51 York Street, Launceston

YORK STREET
CARPARK
THESE WORKS DO
NOT FORM PART OF
THIS DA.
TH
PA
GE
OR
NEIGHBOURING
BLDG.
PROFESSIONAL
OFFICES
ST
TH
PA
GE
'
10
6
13
RE
OT
FO
AT
SE NG 0'
E
F
NI 5 0
CA
AW 4
.00
14
OT
FO
.15
14
RK
YO
ET
E
R
G
ST
IN
ET
PROPOSED
WORKS
.64
43
"
'40
46
5
13
51 YORK STREET
.58
29
NEIGHBOURING
BLDG. BEAUREPAIRES
578 m2
"
'20
54
5
31
R
CA
ER
CK
A
ST
'
20 T
5
2
EE
2
TR
S
.04 NT
14 CE
N
VI
Proposed Site Plan

Scale 1:500
0m
25m
5m
SCALE 1:100
DEVELOPMENT APPROVAL (DA)

CBM Sustainable Design
PLANNING EXHIBITED
DOCUMENTS
LTN: 8 Broadland Drive, PO Box 1971, Launceston TAS 7250

HBT: 160 Bungana Way, Cambridge, TAS 7170
VIC: Level 7, 533 Little Lonsdale Street, Melbourne, VIC 3000
NSW: Impact Centre, 19 Chetwynd Road, Erina, NSW 2250
E: info@cbmgroup.com.au
A: CC1113Z
DA 0238/2016
Date
advertised:
ject]
02/07/2016
Planning Administration
NORTH
P: (03) 6332 6988
Ref. No:
This document is subject to copyright and is protected by law. In displaying this

document on its website the Council grants website users a non-exclusive licence to
reproduce the document in their web browser for the sole purpose of viewing the
content. The Council reserves all other rights. Documents displayed on the Council's
website are intended for public perusal only and should not be reproduced
without the consent of the copyright owner.
Note: All drawings to be read in

conjunction with written specications.
Written dimensions take precedence
over scaled dimensions. All
dimensions in millimetres.
RevID
01
02
03
ChID
Ch-07
Ch-08
Ch-09
Change Name
Real Estate Meeting
Development Approval
DA Extent Claried
Date
3/11/2016
Dwg No:
A101
Rev:
03
6/20/2016
Dwg:
Job No:
Site Plan
P150067
FILE: BIM Server: CBM-SVR - BIM Server 19/P150067 - 51 York St - Stage 2
Drawn by:
Daniel Stanford
5/30/2016
Approved by:
Size:
A2
John Dingemanse
CBM New Ofce Development

51 York St
Launceston
Tasmania 7250
For: CBM Sustainability Group
copyright 2016
UPGRADE EXISTING
STAIR TO COMPLY WITH
NCC REQUIREMENTS
3,075
2
TENANCY 1
EX FEMALE
A: 15 m2
A: 13 m2
m2
5,059
A: 87
EX MALE
CL.S
UPGRADE EXISTING WC
FORM ACCESSIBLE WC
TO COMPLY WITH NCC
REQUIREMENTS &
AUSTRALIAN STANDARD
AS1428.1-2009
NEW PARTITION WALL

& SINK
ACCESS WC
A: 5 m2
SSS
5,486
TENANCY 2
A: 231 m2
4
WALL TYPES
NEW WALL - PROPOSED
EXISTING WALL - RETAINED
Level 1 - Proposed
Scale 1:100
0m
Ref. No:
DA 0238/2016
Date
advertised:
ject]
02/07/2016
5m
SCALE 1:100
PLANNING EXHIBITED
DOCUMENTS



P: (03) 6332 6988
A: CC1113Z
NORTH
RevID
01
02
ChID
Change Name
021
BA Issue for CLC
Date
3/4/2016
4/21/2016
Dwg No:
Dwg:
Job No:
A204
Rev:
02
Level 1 - Existing
P150067
Drawn by:
Lisa Davis
Approved by:
Size:
A3
####
51 YORK STREET - EXISTING

CONDITIONS
51 York St
Launceston
Tasmania 7250
For: 8 Broadland Drive Pty/Ltd
copyright 2016
C
7,200
7,200
150
4,510 COS
150
150
330
2,830
90
1280
D.06
W.08
90
NEW OPENABLE
WINDOWS REFER
ELEVATIONS
5,210
W.09
3010
180
1,490
1,250
2,700
90
OFFICE
03
NEW TIMBER
SCREEN TO
DETAIL
90 660
1,220
90
CL
1,410
JOINERY
550
90
JOINERY
SERVER STORE
2520
KITCHEN
EXISTING
ROOF
24,470
370
D.07
VINYL
AMENITIES
OFFICE
02
90
5,120
5,490
245 m2
3260
D.08
EX WINDOW
3920
D.09
EX FW
D.05
bin dw
ref.
D.10
20
W.07
450
AMB.
WC
W.10
W.06
OFFICE
01
2,380
1,978
D.04
ACCESSIBLE
BATH ROOM
3420
COPY/
PRINT
2,490
D.03
WC
425
2920
750
MEETING
ROOM 2
90
90
STAIR
2,340
D.02
NEW TIMBER
SCREEN TO
DETAIL
1280
5,250 3,770
3,940
SL
GLASS
ENTRY
DOOR
4,417
2,780
W.03
2,160
W.01
W.02
JOINERY
450140
725
1,609
5,295
11,100
RECEPTION
MEETING
ROOM 1
100
4,590
RELOCATED
FIRE
HOSE REEL
1,890
NEW
DB
STORE
1870
600
D.01
ref.
4
W.0
LIGHT SHAFT
W.05
90
STAIR
1765
90
2,840
2,079
370
1,129
100
JOINERY
2,370
5,647
EX WINDOW
4,721
PROPOSED WINDOWS
90
W.12
2,270
90 659
140
W.11
7,200
2,784
WALL TYPES
NEW WALL - PROPOSED
EXISTING WALL - RETAINED
Level 2 - Proposed
0m
Scale 1:100
5m
SCALE 1:100
PLANNING EXHIBITED
DOCUMENTS
Ref. No:
DA 0238/2016
Date
advertised:
ject]
02/07/2016



P: (03) 6332 6988
A: CC1113Z
NORTH
RevID
01
02
03
ChID
011
Change Name
Review for Sign Off
031
BA Issue for CLC
Date
3/4/2016
3/24/2016
4/21/2016
Dwg No:
Dwg:
Job No:
A205
Rev:
03
Level 2 - Existing
P150067
Drawn by:
Lisa Davis
Approved by:
Size:
A3
####
51 YORK STREET - EXISTING

CONDITIONS
51 York St
Launceston
Tasmania 7250
For: 8 Broadland Drive Pty/Ltd
copyright 2016
PLANNING EXHIBITED
DOCUMENTS
Ref. No:
DA 0238/2016
Date
advertised:
ject]
02/07/2016
FOOT PATH
THESE WORKS DO
NOT FORM PART OF
THIS DA.
NEIGHBOURING BUILDING
(APPROXIMATE)
A303
E4
AWNING
ROOF OVER
SITE BOUNDARY
STAIR 2
LIGHT WELL
A: 5 m2
STAIR 1
GARDEN
A: 16 m2
UP
GARDEN
A: 7 m2
CAFE MEETING 1
A: 11
A: 25 m2
GARDEN
FHR
MSB
MAIN
ENTRY
UP
SEATING
M. WC
F. WC
A: 13 m2
A: 13 m2
LIFT
STORAGE
A: 5 m2
A: 14 m2
A: 75 m2
RL 100.7
CAFE SEATING
A: 29 m2
S2
A305
MAILBOXES
SEATING
CLN
A.WC
A: 2 m2
A: 5 m2
WASTE
RECYCLING
A301
E1
RL 99.7
ACCESS
LIFT
ACCESS LIFT
(1M HIGH MAX
TRAVEL)
SERVERY
E2
A301
YORK STREET
TIMBER BATTENS
LOBBY
m2
CAFE
AUTOMATIC
GLASS DOORS
UP
HALLWAY
A: 16 m2
A: 2 m2
APARTMENT
PARKING
CAR STACKERS
A: 42 m2
S1
A304
OUTDOOR
TERRACE
GLASS
BALUSTRADE
TO TERRACE
S1
A304
TENANCY 1
A: 235 m2
SEATING
A: 19 m2
TIMBER BATTENS
SITE BOUNDARY
PROPOSED ADDITION
PROPOSED ADDITION
EXISTING
FOOT PATH
E3
A302
NEIGHBOURING BUILDING
(APPROXIMATE)
WALL LEGEND
EXISTING
AREAS (square metres)

FIRST FLOOR PLAN (GROUND)
CAFE & TENANCY
NEW
FULLY ENCLOSED:
OPEN:
PLANNING EXHIBITED
DOCUMENTS
Level 1 Floor Plan (Ground Floor)
Ref. No:
DA 0238/2016
Date
advertised:
ject]
02/07/2016
507m
24m
Scale 1:100
0m
5m
SCALE 1:100



NORTH
P: (03) 6332 6988
A: CC1113Z
RevID
01
02
03
04
05
06
ChID
Ch-01
Ch-02
Ch-06
Ch-07
Ch-08
Ch-09
Change Name
Client Review
Client Review No. 2
LCC Meeting
Real Estate Meeting
DA Extent Claried
Date
2/26/2016
Dwg No:
A201
Rev:
06
5/5/2016
5/17/2016
5/30/2016
6/20/2016
Dwg:
Job No:

P150067
Drawn by:
Daniel Stanford
3/11/2016
Size:
A2
Approved by:
John Dingemanse

51 York St
Launceston
Tasmania 7250
copyright 2016
VINCENT STREET
RL 100.7
PROPOSED ADDITION
SITE BOUNDARY
S2
A305
UP
SITE BOUNDARY
AFTER
HOURS UP
ACCESS
APPROX. 1M
HIGH SIGNAGE
BARRIER TO
CAFE SEATING
TIMBER CLADDING
TMB WALL
CLADDING
3,300
18,600
17,500
ROOF
1,500
20,100
19,000
PARAPET HEIGHT
3,300
15,300
2400 x 1200
ALUCOBOND
CLADDING
'DARK GREY
METALLIC'
POSITIONED
VERTICALLY
GLAZED
BALUSTRADE
GLAZED
BALUSTRADE
3,800
AGL
4,900
5,680
SIGNAGE
3,800
LEVEL 2 - CBM TENANCY
2400 x 1200 ALUCOBOND

CLADDING 'CHAMPAGNE
METALLIC' POSITIONED
HORIZONTALLY
9,080
TIMBER BATTENS
APPROXIMATE GROUND
LINE
OUTDOOR SEATING
1,100
GREEN WALL
THESE WORKS DO
NOT FORM PART OF
THIS DA.
-1,100
FOOTPATH
SIGNAGE
3,800
SIGNAGE
0
GROUND 1 - CAFE
AGL
3,300
19,000
CBM PATIO
CLADDING 'CHAMPAGNE
HORIZONTALLY
SIGNAGE
150 x 300 CONCRETE
E1

CLADDING 'DARK GREY
VERTICALLY
8,700
AGL
15,300
SIGNAGE
20,100
7,600
LEVEL 3 - APARTMENTS
AGL
20,100
AGL
AGL
12,000
10,900
18,600
14,200
SIGNAGE BOARD
North West Elevation
E2
Scale 1:100
South East Elevation

Scale 1:100
0m
5m
SCALE 1:100

P: (03) 6332 6988
A: CC1113Z
PLANNING EXHIBITED
DOCUMENTS
Ref. No:
DA 0238/2016
Date
advertised:
ject]
02/07/2016

RevID
01
02
03
04
05
ChID
Ch-01
Ch-03
Ch-07
Ch-08
Ch-09
Change Name
Client Review
Client update to Apartments
Real Estate Meeting
DA Extent Claried
Date
2/26/2016
3/11/2016
3/17/2016
5/30/2016
6/20/2016
Dwg No:
Dwg:
A301
Rev:
05
Drawn by:
Daniel Stanford
Elevation E1 & E2
Approved by:

John Dingemanse
Job No:
P150067
Size:
A2

51 York St
Launceston
Tasmania 7250
copyright 2016
1,500
+19,000
PARAPET HEIGHT
TMB WALL
CLADDING
3,300
+17,500
ROOF
3,300
+14,200

