A Sample Planning Report

Statement of Environmental Effects
Construction of the Newleaf Community Centre and Community Garden
No. 3 Wall Place, Bonnyrigg NSW 2177

Lot 2 DP 1179408
No. 12 Newleaf Parade, Bonnyrigg NSW 2177

Lot 4229 DP 1182416
Project No: D054

Date: February 2020
Creative Planning Solutions Pty Limited | PO Box 1074 Broadway NSW 2007
+61 2 9517 1803 | info@cpsplanning.com.au | www.cpsplanning.com.au
Creative Planning Solutions Pty Limited – ABN: 70 135 093 926
Newleaf Community Centre, Bonnyrigg February 2020
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Prepared by:
Connie Steers, Planner
Reviewed by:
Daniel Govers, Director
Authorised by:
Daniel Govers, Director
© Copyright CREATIVE PLANNING SOLUTIONS PTY LIMITED 2020

This document is copyrighted; reproduction of this document or any part thereof is not permitted without prior
written permission of Creative Planning Solutions Pty Limited.
Disclaimer:
In preparing this document, Creative Planning Solutions has relied upon information and documents provided by
the Client or prepared by other Consultants within their various areas of expertise.
Creative Planning Solutions is unable and does not accept responsibility for any errors or omissions in any of the
material provided by other parties.
Creative Planning Solutions Pty Limited | Statement of Environmental Effects 2

Contents
1.0 Introduction ................................................................................................................................ 5
1.1 Project Team ........................................................................................................................... 6
1.2 Bonnyrigg Living Communities Voluntary Planning Agreement .............................................. 6
1.3 Section 4.32 – Crown Developments ...................................................................................... 7
1.4 Social Infrastructure Needs Analysis ....................................................................................... 7
1.5 Pre-Development Application meeting ................................................................................... 7
2.0 Site Analysis ............................................................................................................................... 10
2.1 Site Description ..................................................................................................................... 10
2.2 Locality description ............................................................................................................... 13
2.3 The Bonnyrigg Masterplan .................................................................................................... 17
3.0 Proposed Development ............................................................................................................. 18
3.1 Summary of the Proposed Development .............................................................................. 18
3.2 Built form, Architectural Style, and Materials and Finishes ................................................... 19
3.3 Centre Facilities ..................................................................................................................... 22
3.3.1 Centre entrance and Foyer ................................................................................................... 22
3.3.2 Hall ....................................................................................................................................... 23
3.3.3 Administration Facilities ....................................................................................................... 23
3.3.4 Meeting Rooms .................................................................................................................... 23
3.3.5 Play Area............................................................................................................................... 24
3.3.6 Amenities.............................................................................................................................. 24
3.3.7 Community Garden .............................................................................................................. 24
3.4 Vehicular access, car parking, and pedestrian access ........................................................... 24
3.5 Landscaping ........................................................................................................................... 24
3.6 Waste generation, storage and collection arrangements ..................................................... 25
3.7 Stormwater and Drainage ..................................................................................................... 25
4.0 Assessment of Environmental Impacts...................................................................................... 26
4.1 Section 4.15(1)(a) – Compliance with Planning Instruments and Controls ........................... 26
4.1.1 State Environmental Planning Policy No 55 – Remediation of Land .............................. 26
4.1.2 Fairfield Local Environmental Plan 2013 ....................................................................... 26
4.1.3 Bonnyrigg Masterplan 2011 .......................................................................................... 30
4.1.4 Fairfield Citywide Development Control Plan 2013 ....................................................... 35
4.2 Section 4.15(1)(b) – Likely impacts of the development ....................................................... 38
4.2.1 Impacts on the Natural Environment ............................................................................ 38

4.2.2 Impacts on the Built Environment ................................................................................. 38

4.2.3 Economic Impacts ......................................................................................................... 38
4.2.4 Social Impacts ................................................................................................................ 38
4.3 Section 4.15(1)(c) – Suitability of the Site ............................................................................. 39
4.4 Section 4.15(1)(d) – Submissions .......................................................................................... 39
4.5 Section 4.15(1)(e) – Public Interest ....................................................................................... 39
5.0 Conclusion ................................................................................................................................. 40

1.0 Introduction
This Statement of Environmental Effects (‘SEE’) is submitted to Fairfield City Council (‘Council’) as part
of a Development Application (‘DA’) which seeks consent for the construction of a community centre
and community garden with associated landscaping, car parking and civil works at 3 Wall Place,
Bonnyrigg (Lot 2 DP 1179408), and 12 Newleaf Parade, Bonnyrigg (Lot 4229 DP 1182416). The
development is being undertaken in accordance with the requirements of the Bonnyrigg Living
Communities Voluntary Planning Agreement originally between Bonnyrigg Partnerships Nominee Pty
Ltd and Council (now between the Land and Housing Corporation (‘LAHC’) and Council). Specific details
of the proposed development are provided under Section 3 of this SEE.
This SEE has been prepared by Creative Planning Solutions Pty Limited (‘CPS’) and is based on the
architectural plans and information prepared by Kennedy Associates Architects and other supporting
documentation included in the DA package.
This SEE 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 4.15(1) of the Environmental
Planning and Assessment Act 1979 (‘the EP&A Act’).
The proposal has been assessed as compliant with the relevant planning controls including the Fairfield
LEP 2013 (‘FLEP 2013’), Bonnyrigg Master Plan 2011 (‘BMP 2011’), and the Fairfield Citywide
Development Control Plan 2013 (‘FC DCP 2013’). Typical built form controls such as floor space ratio,
height and lot size do not apply to the subject site. In the absence of these controls the proposal aligns
with the design rationale and built form objectives of the BMP 2011. This will facilitate community
ownership of the streetscape, improve passive surveillance of the adjoining streets and parks, and
provide spaces for community interaction. Further, the proposed landscape and open space planning
and design will assist with strengthening the character and identity of Bonnyrigg in line with the intent
of the Masterplan.
The design of the proposed community centre provides a contemporary interpretation of a residentially
located community hub. The modular style architectural form provides a low scale development that
maximises the provision of landscaped area and integrates seamlessly with the existing and future
development proposed for the surrounding sites. The community garden has been located at the rear
of the site, connecting the adjoining Middle Valley Creek open space to Tarlington Park. Collectively,
these areas provide the community with a corridor of open space suitable for passive and active
recreation, and social interaction.
The proposal will provide a community facility that will deliver functional spaces to accommodate the
social needs of the community which have been empirically identified in section 1.4 of this SEE. The
design provides a high-quality public space including a Community Centre that will engender a sense of
community pride and create a focal point for this emerging community. The proposed Community
Centre will facilitate a variety of cultural and social activities in an accessible location which will afford
social cohesion and community engagement.
The proposed development has been assessed in accordance with the relevant requirements of the
EP&A Act and is recommended for approval.

1.1 Project Team

The following project team has been formed to deliver the proposal:
Table 1. Project Team

Development Specialty Consultant
Client New South Wales Land and Housing Corporation
Project Manager Landcom
Architect Kennedy Associates
Urban Planning Creative Planning Solutions (CPS)
Landscape Architect Nicholas Bray Landscapes
Acoustic Wood & Grieve Engineers
Traffic Transport and Urban Planning
Stormwater Wood & Grieve Engineers
1.2 Bonnyrigg Living Communities Voluntary Planning Agreement

On 1 October 2008 a planning agreement was executed between Council and Bonnyrigg Partnerships
Nominee Pty Ltd (now between Council and the Land and Housing Corporation). This agreement is
known as the Bonnyrigg Living Communities Voluntary Planning Agreement Concept Plan MP06_0046
(as modified) and relates to the Bonnyrigg Living Communities Project. For the purposes of Section 7.4
of the Act, the Bonnyrigg Living Communities Voluntary Planning Agreement excludes the application
of development contributions under sections 7.11 and 7.12 of the Act. In lieu of the development
contributions required under Sections 7.11 and 7.12 of the Act, the Planning Agreement provides a
schedule of development contributions which specifies a range of contributions for infrastructure by
way of monetary contributions or works in kind.

