Statement of Environmental Effects - Blacktown City Council
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Statement of Environmental Effects
Proposed building identification signage, business identification signage
and ancillary directional signage for the Elara Town Centre
Lots 1101 and 1102 DP 1191303 Northbourne Drive & Harvest Street,
Marsden Park
Prepared for: CVC Elara Pty Ltd
October 2020
PO Box 230 Pennant Hills NSW 1715 | P 02 9980 6933 | www.dfpplanning.com.au
Printed: 12 October 2020
File Name: 20846C Northbourne Dr & Harvest St, Marsden Park/4 Reports/20846C.SEE
Project Manager: K.Mackay
Client: CVC Elara Pty Ltd
Project Number: 20846C
Document Control
Version Prepared By Reviewed By Issued To Date
Rev_1, Draft K.Mackay
Rev_2, Final K. Mackay A. Cropley Council 12 October 2020
11 Dartford Road, Thornleigh NSW 2120 PO Box 230 t: 02 9980 6933 DFP Planning Pty Limited
207/506 Miller Street, Cammeray NSW 2062 Pennant Hills NSW 1715 e: dfp@dfpplanning.com.au ACN 002 263 998
www.dfpplanning.com.au
Contents 1 Introduction 1 1.1 Commission 1 1.2 Purpose of this Statement 1 1.3 Material Relied Upon 1 2 Site Context 2 2.1 Location and Site Description 2 2.2 Surrounding Development 4 3 Proposed Development 6 3.1 Proposed Signage 6 4 Environmental Planning Assessment 8 4.1 Planning Controls 8 4.1.1 State Environmental Planning Policy (Sydney Region Growth Centres) 2006 8 4.1.2 State Environmental Planning Policy No 64 – Advertising and Signage 8 4.1.3 Blacktown City Council Growth Centre Precincts Development Control Plan 2010 (Amended 2020) 10 4.1.4 Planning Agreement 12 4.2 Likely Impacts of the Development 12 4.3 Suitability of the Site for Development 12 4.4 Public Interest 12 5 Conclusion 13 Figures Figure 1 Site Location 2 Figure 2 The Site’s northern frontage to Elara Boulevard. 2 Figure 3 The Site’s eastern frontage to Parish Street. 3 Figure 4 The Site’s southern frontage to Harvest Street. 3 Figure 5 The Site’s western frontage to Northbourne Drive. 3 Figure 6 North of the Site, along Elara Boulevard. 4 Figure 7 East of the Site, along Parish Street. 4 Figure 8 South of the Site, along Harvest Street. 5 Figure 9 West of the Site, along Northbourne Drive. 5 Tables Table 1 Summary of Proposed Signage 6 Table 2 Assessment against the Objectives of the B2 Zone 8 Table 3 Assessment under SEPP No. 64 – Advertising and Signage 9 Table 4 Assessment against Relevant Provisions of DCP 10 dfp | Statement of Environmental Effects | Northbourne Drive and Harvest Street, Marsden Park | October 2020 ii
Contents Abbreviations Council Blacktown City Council DA development application DCP development control plan DFP DFP Planning Pty Limited EP&A Act Environmental Planning and Assessment Act 1979 EP&A Regulation Environmental Planning and Assessment Regulation 2000 EPI environmental planning instrument LEP local environmental plan LGA local government area PA planning agreement SEE Statement of Environmental Effects SEPP state environmental planning policy dfp | Statement of Environmental Effects | Northbourne Drive and Harvest Street, Marsden Park | October 2020 iii
1 Introduction
1.1 Commission
DFP has been commissioned by CVC Elara Pty Ltd to prepare a Statement of Environmental
Effects (SEE) for signage associated with the approved local town centre at Lots 1101 and
1102 DP 1191303, Northbourne Drive and Harvest Street, Marsden Park (the Site). This
report is to accompany a Development Application (DA) to Blacktown City Council (Council).
On 26 March 2020, the Sydney Central City Planning Panel (the Panel) granted development
consent to DA SPP-19-00002 for:
“Two lot boundary adjustment subdivision and construction of a Local Town Centre with a
childcare centre, medical centre, supermarket, dining and retails spaces, 24 hour
gymnasium and associated car parking, drainage and landscaping on proposed lot 1 and a
community centre with ancillary parking on proposed lot 2”.
