plan of subdivision of lot 1 & 2 DP 235714, lot 166 DP

1191299 & Lot 202 DP 1221754.

Site Area (m2) 7.11ha

Zoning R2 for proposed village and in part R3 for some signage.


3 BACKGROUND TO THE PROPOSAL

The Applicant for this Development Application is HomeWorld Marsden Park and the Company is

registered as HomeWorld Marsden Park Pty Limited. The HomeWorld Companies are a not for profit

builder’s co-operative.

3.1 HomeWorld

HomeWorld is a well recognised brand in NSW for the display of Exhibition Homes. HomeWorld has

several existing Exhibition Villages including the world's largest display village, with 120 home

designs from 34 Sydney builders located at Kellyville. HomeWorld seeks approval to establish

another Exhibition Village at Marsden Park.

HomeWorld manages the builders through individual contracts that outline roles and

responsibilities. Through these contracts and the operating structure of HomeWorld, it is intended

this Village would:

A Create exemplar quality homes that are environmentally friendly and sustainable, energy

efficient, socially responsible and economically viable, through the development of new initiatives in

home design and construction. These homes will provide a variety of styles and cater for a range of

price points.

B Be established managed, maintained, marketed and promoted as an Exhibition Village on

the subject land by HomeWorld. HomeWorld will execute agreements with 28 leading Sydney

Builders who will construct, manage, and promote their exhibition homes within the Village in

accordance with the rules and regulations determined by HomeWorld.

Each home and/or group of homes shall be staffed by at least one representative of the Builder. The

allocation of the builders within the proposed Exhibition Village is highlighted in Figure 1 below. The

Plan shows lots 2470 and 2471 as a café and sponsors. These two lots were allocated to builders and

will be exhibition homes. There will be no sponsor facility, but a temporary kiosk and toilets will be

provided. This is discussed in detail in Section 5.2.3.

Figure 1 The allocation of the Builders within the proposed Exhibition Village


C Be used only for the purposes of an Exhibition Village. No Exhibition Homes will be used as

private residences during the life of the Exhibition Village.

D Be opened to the general public for the life of the Village. The hours of operation intend to

be 10am to 5pm, 7 days per week.

E Be managed through HomeWorld Marsden Park Pty Limited, ensuring the builders:-

a. keep their Exhibition Homes clean and tidy;

b. maintain the exterior in a state of good repair;

c. maintain the interior in a state of good repair;

d. keep the grounds clean and tidy;

e. keep the lawns mown;

f. keep the gardens free of weeds;

g. keep the gardens in a well-maintained condition; and

h. in respect of any Builder's Lot on which the Exhibition Home has not yet been constructed,

turf that Lot and any unpaved nature strip fronting the Lot and maintain it as described

above.

F. Nominate HomeWorld Marsden Park Pty Limited responsible for managing:-

a. opening and closing hours of the Village;

b. traffic flow and traffic control;

c. parking;

d. noise;

e. vehicles;

f. obstruction of common areas or public areas;

g. behaviour of proprietors or occupiers or invitees or licensees;

h. garbage disposal;

i. distribution of pamphlets;

j. advertising;

k. mobile or portable food or drink vendors;

l. the relationship between the Sponsors and the Builders;

m. security;

n. signage;

o. signage co-ordination;

p. pedestrian traffic

q. pedestrian traffic co-ordination;

r. fencing of the perimeter and within the Village; and

s. sponsors of the Village.

G Through HomeWorld Marsden Park Pty Limited ensure the builders:-

a. complete the construction of their Exhibition Homes within a maximum of 52 weeks after

the approval of each individual exhibition home or by the Official Opening Date of the

Village whichever is the later;

b. complete the Exhibition Homes and other works in accordance with the plans and

specifications approved by Council and in accordance with any conditions imposed by

Council in any building approval or development consent in relation to the relevant Builder's

Lot;

c. complete all landscaping and turfing;


d. install all light fittings, carpets or floor coverings, kitchen cupboards and

appliances;

e. suitably finish and furnish the Exhibition Home is in a manner satisfactory

to HomeWorld for the purposes of the Exhibition Home being open for

display to the public; and

f. establish a sales office in at least one of their respective Exhibition Homes.

