statement of environmental effects retrospective

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

[email protected] / [email protected]

mailto:[email protected]


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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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2.5. Photographic Documentation


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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 04 – 163 sqm Unit 17 – 087sqm

Unit 05 – 163 sqm Unit 18 - 088 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

statement of environmental effects retrospective

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