STATEMENT OF ENVIRONMENTAL EFFECTS - BUNNINGS SMALL FORMAT STORE 13 Caroline Way, Narrabri - Narrabri Shire Council
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STATEMENT OF
ENVIRONMENTAL EFFECTS
BUNNINGS SMALL FORMAT STORE
13 Caroline Way, Narrabri
August 2020
STATEMENT OF ENVIRONMENTAL EFFECTS | Bunnings Small Format Store Narrabri
Ref: 20014
STATEMENT OF ENVIRONMENTAL EFFECTS
PROPOSED BUNNINGS SMALL FORMAT STORE
13 Caroline Way, Narrabri
CLIENT: BUNNINGS Group
Insite Planning Services Pty Ltd (ACN 109 684 648)
Address:
The Vintage, Pokolbin
PO Box 93, Cessnock NSW 2325
Contact:
(ph.) 4998 7496
(mob) 0421 218 925
Email: stephen@insiteplan.com.au
QUALITY ASSURANCE
This document has been prepared, checked and released in accordance with the Quality Control Standards established by Insite
Planning Services Pty Ltd.
Issue Date Description By
1 07/08/2020 Draft SL
2 23/08/2020 Final Edit SL
3 24/08/2020 Client Review PD
3 26/08/2020 QA - Approve SL
Copyright © Insite Planning Services
This document has been authorised by ________________________
Date 26/082020
Disclaimer
This report has been prepared based on the information supplied by the client and investigation undertaken by Insite Planning Services Pty Ltd & other consultants.
Recommendations are based on Insite Planning Services Pty Ltd professional judgement only and whilst every effort has been taken to provide accurate advice,
Council and any other regulatory authorities may not concur with the recommendations expressed within this report. This document and the information are
solely for the use of the authorised recipient and this document may not be used, copied or reproduced in whole or part for any purpose other than that for which
it was supplied by Insite Planning Services Pty Ltd. Insite Planning Services Pty Ltd makes no representation, undertakes no duty and accepts no responsibility to
any third party who may use or rely upon this document or the information.
Confidentiality Statement
All information, concepts, ideas, strategies, commercial date and all other information whatsoever contained within this document as well as any and all ideas and
concepts described during the presentation are provided on a commercial in confidence basis and remain the intellectual property and Copyright of Insite Planning
Services Pty Ltd and affiliated entities. This document has been registered with our solicitors along with a copy of all previous materials.
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STATEMENT OF ENVIRONMENTAL EFFECTS | Bunnings Small Format Store Narrabri
EXECUTIVE SUMMARY
This Statement of Environmental Effects supports a Development Application seeking Narrabri Shire
Council’s (Council) consent to build and operate a new Bunnings Small Format Store (SFS) at 13 Caroline
Way, Narrabri. The development is proposed to occur on vacant land referred to as Lot 13 DP1242823 that
is bounded by the Newell Highway, Saleyards Lane, and Caroline Way on the northern gateway to Narrabri.
Public access will be via Saleyards Lane with delivery access via Caroline Way. A copy of the proposed plan
is provided in Figure i below:
Figure i: DA lodgement proposal
The subject land is ideally suited for a Bunnings store due to its location and access to a significant growing
regional market. The site is located at the northern gateway to Narrabri giving it ease of access to service
the town, surrounding rural area and regional areas of North Western NSW.
Planning Assessment Summary
This report demonstrates that the proposal will optimise the site’s characteristics and the locational
advantages it enjoys. The land is appropriately zoned, and the proposal has been designed to comply with
relevant Council policies. The primary issues in the Planning Assessment are as follows:
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STATEMENT OF ENVIRONMENTAL EFFECTS | Bunnings Small Format Store Narrabri
Economic Assessment – The development application (DA) is supported by an Economic Assessment (EA)
that has been undertaken by Ethos Urban. In terms of the Net Community Benefit this report notes as
follows:
• Capital Investment - The development of the new Bunnings SFS will require a capital investment of
approximately $7.8m.
• Job Creation Construction Phase - Construction of the new Bunnings Narrabri would support 17 FTE
construction jobs, assuming a 12-month construction period. 28 flow-on jobs FTE would also be
supported during the construction phase.
• Job Creation Operational Phase - The number of people directly employed at a new Bunnings SFS
Narrabri would total an estimated 55 full-time, part-time and casual positions. This level of
employment would support a further 40 indirect or flow-on jobs in the wider economy.
- It is noted that a number of the submissions during the exhibition phase of the previous DA
questioned the authenticity of the job creation figures. In response to that claim, we have
reviewed the team members (TM’s) numbers employed at 10 comparable Bunnings “small
format stores” similar to the type and size (m2) proposed at Narrabri (Swan Hill, Lithgow,
Kempsey North, Byron Bay, Forbes, Inverell, Sale, Cowra, Wonthaggi, and Mudgee). The range
of TM’s employed at these stores varies from 30-67, with an average employment of 50.7 team
members per small format store. Consequently, the estimate of 55 for the proposed Narrabri
store is well supported by the evidence of existing Bunnings stores.
• Escape Expenditure - Escape expenditure from the Main Trade Area (MTA) of Narrabri has been
estimated by the EA to be $15.1m per annum, or 44% of the total trade in this category. The new
Bunnings store will reduce this by about 53%, or approximately $8.05m.
• Economic Impact – Based on a market analysis which found that:
- Per capita spending on Bunnings Type Merchandise by MTA residents is estimated to be $1,820
in 2019.
- Total Bunnings Type Merchandise spending in the MTA is estimated to be $48.9m (2019) which
is forecast to grow to $57.7m by 2033.
• The result of the proposed Bunnings Narrabri, in 2023 will be that the spending by trade area residents
on Bunnings Type Merchandise that is available to all other retailers will be $39.7m, a decline of -$9.2m
relative to existing levels.
