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2.0 Project Objectives and Strategic Need
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2.3 Objectives of the Development
The objectives of the project are to:
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• Support the realisation of a Tier 1 rectangular stadium at Moore Park by:
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− Creating a publicly accessible entertainment and recreational facility;
− Building a stadium integrated with its surrounds including Centennial and Moore Parks and the surrounding residential and business areas; and
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• Demonstrate excellence in environmental sustainability; and
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3.0 Site Analysis
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3.2.7 Contamination
Douglas and Partners (Appendix S) have identified that there is the potential for the site to have been contaminated by previous filling works and the demolition of buildings on the site prior to the construction of the stadium in the 1980s. It is possible that when the stadium was constructed, existing soils that contained concentrations of contaminants may have been mixed with natural soils to allow for the most efficient disposal of materials. This is consistent with soil samples tested during the development of nearby buildings including the Sheridan Building, ARDC and Bradman-Noble Stand. Further detailed investigation will be undertaken as part of the Stage 2 detailed design and planning process. The site is not identified as being significantly contaminated under the Contaminated Lands Management Act 1997.
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5.0 Description of the Development
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5.1 Concept Proposal
The Concept Proposal for the new Sydney Football Stadium seeks to establish the broad principles for the construction of a new stadium, including principles for detailed design, planning and operation. Specifically, Concept Approval is sought for the following:
• Maximum building envelope;
• Maximum stadium capacity of 45,000 seats (55,000 patrons in concert mode) and 1,500 staff.
• Urban Design Guidelines which will establish the principles for the detailed design of the new stadium, including the building architecture and public domain and landscape architecture;
• Design Excellence Strategy for the detailed design of the new stadium (Stage 2);
• Use of the site as a "recreation facility (major)" with ancillary uses; and
• Outline of the staging of the development.
A maximum "loose fit" building envelope has been established which sets out the maximum physical size of the future stadium, whilst providing flexibility to allow for a range of design solutions in the delivery of the new stadium (Appendix C). The Urban Design Guidelines prepared by SJB Urban Design (Appendix C) provide the overarching framework for the design and functionality of the stadium within the site and landscape, whilst the Design Excellence Strategy (Appendix D) sets out the process to ensure that the future stadium design delivers a high-quality development. The Concept Proposal also sets out broad principles for stadium operations and land uses, and includes details of the intended project staging. Further details are set out in the following sections.
5.1.1 Building Envelope
This application seeks consent for a maximum building envelope which is defined via horizontal and vertical planes. The building envelope sets the maximum parameters within which the future detailed stadium design will be required to be contained within. The footprint and sectional representations of the maximum building envelope are reproduced in Figures 32 and 33, and detailed further at Appendix C. The maximum building envelope sets a maximum building height of RL 85.00 m AHD which applies across the horizontal maximum footprint.
The building envelope has been informed by, and developed in conjunction with, the development of a reference design prepared by Cox Architecture (the architect firm responsible for the existing SFS) that incorporates all of the functional and operational requirements of a Tier 1 stadium with a seated capacity of 45,000 persons (55,000 for concerts).
The building envelope arising from this reference design process has been enlarged to provide a "loose-fit" maximum building envelope that would accommodate not only the reference design, but also other possible architectural and structural design responses to the functional brief for the stadium. This approach ensures that the maximum building envelope can accommodate a range of design options to be explored through the competitive design excellence and detailed design processes. This approach establishes a maximum building envelope for which approval is sought at the Concept Proposal stage and which forms the "worst-case" basis for the environmental assessment in this EIS and supporting documentation. The final detailed building envelope, including compliance with the maximum building envelope, will be detailed further in the Stage 2 Development Application.
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5.1.3 Urban Design Guidelines
Urban Design Guidelines have been prepared by SJB Urban Design (Appendix C) in order to set out (at Section 8 of that document) the guidelines for the future detailed design of the new stadium and public realm. The document set out principles and more detailed guidelines for the following aspects of design:
• Key moves and design intent;
• Access and movement;
• Building height and massing
• Public realm and open space;
• Security and safety;
• Activation;
• Wayfinding, signage and interpretation;
• Architectural expression;
• Sustainability; and
• Cultural and heritage significance.