CLADDING 'DARK GREY
VERTICALLY
19,100
3,300
20,100
AGL
AGL
GLAZED BALUSTRADE
+10,900
+7,600
CLADDING 'CHAMPAGNE
HORIZONTALLY
AGL
AWNING ROOF
8,080
3,800
THESE WORKS DO
NOT FORM PART OF
THIS DA.
0
GROUND 1 - CAFE
-1,100
FOOTPATH
E3
1,100
3,800
+3,800
South West Elevation

Scale 1:100
0m
5m
SCALE 1:100

P: (03) 6332 6988
A: CC1113Z
PLANNING EXHIBITED
DOCUMENTS
Ref. No:
DA 0238/2016
Date
advertised:
ject]
02/07/2016

RevID
01
02
03
04
05
ChID
Ch-01
Ch-03
Ch-07
Ch-08
Ch-09
Change Name
Client Review
Real Estate Meeting
DA Extent Claried
Date
2/26/2016
3/11/2016
3/17/2016
5/30/2016
6/20/2016
Dwg No:
Dwg:
Job No:
A302
Rev:
05
Elevation E3
P150067
Drawn by:
Daniel Stanford
Approved by:
Size:
A2
John Dingemanse

51 York St
Launceston
Tasmania 7250
copyright 2016
1,500
+19,000
PARAPET HEIGHT
+17,500
ROOF
3,300

CLADDING 'DARK GREY
VERTICALLY

CLADDING 'CHAMPAGNE
HORIZONTALLY
BUILDING SIGNAGE
3,300
+14,200
LIGHTWELL
AGL
AGL
+10,900
20,200
3,300
SIGNAGE
20,100
19,100
TIMBER CLADDING
+7,600
CAR
STACKER
11,939
AWNING ROOF
3,800
CBM PATIO
3,800
+3,800
THESE WORKS DO
NOT FORM PART OF
THIS DA.
1,100
0
GROUND 1 - CAFE
E4
-1,100
FOOTPATH
North East Elevation

Scale 1:100
0m
5m
SCALE 1:100

PLANNING EXHIBITED
DOCUMENTS
Ref. No:
DA 0238/2016
Date
advertised:
ject]
02/07/2016

RevID
01
02
03
04
ChID
Ch-02
Ch-03
Ch-07
Ch-08
Ch-09
Change Name
Client Review No. 2
Real Estate Meeting
DA Extent Claried
Date
3/11/2016
3/17/2016
Dwg No:
A303
Rev:
04
5/30/2016
6/20/2016
Dwg:
Drawn by:
Daniel Stanford
Elevation E4
Approved by:
P: (03) 6332 6988
A: CC1113Z

Job No:
P150067
Size:
A2
John Dingemanse

51 York St
Launceston
Tasmania 7250
copyright 2016
1,500
+19,000
PARAPET HEIGHT
3,300
+17,500
ROOF
A6
PATIO 1
APARTMENT 6
STORAGE
+14,200
3,300
STAIR 6
APARTMENT 4
APARTMENT 2
+10,900
APARTMENT 1
3,300
20,100
STAIR 5
+7,600
STAIR 4
3,800
THESE WORKS DO
NOT FORM PART OF
THIS DA.
ACCESS
WC
MEETING
AMB. WC
WC
STAIR 1
+3,800
STAIR 3
STAIR 2
3,800
CAFE
0
GROUND 1 - CAFE
-1,100
FOOTPATH
1,100
LOBBY
CAFE
SEATING
FOOT
PATH
Building Section 2
S2
Scale 1:100
0m
5m
SCALE 1:100

P: (03) 6332 6988
A: CC1113Z
PLANNING EXHIBITED
DOCUMENTS
Ref. No:
DA 0238/2016
Date
advertised:
ject]
02/07/2016

RevID
01
02
03
04
ChID
Ch-03
Ch-07
Ch-08
Ch-09
Change Name
Real Estate Meeting
DA Extent Claried
Date
3/11/2016
3/17/2016
Dwg No:
A305
Rev:
04
5/30/2016
6/20/2016
Dwg:

Job No:
Section 2
P150067
Drawn by:
Daniel Stanford
Approved by:
Size:
A2
John Dingemanse

51 York St
Launceston
Tasmania 7250
copyright 2016
1,500
+19,000
PARAPET HEIGHT
3,300
+17,500
ROOF
A6
PATIO 2
3,300
+14,200
APARTMENT 6
APARTMENT 7
APARTMENT 4
APARTMENT 2
APARTMENT 5
APARTMENT 1
APARTMENT 2
APARTMENT 3
(UPPER FLOOR)
A7
PATIO
3,300
20,100
+10,900
A1 PATIO
(LOWER FLOOR)
+7,600
3,800
THESE WORKS DO
NOT FORM PART OF
THIS DA.
VOID
CBM PATIO
CBM TENANCY
0
GROUND 1 - CAFE
-1,100
FOOTPATH
1,100
3,800
+3,800
CAFE
SEATING
CAR STACKERS
TENANCY 1
OUTDOOR
TERRACE
Building Section 1
S1
Scale 1:100
0m
5m
SCALE 1:100

P: (03) 6332 6988
A: CC1113Z
PLANNING EXHIBITED
DOCUMENTS
Ref. No:
DA 0238/2016
Date
advertised:
ject]
02/07/2016

RevID
01
02
03
04
ChID
Ch-03
Ch-07
Ch-08
Ch-09
Change Name
Real Estate Meeting
DA Extent Claried
Date
3/11/2016
3/17/2016
Dwg No:
A304
Rev:
04
5/30/2016
6/20/2016
Dwg:
Drawn by:
Daniel Stanford
Section 1
Approved by:

John Dingemanse
Job No:
P150067
Size:
A2

51 York St
Launceston
Tasmania 7250
copyright 2016
ABBREVIATIONS LEGEND
60/60/60
90/90/90
120/120/120
A/C
BC
BG
BL-F
BL-R
BR-BP
BR-F
BR-R
BS-T
BS-A
CFC
CH
CJ
COL
CONC
CONC-BF
CONC-C
CONC-PF
CR
DF
DP
DW
EG
EGL
EJ
EXTG
FB
FC
FE
FFL
FG
FGL
FHR
FIP
FWG
HR
HWB
HWU
JU
LAM
M
MRS
MWC
NGL
PB
PB-PERF
PB-WR
PFC
PLY
PLY-PERF
RL
RWG
RWH
SD
SHR
SIP
T-F
TG
TGSI
TRH
TRS
TRS
T-W
TWC
U
VN
VN-C
VN-CB
VN-NS
VN-W
VP
WC
Layout ID
A101
A201
A202
A203
A204
A205
A206
A301
A302
A303
A304
A305
A306
A307
A308
A309
A310
A311
A312
A313
A314
1 HR FIRE RATED WALL

1.5 HR FIRE RATED WALL
2 HR FIRE RATED WALL
AIR CONDITIONING
BARGE CAPPING
BOX GUTTER
BLOCKWORK- FACE
BLOCKWORK- RENDERED
BRICKWORK- BAGGED AND PAINTED
BRICKWORK - FACE
BRICKWORK-RENDERED
BATTEN SCREEN TIMBER
BATTEN SCREEN ALUMINIUM
COMPRESSED FIBRE CEMENT
COAT HOOK
CONTROL JOINT
COLUMN
CONCRETE
CONCRETE BROOM FINISHED
CONCRETE COLOURED
CONCRETE - PAINTED FINISH
CURTAIN RAIL
DRINKING FOUNTAIN
DOWN PIPE
DISHWASHER
EAVE GUTTER
EXISTING GROUND LEVEL
EXPANSION JOINT
EXISTING
FIRE BLANKET
FIBRE CEMENT
FIRE EXTINGUISHER
FINISHED FLOOR LEVEL
FIXED GLASS
FINISHED GROUND LEVEL
FIRE HOSE REEL
FIRE INDICATOR PANEL
FLOOR WASTE GULLY
HAND RAIL
HAND WASH BASIN
HOT WATER UNIT
JOINERY UNIT
LAMINATE
MIRROR
METAL ROOF SHEET
METAL WALL CLADDING
NATURAL GROUND LEVEL
PLASTERBOARD
PLASTERBOARD- PERFORATED
PLASTERBOARD-WATER RESISTANT
PARALLEL FLANGED CHANNEL
PLYWOOD
PLYWOOD-PERFORATED
REDUCED LEVEL
RAIN WATER GULLY
RAIN WATER HEAD
SOAP DISH
SHOWER
SUB INDICATOR PANEL
TILES FLOOR
TRENCH GRATING
TACTILE GROUND SURFACE INDICATOR
TOILET ROLL HOLDER
TOWEL RAIL
TRANSLUCENT ROOF SHEETING
TILES WALL
TRANSLUCENT WALL CLADDING
URINAL
VINYL
VINYL - COVED
VINYL - CUSHION BACK
VINYL - NON-SLIP
VINYL - WALL
VENT PIPE
WATER CLOSET
Layout Name
Site Plan
Level 2 Floor Plan
Level 3 Floor Plan
Level 4 Floor Plan
Level 5 Floor Plan
Roof Plan
Elevation E1 & E2
Elevation E3
Elevation E4
Section 1
Section 2
Perspective 1
Perspective 2
Perspective 3
Perspective 4
Perspective 5
Launceston City Context Perspectives
York Street Pedestrian Level 1
Sun Study Diagrams: Summer Solstice
Sun Study Diagrams: Winter Solstice
Project
Project Address: 51 York St. Launceston 7250
Owner/ client name: 8 Broadland Drive Pty. Ltd.
Land title reference number: Volume 133235 Folio 1.
Prepared by CBM Sustainable Design

CBM Key Contact's Name: John Dingemanse
(03) 6332 6988
Accreditation Number: CC1113Z
General Information
Total Enclosed Floor Area: 1773m
Total Unclosed Floor Area: 259m
BCA Climate Zone: 7
Bushfire BAL Rating: Not Applicable
All drawings are to be read in conjunction with the documentation prepared by the
above mentioned consultants.
Issue:

P: (03) 6332 6988 F: (03) 6331 8300 E: info@cbmgroup.com.au
CBM New Office Development

51 York St, Launceston 7250
copyright 2016
Current Revision ID
02
05
05
07
07
06
05
04
04
03
03
03
04
04
02
02
02
02
01
02
02
PLANNING EXHIBITED
DOCUMENTS
Ref. No:
DA 0238/2016
Date
advertised:
ject]
02/07/2016
Date:
Job No:
5/30/2016
P150067
York Street Perspective 3
0m
5m
SCALE 1:100

P: (03) 6332 6988
A: CC1113Z
PLANNING EXHIBITED
DOCUMENTS
Ref. No:
DA 0238/2016
Date
advertised:
ject]
02/07/2016

RevID
01
02
ChID
Ch-07
Ch-08
Change Name
Real Estate Meeting
Date
5/4/2016
Dwg No:
A308
Rev:
02
Dwg:
Job No:
Perspective 3
P150067
Drawn by:
Daniel Stanford
5/27/2016
Approved by:
Size:
A2
John Dingemanse

51 York St
Launceston
Tasmania 7250
copyright 2016
York Street Perspective 2
0m
5m
SCALE 1:100

P: (03) 6332 6988
A: CC1113Z
PLANNING EXHIBITED
DOCUMENTS
Ref. No:
DA 0238/2016
Date
advertised:
ject]
02/07/2016

RevID
01
02
03
04
ChID
Ch-02
Ch-05
Ch-07
Ch-08
Change Name
Client Review No. 2
Real Estate Meeting
Real Estate Meeting
Date
2/26/2016
3/11/2016
5/4/2016
5/27/2016
Dwg No:
Dwg:
A307
Rev:
04
Perspective 2
Approved by:
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P150067
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John Dingemanse

51 York St
Launceston
Tasmania 7250
copyright 2016
Vincent Street Aerial Perspective 4
0m
5m
SCALE 1:100

P: (03) 6332 6988
A: CC1113Z
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RevID
01
02
ChID
Ch-07
Ch-08
Change Name
Real Estate Meeting
Date
5/4/2016
Dwg No:
Dwg:
A309
Rev:
02
Job No:
Perspective 4
P150067
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Daniel Stanford
5/27/2016
Approved by:
Size:
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John Dingemanse

51 York St
Launceston
Tasmania 7250
copyright 2016
51 YORK STREET PROPOSED BUILDING
Launceston Contextual Perspectives
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5m
SCALE 1:100

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RevID
01
02
ChID
Ch-08
Change Name
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3/11/2016
5/30/2016
Dwg No:
Dwg:

Job No:
A311
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Launceston City Context Perspectives