1.3 Section 4.32 – Crown Developments

LAHC is a State-Owned Corporation and therefore forms part of the Crown. The subject DA is therefore
a Crown development application under Part 4 Division 4.6 of the EP&A Act.
Section 4.33 of the Act stipulates that a consent authority (other than the Minister) must not:
(a) refuse its consent to a Crown development application, except with the approval of the Minister,
or
(b) impose a condition on its consent to a Crown development application, except with the approval
of the applicant or the Minister.
Given the above statutory requirements, it is expected that Council will liaise with the applicant
throughout the development assessment process and prior to determination provide the applicant with
the draft conditions of consent. In accordance with s4.33, the applicant will then have the opportunity
to review the draft conditions and approve or amend them as deemed necessary.
1.4 Social Infrastructure Needs Analysis

A number of social planning studies have been prepared in relation to the Newleaf Bonnyrigg Concept
Plan to assess the needs of the existing and future population of the Estate, these include:
• ‘Bonnyrigg Renewal Scheme: Social Impact Assessment’ prepared by Judith Stubbs and
Associates in November 2007.
• ‘Bonnyrigg Living Communities Project: Social Infrastructure Needs Analysis’, prepared by Urbis
in October 2007.
• ‘Newleaf Communities: Social Infrastructure Needs Analysis and Social Impact Assessment’,
prepared by Urbis in December 2011.
• ‘Social Infrastructure Needs Analysis’, prepared by University of Technology Sydney: Institute
for Public Policy and Governance (UTS) in 2016
These reports consider the current and future demographics of those living in the Estate and provide
functional requirements for the facility to accommodate the identified needs. These reports form a
functional brief for the Newleaf Community Centre and a framework from which the design under the
subject DA has been developed to cater to the changing needs of the community into the future.
Bonnyrigg Living Communities Project Voluntary Planning Agreement

The original Bonnyrigg Living Communities Project Voluntary Planning Agreement and Infrastructure
and Services Delivery Plan identified that a total of 621m² would be required for the Centre, however
this was increased to 700m2 under MOD 4. The VPA states that the Centre is to be located adjacent to
the Bonnyrigg Partnership Office, to be an active and vibrant space, and purpose designed for
community use to include the provision of halls, meeting rooms, health clinic, out-reach services and a
community garden.
1.5 Pre-Development Application meeting

A Pre-DA meeting in relation to the proposed development was held at Fairfield City Council on 16
October 2018. The meeting was attended by the following members of the project team and Council:
• Paul Di Donato – Project Manager, Landcom

• Daniel Govers – Director, CPS

• Anthony Nolan – Partner, Kennedy Associates Architects
• Liam Hawke – Coordinator Development Planning – Fairfield City Council
• Emma-Rose Cooper – Student Development Planner – Fairfield City Council
• Laurie Whitehead – Coordinator Building and compliance – Fairfield City Council
• Stephen Rajathurai – Senior Development Engineer – Fairfield City Council
• Amanda Bray – Group Manager of City Governance and Community – Fairfield City Council
The key discussion points raised at the meeting related to parking, engineering, BCA compliance, and
general comments regarding the documentation and reporting requirements of the DA. These points
are summarised below and comments are provided on how the issues raised have been addressed in
this development application.
• Council raised concern in relation to the proposed car parking rate at 1 per 30m2, referencing the
Fairfield City Wide Development Control Plan (DCP) 2013 whereby community facilities are to have
a parking rate of 1 space per 5m2 gross leasable area or 1 space per 6 seats (whichever is greater).
Comment: Refer to Section 3.4 of this SEE and the Traffic and Parking Assessment Report prepared by
Transport and Urban Planning which discusses this in detail. Also refer to Note 1 associated with Clause
12.1.1 ‘Car Parking Rates’ of the FDCP 2013.
• Council requested the development address Crime Prevention through Environmental Design
(CPTED).
Comment: CPTED requirements have been addressed in the design of the Centre and also within the
Facility Management Plan prepared by CPS that accompanies this SEE.
• Council requested details of the proposed water play area including an on-going plan of
management and compliance with the relevant statutory controls.
Comment: Refer to Section 3.3.5 of this SEE and also to the Facility Management Plan prepared by CPS
that accompanies this SEE. Note that the water play area will be a supported play space with softfall
flooring compatible with water based activities. No additional servicing or infrastructure is required for
the operation of this space.
• Council requested details of the proposed community garden and commercial nursery.
Comment: Refer to Section 3.3.7 of this SEE, the Facility Management Plan prepared by CPS, and
Landscape Plan prepared by Nicholas Bray Landscapes which accompanies this SEE. No commercial
nursery is proposed as part of this DA. The future use and operations of the Community Garden will be
at the discretion of Council.
• Council requested details of the existing trees located on site and the proposed tree removal.
Comment: No trees are proposed to be removed as part of this proposal.
• Council requested a detailed landscape plan be prepared by a suitable qualified architect that
includes additional landscaping along the road to enhance the subject site and surrounding locality.
Comment: Refer to Landscape Plan prepared by Nicholas Bray Landscapes which accompanies this SEE.

• Council requested a detailed waste management plan be prepared, including the on-going
management of the subject site and facilities.
Comment: Refer to the Waste Management Plan prepared by CPS that accompanies this SEE.
• Council requested details of maximum staff numbers and the expected number of people to attend
the site and use the facilities.
Comment: Refer to the Facility Management Plan prepared by CPS that accompanies this SEE.
• Council requested an acoustic assessment be conducted at the site and an acoustic report prepared
by a qualified acoustic consultant shall be submitted as part of the development application.
Comment: Refer to Acoustic Report prepared by Wood & Grieve Engineers that accompanies this SEE.
• Council requested a concept stormwater drainage plan be prepared by a suitably qualified engineer
in accordance with the Council’s Stormwater Management Policy.
Comment: Refer to the Stormwater Management Plan prepared by Wood & Grieve Engineers that
accompanies this SEE.
• Council requested the proposed development shall be drained by means of a gravity system and
incorporate an on-site detention system.
Comment: Refer to the Stormwater Management Plan prepared by Wood & Grieve Engineers that
accompanies this SEE.
• Council requested vehicular access and on-site parking be designed in accordance with
AS2890.1:2004, AS2890.6:2009 and Fairfield Citywide DCP Chapter 12, and that adequate on-site
manoeuvring be provided to enable vehicles can enter and exit the site in a forward direction
Comment: Refer to the Traffic and Parking Assessment Report prepared by Transport and Urban
Planning which accompanies this SEE.