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Stadium Design
The new stadium will deliver a high-quality user and fan experience, commensurate with the intended role of the new stadium as one of only three Tier 1 stadia within NSW. The stadium will have up to 45,000 seats configured around a new rectangular playing pitch, with 100% drip-line roof coverage for all seats and a 360-degree pedestrian circulation zone within the stadium structure. A range of seating types will be provided, including general admission, active supporter zones, members seating and corporate seating to ensure that the stadium meets the requirements of current and future patrons. In concert mode, additional standing capacity for 10,000 patrons would be provided in the field of play.
A 360-degree oculus will be provided for internal patron circulation within the stadium structure, maximising accessibility and distribution of crowds and reducing potential pinch-points. Lifts and vertical circulation will be provided to meet modern design and accessibility standards to allow for equitable access throughout the stadium and to provide access to a range of seating types.
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5.1.4 Design Excellence Process
A Design Excellence Strategy has been prepared by Infrastructure NSW in collaboration with, and endorsed by, the NSW Government Architect's Office (Appendix D) to ensure that the future stadium achieves design excellence by following a competitive design process in accordance with the City of Sydney Council's Competitive Design Policy (2013).
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The successful design consortia will be appointed as the lead architect for the project and will retain responsibility for the development of documentation to support the Stage 2 Development Application. The winning designer will be required to work with an experienced stadium designer. The Panel will retain an ongoing role to ensure that the design integrity of the winning scheme from the design alternatives process is maintained throughout the design development process in order to ensure that design excellence is maintained. This process will involve a series of presentations to, and issuing of advice by, the Panel at key design development milestones.
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6.1 Environmental Planning and Assessment Act 1979 & Regulation 2000
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Table 4 Objects of the EP&A Act
Section 1.3:
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(g) to promote good design and amenity of the built environment,
6.3 Compliance with Legislation and Environmental Planning Instruments
Table 7 Compliance with relevant environmental planning instruments
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SEPP 55 - Remediation Draft SEPP 55 - Clause 7 of SEPP 55 specifies that a consent authority must not consent to the carrying out of any development on land unless it has considered whether land is contaminated and if the land is contaminated, it is satisfied that the land is/can be suitable for the proposed development. Further discussion has been included in Section 6.17 of the EIS.
The construction methodology for the future stadium involves the demolition of land up to the slab, which will facilitate further site testing to occur on site and (if required) and addressed as part of a separate and future application for bulk earthworks and the construction of the stadium.
The Explanation of Intended Effect for the Draft Remediation of Land SEPP (Draft SEPP 55) makes clear that transitional provisions will be included such that the existing provisions of SEPP 55 will continue to apply to all Development Applications made before Draft SEPP 55 commences. Notwithstanding this, and as discussed in Section 6.17 of the EIS, the site is suitable for the demolition of the existing stadium structure down to existing slab level with no ground disturbance, whilst the Phase 1 Contamination Assessment confirms that the site is expected to be suitable for the proposed use but that further detailed site investigation will be required to accompany the Stage 2 Development Application to confirm any further measures required to be implemented.
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City of Sydney Plans and Policies
Sydney Local Environmental Plan 2012
Cl. 1.2 - Aims of the plan -
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• It has been designed with consideration of the amenity of surrounding land, and will be designed to mitigate or minimise any potential impacts on amenity throughout the staged delivery process.
• It will be the subject of a competitive architectural design process to ensure the future detailed design of the stadium and surrounds exhibits design excellence and reflects its context.
• It will be designed with consideration of the Heritage Interpretation Strategy prepared by Curio, with works being conducted in accordance with the detailed heritage and archaeological assessments prepared by Curio Projects.
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Cl. 6.21 - Design excellence - The proposal provides a building envelope capable of achieving the highest standard of architectural, urban, landscape, and environmental design. A competitive design process will be undertaken, as outlined in Appendix D.
