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Draft Section 7 11 Contributions Plan No 24W Schofields Precinct Works. 1 Introduction and Administration of the Plan 1,1 1 Name of the Plan 1. 1 2 Purpose of Plan 1,1 3 Commencement of this Plan 1. 1 4 Principles of Section 7 11 1,1 5 Aims and Objectives 2. 1 6 Land to Which the Plan Applies 2,1 7 Development to which the Plan Applies 4. 1 8 Secondary dwellings granny flats 4, 1 9 Construction Certificates and the Obligation of Accredited Certifiers 4. 1 10 Complying Development and the Obligation of Accredited Certifiers 4. 1 11 Relationship to Other Plans 5, 1 12 Capacity of Existing Facilities to meet Development Demand 5. 1 13 Project Mix of Land Uses for the Schofields Precinct 5. 1 14 Projected Development Yield 5,1 15 Anticipated Population Growth Rates 6. 1 16 Assumptions Benchmarks and Standards 6, 1 17 Relationship to Special Infrastructure Contributions 6. 1 18 The Monitoring and Review of this Plan 7,1 19 Priority of works and facilities 7. 1 20 Timing of Provision of Items 8,1 21 Pooling of funds 8. 1 22 Financial Information 8,1 23 Enquiries regarding this Plan 8. 1 24 Contributions Register 8,2 Water Cycle Management Facilities 9. 2 1 Nexus 9,2 2 Water Sensitive Urban Design WSUD 9. 2 3 Consistency with Precinct Planning Documents 10. 2 4 Contribution Catchments 13,2 5 Contribution Formula 14. 3 Traffic Transport Management Facilities 16,3 1 Nexus Major Roads 16. 3 2 Consistency with Precinct Planning Documents 16. 3 3 Contribution Catchment 18,3 4 Contribution Formula 18. 4 Open Space Recreation Facilities 20,4 1 Nexus 20. 4 2 Contribution Catchment 21,4 3 Contribution Formula 21. 5 Combined Precinct Facilities 23,5 1 Nexus E2 Conservation Zone 23. 5 2 Contribution Formula 23, 6 Explanation of Contribution Formula Components 25. 6 1 Introduction 25,6 3 Explanation of the Catchment Areas 25. 6 5 Indexation 25,6 6 Assumed Occupancy Rates 26,6 7 Indicative Contribution Rates Residential 26. On public exhibition from 27 June 2018 to 24 July 2018 ii. Draft Section 7 11 Contributions Plan No 24W Schofields Precinct Works. 7 Payment of Contributions 27,7 1 Methods of payment 27. 7 2 Timing of Payment 27, 7 3 Credits for Existing Development Schofields Township only 28. 7 4 Indexation of Contributions 28,7 5 Discounting of Contributions 28. 7 6 Deferred Payment of Contributions 29, On public exhibition from 27 June 2018 to 24 July 2018 iii. Draft Section 7 11 Contributions Plan No 24W Schofields Precinct Works. LIST OF APPENDICES, APPENDIX A Water Cycle Management Facilities Contribution Catchments and Schedule. APPENDIX B Traffic and Transport Management Facilities Contribution Catchment and. Schedule of Works, APPENDIX C Open Space Recreation Facilities Contribution Catchment and Schedule of. APPENDIX D Combined Precinct Facilities E2 Conservation Zone Site Location and. Schedule of Works, APPENDIX E Schedule of Values used in the Contributions Formulae to Calculate. Contribution Rates,APPENDIX F Base Contribution Rates. APPENDIX G Supporting Technical Documents and Reports. On public exhibition from 27 June 2018 to 24 July 2018 iv. Draft Section 7 11Contributions Plan No 24W Schofields Precinct Works. 1 Introduction and Administration of the Plan,1 1 Name of the Plan. This contributions plan is called Section 7 11 Contributions Plan No 24W Schofields Precinct. 1 2 Purpose of Plan, This contributions plan outlines Council s policy regarding the application of Section 7 11 S 7 11 of. the Environmental Planning and Assessment Act 1979 in relation to the provision of essential local. infrastructure and baseline facilities within the Schofields Precinct. Within the Schofields Precinct S 7 11 contributions are levied for the following amenities and services. Water Cycle Management Facilities,Traffic Transport Management Facilities. Open Space and Recreation Facilities, Reserve 867 Local Conservation Zone Riverstone apportioned. This plan has been prepared in accordance with, The Environmental Planning and Assessment Act 1979 EPA Act. The Environmental Planning and Assessment Regulation 2000 EPA Regulation. In conjunction with the Indicative Layout Plan for the Schofields Precinct. IPART s assessments of Blacktown City s Contributions Plans No s 201 212 223 244 and. revised 215, Having regard to the Practice Notes issued by the NSW Department of Planning 2005 in. accordance with clause 26 1 of the EPA Regulation, The S 7 11 contributions contained in this plan have been determined on the basis of contribution. catchments This is the area over which a contribution for a particular item is levied Within each. catchment there is land to be or already acquired, Council applies contribution formulae to each catchment for the purpose of calculating the contribution. rate applicable to that catchment The formulae take into account the cost of land already acquired. the estimated cost of acquiring land required for infrastructure and the size of the catchment area. The total cost of providing these works is distributed over the total catchment on an equitable basis. 