Scope of Works
WHAT WORKS HAVE BEEN APPROVED?
Demolition works to enable the removal of existing redundant and end-of-life office buildings and a portion of the associated landscaping, carparking and structures including multi-level carpark.
WHY ARE YOU DEMOLISHING THE EXISTING BUILDINGS?
The buildings and associated infrastructure are vacant, at the end of their life, and obsolete.
They were designed and built as a bespoke business park to meet the specific needs of IBM in the 1980s. As times evolve and needs change, the business park no longer suited the needs of the onsite tenant nor was it possible to find an alternate long-term tenant for the site.
Approval has been provided to rezone the site from a business park to a family friendly residential community as the existing buildings cannot be repurposed for these new uses.
WHEN WILL THE DEMOLITION WORKS COMMENCE?
Preparation works relating to the demolition on site will take place from 28 February 2022 and take approximately two weeks. Activities will include; decommissioning services, delivery and installation of site sheds and amenities, erecting additional fencing and hoarding, and installation of site management controls including tree protection fencing. Once preparation works are complete, internal strip out of the buildings will take place to then enable approved demolition works. It is estimated the total program duration will take eight months to complete.
WHAT ARE THE APPROVED HOURS OF WORK?
Monday to Saturday 7:00am – 5:00pm. No work on Sundays or Public Holidays.
WILL THERE BE ANY OUT-OF-HOURS ACTIVITIES?
Due to the nature of the associated plant and equipment required to safely execute these works, there may be instances where out-of-hours deliveries may be required to safely transport equipment, and to ensure compliance with Roads and Maritime Services guidelines for oversized vehicles. Furthermore, services authorities (i.e., Endeavour or Sydney Water) works may take place out-of-hours during quieter network periods.
Please be assured that any out-of-hours activities will require separate approvals prior to works commencing and notification will be provided to ensure adequate notice is provided to residents.
WHO DO I CONTACT IF I HAVE A QUERY OR QUESTION ABOUT DEMOLITION WORKS?
WHY DOES THE DEMOLITION FOOTPRINT EXTEND BEYOND THE IMMEDIATE FOOTPRINT OF THE EXISTING BUILDINGS AND WHY CANNOT IT BE FROM WITHIN?
The demolition footprint is at the minimum area required to safely demolish the existing buildings and manage other aspects of this work unique to the site, including stormwater diversions, sediment basins for management of runoff, areas for stockpiling, and waste sorting.
HOW MANY TREES WILL BE REMOVED AS PART OF THE DEMOLITION WORKS?
In order to safely facilitate the works, 1,253 trees have been approved to be removed as part of the demolition approval. In accordance with a Council approved Fauna Management Plan, key environmental controls will be established prior to tree removal works commencing.
A large proportion of the trees approved for removal are those planted within the landscaped areas associated with the business park development. They include Lemon-scented Gums (a Queensland species) and other species planted outside of their ecological range (such as Swamp Oak). The species mix are problematic for the critically endangered Blue Gum High Forest and Sydney Turpentine Ironbark Forest that occurs naturally on the site.
WILL TREES BEING REMOVED AS PART OF THE DEMOLITION PHASE BE REPLACED?
As part of the demolition approval, Mirvac is required to plant new trees during the demolition phase.
As part of the future redevelopment plans, a broader and more comprehensive tree replacement strategy will be proposed. Further details will be provided to the community in due course in relation to this important item.
DO THE BUILDINGS CONTAIN ANY ASBESTOS?
Asbestos containing material has been identified, mainly in the plant rooms, within the existing buildings. Prior to demolition works commencing, appropriately licensed contractors will be engaged to remove the identified material under strict controls and in accordance with the relevant legislation.
WHAT IS THE PROPOSED ENTRY/EXIT POINTS AND PATH OF TRAVEL TO THE SITE?
A heavy vehicle access route has been approved via Coonara Avenue from Castle Hill Rd through dedicated gates at the southern driveway entry/exit of the site.
HOW WILL MIRVAC ENSURE CONTRACTORS NOR TRUCKS DON'T PARK ALONG COONARA AVE?
To avoid parking in neighbouring streets, workers will be provided parking onsite and encouraged to utilise public transport. All sub-contractor contracts will clearly outline Council’s conditions of approval about onsite parking. Regular toolbox talks and ongoing site management will also occur.
Whilst Mirvac will do all we reasonably can to enforce this item, if any member of the community can demonstrate sub-contractors parking on Coonara Avenue instead of on site, please contact us on the community information phone number or email.
Furthermore, the size of the site means there is no need to keep trucks outside of the site boundary and as such, there will be no parking or queuing of trucks along Coonara Ave.
