Proposed Multi-Dwelling Housing 425 Wentworth Ave Toongabbie PDF

This document provides additional information on developement characteristics, surrounding Proposed Multi- areas, sections, vegetation on site and Waste management plan at different stages...

This document provides additional information on developement characteristics, surrounding Proposed Multi- areas, sections, vegetation on site and Waste management plan at different stages Dwelling Housing 425 Wentworth Ave Toongabbie Parramatta City Council These materials are public and being used for learning purposes. They are protected by copyright ad should not be used for other means. Thank you. 2. Site Description 2.1 Site Location The site is located within the Parramatta Local Government Area & in a metropolitan context. The subject site is situated approximately 31 km from the Sydney Central Business District via the M4 Victoria Road (36 minutes travelling time by car) & 36 minutes by train from Toongabbie to Central. The site is located 400m from Toongabbie Station. 2.2 Existing & future context The locality consists of older dwelling houses, 2 storey dual occupancy dwellings as well as some new 2 storey multi-dwelling housing developments. To the west across the road from the site is 4 track railway line providing frequent passenger services from Sydney CBD to the western suburbs. On the other side of this are 3 storey residential flat buildings. Immediately to the east are 3 older single storey dwelling houses in Budgeree Road, which back onto the rear of the site. The surrounding streets have a mixture of new 1 & 2 storey dwelling houses & older single storey dwellings. Immediately to the south & north in Wentworth Ave are older single storey dwelling houses. Development in Wentworth Ave generally consists of older dwelling houses, 2 storey dual occupancy dwellings as well as some new 2 storey multi-dwelling housing developments. These materials are public and being used for learning purposes. They are protected by copyright ad should not be used for other means. Thank you. Location of site Source: ePlanning Spatial Viewer 4 Looking north along Wentworth Ave from the site with the railway on the left These materials are public and being used for learning purposes. They are protected by copyright ad should not be used for other means. Thank you. Looking south along Wentworth Ave from the site with the railway on the right 5 Looking south along Wentworth Ave, south from the site with the railway on the right 2.3 Site Information The site is described as Lot 5 DP25170, No 425 Wentworth Ave, Toongabbie. The site is an irregular shaped parcel with an area of 2,236sqm, a depth varying from 49.43sqm to 60.015m & a site width of 40.285m. The landTheseslopes materials areslightly away public and being from used for learning theTheyfront purposes. ofby the are protected copyrightsite tonot the ad should be used rear. There for other means. Thank you.is an easement to drain water from the site over an adjoining property to Budgeree Road. The highest point is RL 32.34m at the south western corner & the lowest point is RL 30.19m at the north eastern corner. All utility Services are available to the site, which includes, water, sewer, electricity, phone & appropriate arrangements will be made with the Service Authorities. The site is vacant. Refer to following photographs. Subject site viewed from Wentworth Ave 6 View of railway line across Wentworth Ave from the site These materials are public and being used for learning purposes. They are protected by copyright ad should not be used for other means. Thank you. View of the adjoining property to the south 7 View of the adjoining property to the north These materials are public and being used for learning purposes. They are protected by copyright ad should not be used for other means. Thank you. View of dwellings at the rear of the site 8 These materials are public and being used for learning purposes. They are protected by copyright ad should not be used for other means. Thank you. 11 These materials are public and being used for learning purposes. They are protected by copyright ad should not be used for other means. Thank you. 12 6. Appendix 1 Character Assessment Relationship of the proposed development to the character of Wentworth Ave, Toongabbie Elements of character Comment Topography The immediate locality is relatively flat & is about 35 The site is not prominent amongst other m above sea level. sites in the locality & development on the site will be no more prominent than other The area north of Toongabbie being the upper eventual development on nearby sites. reaches of the Parramatta River drops to Toongabbie Creek and eventually rises towards Baulkham Hills. While the locality is relatively flat the site itself does slope away from Wentworth Ave To the west the land follows the upper reaches of the and will drain to Budgeree Road via an Parramatta River & rises gradually toward Blacktown. existing drainage easement. To the