P150067
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51 York St
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Tasmania 7250
copyright 2016
PROPOSED
PROPOSED
EXISTING
EXISTING
Street Level Perspectivies from York Street
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01
ChID
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Change Name
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5/30/2016
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Rev:
01
York Street Pedestrian Level 1

P150067
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51 York St
Launceston
Tasmania 7250
copyright 2016
SS-9
SS-3
Summer Solstice - 21st Dec 2016 - 9:00am
Summer Solstice - 21st Dec 2016 - 3:00pm
SS-12
SS-5
0m
5m
SCALE 1:100

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NORTH
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Ref. No:


RevID
01
02
ChID
Ch-07
Ch-08
Change Name
Real Estate Meeting
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3/11/2016
Dwg No:
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Rev:
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Job No:
Sun Study Diagrams: Summer Solstice

P150067
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51 York St
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Tasmania 7250
copyright 2016
WS-9
WS-12
WS-3
Winter Solstice - 21st June 2016 - 9:00am
WS-10
Winter Solstice - 21st June 2016 - 12:00pm
WS-1
WS-4
Winter Solstice - 21st June 2016 @ 10:00am
WS-11
Winter Solstice - 21st June 2016 @ 1:00pm
WS-2
Winter Solstice - 21st June 2016 @ 11:00am
WS-5
0m
5m
SCALE 1:100

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02
ChID
Ch-07
Ch-08
Change Name
Real Estate Meeting
Date
3/11/2016
Dwg No:
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Rev:
02
Dwg:

Job No:
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5/30/2016
NORTH
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Ref. No:

RevID
01
Size:
A2
Approved by:
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51 York St
Launceston
Tasmania 7250
copyright 2016
2,000
5,000
SIGNAGE 1
BUILDING SIGNAGE EAST FACING 5000 x 2000 PRINTED
ALUCOBOND
SIGNBOARD ON
POWDER COATED
ALUMINIUM RAILS
9 m2
2.7m
SIGNAGE 2
WINDOW SIGN BUILDING NAME
1800 x 1500 (2.7m)
ON 9m WINDOW
SIGNAGE 4
3 No. HANGING SIGNS
- TENANCY
500 x 2400 PRINTED
ALUCOBOND SIGN
BOARD ON BOTH
SIDES OF ALUMINIUM
FRAME
SIGNAGE 3
TRASOM SIGN - CAFE
1800 x 1500
ALUCOBOND FIXED
TO TRANSOM
THESE
WORKS DO
NOT FORM
PART OF
THIS DA.
THESE
WORKS DO
NOT FORM
PART OF
THIS DA.
1,185
2,450
CL
2,450
CL
CL
North East Signage Elevation (York Street)
North West Signage Elevation (York Street)
Scale 1:100
Scale 1:100
0m
5m
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ChID
Ch-10
Change Name
Supplementary signage information
Date
6/27/2016
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Dwg:
Signage 1
Rev:
01
Drawn by:
Daniel Stanford
Signage - York Street
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A: CC1113Z

Job No:
P150067
Size:
A3
Peter
Dingemanse

51 York St
Launceston
Tasmania 7250
copyright 2016
1,800
3,600
SIGNAGE 5.
BUILDING SIGN
SOUTH FACING
BESIDE REAR
ENTRANCE
3600 x 1800
ALUCOBOND
SIGNBOARD ON
POWDERCOATED
ALUMINIUM FRAME
Signage Elevation (Vincent Street)

Scale 1:100
0m
5m
SCALE 1:100

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RevID
01
ChID
Ch-10
Change Name
Supplementary signage information
Date
6/27/2016
Dwg No:
Dwg:
Signage 2
Rev:
01
Signage - Vincent Street
P: (03) 6332 6988
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51 York St
Launceston
Tasmania 7250
copyright 2016
Planning Application Supporting

Submission
51 York St Launceston
May 2016
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51 York St Planning Application Supporting Submission

Contents
1
Introduction and Design Response ......................................................................... 1
Existing Property ..................................................................................................... 3

2.1
Site History ....................................................................................................... 3
2.2
Property Information ......................................................................................... 3
2.3
Planning Information ........................................................................................ 3
2.4
Existing Building ............................................................................................... 3
Proposed Development ........................................................................................... 4
Planning Assessment .............................................................................................. 5
4.1
Use Standards Assessment ............................................................................. 5
4.2
Development Standards Assessment .............................................................. 8
Relevant Codes ..................................................................................................... 19

5.1
Potentially Contaminated Land Code ............................................................. 19
5.2
Local Historic Cultural Heritage Code ............................................................ 19
5.3
Signs Code ..................................................................................................... 20
Strategies .............................................................................................................. 23
6.1
Launceston Residential Strategy 2009........................................................... 23
6.2
Launceston City Heart Project........................................................................ 23
6.3
Launceston Street Tree Strategy 2012 .......................................................... 24
Conclusion ............................................................................................................. 25
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Introduction and Design Response
The purpose of this submission is to support a planning application for the

redevelopment of an existing 3 level commercial building at 51 York St Launceston.
This redevelopment will involve the refurbishment of the existing building for use as
commercial offices, the addition of a caf at the ground floor York St frontage, and the
construction of 7 residential apartments above the existing building.
This submission will provide a detailed description of the proposal including site history,
surrounding uses and planning context, and an assessment of the proposal against the
relevant planning scheme zones and codes.
This development will result in the transformation of a dated and unattractive building,
and provide for a multiuse building that engages with the street, provided for
professional and business uses and delivers sustainable and desirable inner-city
residential accommodation in a manner that is congruent with the relevant Launceston
planning strategies, and in particular the Launceston Heart Project. The outline below
detailed the design response to this.
Design Response; Streetscape and Amenity
In partnership with proposed streetscape improvements under the Launceston City
Heart Project on the York St frontage, this development is designed to improve amenity
and pedestrian traffic in what is still a somewhat unappealing and lifeless stretch of
York St. This development creates an excellent opportunity for the City of Launceston
and private enterprise to work together to achieve beneficial outcomes for business
and the City.
In design, the new building is the outcome of careful consideration of the streetscape,
local context and the site opportunity. Where the existing building is 3 levels built hard
to the side boundaries, it is also regressed in respect to the pedestrian street. In
contrast, the new building is designed to extend to the street for improved pedestrian
interaction. By dedicating the foyer as public space, the caf and its provided outdoor
terrace directly connect with the street. Relying on the added landscape elements
brought by the city heart project, the caf and street faade promote public integration
as the building use spills out onto the pavement to the street-side tables.
The proposed new 2 level street faade is similar in scale and mass to the
neighbouring properties, most notably the historic property to the east. The liberal use
of glazing at the York St frontage assists to ensure that the faade reflects, rather than
dominates, this valued heritage building.
In the same way, the design methodology of a graduated increase in setback for each
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additional level provides for an open and balanced streetscape. As the building
increases to a similar height to the adjacent York St multistorey car park, this stepped
faade reduces the building visual mass in comparison to the car park.
A similar solution is applied to the east and west sides of the building. The articulation
of the side and rear faade by external deck spaces and light wells in lieu of solid walls
is designed into the additional floors. As well as providing generous external spaces to
all levels, a lively elevation of limited mass is presented on all sides. While only visible
from elevated positions to the east, these design features ensure that the building will
be positive addition to the amenity of the built environment of the surrounding area.
The redevelopment of the commercial spaces within the two existing levels is
complemented by the addition of 7 boutique, strata title city apartments over 3 new
levels. Direct access from York Street and Vincent Street provides the flexibility
required for inner-city living, however dedicated parking must be provided to meet the
market requirements regardless of the flexibility of city parking directly available. The
car parking stacker at the rear of the building has the same footprint and traffic function
as the existing commercial parking off Vincent Street at the rear of the building, but
allows for additional secured onsite car parking.
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Existing Property
2.1
Site History
The current building was constructed in 1978 for the Crown as the Adult Education
Centre. It has been used continuously for this purpose until its recent sale.
There have been no modifications or additions to the structure during this time, other
than the recent installation of two caged parking enclosures for the existing onsite
parking off Vincent St.
2.2
Property Information
The property is identified on Certificate of Title, Volume 133235 Folio 1.

The lot comprises an area of 607m2, with frontage to both York and Vincent Streets.
2.3
Planning Information
The property is zoned Central Business under the Launceston Interim Planning
Scheme 2015 (the Scheme). It is subject to the CBD Parking Exemption Area overlay.
2.4
Existing Building
The building is a 3 level concrete and brick structure with 3 off-street car parks. It
comprises the following:
Level
Ground
1
2
GFA m2
430
325
61
Use
Entry foyer, various small rooms, amenities, hall
Various rooms, amenities
Plant Room
It has existing water, sewer, stormwater and electricity connections.
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Proposed Development
It is proposed to undertake a substantial renovation and addition to the property as

follows:
Entry level 1
235 m2 commercial office tenancy
11 m2 shared meeting room
75 m2 entry foyer and caf space
Retain existing amenities
Extend font faade out to York Street for new entry, add terrace
Level 2
Retain existing 286m2 commercial office tenancy
Level 3,4,5
Modify existing plant room
Construct 4x 2 bedroom, single level residential apartments 128-148 m2

inclusive of patios
Construct 1x 2 bedroom, 2 level residential apartment, 155 m2 inclusive of

patios
Construct 1x2, 1x3 bedroom, single level residential apartments, 165-202 m2

inclusive of patios
Other
Install new faade and external claddings, install lift and car parking stacker.
The development will be undertaken in the following stages:
Stage 1 refurbish ground floor as commercial office tenancy and caf;
City Heart streetscape works including installation of street trees;
Stage 2 Create new entry volume, terrace and double height faade and
awning
Stage 3 Construct 7 residential apartments above existing building structure.
Stage 1 is expected to proceed immediately subject to this planning permit application

and other relevant approvals, while stage 3 will commence approximately 12-24
months after stage 1.
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Planning Assessment
The property is zoned Central Business, which provides a wide range of permitted and
discretionary uses for the site, commensurate with its inner city location.
The existing 2 level building has an existing use of business and professional services
Uses relevant to this the Planning Application are:
Business and Professional Services is the existing use on both floors. This
use is discretional use at ground floor improved by the redevelopment design
that to include a caf, a preferred ground floor use, in the area that fronts the
street. No permit is required for the ruse of Business and Professional for the 1st
floor.
Food Services. No permit is required for the proposed caf.
Residential. This Use is discretionary. It satisfies the qualification in that it is

above the ground floor and does not require the removal of the ground floor
use.
4.1
Use Standards Assessment
22.3.1 Hours of operation

This standard applies to the use classes specified in Table 22.3.
Objective:
To ensure that uses do not cause unreasonable loss of amenity to nearby sensitive uses.
Acceptable Solutions
Performance Criteria
A1
Commercial vehicles must only operate
between 6.00am and 10.00pm.
P1
Commercial vehicles must not unreasonably
impact on the amenity of nearby sensitive uses,
having regard to:
(a) the extent and timing of traffic
generation;
(b) the hours of delivery and despatch of
goods and materials; and
(c) the existing levels of amenity.
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A2
Operating hours, except for office and
administrative tasks, must be between 6.00am
and Midnight.
P2
Uses must not unreasonably impact on the
amenity of nearby sensitive uses, having
regard to:
(a) the nature and intensity of the proposed
use;
(b) the characteristics and frequency of any
emissions generated;
(c) the extent and timing of traffic
generation;
(d) the hours of delivery and despatch of
goods and materials; and
(e) the existing levels of amenity.
Response
A1 Complies. The only commercial vehicle traffic generation will relate to deliveries to
the caf and office tenancies, and these will only occur during times when staff are
present, which will be in this time period.
A2 Complies. Both the office tenancies and caf will operate within the acceptable
criteria
22.3.2 Mechanical plant and equipment
Objective:
To ensure that the use of mechanical plant and equipment does not cause an unreasonable
loss of amenity to sensitive uses.
A1
Air conditioning, air extraction, heating or
refrigeration systems or compressors must be
designed, located, baffled or insulated to
prevent noise, odours, fumes or vibration from
being received by adjoining
or immediately opposite sensitive uses.
P1
Noise, odours, fumes or vibration generated
must not cause unreasonable loss of amenity
to adjoining or immediately opposite sensitive
uses, having regard to:
(a) the characteristics and frequency of any
emissions generated;
(b) the nature of the proposed use;
(c) the topography of the site;
(d) the landscaping of the site; and
(e) any mitigation measures proposed.
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Response
A1 Complies. There are no sensitive uses adjoining or immediately opposite the site.
The building operates an existing HVAC system that will either be refurbished or
replaced with a similarly sized, modern system that will not generate any more noise,
odours, fumes or vibration than that of the current system. The residential apartments
will be serviced by individual heat pump air conditioners.
22.3.3 Light spill and illumination
Objective:
To ensure that light spill and levels of illumination from external lighting does not cause
unreasonable loss of amenity to sensitive uses.
A1
The use must:
(a) not include permanent, fixed floodlighting
where the zone adjoins the boundary of
the InnerResidential, Low
Density Residential, Urban Mixed Use
and Village zones; and
P1
Floodlighting or other external lighting used on
the site must not cause an unreasonable loss
of amenity to nearby sensitive uses, having
regard to:
(a) the number of light sources and their
intensity;
(b) contain direct light from external light