• Beyond 2023, continuing growth in spending by the MTA residents means that by 2033 the available
spending on Bunnings Type Merchandise available to other retailers will be -$4.2m on current levels.
• “……. the market analysis indicates that no overall economic justification exists to suggest that the new
Bunnings store will result in the closure of existing hardware businesses. It is possible that individual
hardware retailers will respond positively to the new competition by enhancing their own customer
offering, and undertaking measures to compete with Bunnings……”
Flooding - The primary issues in respect to this proposal is related to the design response to the flood
liability of the subject site of the new store. The site is impacted by flooding from both Mulgate Creek and
the Namoi River. Inundation by events greater than or equal to 5% AEP impact on the site for Mulgate
Creek flooding and events greater than or equal to 2% AEP for Namoi River flooding.
The development will result in flood level impacts from flood events from both the Mulgate Creek and the
Namoi River.
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STATEMENT OF ENVIRONMENTAL EFFECTS | Bunnings Small Format Store Narrabri
Traffic – An Assessment of Traffic and Parking Implications (March 2020) has been submitted with the DA
addressing access arrangements and traffic issues. The primary issue is the proximity of the proposed
vehicle access (truck ingress and carpark) on Saleyardss Lane to the Newell Highway. The traffic report
notes that there will be adequate width (and no cars parked) to enable vehicles travelling southwards on
Saleyardss Lane from the highway to pass any vehicle waiting to turn right into the site.
Conclusion
The proposed Bunnings store is permissible with consent in respect to the zone that applies to the site, the
IN2 Light Industrial zone. The accompanying reports and this Statement of Environmental Effects, as
summarised above, has established that all of the relevant heads of consideration have been satisfactory
addressed through the investigations and design of the proposal. As a consequence, the development
satisfies a merits based assessment under S.4.15of the Environmental Planning and Assessment Act and
Council can issue a conditional development consent.
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STATEMENT OF ENVIRONMENTAL EFFECTS | Bunnings Small Format Store Narrabri
TABLE OF CONTENTS
EXECUTIVE SUMMARY ....................................................................................................................................... ii
ATTACHMENTS.................................................................................................................................................. vi
1 INTRODUCTION .......................................................................................................................................... 1
1.1 Development Application Details ....................................................................................................... 2
1.2 Background.......................................................................................................................................... 3
1.3 Subject Land ........................................................................................................................................ 3
1.4 Surrounding Land ................................................................................................................................ 6
1.5 Site Photo’s.......................................................................................................................................... 7
2 PROPOSAL ................................................................................................................................................ 10
2.1 Energy Efficiency in Design................................................................................................................ 11
2.2 Earthworks ........................................................................................................................................ 11
2.3 Flood Impact Design .......................................................................................................................... 12
2.4 Site Access ......................................................................................................................................... 12
2.5 Servicing ............................................................................................................................................ 12
2.6 Signage .............................................................................................................................................. 13
2.7 Hours of Operation............................................................................................................................ 14
2.8 Employment Details .......................................................................................................................... 14
2.9 Pre-Lodgment Consultation with Council ......................................................................................... 15
2.10 Approvals Sought ........................................................................................................................... 15
3 ENVIRONMENTAL PLANNING ASSESSMENT ............................................................................................ 16
3.1 Biodiversity Conservation Act ........................................................................................................... 16
3.2 Environmental Planning & Assessment Act ...................................................................................... 17
3.2.1 Designated Development – Section 4.10................................................................................... 17
3.2.2 Integrated Development............................................................................................................ 18
3.3 Section 4.15(1) Assessment .............................................................................................................. 19
3.3.1 State Environmental Planning Policies – Section 4.15(1)(a)(i) .................................................. 19
3.3.2 Narrabri Local Environmental Plan 2012 (NLEP 2012) .............................................................. 29
3.3.3 Narrabri Development Control Plan 2012 ................................................................................. 35
3.4 Environmental Impacts ..................................................................................................................... 39
3.4.1 Visual amenity/Urban Design .................................................................................................... 39
3.4.2 Ecological Impacts ...................................................................................................................... 40
3.4.3 Flooding...................................................................................................................................... 40
3.4.4 Aboriginal Archaeology .............................................................................................................. 40
3.4.5 European Heritage ..................................................................................................................... 41
3.4.6 Noise and Vibration ................................................................................................................... 41
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STATEMENT OF ENVIRONMENTAL EFFECTS | Bunnings Small Format Store Narrabri
3.5 Social and Economic Impacts ............................................................................................................ 41
3.5.1 Economic Assessment ................................................................................................................ 41
3.5.2 Social Impacts ............................................................................................................................ 43
3.5.3 Crime Prevention Through Environmental Design .................................................................... 44
3.6 Infrastructure Analysis ...................................................................................................................... 46
3.6.1 Site Access .................................................................................................................................. 46
3.6.2 Parking ....................................................................................................................................... 46
3.6.3 Storm water and Drainage ......................................................................................................... 47
3.6.4 Water and Sewer ....................................................................................................................... 47
3.6.5 Disabled Access .......................................................................................................................... 47
3.7 The Suitability of the Site .................................................................................................................. 48
3.8 Any submissions ................................................................................................................................ 48
3.9 The public interest............................................................................................................................. 48
4 CONCLUSION ............................................................................................................................................ 50
FIGURES
Figure 1- Subject Site Location (highlighted yellow, red outline; source SixViewer) ........................................ 4
Figure 2 - Aerial Photo of Subject Site ............................................................................................................... 5
Figure 3: Existing Site Survey Plan ..................................................................................................................... 6
Figure 4 Surrounding Area (Google Maps) ........................................................................................................ 7
Figure 5: Site Plan of Bunnings Proposal ......................................................................................................... 10
Figure 6: Zoning Map (Narrabri Local Environmental Plan) ............................................................................ 30
Figure 7: Flood Planning Map .......................................................................................................................... 32
ATTACHMENTS
Attachment 1 – Site Levels Survey
Attachment 2 –Architectural Plans including site plan
Attachment 3 –Civil Engineering Plans
Attachment 4 – Landscape Design
Attachment 5 –Flood Impact Assessment
Attachment 6 –Assessment of Traffic and Parking Implications
Attachment 7 – Preliminary Contamination Investigation
Attachment 8 –Stormwater Management Plan
Attachment 9 – Biodiversity Assessment
Attachment 10 – Economic Assessment
Attachment 11 – Preliminary Servicing Strategy
Attachment 12 - Office of Environment & Heritage AHMIS Extensive search
Attachment 13 – Title Details
Attachment 14 – Bunnings Community Report Card 2020
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STATEMENT OF ENVIRONMENTAL EFFECTS | Bunnings Small Format Store Narrabri
1 INTRODUCTION
This Statement of Environmental Effects (SoEE) has been prepared by Insite Planning Services under
Part 4 of the Environmental Planning and Assessment Act 1979 on behalf of the Bunnings Group, in
support of a Development Application to Narrabri Shire Council. The primary proposal of the
development application is to construct and operate a new Bunnings Small Format Store (SFS) at 13
Caroline Way, Narrabri. The proposed works are detailed on the architectural plans prepared by High
Definition Design Drafting (Attachment 2).
