FAQ
General
What is this proposal for?
This proposal includes the rezoning of approximately 150 hectares of RU1 Primary Production and RU2 Rural Landscape land to E4 General Industrial zoning with supporting RE1 Public Recreation and an SP2 Infrastructure Zone for an electrical zone substation. It currently comprises of predominantly cleared rural lands that experience minimal agricultural activity. The E4 General Industrial zone permits a range of commercial, industrial and warehouse land uses with a focus on generating employment opportunities.
How many jobs will this bring to Wollondilly?
The SGBP is estimated to provide 290 average annual jobs throughout construction and an additional 4,500+ local jobs once operational. These local jobs are anticipated to be full time equivalent in the transport, postal and warehousing, and wholesale trade industries.
How many warehouses are you building?
This initial planning proposal is for the rezoning of land only with all built form depicted in the planning proposal documents being conceptual and subject to future applications.
The exact number of buildings will therefore be established during the future built form applications, subject to approval of the rezoning.
What type of warehousing are you proposing?
The SGBP is proposed to cater for a range of commercial, warehousing and distribution industries ranging from small to large format buildings.
What kind of open space is proposed?
Almost 3 hectares of public open space is proposed across the concept masterplan to encourage passive recreation and enhance public access along riparian corridors.
What is the purpose of the interchange?
The delivery of a new interchange with the Hume Motorway at the existing Moreton Park Road overpass will provide direct access to the site and, with the State Government’s proposed east west connection over the Nepean River, connect Menangle to the Greater MacArthur Growth Area. This east west connection between Appin Road and Menangle Road will provide greater access and connectivity to the proposed amenity within the Greater MacArthur Growth Area such as retail, tertiary education, health services and transport hubs for the local Menangle community.
Traffic and Access
Will the SGBP increase heavy vehicle traffic along Moreton Park Road and Menangle Road?
- The SGBP proposal includes the upfront delivery of a new interchange with the Hume Motorway at the existing Moreton Park Rd overpass. Once complete, this is anticipated to be the primary access/egress to the site as it will provide direct access from/to the Hume Motorway approx. 1km south of Menangle Village (Station St).
- Mirvac’s proposal includes both north and south facing on/off ramps, enabling vehicles to access the site travelling both northbound and southbound on the Hume Motorway.
- The provision of this new interchange is anticipated to be the most desirable access/egress point for the site as it provides a direct connection to the major transport corridor of the Hume Motorway. It is therefore anticipated to minimise heavy vehicle traffic on surrounding rural and residential road network.
- Note that this planning proposal does not approve the interchange works. These works will be subject to a future separate approval should the rezoning be approved.
Will the proposed interchange be delivered prior to construction of the SGBP?
The proposed interchange is required for the operation of the SGBP, therefore it will need to be prioritised and delivered concurrently with the early stages of the development.
How will trucks get to the site throughout construction of the proposed interchange?
- Interim access to the site for construction vehicles associated with lead in infrastructure (i.e., trunk services/roads, the interchange etc.) and civil and servicing works associated with the initial stages of the SGBP development is proposed directly off the Hume Motorway, possibly where the existing truck stop is located.
- This interim arrangement is proposed for construction vehicles only and is proposed to be in place up until the Hume Motorway/Moreton Park Road interchange is completed.
- All interim and ultimate access to the site is subject to authority approvals.
How will the infrastructure needed to support the development be secured and delivered?
Mirvac is proposing to enter into a planning agreement with the State Government and/or Local Government which will set out the details of the supporting infrastructure and the timing of its delivery.
How does the State Government’s proposed east west connection over the Nepean River differ from the State Government’s proposed Outer Sydney Orbital?
- The Department of Planning and Environments Greater Macarthur Growth Area Structure Plan proposes two east west connections across the SGBP site referred to here as the northern east west connection, and the southern east west connection.
- The northern east west connection is located approx. 1km south of Station Street in the location of the existing Moreton Park Road overpass. This proposed east west connection includes a new interchange with the Hume Motorway at the existing Moreton Park Road overpass and will ultimately link Appin Rd to Menangle Rd. The interchange associated with the northern east west connection is proposed to be delivered by Mirvac as part of the SGBP. The extensions of this link road to the east and west beyond the interchange are not proposed to be delivered by Mirvac, however the interchange design does account for them.
- The southern east west connection is the proposed Outer Sydney Orbital which is a major passenger vehicle and freight corridor proposed to ultimately connect the new Western Sydney Airport with the Illawarra region. Mirvac is not proposing to deliver any part of the Outer Sydney Orbital.
Services
How is the site being serviced?
- Currently there are no electrical, sewer or potable water services to the area. Mirvac has commenced early engagement with the service authorities to ensure planning for the services required starts early.
- The following infrastructure is likely required to service the site, which Mirvac will work with authorities to plan and deliver:
- A new potable water lead in trunk main, pump station and water reservoir,
- New waste water pump stations and a series of gravity and pressurised rising trunk mains, and
- Electrical supply through a new on site electrical zone substation.
Noise Considerations
What measures will be put in place to mitigate the noise associated with construction and ongoing operation of the SGBP?
- The acoustic assessment prepared to support the planning proposal suggests acoustic walls may be required along the northern end of the site to mitigate noise
- The assessment also suggests that buildings within SGBP can be oriented in such a way to reduce noise impacts to adjoining properties.
