Aldi Distribution Centre, Prestons - Department of Planning - NSW ...
Aldi Distribution Centre, Prestons - Department of Planning - NSW ...
Aldi Distribution Centre, Prestons - Department of Planning - NSW ...
You also want an ePaper? Increase the reach of your titles
YUMPU automatically turns print PDFs into web optimized ePapers that Google loves.
MAJOR PROJECT ASSESSMENT:<br />
<strong>Aldi</strong> <strong>Distribution</strong> <strong>Centre</strong>,<br />
<strong>Prestons</strong><br />
Artist’s Impression - Office Building<br />
Artist’s Impression - Truck Loading Bays, <strong>Distribution</strong> <strong>Centre</strong><br />
Director-General’s<br />
Environmental Assessment Report<br />
Section 75I <strong>of</strong> the<br />
Environmental <strong>Planning</strong> and Assessment Act 1979<br />
December 2007
© Crown copyright 2007<br />
Published December 2007<br />
<strong>NSW</strong> <strong>Department</strong> <strong>of</strong> <strong>Planning</strong><br />
www.planning.nsw.gov.au<br />
Disclaimer:<br />
While every reasonable effort has been made to<br />
ensure that this document is correct at the time <strong>of</strong><br />
publication, the State <strong>of</strong> New South Wales, its agents<br />
and employees, disclaim any and all liability to any<br />
person in respect <strong>of</strong> anything or the consequences <strong>of</strong><br />
anything done or omitted to be done in reliance upon<br />
the whole or any part <strong>of</strong> this document.
EXECUTIVE SUMMARY<br />
<strong>Aldi</strong> Foods Pty Ltd (<strong>Aldi</strong>) operates a chain <strong>of</strong> discount grocery outlets internationally, with a number <strong>of</strong><br />
facilities across New South Wales, Queensland and Victoria. In recent years, <strong>Aldi</strong> has been<br />
expanding its Australian operations through the construction <strong>of</strong> supermarket outlets and distribution<br />
centres.<br />
<strong>Aldi</strong>’s distribution centre at Minchinbury will shortly meet its optimum capacity. <strong>Aldi</strong> therefore proposes<br />
to construct and operate a distribution centre at <strong>Prestons</strong>. This distribution centre would support its<br />
stores in southern Sydney and <strong>NSW</strong>, while its Minchinbury distribution centre would support its stores<br />
in northern Sydney and <strong>NSW</strong>.<br />
The proposed distribution centre at <strong>Prestons</strong> is located on an 11.8 hectare site approximately 5km<br />
west <strong>of</strong> Liverpool within an industrial zone that forms part <strong>of</strong> the Yarrunga Industrial Release Area.<br />
The site currently contains some high quality vegetation and is bounded by the M7 Motorway and a<br />
mix <strong>of</strong> rural and residential properties. There is currently no road access to the site; however <strong>Aldi</strong> is<br />
currently seeking approval for an access road from Council as part <strong>of</strong> a separate development<br />
application.<br />
The project has an estimated capital investment value <strong>of</strong> $75 million and once completed would create<br />
424 jobs during construction and 310 jobs during operation (comprising 110 full time jobs and 200<br />
permanent part time jobs.<br />
During the exhibition period, the <strong>Department</strong> received seven submissions on the project, including five<br />
submissions from public authorities and two from neighbouring landowners. None <strong>of</strong> these<br />
submissions objected to the proposal. Submissions from public authorities raised issues in relation to<br />
flora and fauna <strong>of</strong>fsets, vehicular access, stormwater management and signage. All authorities<br />
provided recommendations in relation to the above issues. Submissions from the general public<br />
requested further detail on stormwater management, and one submission provided support for the<br />
proposal.<br />
The <strong>Department</strong> has assessed the merits <strong>of</strong> the project in close consultation with Liverpool City<br />
Council, and is satisfied that the impacts <strong>of</strong> the project can be mitigated, managed and <strong>of</strong>fset to<br />