1 3 Commencement of this Plan, This plan takes effect from the date on which public notice was published pursuant to clause 31 4 of. the EPA Regulation,1 4 Principles of Section 7 11, Section 7 11 permits a councils to require persons or entities developing land to pay monetary. contributions provide capital works works in kind and or dedicate land in order to help fund the. increased demand for public amenities and public services amenities and services generated. through their developments, The three general principles in applying Section 7 11 contributions are. Assessment of Blacktown City Council s Section 94 Contributions Plan No 20 Riverstone and Alex Avenue Precincts October 2011. Assessment of Blacktown City Council s Section 94 Contributions Plan No 21 Marsden Park Industrial Precinct September 2012. Assessment of Blacktown City Council s Section 94 Contributions Plan No 22 Area 20 Precinct September 2012. Assessment of Blacktown City Council s Section 94 Contributions Plan No 24 Schofields Precinct August 2014. Assessment of Blacktown City Council s Section 94 Contributions Plan No 21 Marsden Park 2017. On public exhibition from 27 June 2018 to 24 July 2018 1. Draft Section 7 11Contributions Plan No 24W Schofields Precinct Works. 1 A contribution must be for or relate to a planning purpose. 2 A contribution must fairly and reasonably relate to the subject development. 3 The contribution must be such that a reasonable planning authority duly applying its statutory. duties could have properly imposed,Council may either. Require a dedication of land,A monetary contribution. Material public benefit works in kind,A combination of some or all of the above. One of the fundamental responsibilities of any Council in imposing S 7 11 contributions is to ensure. that the contributions levied are reasonable That is the works and facilities to be provided must be. as a direct consequence of the development on which the contributions are levied In keeping with. this responsibility S 7 11 contributions levied on development as a result of this plan are limited to. providing amenities and services to the minimum level necessary to sustain an acceptable form of. urban development,1 5 Aims and Objectives,The aims and objectives of this plan are to. Ensure that S 7 11 contributions levied on development within the Schofields Precinct are. reasonable, Ensure that the method of levying S 7 11 contributions is practical. Employ a user pays policy for the funding of infrastructure within the Schofields Precinct so. that the existing residents of Blacktown City are not subsidising new urban development. Ensure that the amenities and services provided are not for the purpose of making up. shortfalls in other areas, Ensure infrastructure is provided in an orderly manner. Make clear Council s intentions regarding the location and timing of infrastructure provision. within the Schofields Precinct,1 6 Land to Which the Plan Applies. This contributions plan applies to land within the Schofields Precinct6 which is one of the first release. precincts in the North West Growth Area, Schofields was released in a second phase of precincts released in the North West Growth Area It is. bounded by Eastern Creek to the north and west Quakers Hill Parkway to the south and the. Richmond Railway line to the east, The Schofields Precinct currently consists of a mix of urban and non urban areas farming lands the. former Schofields Aerodrome site and Nirimba Education Precinct. A map showing the location of the Schofields Precinct is shown on the following page. The boundaries of the specific contribution catchments are detailed in Appendices A to D. For more information on the Schofields Precinct go to http www growthcentres nsw gov au schofields 99 html. On public exhibition from 27 June 2018 to 24 July 2018 2. Draft Section 7 11Contributions Plan No 24W Schofields Precinct Works. Schofields Precinct, On public exhibition from 27 June 2018 to 24 July 2018 3. Draft Section 7 11Contributions Plan No 24W Schofields Precinct Works. 1 7 Development to which the Plan Applies, This plan applies to all developments occurring within the Schofields Precinct catchment area that. requires the submission of a development application or an application for a complying development. certificate including the intensification of use of a site involving expansion of area occupied by a. development and or the addition of population,1 8 Secondary dwellings granny flats. A granny flat or secondary dwelling is self contained accommodation within attached or separate to. an individual home Councils or accredited certifiers can certify granny flats as complying development. without the need for a development application provided they meet the specific development. standards in the State Environmental Planning Policy Affordable Rental Housing 2009. To be allowed to build a granny flat as complying development it must be. a Established in conjunction with another dwelling the principal dwelling. b On the same lot of land as the principal dwelling and not an individual lot in a strata plan or. community title scheme and, c May be within attached to or separate from the principal dwelling. Granny Flat is generally defined when assessing development applications as. self contained units of any type which have their own kitchen and bathroom. self contained studios, secondary dwellings under State Environmental Planning Policy Affordable Rental Housing. 