2.0 Site Analysis

2.1 Site Description
The subject site comprises Lot 2 DP 1179408 at No. 3 Wall Place, Bonnyrigg and parts of Lot 4229 DP
1182416 at No. 12 Newleaf Parade, Bonnyrigg. Lot 2 DP 1179408 is located adjacent to the existing
Bonnyrigg Living Communities office. Lot 4229 DP 1182416 is located to the north with a primary
frontage to Newleaf Parade (refer Figure 1). The subject site is located approximately in the centre of
the Estate (refer Figure 2) and is largely zoned R1 ‘General Residential’ with parts of Lot 4229 DP
1182416 adjoining Middle Valley Creek to the west zoned RE1 ‘Public Recreation’.
The site is bound by two street frontages to Wall Place to the east, and Newleaf Parade to the north.
Wall Place connects the estate to Tarlington Parade, which further connects the site to Bonnyrigg
Avenue, Elizabeth Drive and Cabramatta Road West (refer Figure 3). The subject site has a slight
consistent fall to the south-west and undulates slightly in a non-uniform manner. A slight depression is
present across the portion of the site under Lot 2 DP 1179408 with a raised portion present at the
corner of Wall Place and Bonnyrigg Parade.
The site is vacant comprising bare earth with some grass present at the periphery (refer Figures 4 and
5). While there are few trees present on the site, Middle Valley Creek adjoins to the west comprising a
riparian corridor with shared pathways, native tree planting and naturalistic stormwater treatment.
Recently planted street trees also front the length of Newleaf Parade.
Figure 1 – Aerial of the subject site and surrounds indicating lot boundaries
Source: nearmap.com (edited by CPS)

Figure 2 – Aerial of Bonnyrigg Estate (marked in yellow outline) and the subject site (marked with yellow flag).
Figure 3 – Aerial of the subject site and surrounds indicating site boundary.

Figure 4 – View north-east across subject site.

Source: CPS
Figure 5 – View south-east from Newleaf Parade across subject site toward existing Bonnyrigg Partnerships office.
Source: CPS

2.2 Locality description

The subject site is located within the residential suburb of Bonnyrigg, 36 kilometres west of the Sydney
central business district, in the local government area of the Fairfield City Council. The site is located
600m south-east of the Bonnyrigg town centre and Bonnyrigg Plaza, the major retail component of the
Centre, which comprises a wide range of services and facilities including supermarkets, cafes,
restaurants, retail stores, places of worship and medical services. Social infrastructure located in the
area includes centre, a neighbourhood and community centre, a youth centre, a childcare centre,
library and Bonnyrigg Public School.
Surrounding Development
A large proportion of the Bonnyrigg Estate has already been constructed as well as new and improved
parkland and open space. The majority of this new development is characterised by 1 and 2 storey
detached dwellings with some additional row housing and low scale (3 storey) apartment blocks. (refer
Figures 6 and 7).
A three-storey garden apartment style development is located on Newleaf Parade to the north of the
site comprising neutral coloured brick facades, colonnade style articulation at the front, flat roofs and
shared parking space at rear. Adjoining this development, and also on Newleaf Parade, are a mix of
detached and attached two storey dwellings comprising neutral and dark brick and rendering, pitched
roofs with fenced lawns and landscaping present at the dwelling frontages (refer Figure 8). The sites to
the east, on the opposite side of Wall Place are part of the ongoing construction of the Estate (refer
Figure 9).
Figure 6 – Residential development adjacent to the subject site located on Newleaf Parade
Source: CPS

Figure 7 – View to residential development adjacent to the subject site located on Newleaf Parade
Source: CPS
Figure 8 – View to residential development adjacent to the subject site located on Newleaf Parade
(Source: CPS

Figure 9 – View to future residential development land adjacent to the eastern boundary of the subject site located on Wall
Place
Source: CPS
Transport and Access

The site is located 400m north of the Junction of Cabramatta Road West and Elizabeth Drive, providing
connections to Cabramatta and Liverpool respectively, and is well-connected with the M7 and the
associated Western Sydney Employment Hub, including light industrial areas at Wetherill Park and
Smithfield to the north. The site is located approximately 4 kilometres west of the nearest train station
in Cabramatta. The Centre is located approximately 700m from bus services on the Liverpool-
Parramatta Transitway stopping at the Bonnyrigg T-way station within the Bonnyrigg Town Centre. A
new bus route has also been approved to operate via Newleaf Parade and Tarlington Parade,
approximately 140m from the Centre.
Open Space
Bunker Park is located 200m east of the site and comprises active and passive recreation facilities
including large open informal lawns, tree planting, play area, communal BBQ shelter, basketball and
other hard-court games markings. The site is adjacent to Middle Valley Creek connecting it to Tarlington
Park (refer to Figures 10 and 11). This site is approximately 3 kilometres east of the Western Sydney
Parklands, one of the largest parks in Australia and is situated between Clear Paddock Creek to the west
and north and Green Valley Creek to the south.

Figure 10 – Pathway at the rear of subject site parallel to Middle Valley Creek (Source: CPS)
Figure 11 – View to residential development at the rear of site (western boundary) with Middle Valley Creek in the
foreground (Source: CPS)

2.3 The Bonnyrigg Masterplan

The site is located within the area addressed by the Bonnyrigg Masterplan 2011 known as ‘the
Bonnyrigg Housing Estate’ (‘the Estate’) (refer Figure 12). The 81 hectare Estate was developed in the
late 1970s and originally provided 833 social houses and 88 private homes. The re-development of the
Estate has been underway since the approval of the Concept Plan (MP06_0046) on 12 January 2009.
The original Concept Plan Approval included the following:

• 70% private and 30% social housing.
• Construction of 2,332 dwellings over 13 years in 18 stages.
• New street network, though retention of 50% of existing roads.
• Introduction of new infrastructure (including storm water, sewer, gas and electrical).
• A neighbourhood precinct that includes a 560 sqm community centre.
Figure 12 – Estate land use map as per approved MOD 4. Subject development indicated in blue.
Source: Bonnyrigg Masterplan 2011
There have been four modifications of the original Concept Plan which have been approved by way of
Section 75W of the Environmental Planning and Assessment Act 1979 (EP&A Act) since its original
approval. Each of these modifications is outlined in the table below
• MOD 1 was approved on 7 September 2009 for minor amendments to Concept Plan and Stage
1 project approval conditions.
• MOD 2 was approved on 19 April 2010 for a reduction in the minimum allotment widths for
detached dwellings.
• MOD 3 was approved on 8 July 2011 for a reduction in the minimum allotment widths and
depths for detached and attached dwellings and a decrease in the site area of Stage 3 by
1,000m².