ensure an acceptable level <strong>of</strong> environmental performance.<br />
It is also satisfied that the project <strong>of</strong>fers significant economic and social benefits for the south-western<br />
Sydney community as it would facilitate development <strong>of</strong> the Yarrunga Industrial Release Area and<br />
create considerable employment in the local area.<br />
Consequently, the <strong>Department</strong> believes the project is in the public interest and should be approved<br />
subject to conditions.<br />
<strong>NSW</strong> Government<br />
<strong>Department</strong> <strong>of</strong> <strong>Planning</strong> 2
1. BACKGROUND<br />
<strong>Aldi</strong> operates a chain <strong>of</strong> discount grocery outlets internationally, with a number <strong>of</strong> facilities across New<br />
South Wales, Queensland and Victoria. In recent years, <strong>Aldi</strong> has been expanding its Australian<br />
operations through the construction <strong>of</strong> supermarket outlets and distribution centres.<br />
<strong>Aldi</strong>’s distribution centre at Minchinbury will shortly meet its optimum capacity. <strong>Aldi</strong> therefore proposes<br />
to construct and operate a distribution centre at <strong>Prestons</strong>. This distribution centre would support its<br />
stores in southern Sydney and <strong>NSW</strong>, while its Minchinbury distribution centre would support its stores<br />
in northern Sydney and <strong>NSW</strong>.<br />
The proposed distribution centre at <strong>Prestons</strong> is located on an 11.8 hectare site approximately 5km<br />
west <strong>of</strong> Liverpool within an industrial zone that forms part <strong>of</strong> the Yarrunga Industrial Release Area (see<br />
Figures 1 and 2). The site currently contains some high quality vegetation and is bounded by the M7<br />
Motorway and a mix <strong>of</strong> rural and residential properties. There is currently no road access to the site;<br />
however <strong>Aldi</strong> is currently seeking approval for an access road from Council as part <strong>of</strong> a separate<br />
development application.<br />
Figure 1: Regional Context (site identified by red dot)<br />
The site is currently vacant, and records indicate that it has been unused since 1947. The site is<br />
located in the eastern part <strong>of</strong> the Yarrunga Industrial Release Area, which is defined as an important<br />
sub-regional hub for industries in Liverpool City Council’s Development Control Plan 19 – <strong>Prestons</strong><br />
Industrial Release Area. An industrial area is located directly to the north beyond the M7, crown land<br />
supporting high quality vegetation is located directly to the south and rural properties are located to the<br />
west. The nearest residential area is the San Marino Estate, which forms part <strong>of</strong> the <strong>Prestons</strong><br />
residential area, less than a kilometre south <strong>of</strong> the site.<br />
<strong>NSW</strong> Government<br />
<strong>Department</strong> <strong>of</strong> <strong>Planning</strong> 3
Bernera Road<br />
Yarrunga Industrial<br />
Release Area<br />
The site<br />
Crown land<br />
Figure 2: Local Context<br />
2. PROPOSED DEVELOPMENT<br />
The major components <strong>of</strong> the proposal are summarised in Table 1, depicted in Figure 3 and described<br />
in full in the Environmental Assessment (EA) <strong>of</strong> the project (see Appendix E).<br />
Table 1: Major Components <strong>of</strong> the Project<br />
Component Description<br />
Stage 1 • Removal <strong>of</strong> vegetation and fly-tipping waste, bulk earthworks and importation <strong>of</strong><br />
fill;<br />
• Construction and operation <strong>of</strong> a distribution centre and associated infrastructure,<br />
including:<br />
o a single level warehouse facility (footprint <strong>of</strong> 36,213m 2 and maximum height<br />
<strong>of</strong> 20m on the eastern side sloping to 8.4m on the western side);<br />
o a cold storage warehouse and associated ammonia plant room;<br />
o <strong>of</strong>fice building;<br />
o internal roads and parking, including truck loading areas; and<br />