2009 AHSEPP,fonzie flats,complying development dual occupancies. Note A bedroom is a room designed or intended for use as a bedroom or any room capable of being. adapted to or used as a separate bedroom, The above list is a guide only The assessment of development applications determines whether the. type of development is subject to section 7 11 contributions For avoidance of doubt secondary. dwellings granny flats are developments to which this plan applies. 1 9 Construction Certificates and the Obligation of Accredited Certifiers. In accordance with section 7 21 of the EP A Act and Clause 146 of the EP A Regulation a certifying. authority must not issue a construction certificate for building work or subdivision under a development. consent unless it has verified that each condition requiring the payment of monetary contributions has. been satisfied, In particular the certifier must ensure that the applicant provides a receipt s confirming that. contributions have been fully paid and copies of such receipts must be included with copies of the. certified plans provided to Council in accordance with clause 142 2 of the EP A Regulation Failure. to follow this procedure may render such a certificate invalid. The only exceptions to the requirement are where a works in kind material public benefit dedication. of land or deferred payment arrangement has been agreed by Council In such cases Council will. issue a letter confirming an alternative payment method. 1 10 Complying Development and the Obligation of Accredited Certifiers. In accordance with S7 21 1 of the EP A Act accredited certifiers must impose a condition requiring. monetary contributions in accordance with this contributions plan which satisfies the following criteria. On public exhibition from 27 June 2018 to 24 July 2018 4. Draft Section 7 11Contributions Plan No 24W Schofields Precinct Works. The conditions imposed must be consistent with Council s standard section 7 11 consent conditions. and be strictly in accordance with this contributions plan It is the professional responsibility of. accredited certifiers to accurately calculate the contribution and to apply the section 7 11 condition. 1 11 Relationship to Other Plans, Environmental Planning Instruments and controls apply to the Schofields Precinct These include. State Environmental Planning Policy Sydney Region Growth Centres 2006 Appendix No 7. BCC Growth Centre Precincts DCP 2010,BCC Growth Centre Precincts DCP 2010 Schedule 5. Blacktown Section 7 11 Contributions Plan No 24L Schofields Land. 1 12 Capacity of Existing Facilities to meet Development Demand. The majority of the precinct is currently un serviced except for the existing Schofields village and the. north east of the precinct The existing facilities do not have the capacity to meet the demand for. infrastructure created by the new development As a predominantly greenfield area the Schofields. Precinct requires new infrastructure as well as infrastructure upgrades to meet the demand for. infrastructure created by the new development, 1 13 Project Mix of Land Uses for the Schofields Precinct. The Schofields Precinct through its new land use zones and the Indicative Layout Plan will provide. for a range of land uses in the precinct to support the incoming population These land uses in terms. of approximate areas include,196 9 hectares of residential land. 77 7 hectares of educational uses,4 7 hectares of commercial retail areas. 0 45 hectares of community uses,31 2 hectares of open space. 61 3 hectares of conservation land,48 2 hectares of drainage basins infrastructure. 29 5 hectares of main roads network, 15 0 hectares of other public infrastructure such as rail corridor transmission line. 1 14 Projected Development Yield, The Schofields Precinct has a net development yield of approximately 2813 dwellings to cater for a. population of approximately 8158 residents Non residential development areas in local and. neighbourhood centres cover 4 5 hectares of land which consists of 19 800sqm of commercial retail. floor space, The catchment area for Open Space Recreation Community and Combined Precinct Facilities are. based on the estimated potential population of the Schofields Precinct. The area of the catchment is the total potential population estimated Population in the Precinct In. calculating the Population an adjustment was made to the development yield due to the Transport. Corridor Investigation Area being excluded The Transport Corridor Investigation Area covers. 8 0457ha of residential zoned land with densities of between 30 40 lots per hectare. As there is a possibility that this area may not be developed residentially the potential 284 dwellings. 823 persons have been excluded from the catchment, These outcomes have been achieved through the Precinct Planning Process using a combination of. rates used stipulated within the Growth Centres Development Code input by Blacktown City Council. and specialist studies For example the minimum density controls in the Schofields Precinct are 15. On public exhibition from 27 June 2018 to 24 July 2018 5. Draft Section 7 11Contributions Plan No 24W Schofields Precinct Works. 