• MOD 4 was approved on 13 July 2012 for an increase in the total number of dwellings to 2,500,
an increase in total area of public open space to 12.13 ha, an increase in total area of the
community centre to 700sqm, amendments to road layouts to accommodate additional
dwellings, and refine attached dwelling controls to enable terrace typologies
• MOD 5 was lodged on 26 February 2018. This modification seeks approval for the following:
• Increase the total number of homes across the Estate from 2,500 to 3,000
• Increase public open space provision
• Create over 4 kilometres of pedestrian and cycle paths
• Increase the number of apartments and mixed-use buildings
3.0 Proposed Development

3.1 Summary of the Proposed Development
The proposed development is for the construction of a community centre, community garden, at grade
carparking, landscaping and civil works, at 3 Wall Place, Bonnyrigg (Lot 2 DP 1179408), and 12 Newleaf
Parade, Bonnyrigg (Lot 4229 DP 1182416). Upon completion of the Centre, the building and its curtilage
will be dedicated to Council. It is anticipated that appropriate conditions of consent will dictate the
process and timing of this transfer.
The design of the community centre has been guided by social infrastructure research documents
noted in section 1.4 of this SEE to ensure that the facilities provided are not restricted to narrowly
defined uses, the design has inbuilt flexibility into the future use of the spaces.
This approach will ensure that the use of the spaces within the community centre will be driven in a
bottom-up fashion by the needs of the community at any given time once construction is complete.
The design has also been refined in consultation with Council to ensure the Centre will provide a space
suited to the needs of the residents of Bonnyrigg.
The development is being undertaken in accordance with the requirements of the Bonnyrigg Living
Communities Voluntary Planning Agreement between Bonnyrigg Partnerships Nominee Pty Ltd and the
Council (now between Council and the Land and Housing Corporation).
In addition to the architectural plans prepared by Kennedy Associates, the following information
accompanies the development application that is to be referred to:
• Facility Management Plan
• Waste Management Plan
• Architectural Plans
• Acoustic Report
• Landscape Plan
• Stormwater Management Plan
• Car parking and Traffic Impact Assessment

Table 4. Development statistics

Element Proposal
Site Area 7,150m2
Gross Floor Area 765m2
Floor Space Ratio 0.1:1
Building Height 9.73m
Car Parking Spaces 32 spaces (including 4 accessible)
Loading Spaces 1 community bus, or 1 delivery vehicle, or 3 cars
3.2 Built form, Architectural Style, and Materials and Finishes

The proposed Centre consists of two buildings positioned on the eastern corner of the site, oriented to
Wall Place and Newleaf Parade. The larger building comprises a Hall, Meeting Rooms, Office, Kitchen
and Foyer areas, while the smaller secondary building contains the Centre’s largest meeting room and
a play area. The buildings are linked by a covered walkway connecting the Centre’s street frontage
through to the Community Garden located at the rear of the site. The buildings are oriented to frame
the street corner creating an open frontage comprising landscaping and accessible pathways.
Both buildings feature skillion roof forms, covered outdoor spaces through a contemporary modular
design that compliments the architectural style and scale of the Estate. The materials and finishes have
also been chosen to complement and reflect the existing and future development of the Estate to
ensure the Centre clearly presents as a community asset, while also integrating aesthetically within the
locality. The materials utilised in the development include corrugated metal wall cladding, face brick,
timber cladding, metal roof sheeting and aluminium framed windows and doors.
Figure 13 – Perspective from the corner of Wall Place and Newleaf Parade looking north-west
Source: Kennedy Associates Architects

Figure 14 – View from the corner of Wall Place and Newleaf Parade looking north-west
Figure 15 – Site Plan extract


Figure 16 – West elevation

Figure 17 – North elevation


Figure 18 – Floor Plan extract

3.3 Centre Facilities

3.3.1 Centre entrance and Foyer
The primary entrance to the Centre is setback from on the corner of Wall Place and Newleaf Parade,
leveraging its corner siting to integrate with the streetscape, provide visual permeability and facilitate
pedestrian movement and access.

Access to the building is also provided via the carpark situated at the western boundary adjoining the
existing Bonnyrigg Partnerships office, rear access from the garden is also proposed. Pedestrian
footpaths within and around the centre also connect to the broader pathway network of the Estate.
3.3.2 Hall
A hall is located within the centre’s main building with direct access to the site carpark (including ramp),
the centre’s main kitchen and foyer area. The hall has an approximate total area of 270m2 inclusive of
storage areas and adjoining outdoor space. The hall provides an open, rectangular space clear of
obstructions which can accommodate approximately 135 seats. The rear of hall opens to a covered
outdoor space that looks over the community garden via full width and height glazed folding doors.
One enclosed store room, adjoins the hall to the west, with open storage space also provided on the
hall’s eastern wall.
3.3.3 Administration Facilities
The design of the community centre has focused the administration facilities within the centre’s main
building. The following facilities have been provided within this building:
• Office 32.3m2
• Kitchen 40.1m2
• Foyer 99.2m2
These administration facilities are anticipated to be utilised for staff associated with events occurring
at the Centre and ongoing operational staff of the centre.
3.3.4 Meeting Rooms
The centre comprises a total of four (4) meeting rooms of varying size. It is anticipated the meeting
rooms will be utilised for educational activities and a range of community classes. The table below
provides a summary of details pertaining to each meeting room.
Room Area Capacity (seated) Features
Meeting Room 1 116.2m2 36 occupants • Adjoining enclosed store room

• Adjoining accessible toilet and parent’s room
• Wall storage
• Kitchenette
• Outdoor seating space adjoining ‘play area’
Meeting Room 2 78.1m2 24 occupants • Adjoining enclosed store room

• Direct access to foyer
• Wall storage
• Kitchenette
• Outdoor space within a fenced landscaped area
Meeting Room 3 12.4m2 6 occupants • Table and chairs
Meeting Room 4 12.5m2 6 occupants • Table and chairs

3.3.5 Play Area

A play area is located at the rear of the centre’s smaller building. The space is modular in shape with an
area of 63m2. The space opens out towards Newleaf Parade with access from an adjacent 26m2 partially
covered outdoor area associated with Meeting Room 1. The outdoor area is sheltered by a shade sail
and comprises perimeter fencing and softfall flooring that is compatible with water based activities. It
is anticipated the area will be utilised for children’s programs and services such as supported
playgroups.
3.3.6 Amenities
The community centre will include amenities in both buildings, with a separate accessible toilet
provided in addition to male and female toilets. The second building comprises a separate accessible
toilet and an additional parent’s room which is also accessible.
3.3.7 Community Garden

A 1,150m2 Community Garden space is situated at the rear of the Centre, extending north, and parallel
to Newleaf Parade. The Garden has been designed to provide a foundation for flexible use that will be
informed by the needs of the community, in consultation with Council. A Landscape Plan has been
prepared by Nicholas Bray Landscapes and forms part of this DA package. This Plan provides an
indicative layout and species plantings to articulate the multi-use potential of the Garden, and guide
the future design and operations.
3.4 Vehicular access, car parking, and pedestrian access

Vehicular access to the site will be from Wall Place which runs along the southern boundary of the site.
A 751m2 at-grade car park is proposed to be constructed between the community centre and existing
Bonnyrigg Partnerships office located at 1 Wall Place. The car park will include a total of thirty-two (32)
spaces in a 90-degree arrangement of two rows at the centre of the carpark, running north-south. A
separate shared community bus parking and loading space is also proposed in the car park connecting
to the centre’s main building via stairs and access ramp. Four (4) car spaces will be accessible in
accordance with the relevant Australian Standards. Car space sizes and manoeuvring areas comply with
the relevant Australian Standards and appropriate swept paths have been demonstrated within the
submitted Traffic Report.
The car park will be accessed via Wall Place and will be connected to the existing carpark at 1 Wall Place.
The car park will be sufficiently sized for a community bus and service vehicles which has been
demonstrated via swept path diagrams in the Traffic Report. The proposed 32 car spaces are considered
sufficient for the demand the centre will generate which is discussed in detail in the submitted Traffic
Report.
Pedestrian access is provided via a range of pedestrian paths across the site providing direct and
accessible access to all the entrances of the community centre and through the community centre and
garden.
3.5 Landscaping
A Landscape Plan has been prepared by Nicholas Bray Landscapes and forms part of this DA package.
This Plan provides an indicative layout and species plantings to articulate the multi-use potential of the
Garden area, and guide the future design and operations of the Garden.