4 SITE DESCRIPTION

4.1 Site Context

The site sits within the Marsden Park North West Priority Land Release Area. It was nominated and

planned for under the Government’s Precinct Acceleration Protocol. It will ultimately provide a new

community at Marsden Park of around 10,300 new homes and the delivery of local amenities close

to transport options, including:

• A new town centre and two village centres

• 108 hectares of open space and recreation areas

• upgrades to major roads including Richmond Road

• new primary and high schools

• protection of more than 450 hectares of significant vegetation and major creek corridors

• improved connections to encourage walking and cycling.

The Marsden Park Precinct indicative layout plan is below.

Figure 2 – Extract from the Marsden Park Precinct – Post Exhibition Planning Report


4.2 Site Location and Description

The proposed Village is located within Precinct 4 and Stage 24 of the ‘Elara Estate’, a masterplanned

community developed by Stockland. The subdivision of Stage 24, undertaken by Stockland (Council

DA reference number DA 15/02897), is described below:

The proposed Village compromises:

1 84 residential lots numbered 2393 to 2404, 2431 to 2502. These are depicted in the draft

Deposited Plan(DP) below. Their property description is referred to as a draft plan of

subdivision of lot 2664 (being a subdivision of lot 1 & 2 DP 235714, lot 166 DP 1191299 & Lot

202 DP 1221754).

2 car parking to be located on super lot 2392, see plan above and part lot 2514(adjacent to

Richmond Road), see draft DP below.

Lot 2514 is currently described as proposed lot 2514 in plan of subdivision of lot 1 & 2 DP

235714, lot 166 DP 1191299 & Lot 202 DP 1221754.


3 Kiosk and toilets proposed to be located within lot 2390 (future road). Currently described as

a lot and to be dedicated to Council upon cessation of the Village.

4 Signage is proposed to be located within proposed super lots 2391, 2392 and 2514 as

described above.

The following photos show key elements of the site:

Photo 1 – Looking north along Swifthome Avenue, with super lots 2392 and 2391 on the left and right

respectively. Mid point in the road is the proposed location of the kiosk and toilets.


Photo 2 - Existing roundabout at Elara Boulevard and Swifthome Avenue. Location of proposed entry

directional signage (lot 2392).

Photo 3 – Elara Boulevard and adjacent proposed lot 2391 – location of proposed blade signage.

4.3 Topography

The subject site is graded and made suitable for residential purposes. This was undertaken by

Stockland as part of their approval for subdivision and civil works as evidenced in photo 1.

4.4 Existing Vegetation

The existing vegetation was contemplated as part of the original development application by

Stockland and those works and activities have been undertaken as evidenced in photo 1.


4.5 Surrounding Land Use

The surrounding land use is low scale residential use. An extract from Blacktown Councils Marsden

Park Development Control Plan (DCP) is below and highlights the surrounding residential structure.

Figure 3 Residential Structure - Extract from Blacktown Councils Marsden Park DCP

4.6 Traffic, Transport and Access

The subject site is located within a local road hierarchy. Access to the subject site is off Elara

Boulevard. Elara Boulevard is a Collector Road as depicted in the DCP and shown below.


Figure 4 Precinct Road Hierarchy - Extract from Blacktown Councils Marsden Park DCP.

Elara Boulevard has direct access to the main arterial road, Richmond Road. “The key strategic

corridor serving the precinct is Richmond Road. Richmond Road is an arterial providing connectivity

to the M7 motorway, Richmond, and also to the east via intersections with Schofields Road and

Garfield Road.” (extract from Marsden Park Precinct - Traffic and Transport Assessment AECOM

2013)

4.7 Infrastructure

Infrastructure necessary to support the master-planned outcome was contemplated as part of the

planning process undertaken by Stockland. Works and activities subject to delivering that

infrastructure have been undertaken as part of that approval and construction process.

Figure 5 is the Sydney Water sewer plan that locates their infrastructure within the proposed Village.


Figure 5 Indicative Sewer Plan – Sydney Water

5 PROPOSED DEVELOPMENT

5.1 Overview

Approval is sought for the use of 84 residential lots for the purposes of an Exhibition Village and

associated signage, kiosk, toilets, fencing, car parking and landscaping. The proposed Exhibition

Village and associated uses are located within the ‘Elara’ Estate at Marsden Park. The ‘Elara’ Estate is

a masterplanned community by Stockland and the proposed Village is located within Precinct 4 and

Stage 24 of that community.

5.2 Proposed Use

The proposed use is for an exhibition village, associated signage, kiosk, toilets, fencing, car parking

and landscaping.