This Statement has been prepared pursuant to section 4.12 of the Environmental Planning and
Assessment Act 1979 and clause 50 of the Environmental Planning and Assessment Regulation 2000.
The Statement provides an assessment of the development proposal having regard to the relevant
legislative context, social, economic and environmental impacts, and potential amenity impacts of the
development on the surrounding locality and the measures proposed within the application to
mitigate such impacts.
The Statement details the proposed development’s compliance against relevant environmental
planning instruments and development control plans including:
• State Environmental Planning Policy No. 33 - Hazardous and Offensive Development
• State Environmental Planning Policy No.55 – Remediation of Land
• State Environmental Planning Policy No. 64 - Advertising and Signage
• State Environmental Planning Policy (Infrastructure) 2007
• State Environmental Planning Policy (Exempt and Complying Development Codes) 2008
• State Environmental Planning Policy (Koala Habitat Protection) 2019
• Narrabri Local Environmental Plan 2012
• Narrabri Development Control Plan 2012
Having regard to the applicable legislative framework, it is considered that the proposed development
is consistent with the aims and objectives of the relevant environmental planning instruments and
development control plan whilst being consistent with the future desired character of the locality and
minimising any potential impacts on the amenity of the adjoining industrial and commercial
properties.
The proposal will result in a positive outcome for Narrabri with a contemporary style building within a
generously landscaped setting. In addition, the proposed Bunnings store is a significant generator of
employment opportunities and will result in 55 jobs with further jobs being created during
construction.
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STATEMENT OF ENVIRONMENTAL EFFECTS | Bunnings Small Format Store Narrabri
1.1 Development Application Details
STATEMENT OF ENVIRONMENTAL EFFECTS PREPARED BY:
Name: Insite Planning Services
PO Box 93, Cessnock NSW 2325
Author & Contact: Stephen Leathley - Registered Planner (PIA
Fellow)
Planning Director
Ph: (02) 4998 7496
Email: stephen@insiteplan.com.au
PROJECT DETAILS:
Applicant Name: Bunnings Group
Property Description: Lot 13 DP1242823
13 Caroline Way, Narrabri
Project Description: Bunnings Small Format Store
PROJECT TEAM:
Project Manager: Bunnings Group
Architect: High Definition Design Drafting
Landscape Architect: John Lock & Associates
Civil Engineering & Stormwater: High Definition Design Drafting
Town Planning: Insite Planning Services
Ecology: AREA Environmental Consultants &
Communication
Traffic Impact Statement: Transport and Traffic Planning Associates
Flooding: WRM Water & Environment
Preliminary Servicing: High Definition Design Drafting
Preliminary Contamination Investigation: Envirowest Consulting
Economic Assessment: Ethos Urban
Waste Management Plan: Insite Planning Services
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STATEMENT OF ENVIRONMENTAL EFFECTS | Bunnings Small Format Store Narrabri
1.2 Background
Bunnings is proposing to open a Narrabri store (to trade as ‘Bunnings Narrabri’) as part of its national
network strategy. The strategy aims to provide both residential and trade customers with an
accessible, affordable, and wide range of hardware and home improvement products. The new
Bunnings Narrabri will fill a geographic gap in the range of hardware and building goods available to
both local and regional residents and businesses.
Bunnings does not have a retail presence in Narrabri with their nearest store being located in
Tamworth some 2 hours’ drive from the town. This current application is a result of the need for
Bunnings to meet its national network strategy objectives and provide a store to reflect the growing
demand of the regional market and thereby provide a better level of service to the community.
A Development Application was lodged in January 2019 with Narrabri Shire Council (Council) for a
similar Bunnings store at 12121 Newell Highway which is located opposite the site the subject of this
current application. Vehicle access to the new store was to be accessed via a new access crossing from
the Newell Highway. This access arrangement was rejected by the RMS who control access onto the
highway. The RMS insisted on access being gained via the existing intersection to the north of that
proposed site. However, that access point also became problematic with potential traffic conflict with
other road users. Consequently, that development application was withdrawn, and this current
development site is now being pursued.
1.3 Subject Land
Narrabri is a historic town settled in 1860, and is located approximately 415km north-west of Sydney,
and 320km west of Coffs Harbour (direct distances). The town of Narrabri is the seat of Narrabri Shire,
with the town itself having a population of approximately 5,900 persons at the time of the 2016
Census.