Condition 1.3.2 of DA SPP-19-00002 provides that further consent for signage/advertising
structures is required, unless that signage is exempt development.
Notwithstanding that some of the proposed signs could be erected as either Exempt
Development or Complying Development, this report assesses all signs to be erected on the
Site comprising building identification, business identification and ancillary directional signage.
1.2 Purpose of this Statement
The purpose of this report is to provide Council and relevant NSW State Government
Agencies with all relevant information necessary to assess the subject development proposal
and to determine the DA in accordance with section 4.16 of the Environmental Planning and
Assessment Act 1979 (EP&A Act) and the Environmental Planning and Assessment
Regulation 2000 (the Regulation).
1.3 Material Relied Upon
This SEE has been prepared by DFP based on a site inspection undertaken in October 2020
and the Architectural Drawings (signage plans, elevations and details) prepared by Leffler
Simes Architects.
dfp | Statement of Environmental Effects | Northbourne Drive and Harvest Street, Marsden Park | October 2020 1
2 Site Context
2.1 Location and Site Description
The Site is located in the suburb of Marsden Park, in the local government area (LGA) of
Blacktown City Council (see Figure 1).
Figure 1 Site Location
The Site comprises Lot 1101 DP 1191303 Harvest Street, Marsden Park and Lot 1102
DP 1191303 Northbourne Drive, Marsden Park. The Site is vacant of structures and there are
no existing trees or other notable vegetation (see Figures 2-5).
Earthworks associated with the approved development are underway on-site.
Figure 2 The Site’s northern frontage to Elara Boulevard.
dfp | Statement of Environmental Effects | Northbourne Drive and Harvest Street, Marsden Park | October 2020 2
2 Site Context
Figure 3 The Site’s eastern frontage to Parish Street.
Figure 4 The Site’s southern frontage to Harvest Street.
Figure 5 The Site’s western frontage to Northbourne Drive.
dfp | Statement of Environmental Effects | Northbourne Drive and Harvest Street, Marsden Park | October 2020 3
2 Site Context
2.2 Surrounding Development
Development in the surrounding area comprises a mixture of low and medium density
residential development, seniors housing and open space and recreation land uses.
To the north, on the opposite side of Elara Boulevard, is some vacant land and low density
seniors housing development including private community facilities (see Figure 6)
Figure 6 North of the Site, along Elara Boulevard.
East of the Site is residential development comprising two storey multi-unit and attached
dwellings.
Figure 7 East of the Site, along Parish Street.
dfp | Statement of Environmental Effects | Northbourne Drive and Harvest Street, Marsden Park | October 2020 4
2 Site Context
South of the Site, on the opposite side of Harvest Street, development comprises two storey
multi-unit and attached dwellings and some vacant land.
Figure 8 South of the Site, along Harvest Street.
West of the Site, on the opposite side of Northbourne Drive, is a public park with a children’s
playground near the street edge and a playing field further to the west.
Figure 9 West of the Site, along Northbourne Drive.
dfp | Statement of Environmental Effects | Northbourne Drive and Harvest Street, Marsden Park | October 2020 5
3 Proposed Development
3.1 Proposed Signage
The proposed development is for the erection of signage associated with the local town centre
comprising building identification signs, business identification signs and ancillary directional
signs.
Table 1 provides a more detailed description of the proposed signage and should be read in
conjunction with the architectural drawings prepared by Leffler Simes Architects.
Table 1 Summary of Proposed Signage
Sign Ref/# Dimensions Description
Building Identification Signs
“Elara Village” text sign and “Parking” text sign, both internally
TC-1 2.74m (w) x 0.75m (h) illuminated with LEDs, affixed to a concrete and timber look
aluminium batten structure.
“Elara Village” text sign, internally illuminated with LEDs, affixed to a
TC-2 1.82m (w) x 0.65m (h)
concrete and timber look aluminium batten structure.
“Elara Village” text sign, “Marsden Park Neighbourhood Centre” text
sign with Blacktown City Council coloured logo and “Parking” text
TC-3 2.75m (w) x 0.75m (h)
sign, both internally illuminated with LEDs, affixed to a concrete and
timber look aluminium batten structure.