The following site plan outlines the proposed location of those uses and forms part of the

architectural set marked Attachment 2.

The sections that follow outline the various components of the proposed uses;

• the exhibition village – see section 5.2.1

• associated signage – see section 5.2.2

• kiosk – see section 5.2.3

• fencing and landscaping – see section 5.2.4, and

• car parking – see section 5.2.5.


Figure 6: Site Plan

The various components of the proposed use are:

5.2.1 Exhibition Village: The proposed Village would consist of 84 dwellings, delivered by

28 builders showcasing their latest designs and landscaping options.

Figure 7 depicts the 84 lots to be allocated to the builders, their lot numbers, proposed

driveway location and services.


Figure 7 – Exhibition Village Subdivision plan and Infrastructure

The Exhibition Village provides the community with the opportunity to inspect a range of

housing designs and options. The Village also allows the general public to meet a range of

building company representatives and discuss their particular housing needs, options and

costs to build.

5.2.2 Associated signage: The proposed development will require business signage. It is

proposed to have three different types of signage. The three types include: blade signs,

directional signs and entrance signage.

The following plans depict the signage and their respective locations. A full set of these plans

are marked Attachment 1.


Signage Plan – referencing the different signage types and locations.

Signage Plan specifically locating the blade and directional signs.


Signage Plan specifically locating the Entrance signs

The three proposed types of signage are described as:

(i) Blade Signs

Five (5) blade signs proposed along Elara Boulevard. These will mimic the existing

Stockland signs in size and align their location. The photo below indicates the

existing Stockland signage that HomeWorld seeks approval to replicate on proposed

lot 2391. These signs will convey pictures supporting HomeWorld branding.

The blade signs are 1500mmx4000mm and are described as an aluminum composite

panel with vinyl graphic. They will be fabricated from a combination of steel profiles,

welded and screw fixed. They will be placed in footings and concreted to an

appropriate depth. The finished signs will then be 1800mm wide and 4350mm high.

It is not intended to illuminate this signage.


(ii) Blade Directional Sign

One (1) directional sign that will be located within proposed lot 2392. This sign will

again replicate the existing Stockland sign on the other corner and is depicted in the

photo below. The sign will indicate the entrance and location of parking to the

Village. This sign will have the same dimensions as the blade wall without the

attached frame structure, ie dimensions of 1800mmx4000mm. It is not intended to

illuminate this signage.

(iii) Main Entrance Signs

Two (2) ‘HomeWorld’ signs, one proposed to be located at the corner of Elara

Boulevard and Richmond Road and the second, adjacent to the proposed eastern

car park within proposed lot 2514. It is proposed to locate these two signs as

depicted on the signage plan. These signs are the readily identifiable HomeWorld

brand, colour and logo.

They are intended to be viewed from Richmond Road. Careful consideration has

been given to their location in relation Stockland existing sign and the landscaping

detail around the entrance. Both signs measure 5980mm and their specifications are

depicted below. It is not intended to illuminate this signage.


5.2.3 Kiosk and toilets: It is proposed to provide a kiosk and toilets for the comfort and

convenience of customers to the Village. The kiosk and toilets will be co located in one

building. It is proposed that the building be located on Swifthome Ave and within proposed

lot 2390 (road). That location is central to the Village and its design addresses the circulation

of the Village and provides easy and equitable access to the Village.

The plans below indicate the location of the proposed kiosk building, its floorplan and

elevations. Full architectural details, elevations and renders are provided as Attachment 2

and 5.



The building is complementary to the existing Stockland sales and information centre. The

design has been thoughtfully detailed, made accessible in terms of access and toilet

facilities. It is proposed that the kiosk will serve basic refreshments. It is not intended that

the kiosk prepares meals or cooks food onsite.

The large decks provide places to enjoy refreshments and avoid the elements. It is proposed

that its operating hours will reflect those of the Village, 7 days a week, 10am to 5pm.

Image – 3D Artistic render of the kiosk and the decking solution.


Image - 3D Artistic render of the North East Elevation

Image – 3D Artistic render of the South West Elevation

It is proposed to access sewer, electricity, water and stormwater from the existing adjacent

lot. HomeWorld will make the necessary arrangements with that builder to access their

services.

Once the Village ceases operation, the building will be removed and HomeWorld will

reinstate the road and make good any disruptions to kerb and gutter. HomeWorld will also

disconnect borrowed service connections from the adjacent lot. This will be completed upon

the closure of the village and prior to the road being dedicated.