20 dwellings per hectare for low density housing and 25 45 dwellings per hectare for medium to high. density housing, The projected development yield and land uses in sections 1 13 and 1 14 are a result of the original. Precinct Planning Process These figures are subject to change under planning proposals that are. applied for from time to time The planning proposals are assessed by the Department of Planning and. Environment and are subject to Ministerial approval Planning proposals can proceed with or without. variation and subject to other matters including further studies being undertaken public consultation. public hearings agency consultation and time frames. 1 15 Anticipated Population Growth Rates, The Schofields Precinct when rezoned had 3 major land holders developers who will be responsible. for the progressive servicing and development of the Precinct The development can occur once the. relevant service providers such as Sydney Water have completed the necessary works to enable. development to begin Sydney Water s trunk servicing for the Schofields Precinct is predicted to be. complete in 2020 as part of Stage 3 However as the timing of residential development in certain parts. within the Precinct is market driven it is difficult to determine the anticipated population growth rates. for the Precinct overtime, However based on the planning undertaken for the precinct the Schofields Precinct has a dwelling. yield of approximately 2 954 dwellings based on density controls for a population of approximately. 8 567 residents based on average occupancy rates for various residential developments once. development in the precinct is complete,1 16 Assumptions Benchmarks and Standards. The following benchmarks have generally been used to determine the land uses which have been. refined during Precinct planning,Open Space and Recreation. o Overall open space provision 2 83ha 1 000 residents. o Rates for specific uses are based on the rates stipulated in the Growth Centres. o Development Code 2006 input from Blacktown City Council and specialist studies. Dwelling Yield There are density controls for the Precinct which are. o Low Density R2 zone 15 dwellings ha,o Medium Density R3 zone 25 40 dwellings ha. The information above in paragraphs 1 11 to 1 15 was sourced from the State Environmental Planning. Policy Sydney Region Growth Centres Amendment Schofields Precinct 2012 Post Exhibition. Planning Report May 2012 and Schofields Amendment 1 Post Exhibition Planning Report January. 1 17 Relationship to Special Infrastructure Contributions. This plan does not affect the determination collection or administration of any special infrastructure. contribution SIC 7 levied under Section 7 24 of the EPA Act in respect to development on land to. which this Plan applies, Applicants should refer to the most recent SIC Practice Notes issued by the Department of Planning. and Environment for details on the application of special infrastructure contributions to the Growth. Centres Precincts, The Special Infrastructure Contribution is a financial payment made by the developer during the development process to help fund. regional infrastructure For more information go to http www gcc nsw gov au sic 69 html. On public exhibition from 27 June 2018 to 24 July 2018 6. Draft Section 7 11Contributions Plan No 24W Schofields Precinct Works. 1 18 The Monitoring and Review of this Plan, This plan will be subject to regular review by Council Council s Section 7 11 Finance Committee. considers the need for reviews of all of Council s contributions plans when they meet monthly Council. generally aims to have contributions plans reviewed annually in fast growing release areas The final. review timetable is approved by Council s Executive Management Committee. The purpose of any review is to ensure that, Contribution levels reflect current land acquisition costs. The level of provision reflects current planning and engineering practice and likely population. trends and, Work schedules are amended if development levels and income received differ from current. expectations Planning proposals are also likely to lead to a review of this plan. Any changes to the plan must be prepared in accordance with the Act and Regulation and placed on. public exhibition for a minimum period of 28 days The nature of any changes proposed and the. reasons for these will be clearly outlined as part of the public participation process Council welcomes. the comments of interested persons in relation to this Plan at any time. 1 19 Priority of works and facilities, The Minister for Planning issued a direction to Council under S 7 17 of the Environmental Planning. and Assessment Act 1979 EPA Act, The Minister s direction has the effect of preventing Council from making a s7 11 contributions plan. that authorises the imposition of conditions of consent requiring monetary s7 11 contributions for. certain residential development in excess of the monetary cap specified by or under the Direction For. land within LIGS Transition Areas an incremental cap applies per residential lot dwelling8 This. provision aside this plan would authorise contributions in excess of the monetary cap. For that reason and for so long as the Direction or any similar replacement direction Direction. remains in place it is not possible to fund all of the works and facilities identified in this Plan. Accordingly the categories of works for which contributions are to be sought in respect of the relevant. residential development under this Plan have been prioritised. The order of priority of the categories of works from highest to lowest is as follows. 