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6.4 Built Form and Urban Design
6.4.1 Building Envelope, Built Form and Public Domain
Preparation of the Urban Design Guidelines (Appendix C) by SJB Urban Design has been informed by an appreciation of the site and surrounds, community and stakeholder feedback received during the pre-lodgement consultation, and understanding of the functional requirements of the future stadium and benchmarking of aspects of the stadium experience against best-practice examples of stadia in Australian and internationally. This approach has facilitated the development of principles for the future built form and public realm which will ensure that the stadium provides for an international-standard facility which is grounded in an understanding of the constraints and opportunities of the local place.
The Guidelines address and outline principles across the spectrum of design considerations, including; access and movement, building height and massing, public realm and open space, security and safety, activation, wayfinding/ signage/ interpretation, architectural expression, sustainability and cultural and heritage significance. These considerations will form the basis for the briefing and assessment of the design excellence process, outlined in Section 4.1.3.
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6.4.3 Design Excellence
As outlined in Section 5.1.4, in order to ensure that the future stadium achieves design excellence, this application seeks endorsement for an invited competitive design alternatives process that will apply to the detailed design that will be the subject of the Stage 2 DA. This process is outlined in the Design Excellence Strategy provided at Appendix D, which has been developed in consultation with, and to the satisfaction of, the NSW Government Architect and provides details of how design excellence will be addressed at each stage of the planning and development process to ensure a high quality architectural and public domain outcome.
The design excellence provisions of clause 6.21 of Sydney LEP 2012 apply to development involving the construction of a new building, as well as external alterations to an existing building, and seek to deliver the highest standard of architecture and urban design. The Concept Proposal and detailed Stage 1 demolition component do not seek development consent for the construction of a new building - these provisions will apply instead to the Stage 2 Development Application. Clause 6.21(5) requires a competitive design process to be held if the proposed development has a CIV over $100 million (amongst other triggers), and clause 6.21(4) outlines the factors that are required to be considered by the consent authority in determining whether a development achieves design excellence through the competitive design process.
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6.17 Ground Contamination
A Preliminary Site Investigation report has been prepared by Douglas Partners (Appendix S) which comprises a desktop assessment of the potential for ground contamination within the site of the proposed stadium prepared in accordance with the requirements of State Environmental Planning Policy No.55 - Remediation of Land. The assessment draws upon previous contamination information gathered within the SCSGT precinct, including from soil testing obtained from the construction of the Sheridan Building, Bradman Noble Stand and ARDC building. As outlined in Section 3.2.5, there is the potential for some contamination beneath the site associated with previous filling and demolition of prior structures on the site prior to the construction of the current SFS in the 1980s. Based upon analysis of the nearby sites for which detailed investigation has been undertaken, key potential contaminants include polycyclic aromatic hydrocarbons (PAHs) which is likely to be due to the presence of cinder, ash and slag as well as concentrations of heavy metals such as lead, mercury and zinc. In addition, there are two underground storage tanks (USTs) which are located along the eastern site boundary used for petrol and diesel storage for on-site maintenance vehicles and equipment, and pool chemicals are also stored on-site for maintenance of the member's swimming pool.
The land use on the site will not change as a result of the Concept Proposal, with the continuation of the stadium use. The Preliminary Site Investigation report has adopted standards for contamination in accordance with the "National Environment Protection (Assessment of Site Contamination) Measure, Schedule B1 - Guideline on Investigation Levels for Soil and Groundwater" (NEPC, 2013) which provides assessment levels for various soil, groundwater and vapour contaminants and as detailed further at Appendix S.
The Stage 1 Demolition scope for which development consent is sought as part of this application involves the demolition of the existing slab down to slab level only. Accordingly, no soil will be disturbed and accordingly no contamination impacts are expected to arise as a result of those detailed works for which consent is sought.
A Detailed Site Investigation (Phase 2) will be undertaken and submitted with the Stage 2 Development Application, and a Remedial Action Plan (RAP) will be developed as required in order to confirm the nature and extent of contamination present within the site and to establish protocols for the classification and management of any contamination which may be present. This requirement is outlined in the Mitigation Measures included at Section 8.0. In light of the above. Subject to undertaking these further investigations, Douglas Partners conclude that the site either is, or can be made, suitable for the future proposed use of the site.
