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T a l p e W i j e s i n g h e
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STATEMENT OF ENVIRONMENTAL EFFECTS
RETROSPECTIVE DEVELOPMENT APPLICATION FORMALISATION OF USE OF EXISTING MEZZANINE FLOOR (43 sqm) FOR STORAGE & WAREHOUSE
SITE Suite 01 H/N 128 (HUB) Station Road Seven Hills NSW.
SP NO 79581
LOT NO 01
CLIENT Mr Jared Doolan – Doolan Plumbing Pty Ltd.,
PROPOSAL Mezzanine floor
APPLICANT Talpe Wijesinghe TWspaces ABN 40588534389 15 Kent Street Baulkham Hills NSW 2153
Mob:0450754577
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1.0 Introduction 2.0 Site Analysis and Description
2.1 Location and site plan 2.2 Zoning 2.3 Permissibility usage in B7 2.4 Premises description 2.5 Photographic documentation
3.0 Calculation of ground floor-podium level 3.1 Calculation of lower ground level 3.2 Precedent consents and developments 3.3 Statutory requirements 3.4 Non statutory requirements
3.5 Ancillary development (Department of Planning Circular) 3.6 Staff Members (For existing mezzanine for future trading)
4.0 Car parking
4.1 The aims and objectives. 4.2 General requirements for parking
4.3 Car parking calculation 4.4 Loading / Unloading bays
5.0 Architectural form and appearance 5.1 Signage
5.2 Trees
5.3 Security from Crime
5.4 Effects from Heritage conservation & Bio Diversity
5.5 Critical habitat
5.6 Road widening
6.0 Conclusion
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1. Introduction
This statement of environmental effects has been prepared pursuant to section 79C of the
Environmental Planning and Assessment Act 1979 and accompanies a Development
application (DA) – Retrospective for formalization of use of existing / unauthorized 48 sqm
mezzanine floor at Suite 01 – HN 128 (HUB) Seven Hills Road NSW.
This document is accompanied with the following drawings and documentations
• Architectural drawings (DRA000-DRA004) prepared by Talpe Wijesinghe -
TWspaces of 15 Kent Street Baulkham Hills NSW 2153.
• Structural adequacy certificate (2020/S/22) by Samira Banagala – Structural
Engineer ABN – 25296891527 – 51 Baulkham Hills Rd Baulkham Hills NSW 2153.
• Strata consent by Shadi Sysan – Strata Manager of PRD Nationwide Norwest -
Strata Management of Suite 402 10 Century Circuit Baulkham Hills NSW 2153.
• Annual Fire safety statement (62/2005/ES) as per Part 09 - Environmental Planning
Assessment Regulations, 2000
• Owners Consent by Jared Doolan of Doolan Plumbing, dully filled Council DA
application forms.
In this report, the subject mezzanine floor was presented and assessed as per the following
planning controls,
• The Blacktown Local Environmental Plan (The BTLEP) 2015
• The Blacktown Development Control Plan (DCP 2015)
• Section 79C Environmental Planning & Assessment Act 1979.
• Planning Circular – PS 13-001 of NSW Planning & Infrastructure
2. Site Analysis and Description
2.1 Location and Site
The Subject premises is located in suite 01 HN 128 Station Road Seven Hills NSW bearing
SP 79581 which is an known as “The Hub” an industrial building typology located in
business Park between Station Road & Prospect High Way in the corner of Seven Hills
Inter section.
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The complex has 30 units at total where 25 units in podium - Ground level (Unit 01 – Unit
25) & 5 units in the lower level (Unit 26 – Unit 30) both levels inter connected with circular
vehicle ramp.
Some of the units comprises of 2 level main floor levels (Ground & upper) with base
building concrete upper floor widely used as ancillary office/ kitchenets while ground floor
mainly used for for primary use age of various tenancies. This includes trading such as
plumbing, electrical, hard wood storage, ware house & distribution centers & light industrial
business.