o a truck wash and refuelling facility.<br />
• Conservation and enhancement <strong>of</strong> a 1.5 hectare Environmental Offset Area; and<br />
• Landscaping.<br />
Stage 2 Extension <strong>of</strong> warehouse onto the north-eastern corner <strong>of</strong> the site. However, this<br />
extension is not part <strong>of</strong> the development proposal and will require a further consent<br />
before it may be constructed.<br />
Associated works Construction <strong>of</strong> temporary and permanent access roads to the site is the subject <strong>of</strong><br />
separate development applications being assessed by Council.<br />
Capacity Service 40 existing <strong>Aldi</strong> stores and 60 potential new stores.<br />
Capital Value $75 million.<br />
Jobs 424 during construction;<br />
310 during operation (comprising 110 full time and 200 permanent part time).<br />
Length <strong>of</strong> construction 24-26 months.<br />
Hours <strong>of</strong> operation 24 hours a day, 7 days a week.<br />
<strong>NSW</strong> Government<br />
<strong>Department</strong> <strong>of</strong> <strong>Planning</strong> 4<br />
M7<br />
Industrial area
3. STATUTORY CONTEXT<br />
3.1 Major Project<br />
The proposal is classified as a major project under Part 3A <strong>of</strong> the Environmental <strong>Planning</strong> and<br />
Assessment Act 1979 (EP&A Act) because it is development for the purpose <strong>of</strong> a storage or<br />
distribution centre with a capital investment <strong>of</strong> more than $30 million and therefore triggers the criteria<br />
in Schedule 1, Clause 12 <strong>of</strong> State Environmental <strong>Planning</strong> Policy (Major Projects) 2005.<br />
Consequently, the Minister is the approval authority for the project.<br />
3.2 Permissibility<br />
Under Section 75J(3) <strong>of</strong> the EP&A Act, the Minister cannot approve the carrying out <strong>of</strong> a project that<br />
would be wholly prohibited under an environmental planning instrument.<br />
The site is zoned 4(a) Industrial under Liverpool Local Environmental Plan 1997. The proposal is<br />
permissible with development consent as a ‘warehouse or distribution centre’ in this zone.<br />
Consequently, the Minister may approve the project.<br />
3.3 Public Exhibition<br />
The EA for the project was exhibited from 20 September 2007 until 26 October 2007 which satisfies<br />
the requirements for public consultation in Section 75H <strong>of</strong> the EP&A Act.<br />
3.4 Environmental <strong>Planning</strong> Instruments<br />
Under Section 75I <strong>of</strong> the EP&A Act, the Director-General’s report on this project is required to include<br />
a copy <strong>of</strong> or reference to the provisions <strong>of</strong> any State Environmental <strong>Planning</strong> Policy (SEPP) that<br />
substantially governs the carrying out <strong>of</strong> the project.<br />
The <strong>Department</strong> has considered the project against the relevant provisions <strong>of</strong> several SEPPs, refer to<br />
Appendix F:<br />
• State Environmental <strong>Planning</strong> Policy No. 11 – Traffic Generating Developments;<br />
• State Environmental <strong>Planning</strong> Policy No. 19 – Bushland in Urban Areas;<br />
• State Environmental <strong>Planning</strong> Policy No. 33 – Hazardous and Offensive Development;<br />
• State Environmental <strong>Planning</strong> Policy No. 64 – Advertising and Signage;<br />
• Draft State Environmental <strong>Planning</strong> Policy No. 66 – Integration <strong>of</strong> Land Use and Transport.<br />
This assessment concludes that the project is generally consistent with the aims, objectives and<br />
requirements <strong>of</strong> these instruments.<br />
<strong>NSW</strong> Government<br />
<strong>Department</strong> <strong>of</strong> <strong>Planning</strong> 5
Figure 3: Layout <strong>of</strong> the proposed facility<br />
<strong>NSW</strong> Government<br />
<strong>Department</strong> <strong>of</strong> <strong>Planning</strong> 6
3.4 Objects <strong>of</strong> the Environmental <strong>Planning</strong> and Assessment Act, 1979<br />