“Marsden Park Neighbourhood Centre” text and logo sign and
TC-4 “Goodstart Early Learning” text and logo sign, internally LED
2.639m (w) x 2.15m (h)
(east) illuminated text, affixed to a timber look aluminium batten screen with
concrete columns.
“Marsden Park Neighbourhood Centre” text and logo sign, internally
NC-1 4.5m (w) x 1.7m (h)
LED illuminated text, affixed to the wall.
Blacktown City Council logo sign, internally LED illuminated, affixed
NC-3 1.7m (w) x 1.7m (h)
to the wall.
“Marsden Park” text sign, internally LED illuminated, affixed to the
NC-4 2.5m (w) x 0.35m (h)
façade cover plate.
“Marsden Park” text sign, internally LED illuminated, affixed to the
NC-5 4.1m (w) x 0.35m (h)
façade cover plate.
“Elara Village” text sign, 5 x tenant panels and “Parking ” directional
RP2-1 & 3 2m (w) x 4.3m (h) text sign, in a backlit acrylic light box flush with pre-finished aluminium
surround, affixed to a wall with timber look aluminium trim.
Business Identification Signs
“Marsden Park Neighbourhood Centre” text and logo sign and
TC-4 “Goodstart Early Learning” text and logo sign, internally LED
2.639m (w) x 2.15m (h)
(east) illuminated text, affixed to a timber look aluminium batten screen with
concrete columns.
5 x tenant panels including anchor tenant “Coles” and amenities
TC-4 directional text, in a backlit acrylic light box flush with pre-finished
2.639m (w) x 2.15m (h)
(west) aluminium surround, affixed to a timber look aluminium batten screen
with concrete columns.
5 x tenant panels including anchor tenant “Coles” and amenities
directional text, in a backlit acrylic light box flush with pre-finished
TC-6 0.64m (w) x 1.5m (h)
aluminium surround, affixed to a concrete and timber look aluminium
batten structure.
“Goodstart Early Learning” text and logo sign, in a backlit acrylic light
TC-7 0.6m (w) x 0.58m (h) box flush with pre-finished aluminium surround affixed to a concrete
and timber look aluminium batten structure.
Signage zone for a future commercial tenant within the
NC-2 8.3 (w) x 1.1m (h)
neighbourhood centre.
13 double-sided paddle signs (generally 1 per tenancy) for future
DM Signs 0.8m diameter retail tenants of timber look aluminium construction, backlit with LED
edge lighting
dfp | Statement of Environmental Effects | Northbourne Drive and Harvest Street, Marsden Park | October 2020 63 Proposed Development
Table 1 Summary of Proposed Signage
Sign Ref/# Dimensions Description
“Elara Village” text sign, 5 x tenant panels and “Parking” directional
RP2-1 & 3 2m (w) x 4.3m (h) text sign, in a backlit acrylic light box flush with pre-finished aluminium
surround, affixed to a wall with timber look aluminium trim.
Signage zone for future tenant, in an aluminium framed backlit light
RP2-2 2.3m (w) x 0.48m (h)
box flush.
MC-1 5.95m (w) x 1.8m (h) Signage zone for future tenant affixed to wall.
MC-2 6.72m (w) x 0.55m (h) Signage zone for future tenant affixed to wall.
MC-3 3.6m (w) x 0.48m (h) Signage zone for future tenant affixed to wall.
“Elara Village” text sign, 3 x tenant panels including “Coles” anchor
tenant and “Liquorland” text signs and “Parking” directional text sign,
MC-4 2.499m (w) x 4.875m (h)
in a backlit acrylic light box flush with pre-finished aluminium
surround, affixed to a wall with timber look aluminium trim.
MC-5 3.9m (w) x 1.8m (h) Signage zone for future tenant affixed to wall.
MC-6 6.8m (w) x 0.48m (h) Signage zone for future tenant affixed to wall.
MC-7 5.1m (w) x 0.48m (h) Signage zone for future tenant affixed to wall.
Signage zone for future tenant, in an aluminium framed backlit light
MC-8 & 9 2.3m (w) x 0.55m (h)
box flush.