1 Water Cycle Management Facilities,2 Traffic Transport Management Facilities. 3 Open Space and Recreation Facilities, 4 Combined Precinct Facilities E2 Conservation Zone. Based on the above priorities, In the event that the contributions imposed under this Plan are greater than the monetary cap. referred to above the contributions will be allocated in accordance with the above order of. priorities with the contribution for the lowest priority category is reduced commensurately in. order to not exceed the monetary cap, In the unlikely event that the contributions imposed under this Plan are less than the monetary. cap referred to above the base rates in Appendix E are applicable. Refer Minister s Section 94E Direction dated 17 July 2017. On public exhibition from 27 June 2018 to 24 July 2018 7. Draft Section 7 11Contributions Plan No 24W Schofields Precinct Works. The categories of works and facilities for which contributions are sought in accordance with the. priorities shall be specified in the s7 11 condition. 1 20 Timing of Provision of Items, The provision of the individual items contained in this plan has been prioritised. The priority attached to providing each item has been determined having regard for. Existing development trends For example the provision of parks in faster growing residential. areas will have a higher priority than slower growing areas. Anticipated revenue Council s ability to forward fund Section 7 11 works is limited As such. the timing of works is very much dependant on the receipt of adequate S7 11 funds The work. schedules in the appendices of this plan have been formulated having regard for existing. funds available to each of the catchment areas and projected income. As noted in Section 1 18 above regular reviews of this plan are undertaken Development trends are. monitored and revenue estimates are revised as part of the review process and as a result the priority. of works can change,1 21 Pooling of funds, This Plan authorises monetary Section 7 11 contributions paid for different purposes to be pooled and. applied progressively for those purposes The priorities for the expenditure of pooled monetary. section 7 11 contributions under this Plan are the priorities for land acquisitions. 1 22 Financial Information, A separate annual statement is prepared by Council following the end of each financial year This. accounting record contains details of total contributions received total contributions expended and. total interest earned for each plan and is available for inspection free of charge from Council s Finance. 1 23 Enquiries regarding this Plan, Enquiries in relation to this or any other Contributions Plan can be made either by phoning Council s. Information Centre on 9839 6000 between 8 30 am and 5 30 pm Monday to Friday or by visiting the. Information Centre on the Ground Floor of the Civic Centre in Flushcombe Road Blacktown between. 8 30 am to 5 30 pm Monday to Friday,1 24 Contributions Register. A copy of the Contributions Register is also available for inspection free of charge and can be viewed. at the Information Centre As this register spans many years persons wishing to view the whole. register rather than details in relation to a particular property will need to contact Council s Section 94. Officers in advance to ensure suitable arrangements can be made to view this information. On public exhibition from 27 June 2018 to 24 July 2018 8. Draft Section 7 11Contributions Plan No 24W Schofields Precinct Works. 2 Water Cycle Management Facilities, In order to levy S 7 11 contributions Council must be satisfied that development the subject of a. Development Application or application for a Complying Development Certificate will or is likely to. require the provision of or increase the demand for amenities and services within the area This. relationship or means of connection is referred to as the nexus. The nexus between development and the increased demand for water cycle management works is. based on the community held expectation that urban land especially residential land should be. satisfactorily drained and flood free Development produces hard impervious areas and this results in. increased stormwater runoff and greater flows occurring in the natural drainage system If these flows. are not controlled by an appropriate drainage system inundation from floodwaters may occur both. within the area being developed and further downstream The increased flows can also result in. damage to downstream watercourses through increased erosion and bank instability An appropriate. drainage system may include pipes channels culverts and detention basins. A nexus also exists between urban development and increased pollutant loads entering