Reference should be made to this document for further landscape related information.
3.6 Waste generation, storage and collection arrangements

A Waste Management Plan (‘WMP’) has been prepared by CPS and forms part of this DA package. The
WMP contains the following information:
• Relevant legislation and guidelines for waste management of the Project;
• Projected waste volumes to be generated during the construction and operational phases of
the project;
• The systems, procedures and initiatives proposed to address the management of waste
materials generated during the construction and operational phases of the Project;
• Safeguards, mitigation measures and monitoring to manage waste impacts during
construction;
• Roles and responsibilities of those involved in the design and implementation of waste
management controls; and
• An effective monitoring, auditing and reporting framework to assess the effectiveness of the
controls implemented.
Reference should be made to this document for further waste generation, storage and collection
arrangements.
3.7 Stormwater and Drainage

A Stormwater Management Report (‘SMR’) has been prepared by Wood & Grieve Engineers and forms
part of this DA package.
The stormwater requirements of the subject site are governed by the requirements outlined in the
Bonnyrigg Stage 6A & 7 Stormwater Drainage DA Report. A summary of the key requirements for the
development of the Stormwater management system for this development are included in the SMR.
Reference should be made to the SMR for further information.

4.0 Assessment of Environmental Impacts

This part provides an assessment of the environmental impacts of the proposed development including
explanations of how the proposal seeks to minimise any impacts. The assessment is based on the
matters for consideration under Section 4.15(1) of the EP&A Act 1979.
4.1 Section 4.15(1)(a) – Compliance with Planning Instruments and

Controls
4.1.1 State Environmental Planning Policy No 55 – Remediation of Land
The State Environmental Planning Policy No. 55 – Remediation of Land applies to the proposed
development. Clause 7 requires a consent authority to consider the contamination status of the land
and be satisfied that the land is, or will be made, suitable for the purpose for which the development is
proposed to be carried out.
The subject site was previously occupied by residential development, as such, it is highly unlikely a
contamination risk is present. On this basis, the site is considered to be suitable in its present state for
the proposed development and no further investigations of contamination are considered to be
warranted.
4.1.2 Fairfield Local Environmental Plan 2013
The Fairfield Local Environmental Plan 2013 (FLEP2013) applies to the proposed development. The
following provides an assessment of the proposed development against the relevant provisions of the
FLEP2013.
Clause 2.1 – Land use zones
The proposed development can be described as a ‘Community Facility’. Under the FLEP 2013 a
community facility is defined as a building or place—
(a) owned or controlled by a public authority or non-profit community organisation, and
(b) used for the physical, social, cultural or intellectual development or welfare of the
community, but does not include an educational establishment, hospital, retail premises,
place of public worship or residential accommodation.
R1 ‘General Residential’
The majority of the site is zoned R1 ‘General Residential’ under the provisions of the FLEP2013. In
accordance with the FLEP2013, development for the purpose of a community facility is permitted with
consent. The relevant objectives of the zone are:
• To provide for the housing needs of the community.

• To provide for a variety of housing types and densities.
• To enable other land uses that provide facilities or services to meet the day to day needs of
residents.
• To permit a range of non-residential land uses that are capable of integration with the
surrounding locality.

RE1 ‘Public Recreation’

The northern and western boundaries of the site are zoned RE1 ‘Public Recreation’ under the provisions
of the FLEP2013. In accordance with the FLEP2013, development for the purpose of a community
facility is permitted with consent. The relevant objectives of the zone are:
• To enable land to be used for public open space or recreational purposes.

• To provide a range of recreational settings and activities and compatible land uses.
• To protect and enhance the natural environment for recreational purposes.
The proposed development is consistent with the objectives of both zones as it will provide a
community facility that has been designed to serve the needs of local residents.
The proposed community centre will support the Estate’s growing community and will ensure residents
are provided with access to a high-quality, multi-functional facility to meet their day to day needs. The
design positively contributes to the public domain by integrating with the local street and pathway
network and providing connections to adjoining buildings and spaces.
The centre comprises a flexible and considered design that caters to the needs of residents with
disabilities, children, young people and older people. Further, the location of the centre links the two
major “halves” of Bonnyrigg at the centre of the Estate helps to create a sense of place within the
growing community.
Figure 19 – Zone Map Extract FLEP2013 with the subject site indicated in white outline.
Note the map does not reflect the current street network. Source: http://www.legislation.nsw.gov.au

Clause 4.3 – Height of buildings
A review of the Height of Buildings Map has revealed that there is no identified maximum height of
building for the subject site.
Figure 20 – Building Height Map Extract FLEP2013 – No maximum building height

Source: http://www.legislation.nsw.gov.au

Clause 4.4 – Floor space ratio
A review of the Floor Space Ratio map reveals that there is no identified maximum floor space ratio for
the subject site.
Figure 21 – Floor Space Ratio Map Extract FLEP2013 – No maximum floor space ratio.
Note the map does not reflect the current street network. Source: http://www.legislation.nsw.gov.au
Clause 5.10 – Heritage Conservation
A review of the Heritage map reveals that the subject site is not recognised as an item of environmental
heritage nor is it identified within a heritage conservation area.
Clause 6.1 – Acid Sulfate Soils
A review of the Acid Sulfate Soils map reveals that the subject site is not located on land mapped as
Acid Sulfate Soils.
Clause 6.2 – Earthworks
The proposed development will not have a detrimental impact on environmental functions and
processes, neighbouring uses, cultural or heritage items or features of the surrounding land. Refer to
the Soil and Water Management Plan included in Appendix A of the Stormwater Management Plan
prepared by Wood & Grieve Engineers.
Clause 6.3 – Flood Planning
An assessment of the potential impacts of flooding on the development site has been undertaken by
Wood & Grieve Engineers as part of the Stormwater Management Plan. Reference has been made to
the Fairfield City Council Flood Study for Orphan School Creek, Green Valley Creek and Clear Paddock
Creek Report. Flood maps in the report suggest that the site will not be impacted by flooding.

Refer to the Stormwater Management Plan for further detail.
Clause 6.4 – Floodplain Risk Management
Refer above to Clause 6.3 – Flood Planning.
Clause 6.5 – Terrestrial Biodiversity
A review of the Terrestrial Biodiversity map reveals that the subject site is not situated on land identified
as “Biodiversity”.
Clause 6.6 – Riparian Lands and Watercourses Map
A review of the Riparian Lands and Watercourses Map reveals that the subject site is not situated on
land identified as “Riparian area”.
Clause 6.7 – Landslide Risk
A review of the Landslide Risk Map reveals that the subject site is not situated on land identified as
“Landslide Risk”.
Clause 6.9 – Essential Services
The proposed development will be provided with all required essential services.
4.1.3 Bonnyrigg Masterplan 2011
Part One – Project Overview

The Bonnyrigg Masterplan 2011 (BMP 2011) applies to the proposed development. This section
assesses the proposal against the relevant provisions of the BMP 2011.
The BMP 2011 aims to deliver a new Bonnyrigg that is:

“A vibrant, safe, healthy, and friendly neighbourhood where everyone has opportunities.”
This Masterplan is the physical description of the renewal and revitalisation by the Bonnyrigg
Partnerships Consortium of the residential area known informally as the Bonnyrigg ‘Estate.’ The
Masterplan has been informed by a range of Community Renewal Strategies that focus on the provision
of social support services to the existing community, as well as in association with the Bonnyrigg
Renewal Scheme Concept Plan.
Part Two – Context Analysis
2.16 Opportunities Comment Complies
Public Facilities The central location of the proposed Yes

development is consistent with that stipulated
Establishing a new Bonnyrigg Neighbourhood
in the masterplan. A range of services and
Centre at the heart of the site to provide clean
facilities are proposed for the Centre.

