Planning Proposal - Wollongong City Council - NSW Government

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(j) Will the proposal impact on land that the Government has identified a need to protect (e.g. land with high biodiversity values) or have other environmental impacts? Is the land constrained by environmental factors such as flooding? A Targeted Flora and Fauna Assessment was undertaken by EcoLogical Australia Pty Ltd (June 2010) (Annexure F). The assessment made the following conclusions: “The construction of an aged care facility on the highly disturbed site will have little, if any, impact on an ecological values present…… The proposed landscaping of the constructed stormwater detention structures will be designed and implemented to offset ecological impacts that may be caused by any disturbance to riparian zone vegetation. The proposed development is unlikely to impede movement of Green and Golden Bell Frogs across the site if individuals occasionally utilise Gurungaty Waterway as a movement corridor. Maintenance of this connectivity would be consistent with conservation efforts for the species in the locality. Appropriate landscaping of detention structures, designed and installed as part of the development, will provide additional/beneficial habitat values adjacent to the Gurungaty Waterway for the GGBF. Clearing of other planted/landscape vegetation present on the site (including the specimen of Eucalyptus nicholii) will have little if any adverse ecological consequences.” (EcoLogical, 2010; 15). The site is known to be within a medium and high risk flood precinct. The 1%AEP (Annual Exceedence Probabilities) and PMF (Probable Maximum Flood) for the subject site have been identified as follows 1% AEP – 3.3m AHD (Australian Height Datum) PMF – 4.9m AHD respectively. A Flood Impact Report has been prepared for the site by Watkinson Apperley Pty Ltd (December 2009) and is provided in Annexure G. The Flood Impact Report concluded that the proposed development lies predominately within a medium hazard precinct under Wollongong City Council’s DCP 54 (flood controls are now within Wollongong DCP 2009). However, the DCP provides for safe living and operation during a flood under a ‘shelter-in-place’ policy. The proposed building can be (and previously was) designed with habitable floor levels above the PMF, satisfying floor level requirements. The Flood Impact Report said that the proposal will have a positive to neutral impact on flood levels by the provision of compensatory volume within the site to offset the increased footprint. An Arborist Report (Annexure H) was prepared by Burnett Trees (November 2009) and provided with the DA. The report was required to assess the four trees on the site that were within the proposed development footprint. None of the trees was identified as being worthy of retention. All of the existing vegetation along the riparian zone of the creek was to be retained as part of the proposed development. The following reports were submitted with the DA: Warrigal Care – Planning Proposal 11
• Geotechnical Investigation and Preliminary Acid Sulphate Soil Assessment (January 2010) prepared by Coffey Geotechnics Pty Ltd (Annexure I); • A Report on Preliminary Contamination Assessment for 208-212 Corrimal Street (May 2007) and a Report on Preliminary Contamination Assessment for 25 Beach Street (July 2007) prepared by Douglas Partners (Annexure J); and • Hazardous Materials Survey of Property Lots located Corner of Corrimal & Beach Streets, Wollongong (December 2009) and Hazardous Materials Management Plan for Properties Located at the corner of Corrimal & Beach Streets, Wollongong (December 2009), prepared by AECOM Australia Pty Ltd (Annexure K). These reports identified that the subject site: • Is affected by acid sulphate soils, which will require appropriate treatments and neutralisation prior to removal from site for the basement excavation. Acid sulphate soils will require control and treatment of expected ground water ingress, along with the potential recharge of ground water around the perimeter of site excavations. • Is potentially contaminated due to the previous land use. • Has contaminated or hazardous building materials or ground material that will need to be removed. • Will require plans/reports on: o Air monitoring; o Remediation Action (RAP); o Unexpected Find Protocols (UFP); and o Site Audit (SAP). (k) Will the LEP be compatible/complementary with surrounding land uses? What is the impact on amenity in the location and wider community? Will the public domain improve? Surrounding land uses include a combination of light industrial, commercial and residential uses. Directly opposite the subject site, on the eastern side of Corrimal Street, is “The Links Seaside” development, an existing seniors living development approved by Council in 2004.The project comprises 154 independent living apartments, 113 aged care units and 40 serviced apartments, about 27m tall, overlooking the Wollongong golf course. FSR is approximately 1.7:1. No significant amenity impacts have resulted from the construction of “The Links Seaside”. Accordingly, it is not expected that the proposed rezoning will cause significant amenity impacts on the locality. The streetscape currently lacks any particular pattern of street tree planting which the proposed development will attempt to rectify. (l) Will the proposal increase choice and competition by increasing the number of retail and commercial premises operating in the area? Yes, but only to a minor degree. The proposal will involve small shops that will service the residents on the site and are unlikely to draw in customers from adjoining areas. The proposed development will increase the choice of seniors housing Warrigal Care – Planning Proposal 12
Page 1 and 2: D e p a r t m e n t o f P l a n n i
Page 3 and 4: 1 Introduction This planning propos
Page 5 and 6: 3 The site and its locality Wollong
Page 7 and 8: proximity to public transport, the
Page 9 and 10: • Two business centres that could
Page 11: the nature of the use. The existing
Page 15 and 16: • Is large enough to accommodate
Page 17 and 18: State Environmental Planning Policy
Page 19 and 20: Ministerial Direction Aim of the Di
Page 21 and 22: Ministerial Direction Aim of the Di
Page 23: 6.4 Section D - State and Commonwea

Planning Proposal - Wollongong City Council - NSW Government

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