south the land rises gradually toward Pendle Hill & Wentworthville. To the east the land rises gradually rises toward Constitution Hill. There are no major views in the area. The following shows the topography of the locality. These materials are public and being used for learning purposes. They are protected by copyright ad should not be used for other means. Thank you. Road network The broader street network involves rectilinear streets Access to & from the site will be easy to throughout the surrounding residential & industrial navigate. The access to site will be via a streets. Refer to the following map. single driveway in the same way as other existing & multi dwelling housing Wentworth Ave is a Regional Road linking Cumberland developments in the locality. Hwy at Wentworthville & Fitzwilliam Road at Toongabbie and running parallel to the railway line. Due to increasing redevelopment in the locality it can be expected that there will be 43  Elements of character Comment increasing pedestrian and vehicle movement It will be significant street for vehicles & pedestrians in front of the site. The proposed access to to gain access to the local shops & the wider area. the site is not expected to cause a problem for this. Street Wentworth Ave is paved with a carriageway of about The access to site will be via a single 11.4m & an overall width of 20m boundary to driveway in the same way as other boundary. There is kerb & guttering on both sides of developments in the street. The proposed Wentworth Ave. driveway is wide enough at the front of the site to allow cars to enter & leave at the There is a paved footpath on the eastern side of same time. Wentworth Ave leading north to the shops at These materials are public and being used for learning purposes. They are protected by copyright ad should not be used for other means. Thank you. Toongabbie. The proposed development will also maintain the general appearance of the There is usually a clear distinction between the public street having a clear distinction between the domain & private land. public street & the private land. The photos below show the street character. 44  Elements of character Comment Buildings Development in Wentworth Ave consists largely of The proposed buildings being 2 storeys are older single storey dwelling houses as well as some consistent with residential re-development recent residential redevelopment north & south of taking place along Wentworth Ave. The site, the site in the form of semi-detached dwellings & although vacant is the equivalent of 2 multi-dwelling housing. Refer to the following photos. residential sites & will present to Wentworth Ave in a similar way to 2 dwelling houses rather than standing out as something different. The 2 proposed dwellings at the front of the site will address Wentworth Ave by having windows on both floors and the living areas on the ground floor facing the street and in doing so will be similar in presentation to dwelling houses on individual lots. These materials are public and being used for learning purposes. They are protected by copyright ad should not be used for other means. Thank you. Across Wentworth Ave is the railway line with 3- storey residential flat buildings on the other side of the railway line. There is no residential development on the other side of Wentworth Ave between Wentworthville & Toongabbie. At the rear there are older single storey dwelling houses in Budgeree Road. In that street there is a mixture of older single storey dwelling houses & new 2 storey semi-detached residential dwellings. 45  Elements of character Comment Heritage & culture There are no heritage items in the vicinity of the site. The proposed development will accordingly have no impact on heritage items in the locality. Leisure There are playing fields located on both sides of the It is expected that the occupants of the railway line within a short driving distance of the site. proposed development are likely to take advantage of these facilities. Toongabbie Sports Club is located about 700m from the site on the same side of the railway line. There is a Community Centre on the western side of the railway line at Toongabbie and at Wentworthville. There is a library at Constitution Hill. There is a swimming centre at Wentworthville. These are within a short drive from the site. Public space There are no major public spaces in the immediate It is expected that the occupants of the vicinity of the site other than the public road area of proposed development are likely to Wentworth Ave. experience the environment of the centre when shopping or travelling by train as it is Within a 400m walk there are the neighbourhood within easy walking distance of the site. The shops on the eastern sideareof Toongabbie Station. These materials public and being used for learning raised threshold in Wentworth Ave at the purposes. They are protected by copyright ad should not be used for other means. Thank you. Within this space is the covered bus drop off and