5.2.4 Fencing and landscaping: HomeWorld will deliver fencing in accordance with the

Fencing Strategy prepared by Stockland, see figure 8. This strategy has been prepared by

Stockland to ensure consistency within the estate. The plan is also provided as Attachment 3.

The fencing strategy will provide continuity with the overall masterplanned estate. The

fencing strategy legend indicates different fencing solutions, including a 1.8m high colourbond

estate boundary fencing and palisade fencing.


Figure 8 - Fencing Strategy

Extensive landscaping will also be undertaken, both as part of the kiosk and toilet area and

as part of the car parking solution. The landscaping around the kiosk will provide a

comfortable place to relax and enjoy refreshments. The landscaping outcomes include large

planters, modern seating and umbrellas. Collectively the feeling will be a bright, fresh and

engaging place to relax and be protected from the elements when required.

A landscape plan for the kiosk and its surround is marked figure 9 and included as

Attachment 4.


Figure 9 – Landscape Plan for the Kiosk and surrounds.


Image - 3D Artistic renders of the view back across to the kiosk.

Image - 3D Artistic render of the view off the deck towards additional seating options.

In addition, all 84 lots will have comprehensive landscaping solutions. These will be designed

and addressed as part of individual Development Applications for exhibition homes.

5.2.5 Car parking: A detail plan outlining the car parking arranging for the proposed use is

marked Figure 10 and included as Attachment 4.


Figure 10 - Proposed Car Parking Strategy

The specifics of the proposed parking strategy are contained in the following table. Parking is

accommodated through a combination of street parking, parking available via a western and

eastern car park and overflow parking area as indicated in Figure 10.

The schedule (extract from Figure 10) indicates that there 294 spaces provided, which

equates to 3.5 spaces per lot.


5.3 Vehicular and Pedestrian Access

Vehicular and pedestrian access will be off Elara Boulevard.

5.4 Acoustics

Blacktown City Council Growth Centre Precincts Development Control Plan 2010 nominates areas

effected by noise impacts. Some individual lots may be affected by noise, but will be addressed by

separate development applications for individual exhibition homes. Those development applications

will demonstrate through material selection, glazing, etc that the internal acoustic levels can be

achieved.

Acoustics measures are not directly relevant for the proposed use as an exhibition village. The

dwellings are for display purposes with no residents residing in the dwellings.

Figure 11- Land Along Richmond Road and South Street Affected by noise impacts - Extract from Blacktown Councils

Marsden Park DCP.

5.5 Operational Matters

HomeWorld will manage the Exhibition Village and all operational matters will be coordinated

through HomeWorld. Those details are outlined in Section 3.1.

5.6 Future Residential Character

The proposed Exhibition Village (configuration and connectivity) is consistent with the future

residential structure of the area which will be low density residential. It is also consistent with

existing residential development to the north and west of the site. Once the proposed use as an

Exhibition Village ceases, the exhibition homes will be reinstated as residential dwellings. This will be

a seamless transformation back into the streetscape and character of the neighbourhood.


6 MATTERS FOR CONSIDERATION 6.1 State Environmental Planning Policies

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

(Growth Centres SEPP).

The subject site is located within the North West Growth Area and is governed by State

Environmental Planning Policy (Sydney Region Growth Centres) 2006 (Growth Centres SEPP).

The Land Application Map below nominates Land to which Marsden Park Precinct Plan 2013 applies

and Appendix 12, Clause 1.3. The subject site is located within the Marsden Park Precinct Plan, 2013.

Figure 12 - SEPP (Sydney Region Growth Centres) 2006 – Land Application Map

The consent authority for the purposes of this Precinct Plan is (subject to the Act) Blacktown City

Council.

The site is zoned Residential R2 (proposed exhibition village location) and R3(proposed location for

signage that addresses Richmond Road) as depicted on the Land Zoning Map below.


Figure 13 - SEPP (Sydney Region Growth Centres) 2006 – Land Zoning Map

The SEPP outlines R2 as:

“Zone R2 Low Density Residential

1 Objectives of zone

• 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.

