Urbana Plan plc. Statement of Environmental Effects

Urbana Plan plc.

183 Canterbury Road Canterbury NSW 2193

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statement of environmental effects

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Statement of Environmental Effects Our ref 20.UPL.MMNS/SEE Date Thursday, 13 August 2020

Prepared for Biass Designs

Project Address 3/140 Best Road Seven Hills, NSW, 2147

LGA Blacktown City Council

Folio identifierLot 1 | SP 97384

Tenancy area 245.00 m2

| statement of environmental effects | 3/140 Best Road Seven Hills NSW |

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Contents Page

1. Introduction 1.2 Referenced Plans/ Drawings/ Specialist Reports/ Accompanying Documents

2. Site Context 2.1. Surrounding Context 2.2. Description of the Subject Site 2.2.2 Site Context & Analysis2.2.3 Drainage and Utilities Services

3.0 Outline of Proposed Development 3.1 The Proposal 4.0. General Description 4.1 Blacktown Local Environmental Plan 2015 4.11 Blacktown Development Control Plan 2015

Part 4 - Principal Development Standards

5.0 Conclusion


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1.1 Introduction 1.1. Introduction Urbana Plan has prepared this Statement of Environmental Effects for submission to Blacktown City Council in support of a development application, which seeks ap-proval for the use of the tenancy for the purposes of tuition classes (commercial premises), internal alterations to existing tenancy and signage. This DA is being lodged for Council’s consideration pursuant to Section 78A of the Environmental Planning and Assessment Act 1979 as amended (EPAA1979). The tenants are identified as Akshar Education.The SEE has been prepared by Urbana Plan on behalf of the applicant. The SEE is based on the plans and information pro-vided by the Applicant and other supporting documentation from project consul-tants as included in the development application package.

The development proposal has been prepared in accordance with the provisions of the Blacktown Local Environmental Plan 2015 (LEP2015) and the guidelines set out in Blacktown Development Control Plan 2015 (DCP2015).

This DA includes the partitioning of the existing ground and first floor tenancy, amenities, staff facilities, and associated works. A detailed description of the proposed development can be found at Section 4 of this report. The purpose of this SEE is to:

• describe the components of the proposal, • discuss the potential environmental effects of the proposal, • draw conclusions as to the significance of any impacts from the proposed

development and how such impacts may be mitigated, and • make a recommendation to Blacktown City Council as to whether the devel-

opment should be approved. This SEE also describes the site, its environs and the proposed development, and provides an assessment of the proposal in terms of the matters for consideration under Section 4.15A) of the Environmental Planning and Assessment Act 1979 (EP&A Act). Within this report, references to “the site” mean the land to which this DA relates.


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1.2. Referenced Plans/ Drawings/ Specialist Reports/ Accompanying Docu-ments

The proposal described and assessed in this SEE relies on the details/ information shown/ provided on the plans, and in the specialist reports, accompanying docu-ments and supporting information listed below, and on the site specific develop-ment data and other relevant information provided, as listed below.

1.3 Purpose

The purpose of this SEE is to outline the development proposal for the subject site, consider any environmental effects that may result from the proposed development and address how these effects can be mitigated.

1.4 Cost of the Proposal

The cost of construction of the project is estimated and provided within the Cost Summary Report prepared which accompanies this DA.

Title Prepared by Dated

Section 10.7 (2&5) Blacktown City Council July 2020

Fire Safety Schedule JB electrical & Fire Services November 2019

Original D.AConsent LEC August 2014

Original Architectural Plans Zhinar Architects February 2019

Architectural Plans Biass Designs August 2020

Traffic & Parking Impact Report

Hemanote Traffic Consultancy August 2020


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2.0 The Site 2.1 Description

The subject land is known as No Tenancy 3/140 Best Road Seven hills, NSW 2147, and is legally described as Lot 1 SP 97384.. The subject tenancy is of a slightly irregular shape and has a total area of 245m2 by survey, with a frontage of 5m to Best Road.The tenancy is located to the southern portion of the development and occupies the ground floor commercial spaces as contained within the figure below.