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- Appendix S to the EIS contains the Report on Preliminary Site Investigation (Contamination) (PSI Report) from which the following passages are extracted:
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6. Previous Investigations
The following investigations that include a contamination component have been undertaken by Douglas Partners:
• Project 44417 (2006): Waste classification testing during development of the Victor Trumper Stand at the SCG. This included the analysis of eight soil samples. This testing was somewhat remote from the SFS site.
• Project 44783 (2007): Waste classification testing for the Sheridan Building development. This included the analysis of four soil samples. This testing was immediately to the north-west of the SFS.
• Project 45867 (2009): Waste classification testing for the Noble and Bradman Stands at the SCG. This included the analysis of 12 soil samples. This testing was to the north-west of the SFS.
• Project 84811 (2015): Waste classification testing for the Australian Rugby Development Centre building. This included the analysis of 12 soil samples. This testing was to the north-west of the SFS.
The previous investigations encountered filling to depths of between 0.7 m and 7.4 m. The filling was typically sandy, with varying proportions of sandstone, silt, clay, gravel, cinder, ash, slag and building rubble (metal, bricks, ceramic fragments, glass and wood).
The laboratory analysis undertaken on samples obtained during these previous investigations is summarised in Table D1 in Appendix D. The analysis indicated:
• Significant concentrations of polycyclic aromatic hydrocarbons (PAHs) including Benzo(a)pyrene in 21 samples which is likely to be due to the presence of cinder, ash and slag in the samples; and
• Significant concentrations heavy metals including Lead (2 samples), Mercury (1 sample) and Zinc (2 samples)
Longer-chain hydrocarbons were also detected in seven samples however these concentrations were relatively low.
Analysis of groundwater quality has not been undertaken on the site by Douglas Partners to date.
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9. Preliminary Conceptual Site Model
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The human receptors to soil contamination are likely to be the staff, athletes and visitors to the redeveloped site. Construction personnel, nearby workers/visitors/residents and the general public may also be receptors during the construction phase of the redevelopment project. The ecological receptors are likely to be limited to the flora and fauna that grow/live on the adjacent sites. The area is not known to be ecologically significant.
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10. Conclusions and Recommendations
On the basis of the results of this Preliminary Site Investigation, the main contamination risks are considered to be associated with previous filling works and the demolition of structures prior to the construction of the current stadium. The previous laboratory testing results for samples obtained from adjacent sites indicate that the filling contained significant concentrations of PAHs which are likely dur to the presence of ash. Significant concentrations of heavy metals were also identified in selected samples. It is likely that, at the time of SFS construction, existing filling was mixed with natural soils as segregation of materials to allow for more efficient disposal was not a major consideration in the 1980s.
Groundwater is understood to be in the order of 3 m below the current playing surface and, as it is used for irrigation purposes on both the SFS and SCG playing surfaces, is likely to be of high quality and not significantly contaminated. It should be noted, however, that testing will be required to confirm the actual contaminant status of the groundwater on site.
Prior to any planning approval permitting the commencement of works that are likely to expose or disturb soils, a Detailed Site Investigation should be undertaken to fully characterise the contamination status of the site, if such characterisation is required. However, on the basis of the investigation undertaken to date it is considered that the risk of significant contamination being present, that prevents the redevelopment of the site without significant remediation, is low. Subject to the further investigations specified, we expect that the site either is or can be made suitable for the proposed use.
If required, on site containment of contaminated soils could readily be achieved where technically possible (e.g. for non-!eachable PAHs, non-leachab!e metals, asbestos etc.} and off-site disposal where containment is not feasible. Further details on the contaminant status of the soil and groundwater will be required before developing remediation options further, if such remediation is required.
Any materials required to be removed from the site will need to be classified in accordance with the current Waste Classification Guidelines (NSW EPA, 2014).
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