Strategically located at the intersection of the Kamilaroi Highway and the Newell Highway, Narrabri is
an important service centre for surrounding small towns and the wider region. Larger towns are
located at Moree (96km north) and Gunnedah (85km south), with Tamworth a key regional city
located 140km south-east (all direct distances).
The proposed Bunnings site (the ‘subject site’) is located at 13 Caroline Way adjacent the Newell
Highway, 1.9km north of Narrabri township and 850m north-east of the intersection of the Newell
Highway and Wee Waa Road.
The subject site is part of a small light industrial precinct adjacent the Newell Highway, with uses
including car dealerships, rural and agricultural supplies, equipment hire, veterinary clinic, and other
large-footprint uses. This area also contains an existing Mitre 10 hardware retailer.
3STATEMENT OF ENVIRONMENTAL EFFECTS | Bunnings Small Format Store Narrabri
The locational character of the subject site is described as follows:
➢ It is located on the southern corner of the Newell Highway and Saleyardss Lane intersection at the
northern gateway to Narrabri.
➢ However, the address is 13 Caroline Way, Narrabri which the site fronts on its southern boundary.
➢ Consequently, the site is bounded by the Newell Highway, Saleyards Lane & Caroline Way.
➢ Access to the site from the south and the Narrabri town centre is via the Newell Highway Caroline
Way intersection. Access from the north is via the Saleyards Lane intersection with the Newell
Highway (refer Figures 1, 2 & 3).
➢ The road network in the vicinity of the development site (Figure 1) comprises:
• Newell Highway – a State Road and arterial route which connects between the Mid-Western
Highway at West Wylong and the Queensland border running through Parkes, Dubbo,
Narrabri and Moree
• Kamilaroi Highway (Wee Waa Road) – connecting between the Newell Highway at Narrabri
and the Mitchell Highway at Bourke
• Saleyardss Lane/Caroline Way/Francis Street – a collector road connecting to Newell Highway
and serving the industrial area.
• Various minor collector roads within Narrabri township.
Figure 1- Subject Site Location (highlighted yellow, red outline; source SixViewer)
4STATEMENT OF ENVIRONMENTAL EFFECTS | Bunnings Small Format Store Narrabri
Newell Highway
Stockyards Lane
Caroline Way
Figure 2 - Aerial Photo of Subject Site
Site characteristics are as follows:
➢ The legal title definition of the property is Lot 13 DP1242823 (refer Attachment 13). There is an
easement that runs across the Newell Highway frontage, 10m wide “effluent line, water pipeline
and rising main” that was created by DP848415.
➢ The has a site area of 1.295ha and is generally flat in all directions with the existing ground level
ranging from 212.43m AHD to 213.05m AHD. It is in a highly disturbed state with no trees or
shrubs, only containing patches of exotic groundcover. Refer to photo’s 7 & 8.
➢ Site history is associated with previous use for equipment storage, grazing and cropping.
➢ The site is within the Narrabri Soil Landscape. The natural soil materials are sandy clay loam to
brown light sandy clay loam topsoil. The site has been filled with clayey sand to silty clay to depths
of approximately 550mm.
➢ Surface water flows north across the site. Mulgate Creek is located 680m to the east of the site and
Narrabri Creek is located 2.5km south west of the site. It is within the Narrabri Shire Council Flood
Planning Area. Council’s flood report for the property indicates the peak 1% AEP flood levels range
from 213.19m to 213.37m AHD across the property. The site is considered under Councils LEP to be
within the high and intermediate flood risk category.
5STATEMENT OF ENVIRONMENTAL EFFECTS | Bunnings Small Format Store Narrabri
Figure 3: Existing Site Survey Plan
1.4 Surrounding Land
The subject site is located on the northern fringe of a business and light industrial area located on the
northern side of Narrabri. The major feature of this area is the Newell Highway which runs in an arc
from the northern gateway of the town to its southern extent. being a major transport route through
the town serving the North West Slopes region and connecting the town to Moree to the north.
Immediately adjacent to the site to the west is Kalyx, an agricultural and horticultural research
business working in both broadacre and irrigated summer and winter crops. Further west again is
Narrabri Holden and Kaputar Ford as well as car and truck hire business as well as an AutoPro and Tyre
Power.
Narrabri Mitre 10 located further west on Caroline Way. Opposite the site in the Newell Highway is the
grain logistics facility owned and operated by Louis Dreyfus and the Narrabri Sewerage Treatment
Plant.
The surrounding estate is a mixed use area consisting of light industry, bulk agricultural logistic
facilities, and large format commercial facilities such as car sales yards and agricultural machinery
retail facilities. .
6STATEMENT OF ENVIRONMENTAL EFFECTS | Bunnings Small Format Store Narrabri
Figure 4 Surrounding Area (Google Maps)
1.5 Site Photo’s
Photo 1 – Saleyards Lane looking north from Caroline Photo 2 – Looking west along Caroline Way at
Way intersection. intersection with Saleyardss Lane.
7STATEMENT OF ENVIRONMENTAL EFFECTS | Bunnings Small Format Store Narrabri
Photo 3 – Looking west along Newell Hwy at Photo 4 – Looking east along Newell Hwy at
intersection with Saleyardss Lane; note RTL intersection with Saleyardss Lane; note LTL
Photo 5 – Looking south along Stockyards Lane at Photo 6 – Looking south west across site from
intersection with Newell Hwy. Newell Hwy intersection with Saleyardss Lane.
Photo 7 – Looking north west across site towards Photo 8 – Looking north across site towards
Newell Hwy intersection with Saleyardss Lane Saleyardss Lane
8STATEMENT OF ENVIRONMENTAL EFFECTS | Bunnings Small Format Store Narrabri
Photo 9 – Kaputar Ford and Narrabri Holden located
on the Newell Highway west of the site
Photo 10 – Tyre Pro and Auto One located west of
Kaputar Ford on the Newell Highway
Photo 11 – Mitre 10 located on Caroline Way to the
south west of the site.