MC-10, 11 &
3.95m (w) x 0.1.2m (h) Signage zone for future tenant affixed to wall.
12
MC-13 2.9m (w) x 1.2m (h) Signage zone for future tenant affixed to wall.
SM-1 & 2 5.4m (w) x 1.5m (h) “Coles” text sign affixed to wall.
SM-3 8.52m (w) x 0.8m (h) “Liquorland” text sign affixed to wall.
Signage zone for future tenant, in an aluminium framed backlit light
SM-4 2m (w) x 0.32m (h)
box flush.
SM-5 10.5m (w) x 3.2m (h) “Coles” and “Liquorland” text signs affixed to wall.
SM-6 3m (w) x 2.385m (h) “Coles Click & Collect” text sign affixed to wall.
SM-7 3.6m (w) x 0.6m (h) “Coles Receiving” text sign affixed to wall.
SM-8 13.2m (w) x 2.7m (h) “Coles” and “Liquorland” text signs affixed to wall.
CCC-1 & 3 3.2m (w) x 1.5m (h) Signage zone for future tenant affixed to wall.
CCC-2 2.4m (w) x 1.2m (h) Signage zone for future tenant affixed to wall.
CCC-4 3m (w) x 1.35m (h) Signage zone for future tenant affixed to wall.
Ancillary Directional Signs
Parking “P” “Entry” sign, in a backlit acrylic light box flush with pre-
TC-5 0.6m (w) x 0.58m (h) finished aluminium surround affixed to a concrete and timber look
aluminium batten structure.
Double-sided paddle sign containing Amenities images of timber look
DM Amenities 0.8m diameter
aluminium construction, backlit with LED edge lighting
Male
n/a Painted image on an internal wall adjacent to the male amenities
Amenities
RP1 Painted images on an internal wall adjacent to the female amenities
n/a
Amenities and parents’ room
LD-1 3.1m (h) x 0.9m (w) Loading Dock Entry text sign affixed to wall
LD-2 4.2m (h) x 0.9m (w) Loading Dock Exit text sign affixed to wall
dfp | Statement of Environmental Effects | Northbourne Drive and Harvest Street, Marsden Park | October 2020 74 Environmental Planning Assessment
This section provides an environmental assessment of the proposed development in respect
of the relevant matters for consideration under section 4.15(1) of the Environmental Planning
and Assessment Act, 1979 (EP&A Act).
The key environmental planning issues associated with the proposed development are
compliance with relevant planning policies and controls and the impact on the streetscape.
An assessment of these issues is provided in the following subsections.
4.1 Planning Controls
The following subsections assess the proposal against the relevant provisions of applicable
Environmental Planning Instruments (EPIs), Draft EPIs, Development Control Plans (DCPs),
Planning Agreements and matters prescribed by the Regulation in accordance with section
4.15(1)(a) of the EP&A Act.
4.1.1 State Environmental Planning Policy (Sydney Region Growth Centres) 2006
The Site is located within the B2 Local Centre Zone under the State Environmental Planning
Policy (Sydney Region Growth Centres) 2006 (SEPP SRGC) and Table 2 provides an
assessment of the proposed signage against the objectives of this zone.
Table 2 Assessment against the Objectives of the B2 Zone
Objective Assessment
• To provide a range of retail, business, The proposal does not alter the approved land uses, all of
entertainment and community uses that which are permissible with consent, and remains consistent
serve the needs of people who live in, with this objective.
work in and visit the local area.
• To encourage employment The proposal will facilitate the delivery of employment
opportunities in accessible locations. generating land uses on the Site, which has already been
assessed as a suitably accessible location.
• To maximise public transport patronage The proposal does not alter the approved access
and encourage walking and cycling. arrangements and is therefore, not inconsistent with this
objective.
The proposal involves ‘signage’, defined by the SEPP as follows:
signage means any sign, notice, device, representation or advertisement that advertises or
promotes any goods, services or events and any structure or vessel that is principally
designed for, or that is used for, the display of signage, and includes—
(a) building identification signs, and
(b) business identification signs, and
(c) advertisements,
All forms of signage are permissible with development consent in the B2 Zone.