sources within the boundaries of the site.
(b) the proximity of the proposed light

sources to nearby sensitive uses;
(c) the topography of the site;
(d) the landscaping of the site;
(e) the degree of screening between the light
source and the sensitive uses; and
(f)
existing light sources nearby.
Response
P1- External lighting will be restricted to faade light washing on the York St frontage,
noting and sufficient lighting to make for a safe environment at the rear car parking
area. Noting that there is a street light nearby to the front and rear of the this building.
There are no sensitive uses adjoining or immediately opposite the site.
22.3.4 Noise Levels
Objective:
To ensure that noise levels from uses do not unreasonably impact on the amenity of nearby
sensitive uses.
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A1
Noise generated by a use must:
(a) not exceed a time average A-weighted
sound pressure level (LAeq) of 5 dB(A)
above background during operating hours
when measured at the boundary of an
existing sensitive use adjoining or
immediately opposite the site; or
P1
Noise levels from use on the site must not
unreasonably impact on the amenity of nearby
sensitive uses, having regard to:
(a) the nature and intensity of the use;
(b) the characteristics of the noise emitted;
(c) background noise levels;

(b) be in accordance with any permit
conditions required by the Environment
(d) any mitigation measures proposed;
Protection Authority or an environmental
protection notice issued by the Director of (e) the topography of the site; and
the Environment Protection Authority.
(f) the character of the surrounding area.
Response
A1 Complies. None of the proposed building Uses and associated activities will
generate noise that will exceed criteria. Further to this, there are no sensitive uses
adjoining or immediately opposite the site.
4.2
Development Standards Assessment
22.4.1 Building height, setback and siting

Objective:
To ensure that building bulk and form, and siting:
(a) is compatible with the streetscape and character of the surrounding area;
(b) protects the amenity of adjoining lots; and
(c) promotes and maintains high levels of public interaction and amenity.
A1
Building height must be no greater than:
(a) 14.5m; or
P1
Building height must be compatible with the
streetscape and character of the surrounding
area, having regard to:
(a) the topography of the site;
(b) 1m greater than the average of the

building heights on the site or adjoining
lots;
(b) the height of buildings on the site,

adjoining lots and adjacent lots;
whichever is higher.
(c) the bulk and form of existing and
proposed buildings;
(d) the apparent height when viewed from
roads and public places; and
(e) any overshadowing of adjoining lots or
public places.
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A2
Setback from a frontage must be:
(a) built to the frontage at ground level; or
(b) no more or less than the maximum and
minimum setbacks of the buildings on
adjoining lots.
P2
Buildings must be sited to be compatible with
the streetscape and character of the
surrounding area, having regard to:
(a) the level of public interaction and
amenity, and pedestrian activity;
(b) the topography of the site;
(c) the setbacks of surrounding buildings;
(d) the height, bulk and form of existing and
proposed buildings;
(e) the appearance when viewed from roads
and public places;
(f)
the existing or proposed landscaping; and
(g) the safety of road users.

A3
Setback from a side boundary must be:
(a) built to the side boundaries at ground
level; or
(b) no more or less than the maximum and
minimum setbacks of the buildings on
adjoining lots
P3
Buildings must be sited so that there is no
unreasonable loss of amenity to the occupiers
of adjoining lots, having regard to:
(b) the size, shape, and orientation of the
site;
(c) the setbacks of surrounding building;
(d) the height, bulk and form of existing and
proposed buildings;
(e) the existing buildings and private open
space areas on the site;
(f)
the privacy to private open space and

windows of habitable rooms on adjoining
lots;
(g) sunlight to private open space and

windows of habitable rooms on adjoining
lots;
(h) any existing screening or the ability to
implement screening; and
(i)
the character of the surrounding area.
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A4
The faade and entrance of the primary
building, must be clearly visible and accessible
from a road, for pedestrians and persons with
a disability.
P4
Building orientation and access must have
regard to:
(b) the nature and specific needs of the use;
(c) safe access for pedestrians and persons
with a disability,
(d) traffic access and parking requirements;
(e) the relationship with buildings on the site
or adjacent sites and access between
sites; and
(f)
the streetscape.
Response
The proposed design greatly improves the amenity of the site by completely
modernising the existing dated and unattractive building. It also greatly improves the
level of public interaction through the proposed caf on the York St frontage, attracting
pedestrian traffic to the building. This will also drive an increase in pedestrian traffic in
the immediate vicinity, an area which currently lacks pedestrian destinations.
P1 The proposed maximum building height is 20.0 metres, being discretional for
height beyond the acceptable solution of 14.5 metres.
The proposed building height for the 5 storey building is compatible with the
streetscape and character of the area. The dominant building in the immediate area is
directly opposite being the York St car park, which has a nominal height of approx. 18
metres. There are a number of 5 plus storey buildings in the Launceston central
business area, buildings within the 15 to 20 m range are reasonably common.
The building design has incorporated a graduated increase in setback from the front
boundary in the residential levels, thereby reducing the visual bulk of the building,
especially in comparison to the adjacent York St car park.
Other buildings in this area of the city are taller, other buildings present a far greater
mass, and still others are tall buildings further up on the hill section of York Street that
then are significantly higher when considering street context, local context and visual
impact.
The street perspectives provided show how the tiered design of the street faade
delivers a building that is neither overbearing nor is it insignificant in the context of the
street.
In a local context the articulated facades certainly remove any perception of mass that
might otherwise associated with the discretionary height of a 5 storey building.
Certainly as the building rises to respond to the height of the carpark opposite, it does
so via a well-considered architectural language, responding well to Launcestons built
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10
environment. It is not a single massive for shape, built boundary to boundary, that the
planning scheme seeks to manage. Typically the medium sized buildings in the central
business area of Launceston are built with flat vertical facades to the street and side
boundaries to 4 or even 5 storeys. Some have additional height in plant rooms and
even plant platforms above. This design of 5 storeys is within the normal range The
stepped and tiered facades provide for a design of less bulk then other local examples
when viewed from roads and public places.
With the building on the southern side of the east west street, there is little impact of
overshadowing, in fact as the shadow diagrams show the existing building only casts
shadow on existing rooves or car parking, the modified and extending building has
similar effect in this regard.
The design response section within the introduction further describes how form and
street presence has been prioritised in the design for this well resolved 5storey
building.
A2 Complies. The building extends to the frontage.

A3 Complies. The building extends to the side boundaries at ground level.
A4 Complies. The faade and main entrance is clearly visible from York St. the
development application is to improve access from the street for both pedestrians and
persons with a disability.
22.4.2 Location of car parking
Objective:
To ensure that car parking:
(a) does not detract from the streetscape; and
(b) provides for vehicle and pedestrian safety.
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A1
Car parking must be located:
(a) within the building structure; or
(b) behind the building.
P1
Car parking must be located to minimise its
visibility from a road, mall, laneway or arcade,
having regard to:
(a) the existing streetscape;
(b) the location of the car parking;
(c) vehicle and pedestrian traffic safety;
(d) measures to screen parking; and
(e) any landscaping proposed.
Response
A1 Complies. Car parking is located at the rear of the building, off Vincent St.
22.4.3 Active ground floors
Objective:
To ensure that building facades promote and maintain high levels of pedestrian interaction
and amenity.
A1
New buildings with non-residential uses on
ground floors must:
(a) have clear glazing, display windows or
glass doorways for a minimum of 80% of
all ground floor facades to, roads malls,
laneways or arcades;
P1
New buildings must be designed to maximise
interaction between the use of the building and
pedestrians, having regard to:
(a) an adequate level of glazing, openness
and transparency on the ground floor
facades to roads, malls, laneways or
arcades;
(b) not have security grilles or screens that

obscure the ground floor facades to
roads, malls, laneways or arcades;
(c) not have mechanical plant or equipment,
such as air conditioning units or heat
pumps located on the facade; and
(d) not have blank walls, signage panels or
blocked out windows, wider than 2m on
ground floor facades to roads, malls,
laneways or arcades.
(b) the potential for security grilles or screens

to reduce the amenity of the building or
reduce levels of interaction with the
public;
(c) screening or obscuring all mechanical
plant or equipment such as air
conditioning units or heat pumps so they
are not recognisable or visible from
ground level public view points; and
(d) minimising the area of all blank walls,
signage panels or blocked out windows
on ground floor facades to roads, malls,
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A2
Alterations to ground floor facades of
non residential buildings must not:
(a) reduce the level of glazing on a facade to
a road, mall, laneway or arcade that is
present prior to alterations;
(b) have security grilles or screens that
obscure the ground floor facade;
(c) introduce new or additional mechanical
plant or equipment such as airconditioning units or heat pumps located
on the faade; and
(d) increase blank walls, signage panels or
blocked out windows, wider than 2m on
ground floor facades to roads, malls,
P2
Alterations to ground floor facades of non
residential buildings must be designed to
maximise interaction between the use of the
building and pedestrians, having regard to:
(a) the level of glazing, openness and
transparency on the ground floor facades
to roads, malls, laneways or arcades;
(b) the potential for security grilles or screens
to reduce the amenity of the building or
reduce levels of interaction with the
public;
(c) screening or obscuring all mechanical
plant or equipment such as air
conditioning units or heat pumps so as
they are not recognisable or visible from
ground level public view points; and
(d) minimising the area of all blank walls,
signage panels or blocked out windows
on ground floor facades to roads, malls,
A3
The building must:
(a) provide a direct access for pedestrians
from the road or publicly accessible
areas; and
P3
Buildings must be clearly visible from the road
or publicly accessible areas, having regard to:
(a) safety and convenience of pedestrians;
and
(b) be orientated to face a road, mall,

laneway or arcade, except where
the development is not visible from these
locations.
(b) the existing streetscape.
A4
The total width of the door or doors on a
garage facing a frontage must be no greater
than 6m.
P4
Garage doors should not be a visually
dominant element in the streetscape and must
be designed, having regard to:
(a) the location of existing buildings on the
site;
(b) the existing streetscape; and
(c) the design and locations of garages in the
surrounding area.
Response
A1 Not applicable
A2 Complies. Alterations to the building ground floor faade to York and Vincent
Streets will not reduce the level of existing glazing, will not involve the installation of
security grilles or screens, will not introduce new or additional mechanical plant or
equipment or increase blank walls, and will not involve the installation of signage
panels or blocked out windows wider than 2m.
A3 Complies. The York St frontage will provide direct access for pedestrians from the
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York St footpath. This frontage and access is oriented towards York St.
A4 Complies. There are no garage doors proposed in the redevelopment.
22.4.4 Dwelling density
Objective:
To encourage a range of dwelling sizes in developments of 10 or more dwellings.
A1
Developments of 10 or more dwellings must
provide a minimum of 1 x 1 bedroom, 1 x 2
bedroom and 1 x 3 bedroom floor layouts.
P1
Developments of 10 or more dwellings should
provide a range of dwellings with varying
number of bedrooms, having regard to:
(a) the number of dwellings and the size of
the development;
(b) the characteristics of the likely
occupants;
(c) the supply, availability and variety of
housing in the surrounding area; and
(d) the character of the dwellings in the
surrounding area.
Response
Not applicable.
22.4.5 Pedestrian access to dwellings
Objective:
To ensure pedestrian access to residential development is safe and convenient.
A1.1
New dwellings or residential developments
must be provided with a pedestrian access
independent of the access to any ground floor
use in the building, or tenancies on the
same site or within the same building; and
P1
New dwellings or residential developments
must be provided with appropriate pedestrian
access for the future residents, having regard
to:
(a) the use of the ground floor frontage;
A1.2
(b) accessibility arrangements;
Pedestrian access directly onto a road

frontage must be no wider than 4m.
(c) the size and visibility of the proposed

entrance; and
(d) the opportunities for access onto roads
and other publicly accessible areas.
Response
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P1 Residential access is via the common space at entry level from both York Street
and Vincent Street being the location of the residential parking. From ground floor there
is immediate stair and lift access to the residential floors.
This will ensure convenient and safe access to the residences for visitors, both able
bodied and persons with a disability.
22.4.6 Daylight to windows