2 Permitted without consent

Home occupations

3 Permitted with consent

Bed and breakfast accommodation; Boarding houses; Business identification signs; Centre-based child care facilities; Community facilities; Drainage; Dual occupancies; Dwelling houses; Earthworks; Educational establishments; Environmental protection works; Exhibition


homes; Exhibition villages; Group homes; Health consulting rooms; Home-based child care; Home businesses; Home industries; Information and education facilities; Neighbourhood shops; Places of public worship; Roads; Secondary dwellings; Semi-detached dwellings; Seniors housing; Shop top housing; Studio dwellings; Veterinary hospitals

4 Prohibited

Any development not specified in item 2 or 3.

The SEPP outlines R3 as:

Zone R3 Medium Density Residential

1 Objectives of zone

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

• To provide a variety of housing types within a medium density residential environment.

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

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

2 Permitted without consent

Home occupations

3 Permitted with consent

Attached dwellings; Bed and breakfast accommodation; Boarding houses; Business identification signs; Centre-based child care facilities; Community facilities; Dual occupancies; Dwelling houses; Group homes; Manor homes; Multi dwelling housing; Neighbourhood shops; Places of public worship; Residential flat buildings; Respite day care centres; Semi-detached dwellings; Seniors housing; Shop top housing; Studio dwellings; Any other development not specified in item 2 or 4

4 Prohibited

Agriculture; Air transport facilities; Airstrips; Amusement centres; Boat repair facilities; Boat sheds; Business premises; Caravan parks; Cemeteries; Charter and tourism boating facilities; Correctional centres; Crematoria; Depots; Entertainment facilities; Extractive industries; Freight transport facilities; Function centres; Helipads; Highway service centres; Home occupations (sex services); Industrial retail outlets; Industries; Information and education facilities; Marinas; Mortuaries; Office premises; Passenger transport facilities; Public administration buildings; Recreation facilities (indoor); Recreation facilities (major); Recreation facilities (outdoor); Registered clubs; Restriction facilities; Retail premises; Rural industries; Rural supplies; Rural workers’ dwellings; Service stations; Sex services premises; Signage; Storage premises; Tourist and visitor accommodation; Transport depots; Truck depots; Vehicle body repair workshops; Vehicle repair stations; Waste or resource management facilities; Wholesale supplies.


The Growth Centres SEPP defines exhibition villages and business identification sign as:

“exhibition village means 2 or more exhibition homes and associated buildings and places used for house and land sales, site offices, advisory services, car parking, food and drink sales and other associated purposes.”

“business identification sign means a sign:

(a) that indicates:

(i) the name of the person or business, and

(ii) the nature of the business carried on by the person at the premises or place at

which the sign is displayed, and

(b) that may include the address of the premises or place and a logo or other symbol that

identifies the business,

but that does not include any advertising relating to a person who does not carry on business

at the premises or place.

Comment: Both are permitted uses with consent.

6.1.2 State Environmental Planning Policy No 64– Advertising and Signage(NSW).

The aims and objectives of State Environmental Planning Policy No. 64 – Advertising and Signage

(SEPP 64) are set out in Clause 3(1)(a) and are as follows:

(1) This Policy aims:

(a) to ensure that signage (including advertising):

(i) is compatible with the desired amenity and visual character of an area, and

(ii) provides effective communication in suitable locations, and

(iii) is of high quality design and finish,

PART 2 – SIGNAGE GENERALLY Clause 8 states that:

A consent authority must not grant development consent to an application to display signage unless

the consent authority is satisfied:

(a) that the signage is consistent with the objectives of this Policy as set out in

clause 3(1) (a), and

(b) that the signage the subject of the application satisfies the assessment criteria

specified in Schedule 1.

Comment:

The application seeks approval for three different types of signage as depicted in the plan below (see

section 5.2.2 and Attachment 1)


Signage Plan – referencing the different signage types and locations

Signage Plan specifically locating the blade and directional signs.


Signage Plan specifically locating the Entrance signs

As described in section 5.2.2 of this report the three types of signage are; entrance, blade signs and

the larger HomeWorld identification signs.

The entrance sign and blade signs are identical to the existing Stockland signs and mimic their

locations along Elara Boulevard.

The two (2) larger HomeWorld signs are proposed to be located closer to Richmond Road. These

locations are more prominent and can easily and safely be seen from Richmond Road. This particular

size and design has been selected for the Marsden Park site as it forms part of the HomeWorld suite

of Villages and is readily identifiable as the HomeWorld brand.