- If the rezoning is approved and development proceeds, more detailed acoustic assessments will be required to support each approval for works (i.e. roads and drainage and building works) that will provide recommendations for any required noise mitigation measures.
Environment and Sustainability
How are you protecting the local biodiversity?
The Preliminary Biodiversity Development Assessment that supports the planning proposal proposes various measures that could be implemented to protect local biodiversity, these include:
- Providing sufficient buffers between employment land uses and sensitive natural areas, particularly to the east with the vegetated riparian corridors.
- Creating no-go zones in protected areas.
- Conducting pre-clearing surveys via a trained ecological wildlife handler before clearing any vegetation.
Subject to approval of the rezoning, impact to local landscape and biodiversity will be further assessed during Development Application stage and we are committed to seeking feedback from the community during this process.
Are you targeting any sustainability initiatives?
In line with Mirvac’s leading sustainability commitments, Mirvac has established specific sustainability aspirations for SGBP. These include, but are not limited to:
- Offsetting of all upfront embodied carbon to ensure a carbon positive development.
- Climate Active Certification of each building once operational.
- Certifying each building as 5 Star through the Green Star Buildings rating system.
- The removal of fossil fuel use throughout the precinct.
- Installation of Onsite generation of energy with a minimum of 200kW per site.
- Large rainwater collection, storage and reuse systems for the precinct to reduce potable water demand.
Subject to approval of the rezoning, sustainability targets will be further assessed during Development Application stage and we are committed to seeking feedback from the community during this process.
The natural landscape is important to the Menangle area. What are you doing to ensure this is maintained?
Mirvac’s proposal considers the natural landscape and rural character which we know is important to the community. To mitigate impacts on the rural character and landscape, the concept masterplan and proposed controls and guidelines include:
- Relatively low-rise built form across the site to protect key views and vistas.
- Landscape enhancements such as:
- Boundary buffer planting and setback landscaping
- Conserving the natural environment by proposing a re-vegetation strategy
- Maintaining and protecting significant natural features such as creeks and drainage lines
- Including tree-lined pathways and open green spaces promoting a healthy work environment
- Increasing urban greening to mitigate climate extremes including expansion of tree canopy
Note that this planning proposal does not approve any of the above works. All works will be subject to future separate approvals should the rezoning be approved.
How will views be preserved?
- A landscape and visual impact assessment report accompanies the planning proposal, identifying that adjacent residential properties to the northeast of the site will have views of the proposed development.
- Subject to approval of the rezoning, the development proposes substantial landscape planting to offset this visual impact in the form of native canopy trees and screening shrubs.
- Following maturity, these planted buffers are proposed to provide a dense screen for those who experience direct views to assist in protecting the natural landscape and rural character of Menangle.
Planning Pathway and Consultation
Have you consulted with Traditional Landowners?
To inform current and future planning and design of our proposal a Walk on Country with a local Dharawal traditional landowner and knowledge holder was held and assistance was sought for the Aboriginal Design Principals prepared to accompany the planning proposal. Local Aboriginal people were also involved in the preparation of the Aboriginal Cultural Heritage Assessment Report prepared to support the planning proposal. We will continue this engagement throughout the process.
What are the next steps?
If approved, Mirvac will determine how best to take the project forward. This will likely include a series of Development Applications (DAs) which will be supported by further technical assessments, more detailed designs and further community consultation.
How can I have my say?
We are committed to seeking feedback and keeping the community informed as we progress and we will host a community information session in Menangle while the project is on formal exhibition.
We have also commissioned Urbis Engagement to receive your feedback. The team can be contacted via:
1800 244 863
sgbpmenanglecommunity@mirvac.com
Please note these consultation methods and the feedback received by Urbis Engagement will not qualify as a formal submission, all formal submissions will need to be via Council’s website.
What is the difference between a Planning Proposal and a Development Application?
A planning proposal is a formal application that is submitted to a Planning Authority (in this case Wollondilly Shire Council) that proposes to amend the Local Environmental Plan (LEP), including proposals to rezone land. This involves changing existing, and creating new planning objectives, guidelines and controls to govern the future development of a specific site. According to the https://www.wollondilly.nsw.gov.au/ website, a planning proposal outlines:
- The statement of the objectives or intended outcomes of the proposal.
- An explanation of the Provisions that are to be included in the proposal.
- The justification for those objectives, outcomes and provisions; and the process for their implementation.
- Maps containing the appropriate details including proposed zones, environmental constraints, heritage and flooding where relevant.
- Details of the community consultation that is to be undertaken.
Alternatively, a development application (DA) is a formal application submitted to a Planning Authority seeking approval for building or development works. Refer to the below definition of a DA from the https://www.planning.nsw.gov.au/ website:
- An application for consent under Part 4 of the EP&A Act to carry out development. It is usually made to the local council. It consists of standard forms, detailed plan drawings and a number of detailed documents (called ‘submission requirements’).
Register for updates
Community engagement is an important part of Mirvac’s commitment to being a good neighbour, and we look forward to seeking your feedback and keeping you informed as construction progresses. To receive community updates, including future consultation activities, please register your interest via our community updates form.
Mirvac acknowledges Aboriginal and Torres Strait Islander people as the Traditional Owners of Ku-ring-gai, the Darug and the Darramuragal people, and we recognise their enduring connection to the land, waters and culture. We pay our respect to their Elders past and present.
Artwork: ‘Reimagining Country’, created by Riki Salam (Mualgal, Kaurareg, Kuku Yalanji) of We are 27 Creative.