Photo 12 – Louis Dreyfus site opposite subject site
on Newell Highway
9STATEMENT OF ENVIRONMENTAL EFFECTS | Bunnings Small Format Store Narrabri
2 PROPOSAL
Bunnings is the leader in the field of Hardware and Building Supplies high rack display ‘Warehouse’
format retailing. The proposed building is part of the nationwide expansion program for Bunnings
which includes a regional single storey store format suitable for smaller and regional markets..
This development application seeks approval to build and operate a new Bunnings small format store
(“SFS”) style store that would feature the following elements:
• 2,129m2 retail store
• 485m2 bagged goods area
• 384m2 nursery
• 1,433m2 timber trade sales area
• 732m2 building and landscaping materials yard
• Toilets including separate toilets from males and females and a Unisex accessible toilet facility
• A total retailing area of 5,422m2
• Office and staff amenities area
• 87 parking spaces, including 3 spaces for people with a disability, 6 trailer parking bays, vehicle
circulation areas, trolley bays, delivery and loading bays
• Vehicular access from Saleyards Lane – 2 x public/customer entry/exit driveways and one entry
driveway for deliveries, and a separate Caroline Way exit for delivery vehicles.
• Extensive landscaping throughout the open areas of the site, and tanks to capture rainwater from
the store’s roof, and for irrigation purposes.
• Business identification signage and directional signage on the new building and a 12m high Pylon
Sign to provide excellent sightlines and .ample warning for traffic on the Highway
Figure 5: Site Plan of Bunnings Proposal
10STATEMENT OF ENVIRONMENTAL EFFECTS | Bunnings Small Format Store Narrabri
As noted in section 1.3 above, the subject site has a total land area of 1.3 hectares, with the majority
of the site to be utilised by the proposed Bunnings store. Approximately 40% of the subject site will be
used for the building footprint, with the balance being used for parking, deliveries, and landscaping.
The external materials proposed for each façade are typical of the Bunnings identity consisting of
green painted colourbond metal sheeting. External signage in the Bunnings corporate theme and logo
is proposed together with landscape plantings in the street and side setbacks. Copies of the
architectural plans are provided at Attachment 2.
2.1 Energy Efficiency in Design
Bunnings are conscious to minimise the running costs of their retail outlets by smart use of building
construction, services, and operation strategies. The strategies adopted include:
• Use of high thermal mass concrete floor slabs to buffer and store heat.
• Minimisation of external glazing to limit solar heat gain to the space.
• Smart lighting zoning and switching to reduce lighting used to supplement natural daylighting by
roof lights.
• Use of highly energy efficient LED lighting throughout the store and site.
• Use of insulated roof to limit heat gain and heat loss to the environment.
• Use of high floor to roof height to allow hot air to rise thereby managing floor level temperatures
(i.e. floor level to 2m height)
• Naturally ventilated nursery and timber store.
• Localised radiant gas heaters, which are excellent in energy efficiency, used for winter heating.
Within the constraints of the site, the proposal makes a good effort to minimise the energy use of the
building incorporating recognised design strategies for reduced energy consumption such as shading of
windows, the use of thermal mass, etc. The building will also comply with BCA Section J requirements
with details to be provided at the Construction Certificate stage.
2.2 Earthworks
In order to facilitate the above development, earthworks are proposed, and these are detailed in the
Civil Engineering Plans provided at Attachment 3. The works involve filling to provide slab on ground
construction for the main retail building. The finished floor level is 213.9mAHD; given existing site
levels of 212.43m AHD to 213.05m AHD, the resulting site filling will be between 850mm and 1470mm.
A 1.2m localised retaining wall is constructed near the Caroline Way end of the south-western side
boundary, this wall decreases and reverts to a batter slope for the remainder of that side boundary.
The site levels of the carpark will grade from 213.3mAHD in the north eastern corner of the carpark to
the store entry 213.9mAHD.
11STATEMENT OF ENVIRONMENTAL EFFECTS | Bunnings Small Format Store Narrabri
2.3 Flood Impact Design
The main building is proposed to be constructed on fill to a finished floor level of 213.9mAHD which is
500mm above the 1% AEP flood level of the site. Details are provided on the Civil Design Plans and the
Flood Impact Assessment (Attachment 5).
2.4 Site Access
Access into and out of the site is as follows:
➢ No direct access onto the Newell Highway.
➢ Customer/public access will be via entry/exit points at two locations off Saleyards Lane to enable
efficient drive through arrangement.
➢ Delivery (Goods inward) access via a separate ingress point on Saleyards Lane adjacent to Newell
Highway intersection.
➢ Delivery egress/exit via Caroline Way frontage in south western corner of site.
2.5 Servicing
High Definition Design have prepared a Preliminary Servicing Strategy (refer Attachment 11) which
advises as follows:
Stormwater – The site drains to the adjoining road network the primary fall being to the north east
and the Newell Highway. New stormwater infrastructure will be required to provide an internal
drainage network to ensure delivery to the existing table drains along the highway. Existing drainage in
Caroline Way is handled by kerb and gutter, there are no stormwater pits in the vicinity of the site,
with kerb sloping from Saleyards Lane to good inwards driveway. Drainage in Saleyards lane is handled
via an open channel sloping from Caroline Lane to Newell Highway. The following stormwater systems
is proposed to be incorporated into the design:
➢ Rainwater harvest from the main building roofs, retention of rainwater in a storage tank and
rainwater re-use systems for watering of the outdoor nursery. Based on demands, the optimal tank
size is 2 x 30,000L for the 1450m2 roof surface area, with an overflow to drain to the OSD tank.