2.2 Location

The subject tenancy is located on the western side of Best Road, Seven Hills, NSW 2147 (refer to Figures 1 & 2). Best Road runs north-south at the frontage of the site.

The building is located in a mixed residential and commercial area, characterised by mainly residential dwellings, commercial and retail shops, and is located 300 meters from Seven Hills Railway Station.


Figure 1 Tenancy location map (nb site shown shaded) (Source: http://maps.six.nsw.gov.au/)

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2.3 Site Context And Analysis

The area surrounding the subject site is predominately characterised by high density residential development and a relatively large employment precinct. The Seven Hills Town Centre is situated approximately 750 metres North-East of the subject site. The eastern side of Best Road (opposite the site) is zoned for predominantly high residential development. The southern side of Best road transitions into a lower scale residential zoning. However, it is important to note the subject tenancy is sur-rounded by predominantly business zones and high density development. The site is fully serviced with reticulated water and electricity that is connected to the site via overhead power lines in Best Road.

.


Figure 2 Aerial photograph of subject site (nb site shown circled) (Source: http://maps.six.nsw.gov.au/)

Hemanote Consultants Parking Assessment Report – Lot 3, 140 Best Road, Seven Hills

11 August 2020 Page 8

Photo 2: Best Road near the subject site – facing north-west

Photo 3: Best Road near the subject site – facing south-east

Figure 3 Best Road Facing North West. (Source: Google Maps)

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2.4 Site Suitability

The development proposes a tuition establishment. The site is located within the B2 Local Centre Zone (LEP 2015), where commercial premises are permitted with con-sent (discussed further below). Accordingly, the proposed development is consid-ered to be a suitable and appropriate development of the site.

The subject site has good access to public transport services in the form of trains and buses. The site is located 300 meters from Seven Hills Railway Station. Frequent bus services operate along Best Road, George Street, Prospect Highway, Olive Street Carrington Street, Harwood Street, Carter Street, Portico Parade, Sev-en Hills Plaza, Seven Hills RSL and at Seven Hills Station Stands A & B, in close proximity of the subject site (i.e. bus routes N70, N71, 611, 630, 702, 705, 711, 714, 715 and 718).

2.4.1. Contamination Assessment

There are no known contaminants within the subject site. The existing shop top housing development has been approved by the LGA and this




Photo 2: Best Road near the subject site – facing north-west

Photo 3: Best Road near the subject site – facing south-east

Figure 3 Best Road Facing South- East. (Source: Google Maps)

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2.5 Infrastructure 2.5.1. Water & Sewerage

The site is currently connected to water and sewerage infrastructure. Approved plans have been submitted to the ‘Sydney Water Tap In’ as part of the original ap-proval of the base building.

2.5.2. Stormwater Drainage

It is anticipated the stormwater disposal is consistent with the approved hydraulic design of the base building.

2.5.3. Electricity

Electricity is connected to the site via overhead power poles in Best Road. Connec-tion details have been dealt with as part of the Construction Certificate process.

2.5.4. Telephone and Telecommunication Services

Telephone and telecommunications services are connected to the site. Amplification of these services, including installation of the National Broadband Network, will be carried out by the relevant authority, if available, and/or these services will be in-stalled in accordance with the respective authority’s requirements.

2.5.5. Gas Services

Investigations will be undertaken with the relevant authority to ascertain gas servic-ing requirements.

2.5.6. Conclusion

Some infrastructure services are already connected to the site. Preliminary investi-gations indicate that the services can be provided to serve the proposed tuition es-tablishment. Any amplification of services will be carried out to the respective ser-vice/supply authority’s requirements.