the. stormwater system Therefore in order to protect receiving waters from the effects of urban. development stormwater quality improvement measures are required. The Water Cycle Management objectives and criteria are detailed in the Growth Centres State. Environmental Planning Policy SEPP and Development Code. Areas of existing development that are not expected to redevelop or areas with no development. potential are excluded from the S7 11 contributions and infrastructure sizing The precinct water cycle. management report includes catchment plans showing the areas for which new infrastructure will be. 2 2 Water Sensitive Urban Design WSUD, The report by J Wyndham Prince JWP for Schofields Precinct Water Cycle Management Strategy. Report Incorporating Water Sensitive Urban Design Techniques Post Exhibition Report May 20129. identifies that there are a number of opportunities for management of stormwater quality quantity and. flooding at the Schofields Precinct areas This management would benefit from the implementation of. Water Sensitive Urban Design WSUD practices, WSUD encompasses all aspects of urban water cycle management including water supply. wastewater and stormwater management that promotes opportunities for linking water infrastructure. landscape design and the urban built form to minimize the impacts of development upon the water. cycle and achieve sustainable outcomes, A WSUD strategy for management of stormwater quality quantity and flooding has been developed. for the Schofields Precinct that nominates at source pollution control measures for industrial. commercial and higher density residential areas combined with Precinct scale co located. detention bio retention basins and gross pollutant traps at key locations These systems would. essentially comprise a dry basin to provide detention function combined with bio retention to provide. water quality treatment function situated in the basin Bio retention is sized to treat runoff from low. density residential areas and the road network of the other proposed landuse areas Due to the. different water quality management principles applied to low density residential land the Precinct is. divided into distinct water quality sub catchments based on landuse. J Wyndham Prince JWP for Schofields Precinct Water Cycle Management Strategy Report Incorporating Water Sensitive Urban Design. Techniques Post Exhibition Report 8980Rpt1C doc dated May 2012 page 3. On public exhibition from 27 June 2018 to 24 July 2018 9. Draft Section 7 11Contributions Plan No 24W Schofields Precinct Works. Rainwater tanks are to be provided in accordance with BASIX requirements10 as a minimum as part of. development The sizing of S7 11 stormwater management works accounts for rainwater tanks being. provided Additional measure such as swales within the local road network may also be incorporated. into development These measures are not included in this contributions plan as they will be provided. as part of individual developments to meet their individual treatment requirements for areas other than. low density residential land, For flood management habitable floor levels of new residences commercial and industrial. developments should be above the flood planning level and trunk drainage channels are provided. where catchments generally exceed 15 hectares, Numerical modelling was used to test the effectiveness of the WSUD strategy and included modelling. of flood peaks and flood levels for the creeks within the Schofields Precinct using RAFTS and. TUFLOW Volumes of detention that responded as best possible to the Indicative Layout Plan ILP. and restricted flood peaks to pre development levels were calculated using RAFTS Stormwater. quality management and Stream Stability requirements were determined using MUSIC 11. The results of the numerical modelling has shown that the proposed WSUD strategy together with the. flood plain management can satisfy the requirements of the Growth Centres Development Code. GCC 2006 Blacktown City Council Engineering Guideline for Development BCC 2005 Blacktown. City Council Growth Centre Precincts Development Control Plan 2010 DPI 2010 and the NSW. Floodplain Development Manual for management of stormwater quantity quality and flooding in or at. the Precinct 12 Development will also need to consider where appropriate Blacktown City Council DCP. 2006 Part R Water Sensitive Urban Development and Integrated Water Cycle Management. Blacktown City Council BCC has used WSUD strategy and associated modelling to form the basis of. the regional stormwater drainage infrastructure works Preliminary sizing only was also undertaken by. J Wyndham Prince with some amendments by Blacktown City Council This enabled the preparation. of preliminary quantities and estimates by BCC based on BCC contract rates. 2 3 Consistency with Precinct Planning Documents, The Precinct Planning for the Schofields Precinct has developed since the original exhibition in 2011. J Wyndham Prince prepared the exhibition version of the Water Cycle Management technical. assessment and subsequently updated this report to the post exhibition version in response to. submissions and direction from the Department of Planning and Environment Therefore the technical. report relevant to the final Precinct planning outcome is. J Wyndham Prince for Schofields Precinct Water Cycle Management Strategy Report. Incorporating Water Sensitive Urban Design Techniques Post Exhibition Report. 