➢ Stormwater Pollution Control Devices to remove total suspended solids in the stormwater.
➢ Filtration to remove nutrients such as nitrogen and phosphorous. This could be handled in the way
of a bio-retention basin or swale with details to be provided at the detail design phase.
Water Supply - Water service mains are located along the Saleyards Lane and Caroline Way. The
nearest public water mains are located on the eastern boundary of the site. Servicing of this site can
be connected with the existing main.
Sewerage - There are no existing gravity sewer mains located adjacent to the site; however, there is an
existing pressure sewer main that runs parallel to the Caroline Way and Newell Highway. Lot 13 has a
boundary kit that will be capable of servicing the proposed Bunning development.
12STATEMENT OF ENVIRONMENTAL EFFECTS | Bunnings Small Format Store Narrabri
Gas Supply - There are no gas mains in, around or near the proposed project area. Reticulated gas
supply is not a requirement for the development.
Electricity Supply - The proposed Bunnings development will require an 11kV feeder to supply an on-
site kiosk substation as a standard subdivision electrical reticulation typically does not support a
development of this nature. Plans forwarded by Essential Energy confirm that a high voltage
underground cable is running along the Caroline Way and connected to a power pole located on the
north-east corner of the site, and there is a power pillar on the south west corner of the site with the
boundary kits connected to power via this pillar.
2.6 Signage
The proposal includes new Business identification signage as follows:
• Sign 1 - “Bunnings” wall sign. Five of these signs are proposed; two are proposed on the south east
elevation, and one on each of the other elevations.
• Sign 2 – A sign with a symbol of a hammer in a circle with the “Our Policy” and “Lowest Prices
Everyday…” statement which typifies the Bunnings corporate logo and are synonymous with the
Bunnings brand and do not advertise product. There are four of these signs, one on each of the
elevations.
• Sign 3 – This sign simply states, “Trade Timber” and is a directional sign to this part of the store.
There are two of these signs located on the south and north eastern elevations.
• Sign 4 – This sign is similar to sign 3 in that it states, “Garden Centre” and is a directional sign to
this part of the store. This sign is also located on the south eastern elevation.
13STATEMENT OF ENVIRONMENTAL EFFECTS | Bunnings Small Format Store Narrabri
• Pylon sign – 12m high with a sign area measuring 7.2m x 4m (28.8m2) to be erected on the north
eastern corner facing the Newell Highway. Consent is required for this sign.
2.7 Hours of Operation
Proposed hours of operation of the store are as follows:
Day Hours of Operation
Monday 6:00 am – 10:00 pm
Tuesday 6:00 am – 10:00 pm
Wednesday 6:00 am – 10:00 pm
Thursday 6:00 am – 10:00 pm
Friday 6:00 am – 10:00 pm
Saturday 6:00 am – 7:00 pm
Sunday and Public Holidays 6:00 am – 7:00 pm
Table 1: Hours of Operation
The proposed hours of operation are an integral part of the Bunnings service to the needs of tradesmen,
local industrial and commercial operations, and the public. Early starts are required for the needs of
trades and commercial customers and late closing is required for the convenience of the general public
who require goods after normal office hours. Whilst the store may not trade for the entire range noted
above, permission is nonetheless sought to enable flexibility in store operations,
2.8 Employment Details
An Economic Assessment has since been prepared by Ethos Urban (refer Attachment 10) which, in part,
deals with job creation and states as follows:
The number of people directly employed at a new Bunnings SFS Narrabri would total an estimated 55
full-time, part-time, and casual positions. This level of employment would support a further 40 indirect
or flow-on jobs in the wider economy.
14STATEMENT OF ENVIRONMENTAL EFFECTS | Bunnings Small Format Store Narrabri
A number of the submissions during the exhibition phase of the DA for the previous Bunnings proposal
at 12121 Newell Highway questioned the authenticity of the job creation figures espoused in the
original SoEE. In response to that claim, we have reviewed the team members (TM’s) numbers
employed at 10 comparable Bunnings “small format stores” similar to the type and size (m2) proposed
at Narrabri (Swan Hill, Lithgow, Kempsey North, Byron Bay, Forbes, Inverell, Sale, Cowra, Wonthaggi,
and Mudgee). The range of TM’s employed at these stores varies from 30-67, with an average
employment of 50.7 team members per small format store. Consequently, the estimate of 55 for the
proposed Narrabri store is well supported by the evidence of existing Bunnings stores.
2.9 Pre-Lodgment Consultation with Council
An informal pre-lodgement meeting was held with Council on site on the 29th April 2020. The primary
issues raised by Council related to Flooding , Site access and economic Impact.
2.10 Approvals Sought
The development application which this Statement of Environmental Effects supports, seeks consent under
section 4.16 of the Environmental Planning and Assessment Act, 1979 for Earthworks, and construction and
operation of a Hardware and Building Supplies and Garden Centre business (Bunnings) as outlined in sections 2
to 2.7 of this report.
15STATEMENT OF ENVIRONMENTAL EFFECTS | Bunnings Small Format Store Narrabri
3 ENVIRONMENTAL PLANNING ASSESSMENT
Prior to any development taking place in New South Wales, a formal assessment needs to be made of
the proposed work to ensure it complies with relevant planning controls and, according to its nature
and scale, confirm that it is environmentally and socially sustainable. State, regional and local planning
legislation indicates the level of assessment required, and outlines who is responsible for assessing the
development, be it the local council, an accredited private professional or the Minister for Planning.
Assessment of DAs lodged with Council are assessed under the provisions of Part 4 of the EP&A Act
which outlines the specific assessment requirements for varying forms of development activities.