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3.0 The Proposal 3.1 The Proposal 3.1.1 General Description

The proposed development is for the use of the existing tenancy as a tuition centre / establishment for a approximately 23 children at any time. The works relate to the internal alterations and additions as per the accompanying plans and associated signage. Further details of the proposal are as follows: Operation The proposed tuition facility works on a rostered timetable. An extract of this timetable is listed below. The proposed works associated with the tuition centre are outlined below:

Alterations to an existing ground floor level with a total GFA of 245m2, to include: Six (6) Tutoring rooms;A kitchenette/lunch room; Reception area;Staircase; andUnisex toilets.

First floor addition with a total GFA of 143m2, to include: Four (4) Tutoring rooms; Kitchenette; A female & a male toilet; and Printing/ book keeping area.

The proposed maximum number of staff members to be on site at any one time is eight (8).

The proposed hours of operation for the tutoring classes is from 4:00pm to 10:00pm from Monday to Friday and from 9:00am to 9:00pm on Saturday.

The proposed hours of operation for the staff is from 9:00am to 10:00pm from Monday to Friday and from 9:00am to 5:00pm on Saturday.

A total of eight (8) existing on-site car parking spaces, allocated to staff only in basement level.


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A tutoring classes timetable has been prepared to outline the duration of each class, any potential overlap between classes and the proposed number of students asso-ciated with each class. Below are the allocated classes which would typically take place on weekdays and weekends, showing the expected school year grades and potential number of stu-dents which will attend each class.




Refer to Appendix 'A' for the proposed development plans.

4.2 Proposed Tutoring Classes Timetable

A tutoring classes timetable has been prepared to outline the duration of each class,

any potential overlap between classes and the proposed number of students

associated with each class.

Below are the allocated classes which would typically take place on weekdays and

weekends, showing the expected school year grades and potential number of

students which will attend each class.

Refer to Appendix 'B' for the proposed tutor’s class room allocation schedule.

Table 1: Expected Typical Weekday classes

Table 2: Expected Typical Weekend classes

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3.1.2 Stormwater Drainage

N/A

3.1.3 Earthworks

N/A

3.2 Environmental Implications of the Development 3.2.1 Environmental Effects

Visual impacts

The base building and facade has been approved as part of the original application. Improvements to the facade is proposed by way of signage and clear identifiable entries. This will also assist in presenting an aesthetically responsive development and positive visual impacts. signage is proposed as part fo this application. Details of the signage is also contained within the submitted architectural plans.

BCA/NCC Compliance

It is anticipated a BCA assessment report will be prepared by the PCA upon ap-proval of the subject use. The PCA will be responsible for ensuring the development satisfies all the relevant BCA /. NCC requirements.


PROJECT

DRAWING TITLE

DATE SCALE:

DRAWN BY PROJECT No:

DRAWING No: REV: A

-

VN BD-

DO NOT SCALE NORTH

ISSUE DATE REVISION BY

GENERAL NOTES

T H I S D R A W I N G I S T H E E X C L U S I V EPROPERTY OF BAISS DESIGN'S PTY LTD &T H E R E P R OD U C T I ON O F A N Y P A R TWITHOUT THE PRIOR WRITTEN CONSENTOF B AISS D ESIGN'S IS A VIOLATIONAPPLICABLE LAWS. IN NO EVENT SHALLBAISS DESIGN'S BE HELP LIABLE FORSPECIAL COLLATERAL, INCIDENT ORC O N S E Q U E N T I A L L I A B I L I T Y I NCONNECTION WITH THE USE OF THISDIGITAL DATA ONCE RELEASED FROM THEBAISS DESIGN'S OFFICES. THIS DRAWINGI S T O B E R E A D & U N D E R S T OO D I NC O N J U N C T I O N W I T H O T H E RCONSULTANTS DOCUMENTATION AS MAYBE APPLICABLE TO THE PROJECT PRIORTO THE START OF ANY WORKS AND FORI T S D U R A T I O N .