and safe facilities, outreach services, social

housing management and maintenance.
Retail No retail is proposed for the site. N/A

Providing low order commercial and services in
a Bonnyrigg Neighbourhood Centre
Open Space, Parks, and Vegetation The proposed development includes the Yes
provision of a 1,150m2 community garden at
• Enhancing the existing public open spaces,
the rear of the site. This use provides a space
parks and facilities;
for social and recreational activity for the
• Improving the safety of parks and making
Bonnyrigg community. The siting of the
parks more active; and
garden will provide passive surveillance.
• Retaining and reinstating native vegetation
within parks and open space
Transport, Movement, and Access The central location of the proposed Yes
development and associated pathway
• Enhancing connections between houses,
network will connect the two halves of the
facilities, cultural sites, transport hubs, retail
Estate and foster the uptake of active
outlets, and open spaces;
movement between the open spaces
• Providing better access and enhanced
provided. Also refer to Section 2.2 Site Locality
movement networks; and
and Section 3.4 Vehicular access, car parking,
• Connecting the two halves of the Bonnyrigg and pedestrian access of this SEE for
renewal site additional detail.
Community The centre provides a place where local Yes

residents can gather and engage in communal
• Building upon the existing community spirit
activities, fostering a sense of place and
and strengthening community groups;
community pride. The centre will function as a
• Providing housing and services for the aging
social infrastructure feature that will be
population; and
accessible for all individuals.
• Providing housing and services for young
families.
Part Three – Structure and Character of Bonnyrigg
3.3 Open Space Comment Complies
To rationalise and increase the accessibility and The proposed pathway network will connect Yes
safety of open spaces within the the centre to other parks and open spaces and
neighbourhood; recreation facilities in the Estate.
To provide new parks and open space facilities The proposed development will encourage Yes
that encourage active and passive use by a active and passive use by residents in the form
diversity of residents; and of recreational and social activities and
general use and enjoyment of the Centre.
To integrate the neighbourhood open space The centre will be a landmark within the Yes
system with the regional open space system Estate, connecting built and natural
that surrounds the site. community spaces both within the estate and
in the wider Bonnyrigg area.

3.4 Built Form Complies
To make ‘neighbourhood space’ of the street. The building placement and design, Yes
New building placement and design will result specifically the Centre’s main entry provide a
in a greater level of ownership of the permeable interface with the streetscape
streetscape, better addresses for the homes, through open pathways and landscaping. The
ensure passive surveillance of the streets and Centre addresses the street in a manner that
parks, and provide semi-private spaces of front enhances passive surveillance and sight lines
yards for potential interaction within the across the intersection of Wall Place and
community. Newleaf Parade.
Refer also to Architectural Plans
accompanying this SEE.
3.5 Character Statement Complies
Bonnyrigg Neighbourhood Community Centre The central location of the proposed Yes
will be located within the heart of Bonnyrigg development will connect the two halves of
with a community garden, community facilities, the Estate and provide a broad mix of
and opportunities for a broad mix of community community services and activities.
activities;
3.7 Character of Special Spaces Complies
Bonnyrigg Neighbourhood Centre will be As noted, the central location of the proposed Yes
located within the central valley of the development is consistent with that stipulated
neighbourhood, where the major movement in the masterplan.
corridors meet.
Bonnyrigg Neighbourhood Centre will be active The centre will be available for a range of Yes
and vibrant and will house a number of uses. community uses previously discussed in this
SEE.
The buildings will be designed in a twin pavilion The centre is designed as two buildings, each Yes
format. One pavilion will be located on the containing flexible space in the form of a large
Tarlington Parade frontage and the second on hall and a number of meeting rooms. A thru-
the Bunker Parade frontage. A public space site link connects the open space at the centre
square will connect the two pavilions. corner frontage to the community garden
space located at the rear.
Note: Street names are no longer applicable.
This area will be designed to provide high As noted, the centre and incorporated garden Yes
amenity, incorporate a community garden, and will form a landmark within the Estate,
be adaptable to a variety of uses. Bonnyrigg connecting the community by providing
Neighbourhood Centre will be the “heart” of access to a range of services in flexible,
the neighbourhood and an important space for accessible spaces.
social interaction.
Bonnyrigg Neighbourhood Centre will provide a Each of these features are proposed and Yes
community garden, function rooms, and discussed in detail previously in this report.
outreach services. Refer also to Architectural Plans
accompanying this SEE.

It will house the offices for Bonnyrigg Bonnyrigg Partnerships will have opportunity Yes
Partnerships. to access the centre based on Council
requirements for the Centre.
Bonnyrigg Neighbourhood Centre will also be a No retail is proposed for the site. N/A
space for a variety of potential small scale
commercial uses - such as childcare,
neighbourhood retail, and a café.
3.8 Streetscape Character Complies
The building placement and design, specifically the Centre’s main entry provide a permeable Yes
interface with the streetscape through open pathways and landscaping. The Centre addresses
the street in a manner that enhances passive surveillance and sight lines across the intersection
of Wall Place and Newleaf Parade.
3.9 Built Form Character Complies
The Centre’s built form character will complement the existing and future development of the Yes
Estate to ensure it clearly presents as a community asset, while also integrating aesthetically
within the locality. Refer also to Architectural Plans accompanying this SEE.
3.10 Environmentally Sensitive Design (ESD) Complies
Refer to Landscape Plan and Architectural Plans accompanying this SEE. Yes
3.11 Safety and Security Complies
The design and management of the Bonnyrigg CPTED requirements have been addressed in Yes
redevelopment will be undertaken in line with the design of the Centre and also within the
Facility Management Plan prepared by CPS
NSW Crime Prevention through Environmental
that accompanies this SEE.
Design (CPTED) Principles. Development will
also be addressed by pro-active place
management.
The CPTED Principles are:
• Territorial Reinforcement;
• Passive Surveillance;
• Access Control; and
• Ownership and Space Management.
3.12 Staging and Implementation Complies
The proposed development forms part of Stage 6B works. Appropriate demolition and Yes
construction management will ensure local residents are not impacted by construction.
Part Four – Public Realm Guidelines
4.4. Trees Complies
A Landscape Plan has been prepared by Nicholas Bray Landscapes and forms part of this DA Yes
package. The Plan provides an indicative layout for landscape treatments, plantings and species
selection.