The proposed signage will be attached to the walls of the approved buildings on low level
signage structures around the landscaping and car park with all sign positions lower than the
highest parts of the approved roof levels and well below the maximum height of buildings
development standard of 14m.
There are no other provisions of the SEPP considered to be relevant to the proposed
development.
4.1.2 State Environmental Planning Policy No 64 – Advertising and Signage
The proposal includes signage as described in Section of this report. These signs are
deemed to be “building identification signs”, “business identification signs” and ancillary
“directional signs” which are required to comply with the aims of clause 3(1) of SEPP 64 and
dfp | Statement of Environmental Effects | Northbourne Drive and Harvest Street, Marsden Park | October 2020 84 Environmental Planning Assessment
the assessment criteria in Schedule 1 to the SEPP. Part 3 Advertisements of SEPP 64 does
not apply to the proposed signage.
An assessment of the proposed signage against these objectives and assessment criteria is
provided in Table 3.
Table 3 Assessment under SEPP No. 64 – Advertising and Signage
Provision Assessment Consistent
Clause 3 – Aims, Objectives
(a) to ensure that signage The Site is zoned for business uses with all forms of signage Yes
(including advertising): permissible with consent and accordingly, although the Site
(i) is compatible with is surrounded by medium density residential development
the desired amenity and public open space land uses, the planning controls
and visual character envisage land uses on this site that will have signage.
of any area, and The proposed signs are of a scale which is considered
(ii) provides effective suitable for the length and height of the approved buildings
communication in and will not dominate the streetscape.
suitable locations,
and The proposed signs are simple signs providing the location
(iii) is of high quality of for the content of future retail occupants or the name of
design and finish, the business and the business logo where currently known.
and The proposed signs will be of high quality materials which
complement the approved building materials and finishes
and will not detract from the surrounding landscaping or
appear out of character with the modern nature of residential
development surrounding the Site.
(b) to regulate signage (but An assessment of the proposed signage in respect to Part 4 Yes
not content) under Part of the EP&A Act, in particular the relevant matters for
4 of the Act consideration under Section 4.15, is provided within this
SEE.
(c) to provide time-limited N/A N/A
consents for the display
of advertisements in
transport corridors, and
(d) to regulate the display N/A N/A
of advertisements in
transport corridors, and
(e) to ensure that public N/A N/A
benefits may be derived
from advertising in and
adjacent to transport
corridors.
Schedule 1 Criteria
Character of the Area The Site is zoned for business uses with all forms of signage Yes
permissible with consent and accordingly, although the Site
is surrounded by medium density residential development
and public open space land uses, the planning controls
envisage land uses on this site that will have signage.
The proposed signs are of a scale which is considered
suitable for the length and height of the approved buildings
and will not dominate the streetscape.
The proposed signs are simple signs providing the location
of for the content of future retail occupants or the name of
the business and the business logo where currently known.
The proposed signs will be of high quality materials which
complement the approved building materials and finishes
and will not detract from the surrounding landscaping or
appear out of character with the modern nature of residential
development surrounding the Site.
dfp | Statement of Environmental Effects | Northbourne Drive and Harvest Street, Marsden Park | October 2020 94 Environmental Planning Assessment
Table 3 Assessment under SEPP No. 64 – Advertising and Signage
Provision Assessment Consistent
Special Areas The Site is not within a conservation area or ecologically Yes
sensitive area although it is surrounded by residential
development. The proposed signs are simple, building and
business identification signs and ancillary directional
signage, are not flashing signs and being internally
illuminated, will not result in light spill into surrounding public
or private spaces.
Views and Vistas No views or vistas will be adversely affected by the Yes
proposed signage as they are either attached to the wall
faces of the existing buildings or are low to the ground.
Streetscape, Setting or The proposed signs are of a scale which is considered Yes
Landscape suitable for the length and height of the approved buildings
and the expansive frontages and will not dominate the
streetscape.
Site and Building The extent of the signage is reasonable having regard to the Yes
scale, number and distribution on the Site.
Associated devices and No associated devices are proposed. N/A
logos with advertisements
and advertising structures
Illumination The proposed signs are generally internally illuminated with Yes
LEP panels or strips. This illumination will be low level and
is unlikely to result in illumination of any surrounding land
any more than the existing street lighting.