Objective:
To allow adequate daylight into habitable room windows.
A1
P1
Where the minimum distance between:

(a) a new window in a habitable roomand an
existing building; or
Buildings must provide for adequate levels of

daylight to habitable rooms and existing
windows within adjoining buildings, having
regard to:
(a) the level of daylight available to the
habitable rooms;
(b) a new building constructed directly

opposite an existing habitable
roomwindow,
(b) any existing vegetation; and

is less than 3m, a light court with an area of no
less than 3m and dimension of no less than
(c) the topography of the site.
1m clear to the sky must be provided.
Response
A1 Complies.
The habitable rooms in the proposed residential apartments will be higher than the
adjacent buildings, thus there are no adjacent buildings at this height.
The existing building as 3 levels is already taller than the adjacent buildings, the new
floors do not extend beyond this footprint. There is no effective change to daylight
access to the neighbouring buildings.
22.4.7 Private open spaces
Objective:
To provide adequate and useable private open space for the needs of residents.
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A1
Dwellings must have an area of private open
space with direct access from a habitable
room other than a bedroom, comprising:
(a) on the ground floor, 24m with a horizontal
dimension of no less than 3m; or
P1
Dwellings must be provided with sufficient
private open space to meet the reasonable
needs of the residents, having regard to:
(a) the size and usability of the private open
space;
(b) the accessibility of the private open space;

(b) wholly above ground floor, 8m with a
horizontal dimension of no less than 2m; or
(c) the availability of common open space;
(c) a roof-top area, 10m with a horizontal
(d) the availability of and access to public
dimension of no less than 2m.
open space.
(e) the orientation of the lot to the road; and
(f)
the ability of the private open space to

receive adequate solar access.
Response
A1 Complies. Each of the apartments, which all are above the ground floor, include
private patios of at least 18 m2 and a horizontal dimension of at least 2m. These patio
areas are all accessed from the apartment living/dining areas.
22.4.8 Overshadowing of private open space
Objective:
To ensure new buildings do not unreasonably overshadow existing private open space.
A1.1
P1
Where new buildings reduce sunlight to

the private open space of an existing dwelling,
no less than 75% of the private open
space must receive no less than 4 hours of
sunlight on 21 June; and
A1.2
Where less than 75% of the existing private
open space receives 4 hours of sunlight on 21
June, new buildings must not further reduce the
amount of sunlight.
New buildings must not unreasonably

overshadow existing private open spaces,
having regard to:
(a) the impact on the amenity of existing
dwellings;
(b) sunlight penetration to the private open
space of the existing dwelling;
(c) the time of day and the duration that
sunlight is available to the private open
space of the existing dwelling; and
(d) the effect of a reduction in sunlight on the
existing use of the private open space.
Response
A1.1 Complies. Shading diagrams are provided hourly for June 21 demonstrating that
the existing nearby residences will continue to receive at least 4 hours of sunlight on
this day.
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22.4.9 Storage
Objective:
To provide adequate storage facilities for each dwelling.
A1
Each dwelling must have access to no less than
6 cubic metres of dedicated, secure
storage space.
P1
Each dwelling must provide adequate storage for
the reasonable needs of the residents, having
regard to:
(a) the size and type of dwelling proposed;
(b) the location, type, and size of storage
proposed;
(c) the availability, accessibility and
convenience of the storage proposed; and
(d) any common or other types of storage on
the site.
Response
P1 Each dwelling has access to reasonable storage.
Convenient storage is provided at the Vincent street lobby providing lockup storage for
bulky items needed in association with travel by car. The lobby is wide thus it also ideal
for a hanging bike rack that does not impede the path of travel.
All apartments are generous in size and have ample built in storage, cupboard space
and wall space for additional robes or storage units. The top level apartments each
have a dedicated storage room on this level.
22.4.10 Common property
Objective:
To ensure that common areas are easily identified.
A1
P1
Site drawings must clearly delineate private and No performance criteria.
common areas, including:
(a) driveways;
(b) parking spaces, including visitor parking
spaces;
(c) landscaping and gardens;
(d) mailboxes; and
(e) storage for waste and recycling bins.
Response
A1 Complies Site drawings adequately show all common and tenancy areas and all
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common infrastructures suitable for the development of adequate staged strata plans.
Tenancy area 1 as shown on the ground floor is not common property, but the
remaining zones and external spaces are. For the floors above, the circulation hallway
space, lift and stairs are clear as common and separate from tenancy area and the
apartments.
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Relevant Codes
5.1
Potentially Contaminated Land Code
The subject site has operated continuously since its construction as an adult education
facility. There is no known history of a potentially contaminated activity being performed
on site.
It was noted by the planning department that the adjacent site 53-57 York St operates
as a tyre sales and fitment outlet. However, neither tyre sales and fitment nor
automotive mechanic services (which is not a service offered by Beaurepaires) are
listed in table E2.2 Potentially Contaminating Activities. Therefore as per the definition
in section E2.2 this code does not apply to planning application. However, CBM have
commissioned an assessment and report in respect to any potential contamination.
A Phase 1 Environmental Site Assessment has been undertaken by Strata Geoscience
and Environmental to assess the potential for past or current activities to have
contaminated areas of the site or neighbouring sites. The potential for contamination
has been assessed as Low. The site has a DSE risk ranking of Low requiring a DSE
assessment Level C given the existing site use as offices with the upper levels used for
residential. The risk of soil/groundwater contamination associated with chemical
storage and operations associated with the neighbouring tyre service centre is
considered low. The recommendation is that a Soil and Water Management Plan
(SWMP) be prepared before construction commences. Excavated soils are to be
sample and soils removed and disposed of according to the results.
Thus excavation must be managed under a Soil and Water Management Plan (SWMP)
prepared in accordance with the Environmental Site Assessment Report.
5.2
Local Historic Cultural Heritage Code
51 York Street is not subject to the heritage code however as noted by the planning
department, a neighbouring property, 49 York St, is a Heritage Place.
Thus by the definition provided in section E13.2, this code is not relevant to this
planning application, as it only applies to the use or development of land listed as a
Local Heritage Place, of which the subject site is not.
However the proposed development has considered in its design response how to
sensitively redevelop 51 York in a way that does not adversely impact on the heritage
values of its neighbour. The new development neither overshadows nor obscures the
neighbouring building. Where the scheme prefers buildings in the city to build to the
side boundaries and
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street frontage, the chosen design for the new faade leaves a garden entry court of
some 3 m wide between the side boundary and the new glazed faade, the new glazed
entry only extends out to the frontage beyond that zone.
In the same way the floor plate of the levels above the existing fire wall is articulated
and includes openings and decks to face the boundary shared with 49 York Street.
Further information in regards to design response in provided in the introduction.
5.3
Signs Code
The proposed external signage is shown in the attached drawing suite, particularly
elevation on drawings A301 and A303 and consists of the following:
Wall sign mounted on the eastern wall facing the predominant traffic flow with
dimensions of 5m high by 2m wide. This sign will include the building branding,
as well as the name and logo of each of the maximum 4 building tenants. It
replaces the existing painted sign on this elevation.
Wall signage on the York street faade consists of a building name sign of 1.8m
by 1.8m, a sign for the caf over the entry at similar size, and two 300mm high
by 2.4m long signs on the transoms to the two tenancies.
A wall sign of 1.8m by 3.6m on the Vincent St faade. This sign will include the
building branding, as well as the name and logo of each of the maximum 4
building tenants.
Assessment against code:

The signage does comply with all acceptable criteria of the code, due mainly because
the multi use building has 3 public faces and multiple individual commercial tenancies.
Thus, the assessment relies on performance criteria, however it is noted that there is
little deviation from the acceptable criteria and clearly the objectives are met. An
assessment against the code is as follows:
E18.5 Development Standards

E18.5.1 Unacceptable signage
A1- complies
E18.5.2 Design and siting of signage
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Performance Criteria P1
(a)
be located within an applicable
zone for the relevant sign type as set out
in Table 1 of E18.6; and
(b)
be appropriate to the natural and
built environment of the locality, having
regard to:
(i)
domination of the streetscape or
premises on which it is located;
(ii)
the size and dimensions of the
sign;
(iii)
the
amenity
to
surrounding
properties;
(iv)
the repetition of messages or
information;
(v)
the number and density of signs;
and
(vi)
the obstruction of movement of
vehicles and pedestrians.
Response
Complies
The signage is appropriate to the setting, it is

neither dominant nor of undue size and
dimensions, it does not impact the amenity of
surrounding properties, the number of signs
are managed to respond to the viewer driving
down York street and at street level to
pedestrian traffic past the door. It does not
obstruct.
It is particularly appropriate, given the
following factors:
The building name sign facing up York

street will replace the existing and
substantial Adult Education wall sign
painted on this wall;
The surrounding area already has

dominant
signage
and
branding,
especially the very prominent bright
orange external paintwork of the adjacent
Beaurepaires building, and the large
RACT cube which is mounted above the
RACT building 2 doors east. Opposite,
the carpark and commercial tenancy has
bright signage as well as illuminated
signage. Thus, in this immediate vicinity
context, the proposed signage is suitable
and restrained in comparison to the
surrounding area signage.
A2 - Complies
Performance Criteria P3
Response
Visual clutter must be reduced where

multiple signs of the same type are
proposed,
having regard to:
The number of signs are appropriate because

the building is both multi-use and multitenanted, and thus signage for each tenant is
required, as well as the overall name
signage.
(a) the number of signs;
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(b) replacement of existing signs with few The signage is mostly consolidated in the
more effective signs; and
main building sign that identifies the building
name and each individual tenancy. This is

for maximum exposure to the
predominant traffic flow. Individual signs that
identify the tenants to passers by are placed
so as to clearly identify the individual
businesses in the simplest way. The
acceptable criteria is met in that the number
of signs per tenancy does not exceed 3. In
any respect the signage is not a duplication
of messages on the same frontage, but rather
carefully considered signage that identifies
the site to the passing traffic, and the
pedestrians in York and to a lesser degree
Vincent street.
(c) duplication of messages or information sited

on the same frontage.
A4 Complies, the signage is not illuminated
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Strategies
6.1
Launceston Residential Strategy 2009
This strategy seeks to guide forward planning for residential development over the next
20 years, and ensures consistency with existing legislation and other relevant planning
strategies.
This Strategy identifies higher density and inner city residential accommodation as an
important component of the overall housing mix in the Launceston area. It is seen as
more environmentally sustainable due to reduction in the need to travel, and more
desirable for older people, which is a growing demographic segment due to ageing of
the local population.
The strategy assigns hierarchical priorities to new residential development, from most
to least preferred. It identifies brownfield residential development (development on
previously industrial or public land, or urban mixed use developments) as most
preferred.
The residential component of the development is a high density, inner city, brownfield
development, and is thus strongly supported by the Strategy.
6.2
Launceston City Heart Project
The aim of this Project was to undertake community engagement to develop a current
and future vision for the city, and to identify opportunities to improve liveability, tourism,
recreation and employment in the city.
The findings of the report centre on the need for the CBD to be a living and social
space, which will be achieved by promoting more inner city living, as well as supporting
lifestyle elements, such as cafes, restaurants, and cultural/social activities.
It includes recommendations for specific precincts, the most relevant of which is
George St. It identifies the opportunity to leverage the existing strong caf/lifestyle
culture of this precinct to expand inner city accommodation and create a niche lifestyle
precinct.
The proposed development is considered to strongly align with this strategy, as it will
create inner city living opportunities as well as extend the successful lifestyle/caf
precinct of George St around the corner into York St. This will only increase the overall
liveability in the city and is seen to align closely with the recommendations of the
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report.
The development scope also includes the refurbishment of the existing underutilised
building, thereby meeting another of the strategy recommendations being, the adaptive
reuse of underutilised buildings in the CBD.
The strategy also highlights the benefits of greenery in the CBD, which supports the
request for Street Trees to be installed as part of the caf alfresco area outside the
building.
6.3
Launceston Street Tree Strategy 2012
This strategy provides a coordinated plan for increasing the number of street trees in
Launceston. Trees provide many environmental, social and economic benefits and
substantially improve the amenity of the area in which they are planted.
York Street in the city contains very few street trees, and the area between George and
St John Streets in particular is a concrete jungle which would greatly benefit from the
amenity provided by street trees. This area is dominated by dated commercial buildings
and the massive concrete structure of the multistorey Care Car Park
It is noted that the Strategy identifies City York Street as a secondary linkage for
vehicles, pedestrians, tourists and retail. The planting schedule includes York St in the
17/18 and 18/19 periods without providing information on specifically where street trees
are proposed. The proponent is working with the LCC Major Projects Directorship to
see the schedule for street trees and City Heart aligned to the program for this
significant development. The result of a synergistic benefit to development and the city
is not too difficult to achieve when a project such as this is so clearly aligned to the city
Heart Vision.
The development plans show the location of proposed street trees are planted directly
in front of the building in a way that responds to the proposed caf space. However the
impact of the loss of two parking spaces at this location is considered to be
insignificant, given the abundance of public parking in the immediate vicinity, including
the multistorey Care Car Park directly adjacent the building, the Elizabeth St
multistorey car park directly adjacent the building, the York St Care Park approximately
20 metres from the building. The proponent is working with the LCC Facilities and
Directorship to identify the opportunity to sacrifice these parking spots directly out front,
though they serve the purpose for on street parking generally, they do not directly
serve customers need, they are only an opportunistic parking option.
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Conclusion
This document provides supporting information to the associated planning application

for the redevelopment of 51 York St Launceston. It has demonstrated that the
development is in accordance with the Use Standards and Development Standards of
the Central Business zone, and aligns with the relevant planning strategies, including
the Launceston Residential Strategy, City Heat Project and the Launceston Street Tree
Strategy.
It therefore recommends that the application is approved.
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Phase 1 Environmental Site Assessment
51 York Street Launceston