NOTE:

T H E C O N T R A C T O R S H A L LENSURE SUFFICIENT PROVISIONH A S B E E N M A D E F O RC O O R D I N A T I O N O F A L LSERVICES WITHIN THE BUILDINGW I T H I N T H E I R O V E R A L LS U B M I S S I O N F O R T E N D E R .

USE FIGURED DIMENSION ATALL TIMES. IF IN DOUBT CHECKW I T H B A I S S D E S I G N ' S .CONTRACTOR 'S CHECK ANDVERIFY ALL LEVELS, DATUMSAND DIMENTIONS ON SITE ANDS H A L L R E P O R T A N YDISCREPANCIES OR OBMISIONT O A U B C P R I O R T OCOMMENCEMENT OF WORKA N D D U R I N G T H EC O N S T R U C T I O N P H A S E .

ISSUED FOR DA/CCA APPLICATION

BAISS DESIGNS PTY LIMITEDSUIT 703/34 CHARLES STREET, PARRAMATTA NSW 2150

PROPOSEDALTERATIONS & ADDITIONSTO EXISTING COMMERICAL

BUILDING

DEVELOPER/ BUILDER

ARCHITECTURAL PLANS

DATE

A 10.08.20 VNDA/CC APPLICATION

SITE ADDRESS -LOT 3 - 140 BEST ROAD,

SEVEN HILLS

DA/CCA 301

DA/CC Application - Blacktown Council

Signage DetialsScale NTS (on A3)

Illuminated 3Dlettering, on

existing awning

Vinyl windowsstickers on

existing glasspanel

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Traffic Impact

A Traffic Impact Assessment Report, prepared by Hemanote Traffic Engineers, is submitted with the DA. The assessment report provides an assessment of the exist-ing road network, traffic generation as a result of the tuition centre, as well as the proposed car parking arrangement. The findings of the report are summarised be-low: It can be concluded from the traffic and parking impact assessment that the pro-posed alterations and additions to the existing commercial building space at Lot 3, 140 Best Road, Seven Hills will not have adverse impacts on existing parking condi-tions and is worthy of support in its current form. The staff parking demand resulting from the proposed alterations and additions to the existing commercial building space can be easily accommodated within the ex-isting adequate off-street car parking.

On-street parking is readily available for the pick-up and drop off of students, due to the existing parking restrictions placed on the parking opportunities on the street. Currently, a high turnover in parking spaces is present, where parents/guardians are expected to locate consistent and convenient vacant car parking spaces.

The subject site has good access to existing public transport services for students to utilise as a means to get to the subject site.

The proposed development will not have adverse impacts on parking in the sur-rounding area.

The subject site is located in a mixed residential and commercial area, near Seven Hills Railway Station, and is in close proximity to some commercial and retail shops.

Public on-street car parking in the immediate vicinity of the site is available as fol-lows: Restricted 17 parallel car parking spaces available on Best Road in front of the sub-ject site to 1 hour from 8:30am to 6pm on Monday to Friday, and 8:30am to 12:30pm on Saturdays, with the exception of the signposted ‘No Stopping’ near its intersection with George Street.

Restricted 5 parallel car parking spaces available on Best Road, south of First Av-enue, opposite the subject site, to 1 hour from 8:30am to 6pm on Monday to Fri-day, and 8:30am to 12:30pm on Saturdays, with the exception of the signposted ‘No Stopping’ near its intersection with First Avenue and George Street.


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Restricted 8 parallel car parking spaces available on Best Road, north of First Av-enue, opposite the subject site, to 15 minute parking from 8:30am to 6pm on Mon-day to Friday, and 8:30am to 12:30pm on Saturdays with the exception of the sign-posted ‘No Stopping’ near its intersection with First Avenue.

Restricted 4 parallel car parking spaces available on Best Road, south of First Av-enue after the 15mins restricted parking spaces, north of the subject site, to 1 hour from 8:30am to 6pm on Monday to Friday, and 8:30am to 12:30pm on Saturdays.