Fig.1 Courtesy of Google image 2020 – Traffic & satellite views
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2.2 Zoning
The site where the subject premises is located in Business Park (B7) as per Land Zoning
Map – Sheet LZN_014 in Blacktown Council Local Environmental Plan 2015(HSCLEP
2015)
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2.3 Permissibility usage as per B7 Zoning
The existing 43 sqm of mezzanine is proposed to have storage/ ware house type use age
as a primary function or ancillary facility for any industrial / light industrial type of primary
usage as per illustrated below
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2.4 Property / Premises description (Existing)
The subject property has a space of 158 sqm GFA / enclosed premises with following
rooms and spaces in 2 levels
Ground Level - Ware house areas (loading dock) Toilets Entry door and corridor - 83 sqm Upper Floor - Office area Ancillary kitchenette - 75 sqm Subject mezzanine floor - 48 sqm
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3.0 Calculation of Ground & upper floor – Podium level (Ground Level) – 5052 sqm
Unit 01 – 158 sqm Unit 14 – 214 sqm
Unit 02 – 099 sqm Unit 15 – 213 sqm
Unit 03 – 098 sqm Unit 16 – 184 sqm
Unit 04 – 163 sqm Unit 17 – 087sqm
Unit 05 – 163 sqm Unit 18 - 088 sqm
Unit 06 – 163 sqm Unit 19 – 273 sqm
Unit 07 – 164 sqm Unit 20 – 432 sqm
Unit 08 – 171 sqm Unit 21 – 268 sqm
Unit 09 – 202 sqm Unit 22 – 282 sqm
Unit 10 – 199 sqm Unit 23 – 283 sqm
Unit 11 – 198 sqm Unit 24 – 283 sqm
Unit 12 – 171 sqm Unit 25 – 296 sqm
Unit 13 – 200 sqm Total – 5052 sqm
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3.1 Calculation of Ground & upper floor – (Lower level) – 1595 sqm
Unit 26 – 324 sqm
Unit 27 – 321 sqm
Unit 28 – 321 sqm
Unit 29 – 321 sqm
Unit 30 – 308 sqm
Total – 1595 sqm
Calculation the present FSR of the complex as at 09/09/2020
Total GFA of the complex - (5052 + 1595) = 6647 sqm
Total site area of the complex = 6877 sqm
FSR of the complex = 1: 0.96
Maximum FSR allowable in the premises = N/A as per B7 zone in Blacktown LEP 2015
Total GFA after the mezzanine = (6647 + 43) = 6690 sqm
FSR of the complex after mezzanine = 1: 0.97 (maintained as at 09/09/2020)
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3.2 Precedent & development consent history for the subject unit
The development consent for the complex “The HUB” was granted by the Blacktown City
Council in 2006 for Factory Units.
The DA tracking & GIPA (Government Information Public Access) shows that there are no
council or CDC consents been granted to have new floor additions to the complex later on
up to 09th Sep 2020. Therefore, the existing FSR of the complex as at 09/09/2020 remains
1:0.96 which is below the maximum threshold FSR rate of 1:1 as per FSR maps of
Legislature LEP Blacktown Council 2015 in IN2 (Light Industrial) zoning.
(There was an attempt of having mezzanine floor addition for office space at Unit 28 / 128
Station Road Seven Hills NSW refused by the Council – DA-17-01573)
Therefore, the addition of 43 sqm of mezzanine do not change existing FSR (1:0.96) of the
premises.
3.3 Statutory Requirements
The subject proposal has been assessed in relation to the relevant controls and provisions
contained within the Blacktown Local Environmental Plan 2015 of EP & A Act 1979 &
Blacktown Development Control Plan (BCDCP) 2012.
3.4 Non –Statutory / General Requirements (BCA & AS Standards)
The subject mezzanine floor was well supported with structural adequacy statement by a
structural Engineer where structural analysis was carried out and based on the
measurements of member spans and sizes of members existing mezzanine floor could be
utilized to have a live load of 240kg/m2 comply with current Australian Standards
AS1170.1-2002, Table 3.1 section E(General Storage of goods only up to 1m height).
The letter as follows
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3.5 Storage/ware house - Ancillary development (Department of Planning Circular)
The subject structure – mezzanine floor will be used as a storage as a primary usage or will
be used as an ancillary to the primary usage as per NSW Planning circular PS 13-001
definition of “ancillary facility” but in two different levels.