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Phase 1 Environmental Site Assessment 51 York Street Launceston
Important Notes:
The author, Strata Geoscience and Environmental, gives permission for this report to
be copied and distributed to interested parties only if it is reproduced in colour and in
full including all appendicies.
No responsibility is taken for the contents and
recommendations of this report if it is not reproduced as requested.

Strata Geoscience and Environmental reserves the right to submit this report the
relevant regulatory agencies where it has a responsibility to do so.
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Strata - Geoscience and Environmental. Report 02197. 26/05/2016
Table of Contents

1. Introduction ................................................................................................................... 6
1.1 Background ..................................................................................................................................... 6
1.2 Objectives ......................................................................................................................................... 6
1.3 Scope .................................................................................................................................................. 7
1.4 Guidelines and Standards Referenced ................................................................................. 8
2. Site Details ..................................................................................................................... 9
2.1 Site Location and Planning Context ...................................................................................... 9
2.2 Current Site Use and Infrastructure .................................................................................. 10
2.3 Neighbouring Land Uses ........................................................................................................ 10
2.4 Geology, Soils and Hydrogeology ........................................................................................ 10
2.4.1 Geology and Soils ................................................................................................................... 10
2.4.2 Conceptual Aquifers .............................................................................................................. 11
2.4.3 Groundwater Occurrence and Flow ............................................................................... 12
2.4.4 Localised Groundwater Use .............................................................................................. 12
2.5 Proximal Surface Waters ......................................................................................................... 12
2.6 Climate ............................................................................................................................................. 13
3. Potential for Site Contamination .......................................................................... 14
3.1 Known Site History and Use .................................................................................................... 14
3.2 Search of Public Records ........................................................................................................ 14
3.3 Search of Aerial Photo Record ............................................................................................. 14
3.4 Certificates of Title .................................................................................................................... 15
3.5 Property and Infrastructure Inspections .......................................................................... 15
3.6 Potential for Acid Sulphate Soils, Acid Mine Drainage and Mine Tailings ........ 15
3.7 Potential for Contamination by Off Site Fill Sediments ............................................. 16
3.8 Risk Rankings for Potential Contamination ..................................................................... 16
3.8.1 Background to Rankings ....................................................................................................... 16
3.8.2 Results ........................................................................................................................................... 19
4. Conclusions and Recommendations .................................................................... 20
5. References .................................................................................................................... 22
6. Appendices .................................................................................................................... 23
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Table Index
Table 1 Site Details..............9
Table 2 Neighbouring Land Uses.............10
Table 3 Results of Potentially Contaminating Site Activities...........19
Figure Index
Figure 1 Site location...................................................................9
Figure 2 Exert from 1:2500 MRT Launceston Sheet.....11
Figure 3 Exert from DSE (2005) ....17
Figure 4 Exert from DSE (2005) ....18

Appendices
Appendix 1 Historical Aerial and Contemporary Photographs
Appendix 2 Site Development Plans
Appendix 3 Title Documents
Appendix 4 OH&S Considerations for Working with Potentially
Contaminated Soils
Appendix 5 Terms and Conditions

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Glossary of Terms
AHD
Australian Height Datum
AMG
Australian Map Grid
AS
Australian Standard
AST
Above Ground Storage Tank
ANZECC
Australian and New Zealand Environment and Conservation

Council
BTEX
Benzene, Toulene, Ethylbenzene, Xylenes
COC
Chain of Custody
CUTEP
Cleanup to Extent Practical
DO
Dissolved Oxygen
EC
Electrical Conductivity
EIL
Environmental Investigation Levels
HIL
Health Investigation Levels
mbgs
meters below ground surface
mmbgs
millimetres below ground surface
NAPL
Non-Aequeous Phase Liquid
NATA
National Association of Testing Authorities
NEPM
National Environmental Protection Measure
OCP
Organochlorine Pesticides
OPP
Organophosphorous Pesticides
PAH
Polycyclic Aromatic Hydrocarbons
PID
Photoionistaion Detector
RPD
Relative Percent Difference
SVOC
Semi-Volatile Organic Compounds
SWL
Standing Water Level
TDS
Total Dissolved Salts
TPH
Total Petroleum Hydrocarbons
UST
Underground Storage Tank
VOC
Volatile Organic Compounds

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1. Introduction
1.1
Background
Strata Geoscience and Environmental Pty Ltd was engaged by CB&M Group
Pty Ltd to conduct a Phase 1 Environmental Site Assessment (ESA) of 51
York Street Launceston (the site). The site has formerly hosted office space
and is subject to a development application for conversion into an
office/residential complex.
The investigation has been triggered in response a development application
for addition of floors to the existing building, to be used as residential
apartments.
This ESA seeks to satisfy requirements under the Interim Planning Scheme
Sections
E2.5.1
and
E2.5.2
for
potentially
contaminated
land
and
demonstrates that:
the land is suitable for its intended use; and
that works involving excavation of potentially contaminated land does not
adversely impact on human health or the environment.
Accordingly, the Phase 1 ESA was carried out in accordance with the scope
and limitations presented below.
1.2
Objectives
The objectives of this assessment is to provide the client with preliminary

advice on the contamination status of the study area and the degree of further
assessment potentially required to assess the suitability of the study area for
its ongoing use. Namely, the objectives are to:
1. Assess the potential for past or current activities to have contaminated any
areas of the site or neighboring sites.
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2. Determine contaminants of potential concern based on past or current

activities.
3. Assess the potential for contamination to pose a risk to the ongoing use of
the site.
4. Develop relative risk rankings for the site based on potential contamination
indicators. These risk rankings will be in accordance with the Department of
Sustainability and Environmental Potentially Contaminated Land General
Practice Note (June 2005). This identifies the level of further environmental
assessment or audit appropriate for each risk category.
1.3
Scope
The following tasks were undertaken in order to satisfy the purpose and
objectives of this assessment.
Define the Site, Features & Surrounds:
Defined the property boundaries within the study area based on property
reports and title information and established a study base plan.
Identified the features of each site, including main buildings, services
and other infrastructure.
Defined the topography, surface water drainage of the site and its
proximity to the nearest surface water body and any associated
potentially sensitive aquatic ecosystems.
Identified the location of nearby sensitive environments and receptors
such as residential, child-care and primary schools, wetlands or
streams.
The zoning of the site under the local Planning Scheme.
Hydrogeology & Groundwater Resource Use
Reviewed the regional and local hydrogeology to identify likely site soil
type(s), aquifers, likely groundwater occurrence, expected flow
direction, quality and resource value.
Ascertained the actual utilisation of groundwater in the study area
through a search of MRT Tasmania records
Research Public Records on Site History
Reviewed publicly available documents relevant to the site (to the extent
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readily available).
Site Inspection & Interviews
Inspected accessible properties within the study area to identify:
Visible evidence of fuel storage tanks (above or below ground) and other
infrastructure with potential to cause contamination of soil and/or
groundwater.
Evidence of site cutting and filling or subsidence or placement of solid
wastes.
Inspect the surrounding areas for sources of contamination of soil or
groundwater with potential to affect the site.
1.4
Guidelines and Standards Referenced
This investigation is made with reference to, or in general accordance with,

the following standards and guidelines:
NEPM (2010). Assessment of Site Contamination Measure 2010.

National Environmental Protection Council.
EPA Tasmania (2010) Information Bulletin 105 Classification and

Management of Contaminated Soil for Disposal
The Victorian Department of Sustainability and Environment (DSE), June

2005, General Practice Note Potentially Contaminated Land.
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2. Site Details
2.1
Site Location and Planning Context
Details of site location and cadastre are presented in Table 1 and Figure 1
below.
Figure 1 Site location
Table 1 Site Details

Address
51 York Street Launceston
Title
133325/1
Area
607 m2 approx
Municipality
Launceston City Council
Planning
Zone 22 Central Business

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2.2
Current Site Use and Infrastructure
The site currently hosts an unoccupied multi storey brick building. A small car
park exists to the rear of the building. The building has historically been used
as an office space occupied by a government agency.
2.3
Neighbouring Land Uses
Neighbouring land uses are presented in Table 2 below.

Table 2 Neighbouring Land Uses
North
York Street (Road Reserve)
South
Vincent Street (Road Reserve)
East
49 York Street, Acoss
West
53-57 York Street, Yoga/ Natural

Therapies, Tyre Service Centre.
2.4
Geology, Soils and Hydrogeology
2.4.1 Geology and Soils

Referring to the MRT 1:25000 Launceston Sheet (Fig 2) the site exists on a
slight slope underlain by Tertiary aged sediments. This unit is proximal to a
contact to Tertiary aged Sands, Silts and Clays to the south east which
Soils developing from these units in this climate are likely to produce duplex
profiles of SANDS (SP/SW/SC) overlying CLAYS (CL/CH) to variable depths
up to 50+ mbgs. Clays will have a moderate to high cation exchange complex
(CEC), a slightly acidic trend and low to moderate permeabilities.
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Figure 2 Exert from MRT 1:25000 Launceston Sheet
2.4.2 Conceptual Aquifers

Little information is on public record on localised hydrogeology and no sitespecific
hydro-geological
information
is
available
and
as
result
understanding of groundwater relations is conceptual only.

The general hydro-geology of areas proximal to the site likely comprise a
shallow un-confined aquifer within the alluvial sediments which discharges
into the Tamar River. This aquifer is anticipated to be moderately to highly
permeable with moderate storage capacity and is likely directly associated
with base flows of the river.
Further aquifer(s) are likely associated with the
bedrock units which will have significantly lower permeability.