Should there be substantiated complaints of workers parking outside the site, the demolition contractor will also be penalised under Mirvac’s contractual agreement.
WILL MIRVAC BE TAKING STEPS TO MITIGATE PEAK HOUR TRAFFIC CONGESTION ON COONARA AVE GOING NORTHEAST ON AIKEN/OAKES ROADS GOING SOUTH?
No demolition truck routes will approach or leave the site from this direction.
WILL WORKS INVOLVE ANY CHANGED TRAFFIC CONDITIONS AND/OR CHANGES TO PEDESTRIAN ACCESS ALONG COONARA AVE?
The main focus of the demolition works will be within the site; however, there will be certain activities that interface with Coonara Ave.
These activities include the installation of the hoarding and authority services works (i.e., decommissioning high-voltage services in the site). Prior to any works taking place outside the site boundary, applications and approval will be sought from Council and the relevant consent authority.
As required under the approved Traffic Management Plan, authorised Traffic Controllers will be used as required, and pedestrian and cyclists will have right of way on footpaths. We confirm that any traffic controllers used on site will be accredited and focussed to ensure the safety of the general public and site workers.
WILL TRUCKS UNLOAD MATERIALS ON COONARA AVE?
All loading and unloading of materials associated with the demolition works will be undertaken within the site.
Localised works for services connections (i.e., decommissioning high-voltage services in the site) and installation of hoardings will however require unloading access from Coonara Ave. During these activities, any disruption to Coonara Avenue will be minimised as much as possible and appropriately managed.
HOW WILL MIRVAC KEEP NEIGHBOURING RESIDENTS INFORMED ABOUT THE PROGRESS OF THE WORKS?
Mirvac is committed to keeping the community informed throughout the entire project, including during the demolition phase. Aside from face-to-face meetings and briefings, drop-in sessions, door knocks, residents and the wider community will be informed through written notifications and website updates.
HOW WILL MIRVAC MANAGE THE IMPACT OF THE WORKS (I.E., VIBRATION) ON NEIGHBOURING HOMES?
Mirvac is required to adhere to a strict set of approval conditions when undertaking works onsite to ensure all works are appropriately managed. To help mitigate the impact to adjoining neighbours, Mirvac will implement the following control measures:
- Hoarding to Coonara Avenue and the western boundary to screen from dust and noise
- Noise and vibration monitors will be set up along the boundary in accordance with the approved Construction Noise and Vibration Plan.
- Dust suppression systems including water misting and sprays will be used during the demolition to help minimise dust migration from the site.
Furthermore, all adjoining residents have been encouraged to obtain a condition report of their property prior to works commencing. A specialist consulting engineer has been engaged to complete these reports.
A condition report records the standard of your property including notes and photos and can be used as a reference should an owner believe their property has been affected by any works. If you are an adjoining owner who has received a letter from the consultant and have not yet had a condition report completed, we encourage you to do so.
HOW WILL MIRVAC MITIGATE DUST MIGRATION FROM THE SITE?
Dust migration is typically highest during the demolition and civil works phases of the project and as such, Mirvac will have several dust suppression measures in place to help manage the dust generating activities to adjacent residents. These include:
- Controlled site access will be maintained with vehicle wash down / clean down facilities established to maintain access roads.
- Wetting down of works areas where required to mitigate generation of dust.
- All materials transported from site in trucks are appropriately covered.
- The site perimeter along the western boundary and Coonara Avenue will be encapsulated with hoarding to minimise the egress of dust at the boundary of the site.
- Water points will be located around the perimeter of the site and are used during specific activities as required.
- Stockpiles will be covered when established and long-term stockpiles will be seeded in accordance with DA requirements.
- Roads and the entry point will be cleaned regularly.
WHAT CONSIDERATIONS ARE YOU PROVIDING TO ENSURE NEIGHBOURING RESIDENTS ARE NOT NEGATIVELY IMPACTED DURING THE DEMOLITION AND FUTURE CONSTRUCTION PHASES?
With the commercial buildings now completely redundant and the site zoned residential and environmental conservation, demolition is an unavoidable part of transforming the site to its new use.
At this stage demolition works only have been approved to occur. Demolition works, including removal of trees and demolition of existing buildings, will not commence until all pre commencement conditions have been satisfied, which we anticipate being early 2022.
The conditions of approval that go with the demolition works are extensive and will require Mirvac to strictly comply with them to minimise the impact of approved works. Mirvac is committed to providing regular and ongoing communication with the community and is available to address any queries or concerns that anyone may have.
Future construction phases (i.e., civil works and new housing) will be subject to future and separate approval processes. Once the applications have been lodged, assessed, and determined, greater detail can be provided around these works.