The Minister is required to consider the objects <strong>of</strong> the EP&A Act when he makes decisions under the<br />
Act. These objects are detailed in Section 5 <strong>of</strong> the Act, and include:<br />
‘The objects <strong>of</strong> this Act are:<br />
(a) to encourage:<br />
(i) the proper management, development and conservation <strong>of</strong> natural and artificial<br />
resources, including agricultural land, natural areas, forests, minerals, water, cities,<br />
towns and villages for the purpose <strong>of</strong> promoting the social and economic welfare <strong>of</strong><br />
the community and a better environment,<br />
(ii) the promotion and co-ordination <strong>of</strong> the orderly and economic use and development<br />
<strong>of</strong> land,<br />
(iii) the protection, provision and co-ordination <strong>of</strong> communication and utility services,<br />
(iv) the provision <strong>of</strong> land for public purposes,<br />
(v) the provision and co-ordination <strong>of</strong> community services and facilities, and<br />
(vi) the protection <strong>of</strong> the environment, including the protection and conservation <strong>of</strong><br />
native animals and plants, including threatened species, populations and<br />
ecological communities, and their habitats, and<br />
(vii) ecologically sustainable development, and<br />
(viii) the provision and maintenance <strong>of</strong> affordable housing, and<br />
(b) to promote the sharing <strong>of</strong> the responsibility for environmental planning between the<br />
different levels <strong>of</strong> government in the State, and<br />
(c) to provide increased opportunity for public involvement and participation in environmental<br />
planning and assessment.’<br />
The objects <strong>of</strong> most relevance to the Minister’s decision on whether or not to approve this project are<br />
those under Section 5(a)(i), (ii), (vi) and (vii).<br />
With respect to ecologically sustainable development (ESD), the EP&A Act adopts the definition in the<br />
Protection <strong>of</strong> the Environment Administration Act 1991. Section 6(2) <strong>of</strong> that Act states that ESD<br />
‘requires the effective integration <strong>of</strong> economic and environmental considerations in decision-making<br />
processes’ and that ESD ‘can be achieved through’ the implementation <strong>of</strong> the principles and programs<br />
including the precautionary principle, the principle <strong>of</strong> inter-generational equity, the principle <strong>of</strong><br />
conservation <strong>of</strong> biological diversity and ecological integrity, and the principle <strong>of</strong> improved valuation,<br />
pricing and incentive mechanisms. In applying the precautionary principle, public decisions should be<br />
guided by careful evaluation to avoid, wherever practicable, serious or irreversible damage to the<br />
environment and an assessment <strong>of</strong> the risk-weighted consequences <strong>of</strong> various options.<br />
The <strong>Department</strong> has fully considered the objects <strong>of</strong> the EP&A Act, including the encouragement <strong>of</strong><br />
ESD, in its assessment <strong>of</strong> the project application.<br />
This assessment integrates all significant economic, social and environmental considerations and<br />
seeks to avoid any potential serious or irreversible damage to the environment, based on an<br />
assessment <strong>of</strong> risk-weighted consequences.<br />
<strong>Aldi</strong> has undertaken an environmental risk analysis <strong>of</strong> the project, and considered the project in the<br />
light <strong>of</strong> the principles <strong>of</strong> ESD.<br />
3.5 Statement <strong>of</strong> Compliance<br />
Under Section 75I <strong>of</strong> the EP&A Act, the Director-General’s report is required to include a statement<br />
relating to compliance with the environmental assessment requirements with respect to the project.<br />
The <strong>Department</strong> is satisfied that the environmental assessment requirements have been complied<br />
with.<br />
<strong>NSW</strong> Government<br />
<strong>Department</strong> <strong>of</strong> <strong>Planning</strong> 7