Safety The proposed signage will generally be affixed to the walls Yes
of the approved buildings or adjacent to entry points to the
site and are unlikely to result in adverse public safety
concerns for pedestrians, cyclists or motorists. In addition,
the proposed signs will not obscure or interfere with road
traffic signs and signals.
Accordingly, the proposed signage is considered to be satisfactory with regard to the matters
for consideration under SEPP 64.
4.1.3 Blacktown City Council Growth Centre Precincts Development Control Plan 2010
(Amended 2020)
Part 5.2.3 of the DCP relates to signs in local and neighbourhood centres. Table 4 provides
an assessment of the proposed development against these provisions.
Table 4 Assessment against Relevant Provisions of DCP
Provision Assessment Consistent
1. Signs are permitted within centres All proposed signs are permissible under Yes
where they advertise the business carried the LEP as building identification signs,
on at a particular property or identify the business identification signs or ancillary
name of a building. directional signs.
2. Signs that advertise particular products, There are no signs proposed that n/a
whether they are for sale within the advertise a particular product.
premises or not, are not permitted.
3. Signs are to be designed and located to: All signs have been sited and designed to Yes
• Be visually interesting and have a high complement and/or be part of the
level of design quality, architecture of the centre and are
• Be integrated with the architecture and considered appropriately sized for the wall
structure of the building on which they are or area of the building which they are to
located; occupy. Whilst several signs are proposed
• Be consistent with the scale of the to cover glazed elements, these are
building or the property on which they are directly above tenancy entry doors and are
located smaller signs that will not detract from the
dfp | Statement of Environmental Effects | Northbourne Drive and Harvest Street, Marsden Park | October 2020 104 Environmental Planning Assessment
Table 4 Assessment against Relevant Provisions of DCP
Provision Assessment Consistent
• Consider existing signs on the building, overall architectural presentation of the
adjoining buildings or elsewhere in the approved buildings.
streetscape, and not obscure views of
existing signs or the potential for signs to
be viewed on adjoining premises;
• Not cover glazed surfaces;
• Project minimally from the building.
4. Signs are not to be supported from, There are no signs proposed to the hung n/a
hung from or placed on other signs. from other signs.
5. The preferred locations for business or The positioning of all signs is considered Yes
building identification signs are shown on to be generally consistent with these
Figure 5-2 and include: provisions.
• Fascia signs, located on the front or side
fascia of an awning;
• Under-awning signs;
• Flush wall mounted signs (e.g. above
windows or doors);
• Projecting wall signs, where there is no
awning or the fixture of the sign to the
awning is not appropriate due to the style
of the awning.
6. Awning fascia signs are not to project All signs are contained wholly within the Yes
within 500 mm of the kerb. Site and do not project within 500mm of
any kerb to a public road.
7. The minimum clearance from the All signs over any pedestrian area are Yes
footpath to the bottom of any sign (apart elevated greater than 2.4m from the
from flush mounted wall signs) is 2.4 ground level.
metres.
8. Projecting wall signs and under-awning The proposed paddle signs to the retail Yes
signs are to be perpendicular to the tenancies project perpendicular to the
building façade and horizontal. building façade.
9. Above awning signs are not permitted. There are no above awning signs n/a
proposed.
10. Flush mounted building identification The proposed building identification signs No, but
signs are permitted above the first floor on exceed these controls however, they have acceptable
the building parapet only where they are been designed to be integrated features of design outcome.
integrated with the design of the building the approved buildings and are
and where they do not project more than appropriately sized for the parts of the
100 mm from the building. The maximum building which they are to be affixed to.
area of the sign face is 3 m².
11. The maximum number of signs on No more than 3 signs are affixed to any Mostly
each façade of any retail or commercial one elevation of any of the approved
tenancy is three, and only one sign of each buildings except for the internal facades of
type (fascia, under-awning, projecting wall the small retail tenancies where multiple
or flush mounted) is permitted on each small paddle signs are proposed.
façade.
12. Under-awning or projecting wall signs Other than several small paddle signs, all Mostly
are to be a minimum of 3.5 metres apart. proposed signage complies with this
provision. The small paddle signs are
internal to the development and will not be
highly visible from public places and are
considered appropriately sited, given the
small nature of some tenancies.