Quote “This is simply a component serves the dominant purpose, it is ancillary to that dominant purpose;
3.6 Hours of Operation / Trading hours (For existing mezzanine for future trading)
The proposed hours for the operation and trading activities for Retrospective development
proposal for the mezzanine floor for the use age of ware housing – storage is from 7:00am
- 6:00pm 7 days a week. With typical operating hours being 7:00am - 5:00pm Monday to
Friday and operation only to occur on weekends during peak periods.
The proposed Monday to Saturday hours of operation are consistent with the hours of
operation within industrial areas. The proposed use is considered to be a low noise
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generating use and the occasional operation of the premises on Sunday's is not considered
to impact the amenity of surrounding sites or nearby residential dwellings being a minimum
of 675m from the subject site.
4.0 Car parking 4.1 The aim and objectives The subject development fulfills all the aims and objectives of the car parking Part A Section 6 of the Blacktown DCP 2015 as follow: (a) Ensure adequate traffic safety and management (b) Ensure an adequate environmental quality of parking areas (both safety and amenity) (c) Provide parking areas that are convenient and sufficient for the use of employees and visitors generated by new developments. 4.2 General requirements for parking Parking calculations – number of spaces provided for the proposed development is calculated as per Table 1 below.
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4.4 Car parking calculation
As per the Part A Section 6 – Car Parking of the Blacktown Development Control Plan
(BCDCP 2015) if the remodeling results in an increased floor area the premises the parking
requirement is as per increased floor area as below
The GFA of the subject mezzanine floor addition = 43 sqm Parking requirement for storage / warehouse & related industrial trading activity 1: 75 sqm Additional parking requirement = 43 / 75 = 0.57 This is approximately equal to 0.5 where additional parking required for the expansion of 43 sqm of additional storage / ware house needs to be > 01. Therefore, additional parking required is 0 4.5 Existing Car parking As per SP 79581 the existing total GFA of 158 sqm is provided with 2 parking bays one in the ground level -& the other one in the lower level as illustrated below
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Fig 1 & 2 – Strata Plan ground level & lower level (SP 79581)
4.6 Loading / Unloading bays
The proposed development has provided sufficient truck load and unload 01 bay space
with the following aims and objectives being fulfilled
(1) It provides suitable access on-site for service vehicles, for the purpose of
loading and/or delivering goods.
(ii) It ensures that loading and delivery areas are suited to the needs of the
development of mezzanine floor warehousing.
(iii) It ensures adequate numbers of loading and delivery areas are allocated for
appropriate types of service vehicles.
(iv) To protect neighborhood amenity and safety in the design and construction and
operation of loading and service areas in accordance with Council’s ESD objective.
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5.0 Architectural form and appearance
The subject mezzanine floor has no impact to the existing business premises or its context
“HUB” and existing facades have not being changed in Unit 01 and no major impacts or
visual disturbances can be seen to major Roads or to neighboring units.
5.1 Signage
There is no signage involved in this proposal.
5.2 Trees This development occurred in the existing building and will not affect any existing trees or any other vegetation in the site. 5.3 Security from Crime There are no visible major crime threats or any security issues as the area is well
frequented and is located within a strip of industrial and business premises and other suites
in the first level of the Quantum Corporate Building”.
5.4 Effects from Heritage conservation & Bio Diversity
The site is not affected by General conservation or Archaeological influences according to the Heritage Map – Sheet HOB_014 and not effected by Biodiversity issues according to the Terrestrial Biodiversity Map – Sheet BIO_014
5.5 Critical habitat
There is no critical habitat issue with this project.
5.6 Road widening
The land is not affected by road widening or road realignment.
6.0 Conclusion
This document clearly shows the subject structure and formalization of use of the premises
has addressed all the required FSR matters / permissibility statements /council zoning / car
parking as well as addressed all the structural adequacy factors as it supports the
objectives of the relevant planning controls of Blacktown LEP 2015, Blacktown DCP 2015
with Part A Section 6 – Car parking and Department Planning Circulars as well. Within the
proposed complex subject mezzanine floor has no hardly any effect at all to the existing
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complex & environmental impacts to Station Road and B7 – Business Park zone area as a
whole.
Furthermore, it will enhance the business activity in the Complex and will generate some job
opportunities as well with the proposal. Therefore, we seek the Blacktown Council to
consider this favorably and give consent to this Retrospective Development to retain the
existing mezzanine floor in the premises.
Talpe Wijesinghe
TW spaces