We look forward to working with the community to minimise impacts where possible.
WILL THERE BE ANY DISRUPTIONS AND/OR OUTAGES TO POWER, WATER, AND/OR TELECOMMUNICATIONS DURING THE WORKS?
Whilst the scope of works involves the disconnection of existing services, any planned disruptions and/or outages to existing services will require approval by the relevant services authority (i.e., Sydney Water, Endeavour) prior to works commencing.
Once approved, a separate notification will be issued to any residents affected by the works.
WHAT NOISE LIMITS WOULD THE TEAM BE WORKING TO AND WHAT TYPE OF EQUIPMENT WILL BE USED TO REMOVE THE BUILDINGS (I.E., ROCK BREAKERS)?
A Noise and Vibration Management Plan has been developed and approved in accordance with Council’s approval conditions for the demolition works.
As per this plan, management of noise limits will be in accordance with those set out by the Environmental Protection Agency’s guidelines for construction noise. To help ensure ongoing compliance, Mirvac will establish and undertake noise monitoring and impose restrictions when high-impact noisy works take place (i.e., introduction of respite periods). Furthermore, localised acoustic treatment, including on machinery and equipment, will help minimise noise where possible.
Environmental and Ecological Protection
HOW HAS MIRVAC CONSIDERED THE PRESENCE OF CRITICALLY ENDANGERED SPECIES WITHIN THE SITE AS PART OF THEIR DEMOLITION PLAN?
Mirvac understands, acknowledges, and highly values the important role the remnant Blue Gum High Forest and the Sydney Turpentine Ironbark Forest has in providing critical habitat for local native flora and fauna, in particular the Powerful Owl, and we are committed to its protection.
Since 2015, Mirvac has been led by key ecological expert advice with respect to environmental matters on the site. Ecological values and biodiversity remain a critical consideration at every phase of the proposal, including the preparation of the demolition methodology. Expert consultant advice will continue to guide the process as to what is and isn’t possible.
One of the key elements associated with the demolition approval, is the completion and approval of a Fauna Management Plan by Council prior to any demolition works commencing. The Fauna Management Plan will outline how the site will be managed in relation to habitat and what must be done, pre, during and post any demolition works.
HOW WILL MIRVAC ENSURE THE ONGOING PROTECTION OF CRITICALLY ENDANGERED SPECIES AND LOCAL FAUNA DURING THE DEMOLITION AND FUTURE CONSTRUCTION PHASES?
The health and wellbeing of fauna is of the utmost importance to Mirvac. A comprehensive and strictly implemented Council approved Fauna Management Plan will ensure the protection of any fauna uncovered during demolition and future construction works.
Ongoing supervision by an independent and experienced ecologist and licensed wildlife spotters will allow the identification and careful relocation of any native wildlife prior to and during the removal of any vegetation and/or buildings as part of the demolition process.
All native wildlife, under the supervision of the onsite ecologist and licensed wildlife spotters, will be relocated to an appropriate distance from site works within the adjacent remnant forested areas of the site.
WHAT SURVEYS HAVE BEEN UNDERTAKEN TO IDENTIFY ONSITE FAUNA?
Over the last 6 years, Mirvac, through the engagement of an independent and experienced ecologist, has undertaken several targeted biodiversity surveys of the site to ensure a thorough understanding of the sites inhabitants that has greatly assisted in the planning of the demolition and proposed future family friendly residential community to ensure the ongoing protection of onsite fauna.
ARE THERE ANY POWERFUL OWLS WITHIN THE DEMOLITION FOOTPRINT?
No individual Powerful Owls have been observed nesting on the proposed development site, including the demolition footprint, during any of the targeted survey activities.
HOW WILL RATS AND/OR OTHER PEST ANIMALS ON SITE BE MANAGED DURING DEMOLITION?
All animals, including pests, will be appropriately managed by either the Council approved Fauna Management Plan or other bespoke management measures that may be required pending what animal may apply. If any community member has a specific query in relation to a particular pest such as rats, please let us know.
HOW WILL YOU ENSURE THE E2 ENVIRONMENTAL CONSERVATION ZONE AND ECOLOGICALLY PROTECTED SPECIES ARE PROTECTED DURING THE DEMOLITION AND FUTURE CONSTRUCTION PHASES?
The area of works will be fully fenced to prevent any direct access into the remnant forest. Stormwater Sediment Ponds and swales have also been designed to collect any runoff from the demolition footprint. The water collected will be stored and treated in accordance with authority requirements and reused onsite or discharged.
Mirvac is committed to building a positive and enduring relationship with the broader community and we encourage all those with an interest in Coonara Avenue to register here for updates.