13. Signs are not to project beyond the The proposed signs do not project Yes
dimensions of the structure to which they vertically or horizontally beyond the
are affixed or obscure windows or other building facades and do not obscure
openings. windows.
dfp | Statement of Environmental Effects | Northbourne Drive and Harvest Street, Marsden Park | October 2020 114 Environmental Planning Assessment
Table 4 Assessment against Relevant Provisions of DCP
Provision Assessment Consistent
14. Free standing signs (signs that are not The only free-standing signs are minor Yes
affixed to a building) are not permitted on elements at the site entrances and are
active street frontages. generally for directional purposes, which is
considered acceptable in this instance.
15. Internal illumination is the only There is no external illumination of signs Yes
acceptable method of illumination for any proposed.
sign.
16. Flashing, animated or bright neon There is no flashing, bright or neon signs Yes
signage is not permitted. proposed.
17. All buildings are to have clearly The proposed signage does not obscure Yes
displayed and legible street numbering. any street numbering.
18. The location of signs is not to obscure The proposed signage does not obscure Yes
views of traffic signs or traffic signals, or any traffic signs or signals or include any
have the potential to cause confusion with content that would cause a safety hazard
traffic signs or signals (e.g. signs that look to motorists or other road users.
like traffic signals or stop signs located
near a public road).
Accordingly, the proposal is considered to be generally consistent with the relevant provisions
of the DCP.
4.1.4 Planning Agreement
In accordance with the Planning Agreement for the Site, a community centre building is to be
erected on the land which will be dedicated to Council. The proposal includes building
identification signage for this community centre which will facilitate the delivery of this
community infrastructure as required by the Planning Agreement.
4.2 Likely Impacts of the Development
The following subsections assess the likely impacts of the development in accordance with
section 4.15(1)(b) of the EP&A Act.
The relevant built form and character considerations of the proposed signage have been
assessed as part of the SEPP 64 considerations above.
There are no other built or natural environmental considerations considered relevant to the
proposed development.
4.3 Suitability of the Site for Development
The following subsections assess the suitability of the site in accordance with section
4.15(1)(c) of the EP&A Act.
The proposed signage is an integral part of the town centre commercial land uses which have
already been approved and will facilitate the orderly and economic development of the land for
employment and local service related uses. Accordingly, the proposal does not alter the
previous assessment and determination that the Site is suitable for commercial land uses with
the anticipation of associated signage.
4.4 Public Interest
In accordance with section 4.15(1)(e) of the EP&A Act, the proposed development is
considered to be in the public interest as it will facilitate the delivery of local commercial,
service and community land uses in a manner which does not detract from the mixed use
character of the immediate locality and is unlikely to result in adverse built or natural
environmental impacts.
dfp | Statement of Environmental Effects | Northbourne Drive and Harvest Street, Marsden Park | October 2020 125 Conclusion
The proposed development for signage associated with the approved local town centre at Lots
1101 and 1102 DP 1191303, Northbourne Drive and Harvest Street, Marsden Park has been
assessed in accordance with the requirements of the EP&A Act and other relevant legislation.
All proposed signs to be erected on the Site, comprising building identification, business
identification and ancillary directional signage, are permissible with development consent
under SEPP SRGC and comply with the maximum height limit of 14m.
The proposed signage has been assessed against the provisions of SEPP 64 and is
considered consistent with the relevant assessment criteria in that instrument.
Furthermore, the proposal has been assessed against the provisions of the DCP and is
generally consistent with those provisions except for the area of several building identification
signs and proximity of several small internal signs. Notwithstanding, it is considered that the
proposed signs are all well integrated into the architecture of the approved buildings and
appropriately sited such that they will not result in an adverse visual impact and will not result
in adverse built or natural environmental amenity impacts.
Accordingly, the proposal is considered to satisfactorily respond to the opportunities and
constraints of the site and the relevant legislation, is unlikely to result in adverse impacts in the
locality and is worthy of approval.
dfp | Statement of Environmental Effects | Northbourne Drive and Harvest Street, Marsden Park | October 2020 13You can also read