The proposed new business identification signage meets the overall aims and objectives of SEPP 64

as set out in Clause 3(1)(a). The proposed signage is compatible with the desired character of the

area and contributes to the effective provision of business services in which the site is located. The

proposed signage is suitably located to provide effective communication to vehicles and pedestrians

both within the Estate and along Richmond Road. The proposed signage is of high design quality and

employs quality finishes.

The proposed signage has been assessed against the criteria set out in Schedule 1 of SEPP 64 as

follows:

1. Character of the area: The proposed signage is appropriate as it provides locational direction

and information about the sale of housing within a masterplanned community. The size and location

has been carefully selected to support the theme of the community.


2 Special areas: The proposed signs and their locations are not within any special area of

significance. The sign is of a temporary nature and will not be in place beyond the life of the

exhibition village.

3 Views and Vistas: The location and size of the signage will not impact on any views or vistas.

Careful consideration has been given to the location, especially in conjunction with the Stockland

signage at the corner of Elara Boulevard and Richmond Road. The knoll and its landscaping provides

a well positioned and appropriate location for signage. The HomeWorld sign is proposed to be sited

further west and has regard to the existing trees. Similarly, the other larger HomeWorld sign will be

located so as to not impact views and vistas.

4 Streetscape, setting or landscape: Signage is an important element and the Stockland

signage is appropriate in size and amount. HomeWorld seeks to replicate that and proposes

locations within the existing landscaped entrance and boulevard.

5 Site and Building: The proposed signage as discussed is identical in size to the existing

Stockland signage. However, the larger two HomeWorld signs are smaller at 5980mm. They are

considered appropriate considering where they are sited and that there are no significant buildings

to impact.

6 Associated devices and logos with advertisements and advertising structures: It is not

intended that there will be additional structures to climb or pose as a danger, nor is lighting

proposed.

7 Illumination: It is not proposed to illuminate any signage.

8 Safety: The proposed signage will not obscure views or create pedestrian hazards. The signs

are proposed to be located as per the existing Stockland signs and the two larger signs, have been

located to ensure safety from pedestrians and drivers. All signs will be located on Stockland land.

The proposed signage has been satisfactorily assessed against the criteria as specified in Schedule 1

of SEPP 64. It meets that criteria.

6.2 Regional Environmental Planning Policies

None relevant.

6.3 Blacktown Local Environmental Plan 2015

Blacktown Local Environmental Plan 2015 and the Blacktown Development Control Plan 2006 do not

apply to land that a Precinct Plan applies to, except where specifically referred to in the Growth

Centres SEPP.

6.4 Blacktown City Council Growth Centres Precincts Development Control Plan 2010(DCP)

Blacktown City Council Growth Centre Precincts Development Control Plan 2010 (also referred to as

BCC Growth Centre DCP) applies to the site.


There are no relevant matters that pertain to the proposed use as an Exhibition Village. Matters that

may be relevant like flooding and noise may be required to be addressed when individual

Development Applications are lodged by the builders for the exhibition homes.

6.5 Other Legislation None relevant.

7 THE LIKELY IMPACTS OF THE DEVELOPMENT

7.1 Context and Setting

The context and its setting have been designed for and are appropriate for the intended use. The

proposed exhibition village will sit amongst a large masterplanned community and within the North

West Growth Area. An exhibition village that demonstrates the design and features of those

intending to build new homes is entirely appropriate within the context.

Once the Village ceases operation, the exhibition homes transition to residential use. This will be

subject to the conditions of consent that apply to the individual Exhibition Homes. Once the Village

ceases operation and the homes are occupied with residents, the use will be entirely in character

with the surrounding area.


7.2 Access, Parking and Traffic

HomeWorld seeks approval to operate the Exhibition Village for five years, till 2023. It is expected,

like the other HomeWorld Villages, the peak time for those visiting will be weekends, and generally,

Sundays are the busiest. Weekdays are quieter.

It is considered the impact of these vehicular movements on the traffic system during weekdays and

outside peak periods is negligible, noting the Village isn’t open till 10am. There is likely to be more

traffic movements during peak periods on weekdays once the Village ceases to operate and the use

is returned to residential.

The greater impact will be weekends, and more often Sunday. It is considered that these times are

considered less disruptive to daily travel and peak travel times. It should be also noted that traffic

movements to the Village will be dispersed throughout the day.