railway station will assist in pedestrian waiting area at the station and shopping area of the access to the station and the centre on the neighbourhood shops with a few side streets. A western side of the station. raised threshold pedestrian crossing helps ensure a lower speed vehicle environment at the station and shops. There is some tree planting and substantial canopies over footpaths at the shops and the railway station. Refer to the following photo. On the western side of the railway is a similar shopping environment with canopies over the footpaths at the shops and the railway station 47  Elements of character Comment although the centre is substantially larger. There is a park in the middle of the shopping centre. Refer to the following photo. Comfort The surrounding streets are well lit including the link While the proposed development will have to Toongabbie Station & the Toongabbie Shops on additional hard surfaces with a new both sides of the railway station. driveway and roofs above the dwellings, it will provide additional landscaping and this While the urban heat island is becoming an issue in will assist in improving the existing tree the western suburbs of Sydney, it is not as significant cover in the locality. in this location as newer areas in western Sydney as this part of western Sydney has larger backyards, in which are some trees. These materials are public and being used for learning purposes. They are protected by copyright ad should not be used for other means. Thank you. Local economy The local area is largely a residential commuter area The proposed development is consistent with an industrial area to the south along Wentworth with the residential environment of the local Ave and another industrial area somewhat more area. The occupants of the proposed distant on the western side of the railway line. Refer development will contribute to the economy to the following photo of the shops in Wentworth of the nearby centres. Ave. It is expected that the occupants of the proposed development are likely to experience the environment of the centre when shopping or travelling by train as it is within easy walking distance of the site. The raised threshold in Wentworth Ave at the railway station will assist in pedestrian access to the station and the centre on the western side of the station. There is a substantial shopping centre on the western side of the railway station, which is accessed by a pedestrian bridge at the railway station and by a road bridge to the north of the railway station. Refer to the 48  Elements of character Comment following photo of part of the shopping centre on the western side of the railway line. These materials are public and being used for learning purposes. They are protected by copyright ad should not be used for other means. Thank you. 49  Arboricultural Implication Assessment and Arboricultural Method Statement for No. 425 Wentworth Avenue, Toongabbie, NSW. Endangered Ecological E-spade Communities of the Cumberland www.environment.nsw.gov.au/eSpade2WebApp Plain 1:25000 Map (Map 10 of 16) NSW National Parks and Wildlife Service 2002 With an appreciation of the above Soils and Original Vegetation circumstance, we are pleased to note that the proposed Landscape Plant Schedule specifies enduring natives. These are considered sustainable provided they are established with supplemental irrigation and garden bed mulching. Appendix 2 displays a photograph of each significant tree at the time of the tree survey. These materials are public and being used for learning purposes. They are protected by copyright ad should not be used for other means. Thank you. Issue A - Horticultural Resources Consulting Group Page 6  Arboricultural Implication Assessment and Arboricultural Method Statement for No. 425 Wentworth Avenue, Toongabbie, NSW. TABLE 1 TREES MEASUREMENTS and OBSERVATIONS SUMMARY # Botanical Name/ DBH Height Biological Mechanical health Age Sustain- Comment and existing site implications Common Name spread health Class ability mm N- S- E (Years) W in M 440 7 N1 Good foliage SEVERELY mature 40 RETAIN Grevillea S1 E5 density on one PRUNED OFF Neighbour’s tree robusta, Silky W0 remaining branch SERVICE WIRES 1 – no dead wood, Asymmetric with Oak good health and branching single 2.5 M south fair condition trunk native tree 420 5 Dead stump Dead stump mature REMOVE Dead stump and 0X0 5 M high trunk 8 2 M from front about 2 M inside These materials are public and being used for learning purposes. They are protected by copyright ad should not be used for other means. Thank you. 550 14 Heavy foliage Cluster of weed mature 20 IGNORE density – no exempt species 340 N6 S6 Cinnamomum E6 W2 dead wood, virile and will most likely camphora, 330 excellent health be removed with 3 and condition sale and Camphor Laurel redevelopment of cluster that site as very near existing neighbour’s house 480 Healthy palm in Good form though mature 40 IGNORE Pheonix excellent suppressed 5 condition Weed exempt canariensis, 