Any potential leaching of contamination from these sediments could impact
upon the Alluvial Aquifer. This could then express into the Tamar River or
could impact upon groundwater quality. This is of specific concern where
such waters are abstracted for human or animal use. They may also impact
upon local flora and fauna and aquatic ecosystems.
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2.4.3 Groundwater Occurrence and Flow

Groundwater occurrence and flow in the study area is not defined due to the
lack of intrusive investigation. Research on the Groundwater Information
Access Portal of DPIPWE failed to liberate any recorded bores within a 1km
radius of the site. However, at least two decommissioned service stations are
known to exist within this range. These are likely to have monitoring bores
installed however data from these bores is not on public record.
Groundwater is expected, on the basis of local and regional topography, to
generally flow towards the northwest, with local variations in flow direction
likely in response topography and man made changes to surface and internal
drainage.
2.4.4 Localised Groundwater Use
Research on the Groundwater Information Access Portal of DPIPWE failed to
liberate any recorded bores within a 1km radius of the site. It is unlikely that
groundwater is abstracted for human use (drinking, irrigation or stock
watering) anywhere proximal to the site.
Furthermore any potential
contamination of aquifers by activities over the site are unlikely to affect

groundwater quality up-gradient from the site.
As a result groundwater
resources primary importance is associated with the maintenance of health

ecosystems particularly associated with Tamar River and nearby coastal
environments.
2.5 Proximal Surface Waters
The nearest surface water is the Tamar River which is approximately 800m
from the site (see Appendix 1). This water body has had its hydrology highly
modified in terms of diversion of its flows (and that of its tributaries), surface
drainage from stormwater as well as recharge of the Quaternary Alluvial
aquifer associated with its base flows.
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2.6 Climate
The area receives an average annual rainfall of 676.7 mm (Launceston
Station) but does not have annual min and max temperature or evaporation
data recorded (BOM, 2016).
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3. Potential for Site Contamination

3.1 Known Site History and Use
The existing building was built in 1978 by the crown and has hosted office
space leased to Adult Education since construction until its recent closure.
There is a paucity of information on site history and few available records.
Site history prior to the building is likely to encompass low-rise commercial
buildings. Prior to early industrialisation the area was used as early lowdensity housing and/or pastoral activities.
A 1997 entry in the Launceston Industrial Heritage Study alludes to significant
industrial activity occurred around Launceston and the Tamar River including
milling, brewing, tanning and chemical works manufacturing. Whilst it is likely
that some or all of these activities took place on the river within proximity of
the current site, its setback from this feature likely limits its exposure from any
historical contamination associated with these activities.
3.2
Search of Public Records
An FOI search of the Workplace Standards Tasmania (WST) found no

documents of relevance regarding dangerous good licences for the site and
the site is not listed on the EPA contaminated sites register.
3.3
Search of Aerial Photo Record
Searches of the 1:42000, 1:24000, 1:12500, 1:10000 as well as the 20092010 aerial photography index and Google Earth Historical Images 2003-2011
(Appendix 1) showed no discernable site changes. Interviews with the current
owners revealed that the existing building was built in 1978.
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3.4

Certificates of Title
A search of the current and historic certificates of title was conducted.

Information contained in these documents was used to check for evidence of
current and former land use based on land ownership. No insight was gained
into former land uses pre the current infrastructure onsite (Appendix 4).
3.5 Property and Infrastructure Inspections
Walk-by property inspections were carried out to inspect neighbouring
properties and determine the risk of current site activities upon the potential
for contamination of the subject site.
The inspection has found:
The site is bordered to the east by an older residential building which is

currently being used as offices.
A Yoga centre and a tyre repair centre neighbours to the west. This
business has limited chemical storage and does not provide
mechanical servicing. Tyres are not manufactured on site.
This business is separated from the subject site by a full height firewall
and both sites have impervious concrete slabs.
No evidence of high risk contaminating activities was observed from

any of these properties and no evidence of former or current
underground fuel storage was observed.
3.6
Potential for Acid Sulphate Soils, Acid Mine Drainage and Mine Tailings
Referring to the acid sulfate soil predictive modeling contained within the
Tasmanian Governments LISTMAP website and provided by DPIPWE (2009),
the site is proximal to low risk inland acid sulphate soils associated with
Quaternary Alluvial sediments of Tamar River.
Given the fact that no mining activities have occurred in Tamar since its
settlement the potential for acid mine drainage or mine tailings to impact upon
the site is not credible.
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3.7
Potential for Contamination by Off Site Fill Sediments
Site inspection revealed that the site is likely at the natural ground surface
level with minor infilling of landscape garden areas. As such the potential for
the site to be contaminated by off site fill sediments is regarded as low.
3.8 Risk Rankings for Potential Contamination
3.8.1 Background to Rankings
A risk ranking scheme for potential contamination sources has been
developed in accordance with the scheme outlined in General Practice Note
Potentially Contaminated Land (DSE, 2005). The DSE practice note classifies
potentially contaminating activities as having a high, medium or low potential
to cause contamination of land and groundwater. Figure 3 presents the full
listing of potentially contaminating uses in each category or classification.

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Figure 3 Exert from DSE (2005)
The DSE ranking scheme also identifies the contamination assessment

response required by the responsible planning authority when considering an
application for development or rezoning of land for either a sensitive or nonsensitive land use. An extract from the DSE guideline illustrating this scheme
is presented in Figure 4.
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Figure 4 Exert from DSE (2005)
Within the context of the site ongoing operation as mixed office with upper
levels residential apartments space with a low potential for contamination then
Assessment Level C is appropriate.

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3.8.2 Results
Table 3 summarises the potentially contaminating land use activities identified
within the study area. Contaminants of Potential Concern (COPC) that are
typically associated with each of these activities are also identified for
completeness.
Table 3 Results of Potentially Contaminating Site Activities
DSE Risk Ranking DSE Assessment
Land
COPC
Level
Use/Activity
Low
C
None Identified IB105
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4. Conclusions and Recommendations

This investigation has found:
The site has a DSE risk ranking of Low requiring a DSE assessment
Level C given the existing site use as offices with the upper levels used
for residential.
The risk of soil/groundwater contamination associated with chemical

storage and operations associated with the neighbouring tyre service
centre is considered low given that:
o The site is underlain by an impervious slab
o Chemical storage is to best industry practice
o A full height impervious fire wall separates the site from the
subject site
o Planned residential floors associated with the development of
the subject site are associated with upper levels which have no
accessed to soils over the site
o The carpark is capped with an impervious layer with limited
exposure in this area.
o No evidence of former or current UPSS infrastructure was
observed.
With reference to the development plan, the extent of excavation

proposed is the removal of existing garden beds at the north end of the
building, and construction of footings at north and south ends of the
building. It is anticipated that less than 10m3 total material to be
excavated. As a result it is recommended that:
o A soil and Water Management Plan (SWMP) be prepared before
construction commences.
o All spoil from excavations is suitably quarantined onsite as
prescribed by the SWMP.
o Soils should be sampled and tested at a NATA accredited
laboratory to EPA Tasmania (2010) Information Bulletin 105
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Classification and Management of Contaminated Soil for

Disposal.
o Soils should then be handled and removed accordingly to results
of the above testing regime.
o All workers and site users should be briefed regarding OH&S
risks associated with potentially contaminated soils (see
Appendix 5 for details).
Given the risk control measures above the land is considered
suitable for its intended use. Furthermore any works involving
excavation of potentially contaminated soil will not adversely
impact on human health or the environment.
S Nielsen MEngSc CPSS-2

Director
Strata Geoscience and Environmental Pty Ltd
E:sven@strataconsulting.com.au
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5. References
NEPM (2010). Assessment of Site Contamination Measure 2010.

National Environmental Protection Council.
The Victorian Department of Sustainability and Environment (DSE), June

2005, General Practice Note Potentially Contaminated Land.
EPA Tasmania (2010) Information Bulletin 105 Classification and

Management of Contaminated Soil for Disposal
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6. Appendices
This report contains the following appendices:

Contaminated Soils
All appendices must accompany this report and be reproduced faithfully in

full colour.
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Plate 1 (Above) Street frontage of site and tyre repair business on York Street. Note full
height fire wall between premises.
Plate 2 (below) Vincent Street frontage showing carpark.
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Plate 3 (Above) Ground floor of 51 York Street showing impervious concrete slab to remain.
Plate 4 (below) Hardstands associated with existing carpark.
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FOLIO PLAN
RECORDER OF TITLES
Issued Pursuant to the Land Titles Act 1980
Search Date: 21 Apr 2016
Search Time: 12:23 PM
Volume Number: 133235
Department of Primary Industries, Parks, Water and Environment
Page 1 of 1
Revision Number: 01
www.thelist.tas.gov.au
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RESULT OF SEARCH
RECORDER OF TITLES
Issued Pursuant to the Land Titles Act 1980
SEARCH OF TORRENS TITLE

VOLUME
FOLIO
133235
EDITION
DATE OF ISSUE
24-Feb-2016
SEARCH DATE : 21-Apr-2016

SEARCH TIME : 12.22 PM
DESCRIPTION OF LAND
City of LAUNCESTON
Lot 1 on Plan 133235 (Section 27A of the Land Titles Act.)
Derivation : Whole of Lot 1 on Plan 133235 Gtd. to The Crown
SCHEDULE 1
E37768
TRANSFER to 8 BROADLAND DRIVE PTY LTD

24-Feb-2016 at noon
Registered
SCHEDULE 2
C213326
E37768
E37768
E37769
Land is limited in depth to 15 metres, excludes

minerals and is subject to reservations relating to
drains sewers and waterways in favour of the Crown
Land is limited in depth to 15 metres, excludes
minerals and is subject to reservations relating to
drains sewers and waterways in favour of the Crown
FENCING PROVISION in Transfer
MORTGAGE to Bank of Queensland Limited
Registered
24-Feb-2016 at 12.01 PM
UNREGISTERED DEALINGS AND NOTATIONS

No unregistered dealings or other notations
Page 1 of 1
Department of Primary Industries, Parks, Water and Environment
www.thelist.tas.gov.au
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Contaminated Soils
1. Introduction
This document is to be used as a general guide only in relation to
occupational health and safety (OH&S) measures that Strata Geoscience and
Environmental may implement in the environmental management of potential
health risks to construction or maintenance workers of sites contaminated with
petrochemical and heavy metals. An OH&S specialist or hygienist must be
engaged to ensure that the relevant OH&S measures are implemented on site
throughout site works.
Specifically risks associated with sites contaminated with petrochemicals and
heavy metals occur from:
Direct contact with contaminants from impacted soil; and/or
Inhalation of contaminant vapours emitted from impacted soil
into an onsite subsurface maintenance trench, excavation or
enclosed space.
2. Contaminants of Potential Concern and Potential Exposure Pathways
Contaminants of Potential Concern (COPC) relate to the following exposure
pathways:
Direct exposure with heavy metals and some Polycyclic

Aromatic Hydrocarbons (PAH)
Inhalation of hydrocarbon vapours from impacted soil associated
with:
o Tolulene, Ethylbenzene and Xylene
o Aromatic and Aliphatic Total Petroleum Hydrocarbons
Fractions C6-C36.
o PAHs
3. Exposure Control Measures

3.1 General
Work procedures conducted on site must be in accordance with relevant
OH&S Regulations. The site owner must ensure that all site workers are
aware of the potential OH&S issues at the site. The most appropriate method
is via production of a site specific Health and Safety Plan which is used as
part of site induction procedures.
Potential hazards for site workers, associated with the presence of COPC,
during construction and maintenance of the site should be considered as part
of the overall Health and Safety Plan for the site, including:
Dermal contact and ingestion of impacted soil; and
Inhalation of hydrocarbon vapours.
Personnel working at, or visiting, the site should be provided with an induction
briefing.
Site visitors who do not complete the induction must be
accompanied at all times by a nominated representative. The site manager
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may delegate responsibility for the induction briefing to an OH&S specialist,