8980Rpt1C doc dated May 2012, Concept designs for trunk drainage channels and basins were prepared by J Wyndham Prince. Where sizing of drainage infrastructure was not provided as part of the J Wyndham Prince reports. additional sizing was conducted by Council s Asset Design Services ADS staff based on the. numerical modelling available, The Precinct planning documents relevant to the water cycle management are as follows. J Wyndham Prince JWP for Schofields Precinct Water Cycle Management Strategy Report Incorporating Water Sensitive Urban Design. Techniques Post Exhibition Report 8980Rpt1C doc dated May 2012 page 8. J Wyndham Prince JWP for Schofields Precinct Water Cycle Management Strategy Report Incorporating Water Sensitive Urban Design. Techniques Post Exhibition Report 8980Rpt1C doc dated May 2012 sections 7 8 9 and 10. J Wyndham Prince JWP for Schofields Precinct Water Cycle Management Strategy Report Incorporating Water Sensitive Urban Design. Techniques Post Exhibition Report 8980Rpt1C doc dated May 2012 section 12 page 61 generally summarised. On public exhibition from 27 June 2018 to 24 July 2018 10. Draft Section 7 11Contributions Plan No 24W Schofields Precinct Works. Department of Planning and Environment Schofields Precinct Indicative Layout Plan dated 5. April 2012, Department of Planning and Environment Blacktown City Council Growth Centre Precincts. Development Control Plan 2010 including Schedule 5 Schofields Precinct. Department of Planning and Environment current version of SEPP Maps. Department of Planning and Environment Growth Centres Development Code dated October. Council engaged Opus International Consultants to conduct a review of the overall Precinct. modelling The results of this review are presented in Appendix I The sizing and location of the water. cycle management infrastructure was generally acceptable However there are several areas where. changes and or further investigations are recommended Council ADS staff subsequently undertook a. more detailed review of the concept designs and made adjustments as required to deliver practical. infrastructure outcomes This review also incorporates current information provided by RMS and. Sydney Water in relation to their infrastructure works in this Precinct These main changes include. General Water Quality modelling, The review by Opus identified that the modelling results are sensitive to some of the base parameters. used in relation to bio retention systems raingardens Some of the parameters used appear to be. outside the generally accepted default parameters The Precinct water quality modelling also excluded. open space and drainage land that will drain to proposed treatment measures and this can also over. estimate treatment performance Council has undertaken further modelling using recommended. parameters and some adjustment to catchment areas to reflect current and planned landform. outcomes and this has resulted in an overall increase in bio retention area of approximately 13. Specific Water Quality changes14,JWP Raingardens RG6A to RG6D. The JWP concept design for these raingardens has them located on a bench in the major trunk. drainage channel TC5 The location in the channel does not provide sufficient space to adequately. construct and maintain these measures and is therefore not considered practical An alternate location. is available within the land zoned for drainage in the JWP basin 6 area Raingardens RG6A to RG6D. have been relocated to CP24 item SE7 12 and a flow diversion drainage line item SE7 14 added to. convey flows to the new treatment location,JWP Raingarden RGE. On the adopted ILP raingarden RGE is located in an area of private property with no direct public road. access This arrangement is not acceptable to Council It is possible to relocate the treatment function. of RGE into RG8 which is now the single larger item SE9 1. General Water Quantity modelling, The Opus review identified some issues with the general concept designs and the levels of the JWP. basins relative to flood levels in Eastern Creek These have required a review of the basins to ensure. the required detention volumes can be achieved and the basins will perform hydraulically as intended. A reconfiguration of the overall system resulting in a total increase in storage of approximately 6 in. basins to be retained allows the removal of JWP detention basins DB7 and DB8 which are now. proposed only as raingardens, SCHOFIELDS PRECINCT REVIEW OF WATER CYCLE MANAGEMENT STRATEGY T 13414 00 09 November 2012 Opus International. Consultants, J Wyndham Prince JWP for Schofields Precinct Water Cycle Management Strategy Report Incorporating Water Sensitive Urban Design. Techniques Post Exhibition Report 8980Rpt1C doc dated May 2012 layout of the proposed strategy is shown on Figure 4 and concept plans. are provided in Attachment G of the report, On public exhibition from 27 June 2018 to 24 July 2018 11.
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