The following section outlines the approval for the construction and operation of a Bunnings
warehouse store as is relevant to this site in the context of the legislative framework that applies in
NSW. The following legislative and planning framework in NSW is relevant and applicable to this form
of development and this site:
➢ Environmental Planning and Assessment Act 1979
➢ State Environmental Planning Policy (Infrastructure) 2007
➢ Narrabri LEP 2012
➢ Narrabri Development Control Plan 2012
3.1 Biodiversity Conservation Act
The Biodiversity Conservation Act 1995 (BCon Act) has modified the Environmental Planning &
Assessment Act 1979 (EP&A Act) by the provision of specific requirements for the consideration and
assessment of the clearing of native vegetation and the potential for impacts on “threatened
species”4.
Section 7.7(2) of the BCon Act states that if a "proposed development is likely to significantly affect
threatened species, the application for development consent is to be accompanied by a biodiversity
development assessment report".
Section 7.2(1) of the BC Act details the following required considerations.
(1) For the purposes of this Part, development or an activity is likely to significantly affect
threatened species if:
(a) it is likely to significantly affect threatened species or ecological communities, or their
habitats, according to the test in section 7.3, or
(b) the development exceeds the biodiversity offsets scheme threshold if the biodiversity offsets
scheme applies to the impacts of the development on biodiversity values, or
(c) it is carried out in a declared area of outstanding biodiversity value.
An assessment of the proposed development with respect to Section 7.2(1) of the BC Act is provided in
the AREA Environmental Consultants & Communication report (refer Attachment 9). The concluding
assessment is as follows:
“…assessments of significance were prepared for the threatened species listed under the BC Act, and
EPBC Significant Impact Assessments for those species listed under the EPBC Act. These assessments
concluded threatened species and ecological communities would not be significantly impacted by the
proposal. Biodiversity offsetting will not be required..”
16STATEMENT OF ENVIRONMENTAL EFFECTS | Bunnings Small Format Store Narrabri
3.2 Environmental Planning & Assessment Act
The relevant objects of the Act are:
(a) to promote the social and economic welfare of the community and a better environment by
the proper management, development and conservation of the State’s natural and other
resources,
(b) to facilitate ecologically sustainable development by integrating relevant economic,
environmental and social considerations in decision-making about environmental planning and
assessment,
(c) to promote the orderly and economic use and development of land,
(d) to promote the delivery and maintenance of affordable housing,
(e) to protect the environment, including the conservation of threatened and other species of
native animals and plants, ecological communities and their habitats,
(f) to promote the sustainable management of built and cultural heritage (including Aboriginal
cultural heritage),
(g) to promote good design and amenity of the built environment,
(h) to promote the proper construction and maintenance of buildings, including the protection
of the health and safety of their occupants,
(i) to promote the sharing of the responsibility for environmental planning and assessment
between the different levels of government in the State,
(j) to provide increased opportunity for community participation in environmental planning and
assessment.
For the reasons set out below, it is considered that the proposed development satisfies the above
stated objects of the EP&A Act:
• The proposal is a permissible land use, and compliant with the relevant objectives, development
standards and/or numerical controls prescribed by the relevant environmental planning
framework.
• The proposal will encourage the future growth of Narrabri as a strategic centre by creating a
building supplies and gardening retail facility capturing a significant level of escape expenditure.
• The proposed development will create additional employment opportunities during the
construction and operational phases.
• There will be no unreasonable adverse environmental impacts. The proposal includes measures
intended to minimize natural environmental impacts such as storm water control and site flooding.
This application is consistent with the objects of the Act as the proposed use of the site is
appropriately located in a precinct that allows building supplies and gardening retailing and the project
would not undermine the viability of any existing retail or commercial centres.
3.2.1 Designated Development – Section 4.10
Schedule 3 of the Environmental Planning and Assessment Regulations 2000 prescribes development
which, if of the relevant type and size, may be considered to be Designated Development.
Following a review of Schedule 3 it is our opinion that the development would not trigger designated
development provisions.
17STATEMENT OF ENVIRONMENTAL EFFECTS | Bunnings Small Format Store Narrabri
3.2.2 Integrated Development
Section 4.8 of the EP&A Act defines integrated development as development that requires
development consent by one or more approvals under another Act. The proposed development has
been reviewed in relation to these Acts as follows:
Act Provision Approval Applicable
Fisheries aquaculture permit
Management Act s 144 N/A
1994
permit to carry out dredging or reclamation
s 201 N/A
work
permit to cut, remove, damage, or destroy
marine vegetation on public water land or
s 205 N/A
an aquaculture lease, or on the foreshore of
any such land or lease
permit to:
(a) set a net, netting, or other material, or
(b) construct or alter a dam, floodgate,
s 159 causeway, or weir, or N/A
(c) otherwise create an obstruction, across
or within a bay, inlet, river, or creek, or
across or around a flat
Heritage Act 1977 approval in respect of the doing or carrying
s 58 out of an act, matter or thing referred to in N/A
s 57 (1)
Mine Subsidence approval to alter or erect improvements
Compensation Act s 15 within a mine subsidence district or to N/A
1961 subdivide land therein
Mining Act 1992 ss 63, 64 grant of mining lease N/A
National Parks and consent to knowingly destroy, deface, or
Wildlife Act 1974 damage or knowingly cause or permit the
s 90 N/A
destruction or defacement of or damage to,
a relic or Aboriginal place
Petroleum grant of production lease
s9 N/A
(Onshore) Act 1991
Protection of the Environment protection licence to
Environment ss 43 (a), authorise carrying out of scheduled
N/A
Operations Act 47 and 55 development work at any premises.
1997
Environment protection licence to
authorise carrying out of scheduled
ss 43 (b), activities at any premises (excluding any
N/A
48 and 55 activity described as a “waste activity” but
including any activity described as a “waste
facility”).
Environment protection licences to control
ss 43 (d), carrying out of non-scheduled activities for
N/A
55 and 122 the purposes of regulating water pollution
resulting from the activity.