3X3 4 neighbour’s species will be Canary Island house removed by Date Palm neighbour with redevelopment Issue A - Horticultural Resources Consulting Group Page 7  Arboricultural Implication Assessment and Arboricultural Method Statement for No. 425 Wentworth Avenue, Toongabbie, NSW. Vigorous weed Weed exempt mature 20 340 5 IGNORE Ligustrum species species that will be 5 lucidum, Large @ 3X3 probably be base removed by new Leaved Privet owner Vigorous weed Weed exempt mature 20 3X 340 4 IGNORE species regrowth species that will be Ligustrum 170 2X2 from cut stump probably be 6 lucidum, Large 200 removed by new Leaved Privet owner 10 Healthy exotic Suppressed form mature 20 RETAIN and PROTECT 2X Fraxinus excelsior trees 3 M inside 290 N5 S5 Neighbour’s trees neighbour’s European Ash E2 W5 property 7 3 M from boundary in 6 neighbour’s 160 property N3 S4 These materials are public and being used for learning purposes. They are protected by copyright ad should not be used for other means. Thank you. E3 W5 Grevillea 430 16 Healthy tree in Good dominate mature 20 RETAIN and PROTECT 8 robusta, Silky N3 S3 congested form and structure Neighbour’s tree Oak situation E1 W4 1050 22 Only 40% of 1 M outside site mature 20 Future tree monitoring required for this Eucalyptus N8 S7 expected foliage trunk leaning north tree as it has extensive internal decay botryoides, density west at 20 degrees RETAIN and PROTECT E6 W6 Bangalay Struggling at Fungal brackets at times apparent 8 M north and 3.5 9 water inundation M south with and dry spells snapout Specie4s does not like “wet feet” Issue A - Horticultural Resources Consulting Group Page 8  Arboricultural Implication Assessment and Arboricultural Method Statement for No. 425 Wentworth Avenue, Toongabbie, NSW. 410 9 Well stablished Three (3) main Mature 20 RETAIN and PROTECT Jacaranda exotic tree in trunks squat mimosifolia, N5 S2 Neighbour’s tree neighbour’s rear suckers indicating E5 W4 Jacaranda yard. Good previous stress 10 eastern neighbour’s health Irregular pruning yard near stormwater Located 5 M easement outflow outside and 5 M side boundary Eucalyptus 14 Health and virile Small framed tree mature 510 7 REMOVE piperita, N4 S4 isolated mid-bock with 5 M skirt not sustainable with proposed E3 W4 upright trunk – Sydney good canopy development Peppermint 11 These materials are public and being used for learning purposes. They are protected by copyright ad should not be used for other means. Thank you. 570 8 Moderate health Poor appearance Mature Ignore - Neighbour has requested Cupressus N1S1 with inappropriate removal and applied to Council with DA torulosa, Bhutan E3 W2 pruning misshaped lodgement signed consent from this site 12 Cypress structure – high owner skirt Neighbour has proposed to remove in their DA submission 8 Healthy tree with Good structure Mature 390 REMOVE Glochidion N4 S5 high skirt from ferdinandii, E6 W6 constant pruning Neighbour has also requested removal Cheese Tree 1.5 and applied to Council with signed consent from this site owner Council M from boundary 13 requested removal for considering neighbouring DA proposal Neighbour has proposed to remove in their DA submission Issue A - Horticultural Resources Consulting Group Page 9  Arboricultural Implication Assessment and Arboricultural Method Statement for No. 425 Wentworth Avenue, Toongabbie, NSW. Backhousia 7 Attractive healthy Good structure Mature 380 REMOVE myrtifloia 3.5 native high skirt under 14 X Not sustainable with proposed Grey Myrtle 3.5 development Melaleuca 17 Moderate health Covered in vines Mature 540 20 RETAIN and PROTECT linariifolia, N7 S4 and congested 15 E6 W5 area good canopy Native feature tree remove vines Snow-In-Summer (Paperbark) Grevillea 6 Tall thin native Good structure Semi- 230 REMOVE 1.5 Mature 16 robusta, Silky X Inappropriate species for site screening Oak 1.5.5 These materials are public and being used for learning purposes. They are protected by copyright ad should not be used for other means. Thank you. Issue A - Horticultural Resources Consulting Group Page 10  APPENDIX 2 TREE PICTURES # Botanical Name/ PICTURE Common Name Grevillea robusta, 1 Silky Oak These materials are public and being used for learning purposes. They are protected by copyright ad should not be used for other means. Thank you. Dead stump and 4 M 2 high trunk  Cinnamomum 3 camphora, Camphor Laurel Pheonix 4 canariensis, Canary These materials are public and being used for learning purposes. They are protected by copyright ad should not be used for other means. Thank you. Island Date Palm Ligustrum lucidum, 5 Large Leaved Privet  3x 6 Ligustrum lucidum, Large Leaved Privet 2X Fraxinus excelsior 7 European Ash These materials are public and being used for learning purposes. They are protected by copyright ad should not be used for other means. Thank you. smaller  Grevillea robusta, 8 Silky Oak Eucalyptus botryoides, These materials are public and being used for learning purposes. They are protected by copyright ad should not