Street tree planting along Wall Place has been provided under DA422.1/2017 (CC 15275). Street
tree planting along Newleaf Parade has already been planted.
Further, no trees are proposed to be removed as part of the development.
4.5 Pedestrian and Bicycle Connections Complies
The Centre is situated centrally within the Estate and benefits from its proximity to the junction Yes
of the north-south cycleway network and the east-west footpath and shareway connecting the
Centre to Edensor Road.
4.6 Public Transport Complies
A new bus route has been approved to operate via Newleaf Parade and Tarlington Parade, Yes
approximately 140m from the Centre. The Centre is also located approximately 700m from bus
services on the Liverpool-Parramatta Transitway stopping at the Bonnyrigg T-way station within
the Bonnyrigg Town Centre. The Centre is connected to the Town Centre through a local
pathways network, as referenced above.
4.7 WSUD and Water Management Complies
Refer to the Stormwater Management Report prepared by Wood & Grieve Engineers which Yes
forms part of this DA package.
4.9 Vegetation Management Complies
selection.
4.14 Community Garden Complies
A 1,150m2 Community Garden is proposed at the rear of the Centre, extending north, and Yes
parallel to Newleaf Parade. The Garden has been designed to provide a foundation for flexible
use that will be informed by the needs of the community, in consultation with Council. Refer to
section 3.3.7 of this SEE for further detail.
A Landscape Plan has also been prepared by Nicholas Bray Landscapes and forms part of this DA
package. This Plan provides an indicative layout and species plantings to articulate the multi-use
potential of the Garden area, and guide the future design and operations of the Garden.
Operational and management details of the proposed Community Garden are discussed in the
Facility Management Plan prepared by CPS which forms part of this DA package.
4.15 Site Nursery
A site Nursery is not proposed under this DA. As noted the future design and operations of the N/A
Garden will be informed by the needs of the community, in consultation with Council.
Part Five – Private Realm Guidelines
5.6 Bonnyrigg Neighbourhood Centre Complies
As discussed previously in this SEE, the Centre will provide a community facility that will deliver Yes
functional spaces to accommodate the social needs of local residents. The proposed Centre will

facilitate a variety of cultural and social activities in an accessible location for members of the
local community and wider LGA.
The central location of the proposed development and associated pathway network will connect
the two halves of the Estate and foster the uptake of active movement between the open spaces
provided.
4.1.4 Fairfield Citywide Development Control Plan 2013
The relevant Development Control Plan is the Fairfield Citywide Development Control Plan 2013 (FDCP
2013). This section assesses the proposal against the relevant provisions of the FDCP 2013.
3.2 Preservation of Trees or Vegetation Complies
No tree removal is proposed as part of this development. Yes
10.1 Non-Residential Development in Comment Complies

Residential Zones
All off-street parking and access and vehicle Refer to clause 12.1.1 below Yes
management should refer to Chapter 12 – Car
Parking, Vehicle and Access Management.
10.1.3 Servicing Provisions Comment Complies
a) Servicing times should occur between the Servicing times will be co-ordinated to limit Yes
hours of 8.00am and 6.00pm, where disturbance to the surrounding locality and
practical, all servicing should occur at one will be scheduled to occur between the
time. prescribed times.
b) Servicing by different vehicles at different Refer above. Yes

times during the day should be avoided
where possible.
10.1.4 Management of Waste Comment Complies
a) Times when any Waste/Garbage removal Refer to the Waste Management Plan Yes
will need to be carried out is between prepared by CPS which forms part of this DA
6.00am and 6.00pm, Monday to Friday, package.
preferably within the same hour of service
loading activities.
10.1.6 Building Design Comment Complies
a) The height of the building is to be limited The scale of the Centre is in keeping with the Yes
to two storeys above ground level in order locality’s established character.
to maintain the established character.
b) Any new building adjoining residential The proposal will not result in undue impacts Yes
development should be designed: on solar access, overlooking or overshadowing
a) To allow a daily minimum of 3 hours of of residential dwellings.
direct sunlight to adjoining windows

and two – thirds of the private open

space, between 9am and 3pm on 21
June.
b) To protect adjoining windows and
open spaces from overlooking and
unreasonable transmissions of noise.
10.1.7. Fencing and Screening Complies
Reference should be made to the Architectural Plans prepared by Kennedy and Associates, along Yes
with the Landscape Plan prepared by Nicholas Bray Landscape.
10.1.8 Landscaping Complies
selection.
10.1.9 Extended Operating Hours Comment Complies
a) An acoustic report may be required, Refer to the Acoustic Report prepared by Yes
prepared by a suitably qualified person, to Wood & Grieve Engineers which forms part of
be submitted with any application for this DA package.
extended trading hours.
b) Council may issue a time-limited consent or Final hours of operation are anticipated to To comply.
consent subject to reviewable operating form a condition of consent and will be at the
hour conditions in order to assess the discretion of Council.
impact of a proposed change.
c) If the impact cannot be acceptably Refer above. N/A

controlled, Council may refuse the
application when extension of the consent
is sought.
12.1.1 Car Parking Rates Comment Complies
Community Facility/ Registered Club The Centre will provide 32 off street car Yes
spaces plus a set down pick up area that can
1 space per 5m² gross leasable area or 1 space
accommodate 3 cars and/or a community
per 6 seats (whichever is the greater) of
bus/delivery vehicle for an equivalent of 35
entertainment/recreation area.
parking spaces. The submitted Traffic and
Parking report provides justification for the
proposed parking and traffic movement
arrangements. A summary of the justification
provided in the Traffic Report is provided
below under Note 1.
Note 1 – Off-Street Car Parking Provision
The proposed Community Centre provides 32 off street car parking spaces including four (4) accessible
spaces, plus a set down pick up area that can accommodate 3 cars and/or a community bus/delivery
vehicle for an equivalent of 35 parking spaces.
The FDCP 2013 contains the following parking provision rate for a registered club/community facility:

1 space per 5m2 gross leasable area or 1 space per 6 seats (whichever is greater) of
entertainment/recreation area, plus 1 space per 5m2 gross leasable area of
bar/lounge gaming area, plus a compilation of the requirements for each of the
specific activities the club/facility incorporates.
However, this parking rate is more suited to a licensed facility such as a club and or entertainment
venue. The operation of a community centre is entirely different to that of a licensed facility and
therefore the parking provision rate of 1 space per 5m2 GLA area is not appropriate for the proposed
development.
The Centre has a total GLA of 791m2 inclusive of primary activity areas such as the hall and four (4)
meeting rooms. This figure is also inclusive of spaces such as a large entry foyer, commercial sized
kitchen, office space, services, amenities and generous storage. While these spaces are required for the
Centre to function, they are not anticipated to experience high volume visitation or contribute to
parking demand. As such, utilising the FDCP 2013 parking rate based on seating capacity (ie. ‘1 space
per 6 seats’) is consistent with how the Centre will be used and is therefore is considered to be a more
accurate and appropriate method of determining the Centre’s required parking provision.
The Centre’s primary activity areas have combined seating capacity for 207 persons:
• 135 people in the hall
• 36 people in meeting room 1
Adopting the DCP rate of 1 space per 6 seats requires the provision of 34.5 (rounded to 35) parking
spaces. It is of note that the peak usage of each of the proposed Community Centre’s individual
components is unlikely to coincide.
In addition to the 35 off-street spaces, there are also up to 16 on street parking spaces available on
Newleaf Parade adjacent the frontage of the Centre. Outside normal office hours of 9.00am and 5.00pm
Monday to Friday, an additional 11 off street spaces attached to Newleaf Community Office will be
available for use by visitors.
Combined with the 35-space carpark, this totals at least 62 car parking spaces in and around the Centre.
While not relying on this parking for everyday operations, it does provide reassurance that low impact
overflow parking is available.
It is also important to note that the Centre affords both visitors and staff with readily available access
to local bus and active transport networks. The Centre is situated centrally within the Estate to maximise
its accessibility to residents and encourage walking and cycling as a means of travel. Its location benefits
from its proximity to the junction of the north-south cycleway network and the east-west footpath and
shareway connecting the Centre to Edensor Road. The Centre is located approximately 700m from bus
services on the Liverpool-Parramatta Transitway stopping at the Bonnyrigg T-way station within the
Bonnyrigg Town Centre. A new bus route has also been approved to operate via Newleaf Parade and
Tarlington Parade, approximately 140m from the Centre.
Given the above, the proposed on-site car parking supply is assessed as satisfactory to cater to the
needs of those visiting the Centre.