Restricted parking on First Avenue to 1 hour from 8:30am to 6pm on Monday to Friday, and 8:30am to 12:30pm on Saturdays, with exceptional ‘No Stopping’ signs posted on sections of the road

Unrestricted parallel parking is permitted on both sides of George Street (adjacent road), with the exception of signposted ‘No stopping’ and bus zones along sections of the street.

Unrestricted parallel parking is available on either side of Second Road.

Restricted parallel parking on either side of Boomerang Place to 1 hour from 8:30am to 6pm on Monday to Friday, and 8:30am to 12:30pm on Saturdays.

Commuter car parking with restricted and unrestricted 90O parking spaces are available in a walking distance (300 meters) from the subject site. It should be noted that due to the existing on-street parking restrictions, a high turnover in parking spaces is present, where on-street parking spaces are readily available in close proximity to the subject site.

The traffic impacts have been mitigated and worthy of support .

Waste Management

A detailed Waste Management Plan, which has been prepared in accordance with Blacktown Councils requirements, accompanies this DA. The completed checklist estimates the waste generated as part of the construction phase, as well as the envisaged reuse and recycling options. The submitted Waste Management Plan also details the on-going management and how the tuition centre will maintain waste collection(s) from the site. Reference should be made to this document for further details on waste management.


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Acoustic Impacts

The acoustic treatments include, commercial shopfront, commercial glazing and staggered rosters of children classes. These will assist in mitigating any acoustic impacts as a result of the proposed use. Tuition centres operate in a quiet manner with traditionally the majority of the noise levels as a result of drop off & pick ups and classes in operation.

It is considered the use will generate minimal noise levels as opposed to a traditional commercial premises.


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Blacktown Local Environmental Plan 2015 (LEP2015)

4.0 Assessment of Proposal 4.1 Zoning / Local Planning Instrument

The development site is zoned B2 Local Centre under the Blacktown Local Envi-ronmental Plan 2015 (LEP2015) (refer to Figure 3). The proposed tuition centre is permissible in the B2 zone with Council’s consent in accordance with the provisions of LEP2015.

The relevant objectives of the B2 zone, as set out in Blacktown LEP2015, are as follows:

• To provide a range of retail, business, entertainment and community uses that serve the needs of people who live in, work in and visit the local area. • To encourage employment opportunities in accessible locations. • To maximise public transport patronage and encourage walking and cycling. • To encourage the development of an active local centre that is com-mensurate with the nature of the surrounding area.


Figure 3 Extract map from LEP2015 showing the land use zoning for the subject site.

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The proposed use is identified as a commercial premises. An extract of the defini-tion is contained below: commercial premises means any of the following— (a) business premises, (b) office premises, (c) retail premises. business premises means a building or place at or on which— (a) an occupation, profession or trade (other than an industry) is carried on for the provision of services directly to members of the public on a regular basis, or (b) a service is provided directly to members of the public on a regular basis, and includes a funeral home and, without limitation, premises such as banks, post offices, hairdressers, dry cleaners, travel agencies, internet access facilities, betting agencies and the like, but does not include an entertainment facility, home business, home occupation, home occupation (sex services), medical centre, restricted premises, sex services premises or veterinary hospital. The tuition centre best fits the description of a business premises, namely (B) as t provides a service directly to members of the public on a regular basis.

As such, the proposed use is permitted with consent and is an appropriate devel-opment of the tenancy.

Furthermore, the proposal will ensure that a high level of amenity is achieved to sur-rounding residential properties and maintained as the tuition centre is designed to ensure that environmental impacts on surrounding properties is minimal. Refer to Section 3.2 of this SEE.

The relevant impacts of the development have been discussed above.

5. CONCLUSION

It is considered that all reasonable measures to mitigate any adverse environmental effects have been taken into account in the design and siting of the proposed resi-dential land subdivision development and that the proposal satisfies Section 79C(1) - Matters for Consideration under the EPAA1979. It is therefore requested that the DA be approved as submitted.