“All the intersections across the precincts have been designed so they will accommodate future year

traffic volumes associated with the proposed full development of the precinct as well as wider

regional development. The intersections will all operate at an acceptable level of service during the

morning peak hour and evening peak hour, with appropriate forms of control.” AECOM Marsden

Park Precinct - Traffic and Transport Assessment, 2013

As the intersections have been designed to accommodate future year volumes associated with the

full development, there will be capacity in the road system to accommodate the vehicle movements

generated by the Village after 10am and noting the peak use is weekends and Sundays in particular.

7.3 Visual lmpacts and Privacy

The proposed use as an Exhibition Village will have a very limited visual impact. The use will read as a

residential streetscape. Car parking is provided and signage has been considered and placed to

provide the necessary advertising and directional functions.

Once complete, the Village will appear as a residential streetscape and finished to a very high

standard. Again, there is no privacy issues whilst in operation as a Village as there are no residents.

Activity in the village is limited to 10am to 5pm daily.

7.4 Salinity and Contamination

Not relevant.

7.5 Flora and Fauna

Not relevant. There are no sensitive noise receivers around the site that are at risk of being

disturbed by noise generated by the exhibition village.

7.6 Noise

The proposed Village will have minimal noise associated with its use, and this use is limited to 10am

to 5pm daily. Most noise is contained within the exhibition homes. Car parks are located on the

periphery of the village and where possible, away from future residential development.

7.7 Natural Hazards

Not relevant

7.8 Cultural Heritage

Not relevant


7.9 Economic Impact

The use as an Exhibition Village provides a positive economic impact. The Village provides for a range

of project home builders to showcase homes and provide information and advice to those interested

in building their own home. The site is well located to provide this need as Marsden Park and the

North West Growth Area will be home to around nearly 200,000 people.

The project home building industry provides around $3,200,000,000 worth of economic expenditure

into the economy each year.

7.10 Social Impact

The proposed use provides positive social impact. The Exhibition Village provides the forum for the

creation of community, a place where people share a common desire to make a home in a particular

location. The Village is the beginning of that process where the public can visualise their dream of

building a new home and forming connections and a sense of belonging within a community.

HomeWorld provides an important role in the delivery of housing to the market. It is also a place

where information is sourced, and comparisons can be made by the consumer in terms of housing

options. It is an important that the consumer can see and experience the reality of a home

constructed and not just rely on plans and other advertising. There remains a strong need for the

demonstration of housing options.

8 THE SUSTAINABILlTY OF THE SITE FOR THE DEVELOPMENT

The suitability of the site for the purpose of an Exhibition Village was considered by Stockland in the

master-planning of the precinct. HomeWorld has worked closely with Stockland to ensure a

consistent image, style and quality of the proposed uses. In terms of statutory considerations, the

proposed development is permissible within the relevant zone. The nature of the proposed

development is consistent with all other environmental planning instruments applicable to the site.

The site has good access to transport and is well connected to the surrounding area via Richmond

Road. It is located within a proposed release area and is adjacent to other residential development.

The subject site is considered ideal as an Exhibition Village, as the Village can be contained with

minimum disruption to traffic movements and local residents. The site is located within a rapidly

expanding part of the Sydney Metropolitan area and will assist in providing necessary housing in a

sustainable location following closure of the Village.

9 PUBLIC INTEREST

The proposed development, in terms of the Exhibition Village, is considered to be in the public

interest. This is based on an assessment of the positive social and economic impacts associated with

the proposal which have been discussed in this report. It is considered that any perceived negative

aspects of the development, in terms of increased traffic are far outweighed by the positive benefits

of the development. The positive benefits of the development are in fact two-told - firstly, the

proposed Exhibition Village will attract investment into the local area and community and secondly,

it will provide a significant number of high quality, innovative new homes in an area experiencing

significant growth.


10 CONCLUSION

This submission has assessed the proposed development within the relevant planning framework, as

well as in terms of its environmental, social and economic impact. The proposed development is

consistent with the relevant planning controls and guidelines. It is considered that the proposal will

have positive impacts for the local area, in terms of both social and economic issues. The site is

suitable for the proposed development and is thought to represent a positive outcome for the site

and locality.


Attachment 1 Signage Plans


Attachment 2 Architectural Plans for the Kiosk and Toilets


Attachment 3 Car Parking and Fencing Strategy


Attachment 4 Landscape Plan


Attachment 5 Artistic Renders

Documents

Proposed HomeWorld Exhibition Village - Marsden Park....HomeWorld manages the builders through individual contracts that outline roles and responsibilities. Through these contracts