4.2 Section 4.15(1)(b) – Likely impacts of the development

4.2.1 Impacts on the Natural Environment
It is anticipated that any natural environmental impacts that may result from the development that
have not already been addressed in this SEE would be the result of the construction process. Likely
impacts such as dust, noise, vibration and soil run-off can be satisfactorily mitigated against with
appropriate conditions of consent and the implementation of the Waste Management Plan.
4.2.2 Impacts on the Built Environment
The proposed development includes the construction of a community centre and garden. The
development will provide a community facility designed to meet the needs of the community. The
development is located in the centre of the Newleaf locality providing a highly prominent and easily
accessible location for local residents. The development will be consistent with the objectives of the R1
‘General Residential’ and RE1 ‘Public Recreation’ zones and will facilitate a sense of community identity.
The proposed development will result in a positive impact on the built environment by providing a
streetscape appearance that is complementary to the surrounding area.
4.2.3 Economic Impacts
The proposed development is likely to positively contribute to a range of economic benefits in

Bonnyrigg and the wider Fairfield area as a result of the following:
• Employment of tradesmen and other construction-related professionals during the
construction process;
• Additional employment required to operate and manage the community centre; and
• Provision of social infrastructure to support the economic capacity of the local community
4.2.4 Social Impacts
The proposed development is anticipated to have a positive impact on the surrounding community
through the provision of a high-quality community centre and garden in a highly accessible area. The
proposed development will provide the following positive community/social impacts to Bonnyrigg and
wider Fairfield area:
• Provision of a community centre which delivers on the social needs which have been empirically
identified;
• Provide a community garden where locals can gather and engage in communal activities;
• Provide a local landmark which will have a sense of place and engender community pride; and,
• Provide social infrastructure that will be accessible for all individuals.
Given the above, it is considered the likely social impacts of the proposal are overwhelmingly positive
and therefore satisfactory.

4.3 Section 4.15(1)(c) – Suitability of the Site

The proposed development for a community facility is permissible with consent in the R1 ‘General
Residential’ and RE1 ‘Public Recreation’ zones. As detailed in this SEE, the proposed community centre
and garden are consistent with the objectives of these zones and comply with the objectives and
controls within the Fairfield Local Environmental Plan 2013, the Bonnyrigg Masterplan 2011, and
Fairfield Citywide Development Control Plan 2013. Given the above, the site is considered suitable for
the proposed development.
4.4 Section 4.15(1)(d) – Submissions

Any public submissions received in response to the public notification of the development application
will be required to be taken into consideration in the assessment of the application.
4.5 Section 4.15(1)(e) – Public Interest

The proposal will provide a community facility for Bonnyrigg that will deliver functional spaces to
accommodate the empirically identified social needs of the community. The design provides a high-
quality public space including a community centre and garden that will engender a sense of community
pride. The proposed centre will facilitate a variety of cultural and social activities in an accessible
location which will afford social cohesion and community engagement. The proposal is therefore
considered to be in the public interest.

5.0 Conclusion
The subject crown development application seeks consent for the construction of a community centre
and garden in the Bonnyrigg Estate.
The proposed development will result in a high quality and functional urban outcome which will deliver
a much need community facility.
The proposed development has been assessed in this report against the provisions of Section 4.15 of
the Environmental Planning and Assessment Act, 1979. On balance, it is concluded the development is
satisfactory and warrants development consent, having regard to the following matters:
 The proposed community centre is appropriately located within a zone where community
facilities are permitted with consent;
 The proposed community centre is backed by research-based evidence of social needs as
identified in section 1.4 of this SEE;
 The proposal is consistent with the objectives of the R1 and RE1 zones, and the objectives and
controls provided the Fairfield Local Environmental Plan 2013, the Bonnyrigg Masterplan 2011
and Fairfield Citywide Development Control Plan 2013;
 The proposal includes the provision of an appropriate level of car parking and appropriately
provides vehicular access to the rear of the site from Wall Place; and,
 The proposal has taken into consideration nearby residential properties by ensuring the
potential impacts on amenity such as acoustic privacy will be minimised as far as practical.
Given the above, it is recommended that Fairfield City Council grant consent to the development
application.

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Statement of Environmental Effects

Construction of the Newleaf Community Centre and Community Garden

No. 3 Wall Place, Bonnyrigg NSW 2177

No. 12 Newleaf Parade, Bonnyrigg NSW 2177

Project No: D054

Daniel Govers, Director

Daniel Govers, Director

© Copyright CREATIVE PLANNING SOLUTIONS PTY LIMITED 2020

Creative Planning Solutions Pty Limited | Statement of Environmental Effects 2

Creative Planning Solutions Pty Limited | Statement of Environmental Effects 3

4.2.2 Impacts on the Built Environment ................................................................................. 38

Creative Planning Solutions Pty Limited | Statement of Environmental Effects 4

Creative Planning Solutions Pty Limited | Statement of Environmental Effects 5

1.1 Project Team

Table 1. Project Team

Client New South Wales Land and Housing Corporation

Project Manager Landcom

Architect Kennedy Associates

Urban Planning Creative Planning Solutions (CPS)

Landscape Architect Nicholas Bray Landscapes

Acoustic Wood & Grieve Engineers

Traffic Transport and Urban Planning

Stormwater Wood & Grieve Engineers

1.2 Bonnyrigg Living Communities Voluntary Planning Agreement

Creative Planning Solutions Pty Limited | Statement of Environmental Effects 6

1.3 Section 4.32 – Crown Developments

1.4 Social Infrastructure Needs Analysis

Bonnyrigg Living Communities Project Voluntary Planning Agreement

1.5 Pre-Development Application meeting

• Paul Di Donato – Project Manager, Landcom

Creative Planning Solutions Pty Limited | Statement of Environmental Effects 7

• Daniel Govers – Director, CPS

Comment: No trees are proposed to be removed as part of this proposal.

Creative Planning Solutions Pty Limited | Statement of Environmental Effects 8

Creative Planning Solutions Pty Limited | Statement of Environmental Effects 9

2.0 Site Analysis

Creative Planning Solutions Pty Limited | Statement of Environmental Effects 10

Creative Planning Solutions Pty Limited | Statement of Environmental Effects 11

Figure 4 – View north-east across subject site.

Creative Planning Solutions Pty Limited | Statement of Environmental Effects 12

2.2 Locality description

Creative Planning Solutions Pty Limited | Statement of Environmental Effects 13

Creative Planning Solutions Pty Limited | Statement of Environmental Effects 14

Transport and Access

Creative Planning Solutions Pty Limited | Statement of Environmental Effects 15

Creative Planning Solutions Pty Limited | Statement of Environmental Effects 16

2.3 The Bonnyrigg Masterplan

The original Concept Plan Approval included the following:

Creative Planning Solutions Pty Limited | Statement of Environmental Effects 17

3.0 Proposed Development

Creative Planning Solutions Pty Limited | Statement of Environmental Effects 18

Table 4. Development statistics

Site Area 7,150m2

Gross Floor Area 765m2

Floor Space Ratio 0.1:1

Building Height 9.73m

Car Parking Spaces 32 spaces (including 4 accessible)

Loading Spaces 1 community bus, or 1 delivery vehicle, or 3 cars

3.2 Built form, Architectural Style, and Materials and Finishes