be used for other means. Thank you. Bangalay 9  Jacaranda mimosifolia, 10 Jacaranda eastern neighbour’s yard near stormwater easement outflow Eucalyptus piperita, Sydney Peppermint These materials are public and being used for learning purposes. They are protected by copyright ad should not be used for other means. Thank you. 11 Cupressus torulosa, Bhutan Cypress 12  Glochidion ferdinandii, Cheese Tree 13 Backhousia myrtifloia 13 Grey Myrtle These materials are public and being used for learning purposes. They are protected by copyright ad should not be used for other means. Thank you. Melaleuca linariifolia, Snow-In- Summer (Paperbark) 15  Grevillea robusta, 16 Silky Oak These materials are public and being used for learning purposes. They are protected by copyright ad should not be used for other means. Thank you. WASTE MANAGEMENT PLAN DEMOLITION, CONSTRUCTION AND USE OF PREMISES The applicable sections of this table must be completed and submitted with your Development Application. Completing this table will assist you in identifying the type of waste that will be generated and will advise Council of how you intend to reuse, recycle or dispose of the waste. The information provided on the form (and on submitted plans) will be assessed against the objectives of the DCP. If space is insufficient in the table please provide attachments. ___as above___________________________________________________________ These materials are public and being used for learning purposes. They are protected by copyright ad should not be used for other means. Thank you. Phone: ___________________________ Fax: ____________________________ Building and other structures currently on the site: ____vacant ______________________ __________________________________________________________________ _ Brief description of Proposal: _____ construction of a two storey attached nine townhouses _________________________________________________________________ __________________________________________________________________ The details provided on this form are the intentions of managing waste relating to this project. Signature of Applicant: ________________________Date: ___________________ Demolition Stage One – To be completed for proposals involving demolition Materials On-Site DESTINATION REUSE & RECYCLING DISPOSAL Type of Material Estimated ON-SITE OFF-SITE Specify the Volume Specify how Specify the contractor and (m3) or materials will be contractor landfill site Area (m2) reused or recycled and recycling or weight on-site outlet (t) EXAMPLE *e.g. 2m3 *e.g. clean & *e.g. sent by *e.g. nil to *e.g. bricks reuse for footings XYZ landfill and broken bricks Demolishers behind retaining to ABC walls Recycling Company Excavation Material Keep and re use Art 1m3 topsoil for Excavations N/A landscaping and Demolitions Green Waste 0.5 m3 Recycled on site N/A N/A Bricks NIL N/A N/A N/A Tiles NIL N/A N/A These materials are public and being used for learning purposes. They are protected by copyright ad should not be used for other means. Thank you. N/A Concrete NIL N/A N/A N/A Timber – please specify NIL N/A N/A N/A UNKNOWN Plasterboard NIL N/A N/A N/A Metals NIL N/A N/A N/A Asbestos NIL N/A N/A N/A Other waste 1 m3 Onsite sale. CBS Landfill Eastern e.g. ceramic tiles, paints, Recyclers Creek (02) plastics, PVC tubing, 96272872 cardboard. Construction Stage Two – for proposals involving construction Materials On-Site DESTINATION REUSE & RECYCLING DISPOSAL Type of Material Estimated ON-SITE OFF-SITE Specify the Volume (m3) or Specify how Specify the contractor and Area (m2) or materials will be contractor and landfill site weight (t) reused or recycling outlet recycled on-site EXAMPLE *e.g. 2m3 *e.g. clean & *e.g. sent by *e.g. nil to *e.g. bricks reuse for XYZ landfill footings and Demolishers to broken bricks ABC Recycling behind retaining Company walls Excavation Material Keep and re Art Excavations ‐ Riverstone 12 m3 use topsoil for and Demolitions Earthmoving landscaping Green Waste ‐ Collex Waste 0.2 m3 Recycled on N/A Mgmt site (Riverstone) Bricks 0.5 m3 Concrete Concrete mortar 2 m3 ‐ Veolia mortar bricks to bricks to Environment Brandown Brandown Services These materials are public and being used for learning purposes. They areCrushing protected by copyrightand Crushing and ad should not be used for other means. Thank you. (Horsley Park Recycling Recycling Waste Mgmt.) Company Company Tiles N/A N/A N/A N/A Concrete 1 m3 Crush and Crushing and N/A reuse CBS During Recyclers construction Timber – please Reuse for CBS N/A specify 2 m3 formwork and Recyclers UNKNOWN studwork. Plasterboard 0.5 m3 N/A Active N/A demolition Sent to Boral Metals 0.2 m3 Metals to be Active N/A reuse/recycled demolition in site where Sent to possible Simsmetal Other waste JDL rubbish e.g. ceramic tiles, 6 m3 N/A removal N/A paints, plastics, PVC tubing, cardboard. STAGE THREE – DESIGN OF FACILITIES The following details should be shown on your plans: Location of temporary storage space within each