18STATEMENT OF ENVIRONMENTAL EFFECTS | Bunnings Small Format Store Narrabri
Roads Act 1993 consent to:
(1)(a) erect a structure or carry out a work
in, on or over a public road, or
(b) dig up or disturb the surface of a public
road, or
(c) remove or interfere with a structure,
work or tree on a public road, or
(d) pump water into a public road from any
land adjoining the road, or
s 138 N/A
(e) connect a road (whether public or
private) to a classified road
(3) Development is not integrated
development in respect of the consent
required under section 138 of the Roads Act
1993 if, in order for the development to be
carried out, it requires the development
consent of a council and the approval of the
same council.
Rural Fires Act 1997 authorisation under section 100B in respect
of bush fire safety of subdivision of land
that could lawfully be used for residential
s 100B N/A
or rural residential purposes or
development of land for special fire
protection purposes
Water water use approval, water management
ss 89, 90,
Management Act work approval or activity approval under N/A
91
2000 Part 3 of Chapter 3
Table 2: Integrated Development
The development does not trigger designated development provisions.
3.3 Section 4.15(1) Assessment
This application is to be assessed in accordance with the relevant provisions of the Environmental
Planning and Assessment Act, 1979. In particular, section 4.15 outlines matters that a consent
authority must take into consideration in determining a development application. These matters are
detailed as follows:
3.3.1 Environmental Planning Policies – Section 4.15(1)(a)(i)
In respect to this development application, the following Environmental Planning Instruments require
consideration for relevance:
• State Environmental Planning Policy No. 33 - Hazardous and Offensive Development
• State Environmental Planning Policy No.55 – Remediation of Land
• State Environmental Planning Policy No. 64 - Advertising and Signage
• State Environmental Planning Policy (Infrastructure) 2007
• State Environmental Planning Policy (Exempt and Complying Development Codes) 2008
• State Environmental Planning Policy (Koala Habitat Protection) 2019
• Narrabri Local Environmental Plan 2012
19STATEMENT OF ENVIRONMENTAL EFFECTS | Bunnings Small Format Store Narrabri
3.3.1.1 State Environmental Planning Policy No. 33 - Hazardous and Offensive Development
SEPP 33 addresses the assessment of development applications for potentially hazardous and
offensive development for the purpose of industry or storage. Clause 8 of SEPP 33 states:
8 Consideration of Departmental guidelines
In determining whether a development is:
(a) a hazardous storage establishment, hazardous industry or other potentially
hazardous industry, or
(b) an offensive storage establishment, offensive industry or other potentially offensive
industry,
consideration must be given to current circulars or guidelines published by the
Department of Planning relating to hazardous or offensive development.
That relevant Guideline is “Hazardous and Offensive Development Application Guidelines: Applying
SEPP 33”.
This guideline states that in order to determine if SEPP 33 applies, attention should firstly address
whether the proposed use falls within the definition of ‘industry’ or ‘storage establishment’.
The proposed Narrabri Bunnings Small Format Store (Bunnings SFS) is neither an industry nor a storage
establishment. The respective definitions are as follows:
industry means any of the following:
(a) general industry,
(b) heavy industry,
(c) light industry,
storage premises means a building or place used for the storage of goods, materials, plant or
machinery for commercial purposes and where the storage is not ancillary to any industry, business
premises or retail premises on the same parcel of land, and includes self-storage units, but does not
include a heavy industrial storage establishment or a warehouse or distribution centre.
The proposed Bunnings SFS falls under the definition of hardware and building supplies, which is a
subgroup to the parent definition of retail premises. The storage or transport of any dangerous goods
would then clearly be “ancillary” to those retail premises. Consequently, the proposal does not fall
under the storage premises definition.
The development is also clearly not an industry as a hardware and building supplies business does not
involve the processing of materials as required by an industry definition. Consequently, SEPP 33 does
not apply to the proposal.
Furthermore, Appendix 3 of the Guidelines lists “industries that may fall within SEPP 33”, and none
that are listed include hardware and building supplies.
Notwithstanding the above, the proposal does involve the storage, handling, and transport of a range
of what could be termed dangerous goods. In those instances where SEPP 33 applies, it requires the
applicant to undertake a screening analysis, to determine whether a Preliminary Hazard Analysis (PHA)
is required or not.
20STATEMENT OF ENVIRONMENTAL EFFECTS | Bunnings Small Format Store Narrabri
As part of the proposed operations, it is necessary to store and handle a number of Dangerous Goods.
These goods are listed in the table 3 below. The table provides the material, type of container,
dangerous goods class, and maximum quantity stored – note the quantities are based on a pro-rata
analysis of a Bunnings Warehouse sized establishment (more than 2x the size of the proposed store).
Bunnings advise that there will be no bulk storage of LPG Gas, or other bulk dangerous goods
associated with the proposed store.
Dangerous Goods movements are summarised in table 4 below. Note that most dangerous goods will
be received in Utes or flatbed Lorries, and are generally packaged or manufactured goods, in small
containers or pails (typically 20 L or less).
The general screening quantities for dangerous goods stored and transported are provided in Tables 5
& 6, respectively.
The screening method is described in the NSW Department of Planning’s document Applying SEPP 33’,
and essentially if the quantity of dangerous goods stored or transported as proposed by Bunnings does
not exceed the Threshold quantities contained in Tables 5 & 6 below, then a Preliminary Hazard
Analysis (PHA) study is not required.
Table 3: Dangerous Goods stored by dangerous goods class
21STATEMENT OF ENVIRONMENTAL EFFECTS | Bunnings Small Format Store Narrabri
Table 4: Predicted Dangerous Goods Movements
Table 5: General Screening Threshold Quantities for Dangerous Goods Stores
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