dwelling unit; Location of Waste Storage and recycling Area(s), per dwelling unit or located communally onsite. In the latter case this could be a Garbage & Recycling Room; Details of design for Waste Storage and Recycling Area(s) or Garbage and Recycling Room(s) and any conveyance or volume reduction equipment; and Location of communal composting area. Access for vehicles. Every builder shall be provided with a Waste Storage and Recycling Area which is flexible in size and layout to cater for future changes in use. The size is to be calculated on the basis of waste generation rates and proposed bin sizes. Stage 3 – Design of Facilities – To be completed if designing waste facilities for the proposed development TYPE OF EXPECTED PROPOSED ON-SITE DESTINATION WASTE TO BE VOLUME PER STORAGE AND TREATMENT GENERATED WEEK FACILITIES Please specify. Liter or m3 For example: For example: waste storage & recycling area recycling glass, paper, garbage chute disposal food waste, off on-site composting specify contractor cuts etc. compaction equipment These materials are public and being used for learning purposes. They are protected by copyright ad should not be used for other means. Thank you. GREEN 240-liter mobile WASTE garbage Council supplies TO BE COLLECTED 3 x 240 liter bin for recycling BY COUNCIL GENERAL 240-liter mobile APPOINTED RUBBISH garbage and general waste per each unit CONTRACTORS 240 liter yellow lid mobile (MRB) for recycling. RECYCLABLE Note: details of on-site waste management facilities should be provided on plan drawings accompanying your application. ON-GOING MANAGEMENT Describe how you intend to ensure on-going management of waste On-site (eg. lease conditions, caretaker/manager on-site). ___________________________________________________________________________ ___________________________________________________________________________ ___________________________________________________________________________ _Residents will take and place out bins on the kerb the evening prior to collection ___________________________________________________________________________ ___________________________________________________________________________ ___________________________________________________________________________ ___________________________________________________________________________ ___________________________________________________________________________ ___________________________________________________________________________ ___________________________________________________________________________ ___________________________________________________________________________ ___________________________________________________________________________ ___________________________________________________________________________ ___________________________________________________________________________ ___________________________________________________________________________ ___________________________________________________________________________ ___________________________________________________________________________ ___________________________________________________________________________ ___________________________________________________________________________ ___________________________________________________________________________ ___________________________________________________________________________ ___________________________________________________________________________ ___________________________________________________ ___________________________________________________________________________ ___________________________________________________________________________ ___________________________________________________________________________ ___________________________________________________________________________ ___________________________________________________________________________ These materials are public and being used for learning purposes. They are protected by copyright ad should not be used for other means. Thank you. _____________________________________________________________________ ___________________________________________________________________________ ___________________________________________________________________________ ___________________________________________________________________________ ___________________________________________________________________________ ______________________________________________________________________ ___________________________________________________________________________ ___________________________________________________________________________ ___________________________________________________________________________ ___________________________________________________________________________ ___________________________________________________________________________ ___________________________________________________________________________ ____________________________________________________________________