hygienist or suitably qualified person.
3.2 Dermal Contact and Ingestion
Strata recommends the following be considered to minimise exposure of site
workers to soil and water COPC:
Avoid handling potential contaminated soil or groundwater
Wash hands before eating, drinking, smoking
Avoid activities that may introduce soil the mouth, such as nail
biting
Store and consume food and drink in a designated clean area
Remove soiled clothing and footwear before entering a
designated clean area and before leaving the site
Use personal protective equipment (PPE) as required. In
addition to hard hats, safety boots, safety glasses and hearing
protection, this equipment may also include:
o Impermeable gloves
o Long sleeved shirt and long trousers
o Appropriate respiratory protection
Store PPE in a clean place to avoid contamination
Replace gloves regularly, and other equipment as required
Dust levels should be monitored and the area watered
immediately if dust is detected.
The site manager must ensure that the site workers and visitors are provided
with:
o Site induction briefing
o Adequate hand washing facilities
o A designated clean area for storage and consumption of food
and drink
o Adequate PPE as described above.
3.3 Inhalation of Vapours
Measures that Strata may employ to assist in minimizing exposure of site
workers to contaminant vapours include:
o Monitoring of vapours in workers breathing zones using a photo
ionization detector (PID).
All workers should withdraw
immediately from the work area if vapour concentrations in the
workers breathing zones exceed nominated levels.
o Action level for volatiles measured should be based on National
Occupational Health and Safety Councils national exposure
settings
o Primary measures for exposure control should include
engineering solutions such as aided ventilation or air extraction
system
o Secondary measures for exposure control should include PPE
such as respiratory protection if required.
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Scope of Work
These Terms and Conditions apply to any services provided to you (the Client) by Strata Geoscience and Environmental Pty Ltd
(Strata). By continuing to instruct Strata to act after receiving the Terms and Conditions or by using this report and its findings for
design and/or permit application processes, or as a submission to any regulatory body and not objecting to any of the Terms and
Conditions the Client agrees to be bound by these Terms and Conditions, and any other terms and conditions supplied by Strata from
time to time at Stratas sole and absolute discretion. The scope of the services provided to the Client by Strata is limited to the
services and specified purpose agreed between Strata and the Client and set out in the correspondence to which this document is
enclosed or annexed (the Services). Strata does not purport to advise beyond the Services.
Third Parties
The Services are supplied to the Client, the EPA and the Auditor for the sole benefit of the Client , the EPA and the Auditor and must
not be relied upon by any person or entity other than the Client., the EPA an dthe Auditor. Strata is not responsible or liable to any
third party. All parties other than the Client, the EPA abd the Auditor are advised to seek their own advice before proceeding with any
course of action.
Provision of Information
The Client is responsible for the provision of all legal, survey and other particulars concerning the site on which Strata is providing the
Services, including particulars of existing structures and services and features for the site and for adjoining sites and structures. The
Client is also responsible for the provision of specialised services not provided by Strata. If Strata obtains these particulars or
specialised services on the instruction of the Client, Strata does so as agent of the Client and at the Client's expense. Strata is not
obliged to confirm the accuracy and completeness of information supplied by the Client or any third party service provider. The Client
is responsible for the accuracy and completeness of all particulars or services provided by the Client or obtained on the Clients
behalf. Strata is not liable, and accepts no responsibility, for any claim, demand, charge, loss, damage, injury or expense whatsoever
suffered by the Client or any other person or entity resulting from the failure of the Client or third party to provide accurate and
complete information. In the event additional information becomes available to the Client, the Client must inform Strata in writing of
that information as soon as possible. Further advice will be provided at the Clients cost. Any report is prepared on the assumption that
the instructions and information supplied to Strata has been provided in good faith and is all of the information relevant to the provision
of the Services by Strata. Strata is not liable, and accepts no responsibility, for any claim, demand, charge, loss, damage, injury or
expense whatsoever if Strata has been supplied with insufficient, incorrect, incomplete, false or misleading information.
Integrity
Any report provided by Strata presents the findings of the site assessment. While all reasonable care is taken when conducting site
investigations and reporting to the Client, Strata does not warrant that the information contained in any report is free from errors or
omissions. Strata is not liable, and accepts no responsibility, for any claim, demand, charge, loss, damage, injury or expense
whatsoever resulting from errors in a report. Any report should be read in its entirety, inclusive of any summary and annexures. Strata
does not accept any responsibility where part of any report is relied upon without reference to the full report.
Project Specific Criteria
Any report provided by Strata is based upon subsurface conditions encountered at the time of the investigation. Conditions can and
do change significantly and unexpectedly over a short period of time. For example groundwater levels may fluctuate over time, and
ex-situ/insitu fill sediments may be placed/removed from the site. Changes to the subsurface conditions that were not encountered at
the time of the investigation may void recommendations made by Strata in any report. Strata is not liable, and accepts no
responsibility, for any claim, demand, charge, loss, damage, injury or expense whatsoever resulting from any change to the
subsurface conditions that were encountered at the time of the investigation. In the event of a delay in the commencement of a project
or if additional information becomes available to the Client about a change in conditions becomes available to the Client, the Client
should engage Strata to make a further investigation to ensure that the conditions initially encountered still exist. Further advice will be
provided at the Clients cost. should be reviewed regularly to ensure that it continues to be accurate and further advice requested from
Strata where applicable.
Interpretation
Site investigation identifies subsurface conditions only at the discrete points of geotechnical drilling, and at the time of drilling. All data
received from the geotechnical drilling is interpreted to report to the Client about overall site conditions as well as their anticipated
impact upon the specific project. Actual site conditions may vary from those inferred to exist as it is virtually impossible to provide a
definitive subsurface profile which accounts for all the possible variability inherent in earth materials.
Strata is not responsible for the interpretation of site data or report findings by other parties, The Client must seek advice from Strata
about the interpretation of the site data or report.
Specific Geo-environmental Considerations
These Additional Terms and Conditions for contaminated sites apply together with any other terms and conditions provided to you
(the Client) by Strata Geoscience and Environmental Pty Ltd (Strata). By continuing to instruct Strata to act after receiving the
Terms and Conditions or not objecting to any of the Terms and Conditions, the Client agrees to be bound by these Additional Terms
and Conditions, and any other terms and conditions supplied by Strata.
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Strata will conduct work concerning the environmental status of the property (the Services) in response to specific instructions from
the Client. In particular, the Client may select a preliminary investigation design or sampling event, which does not meet all the
requirements of the national guidelines. (NEPM (2013)) The instructions from the client, as set out in the attached letter (if any), or
contained within this report define the scope of the work conducted by Strata for the Client. The scope of the work is also limited by
the time and budgetary requirements of the Client, and the other information provided to Strata by the Client and other external
parties. This is particularly relevant to the decision by the client to select a reduced scope investigation design, which does not meet
all the requirements of the NEPM (2013) guidelines and may not be in accordance with an auditors requirements for the issue of a
Statement or Certificate of Environmental Audit.
The analysis, interpretations, opinions and conclusions presented in any report are based upon the instructions, requirements, data or
information supplied by the Client and third parties. The analysis, interpretations, opinions and conclusions are void if the Clients or
third partys instructions, data, and information are inaccurate or incomplete. This is particularly pertinent to the selection of
contaminants of potential concern (COPC) where Strata is given limited available site history. The selection of analytes by Strata
proceeds from these COPC. However, if only limited information on historical site use is available or supplied, Strata accepts no
responsibility, and is not liable, for any claim, demand, charge, loss, damage, injury or expense whatsoever resulting from the
omission of specific analytes, or any advice given as a result of the information provided.
Investigations are based upon sampling locations determined in consultation with the Client. Conclusions and recommendations in
any report are based upon data from the areas sampled. Strata cannot and does not guarantee that conditions located between
sampling points or at depths beyond those sampled do not vary from interpreted conditions. No extrapolations of any data will be
made to other areas of the site which have not been sampled. The Client should make Strata aware of any potential areas where
contamination may exist. Strata accepts no responsibility, and is not liable, for any claim, demand, charge, loss, damage, injury or
expense whatsoever resulting from a failure to sample contaminated areas.
Further sampling is recommended throughout and after construction phases. Strata is not liable, and accepts no responsibility, for
any claim, demand, charge, loss, damage, injury or expense whatsoever resulting from delays to project construction associated with
soil sampling, analysis and reporting. Furthermore where soil or groundwater contamination is found at this time Strata is not liable,
and accepts no responsibility, for any claim, demand, charge, loss, damage, injury or expense whatsoever for either site remedial
costs or impacts upon project completion or serviceability of completed infrastructure including, but not limited to, occupancy of
completed buildings.
Strata is not liable, and accepts no responsibility, for any claim, demand, charge, loss, damage, injury or expense whatsoever
resulting from the discovery of any undisclosed or previously unknown potentially polluting underground infrastructure, including but
not limited to underground petroleum storage infrastructure.
Strata does not account for events occurring after an assessment is conducted. Events can and do occur in a short period of time.
Strata is not liable, and accepts no responsibility, for any claim, demand, charge, loss, damage, injury or expense whatsoever
resulting from any event that occurs after an assessment. In the event of a delay in the commencement of a project or additional
information about an event that becomes available to the Client, the Client should engage Strata to make further investigations.
Further advice will be provided at the Clients cost. Without limiting the generality of the above statement, Strata does not accept
liability where any report is relied upon after three months from the date of the report, (unless otherwise provided in the report or
otherwise regarded by the relevant Australian Standards which the report purports to comply with) or the date when the Client
becomes aware of any event that may affect the accuracy of a report. Any report should be reviewed regularly and further advice
requested from Strata where applicable.
Copyright and Use of Documents
Copyright in all drawings, reports, specifications, calculations and other documents provided by Strata or its employees in connection
with the Services remain vested in Strata. The Client, the EPA and the Auditor have a licence to use the documents for the purpose of
completing the project. However, the Client, the EPA and the Auditor must not otherwise use the documents, make copies of the
documents or amend the documents unless express approval in writing is given in advance by Strata. The Client, the EPA and the
Auditor must not publish or allow to be published, in whole or in part, any document provided by Strata or the name or professional
affiliations of Strata, without first obtaining the written consent of Strata as to the form and context in which it is to appear.
If, during the course of providing the Services, Strata develops, discovers or first reduces to practice a concept, product or process
which is capable of being patented then such concept, product or process is and remains the property of Strata and:
(i)
the Client, the EPA and the Auditor must not use, infringe or otherwise appropriate the same other than for the purpose of
the project without first obtaining the written consent of Strata; and
(ii)
the Client, the EPA and the Auditor is entitled to a royalty free licence to use the same during the life of the works
comprising the project.
Digital Copies of Report

If any report is provided to the Client in an electronic copy except directly from Strata, the Client, the EPA and the Auditor should verify
the report contents with Strata to ensure they have not been altered or varied from the report provided by Strata.
PLANNING EXHIBITED
DOCUMENTS
Ref. No:
DA 0238/2016
Date
advertised:
ject]
02/07/2016
Strata - Geoscience and Environmental Pty Ltd. 02197. 26/05/2016
37
23 June 2016
Sven Nielsen
Strata Geoscience and Environmental Pty Ltd
Endorsement - Phase 1 Environmental Site Assessment 51 York Street Launceston
I have been engaged to validate the Phase 1 Environmental Site Assessment 51 York Street Launceston.
This review looked at the report and validates that the data conforms to acceptable standards and
that the statements made are valid, as a preliminary contaminated site assessment. The site is moving
to a more sensitive use.
Strata Geoscience conducted the site assessment and site history for the site. All contaminants of
concern from the retail tyre store were assessed, lead being the only contaminant of concern. A
Conceptual Site Model (CSM) was not conducted to asses risk as recommended by the NEPM
guidelines. Even so as stated in the report there are no pathways to the development and
groundwater flow appears to be in the opposite direction. WST confirmed that there were no UPSs
in the area and so a Conceptual Site Model would show no contamination pathways to the
development.
All the required processes were covered in the report and acceptable conclusions were drawn.
Environmental Site Assessment 51 York Street Launceston concluded, and I confirm that the possible
contamination levels in the soil and groundwater on the tyre retail business site do not pose risk to
the proposed development nor receptors associated with construction or living on the property.
Rod Cooper.
Certified Site Contamination Practitioner
PLANNING EXHIBITED
DOCUMENTS
Ref. No:
DA 0238/2016
Date
advertised:
ject]
02/07/2016
Telephone: (03) 6431 2999
PO Box 651 (14 Cattley Street) BURNIE TAS 7320

Facsimile: (03) 6431 2933 Email: admin@esandd.com.au
www.esandd.com.au

51 York Street, Launceston

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YORK STREET

Proposed Site Plan

DEVELOPMENT APPROVAL (DA)

LTN: 8 Broadland Drive, PO Box 1971, Launceston TAS 7250

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FILE: BIM Server: CBM-SVR - BIM Server 19/P150067 - 51 York St - Stage 2

CBM New Ofce Development

NEW PARTITION WALL

CBM Sustainable Design

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LTN: 8 Broadland Drive, PO Box 1971, Launceston TAS 7250

BA Issue for CLC

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51 YORK STREET - EXISTING

CBM Sustainable Design

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51 YORK STREET - EXISTING

AREAS (square metres)

Level 1 Floor Plan (Ground Floor)

DEVELOPMENT APPROVAL (DA)

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LTN: 8 Broadland Drive, PO Box 1971, Launceston TAS 7250

Level 1 Floor Plan (Ground Floor)

FILE: BIM Server: CBM-SVR - BIM Server 19/P150067 - 51 York St - Stage 2

CBM New Ofce Development

2400 x 1200 ALUCOBOND

150 x 300 CONCRETE

2400 x 1200 ALUCOBOND

North West Elevation

South East Elevation

DEVELOPMENT APPROVAL (DA)

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CBM New Ofce Development

2400 x 1200 ALUCOBOND

South West Elevation

DEVELOPMENT APPROVAL (DA)

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FILE: BIM Server: CBM-SVR - BIM Server 19/P150067 - 51 York St - Stage 2

CBM New Ofce Development

2400 x 1200 ALUCOBOND

2400 x 1200 ALUCOBOND

North East Elevation

DEVELOPMENT APPROVAL (DA)

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P: (03) 6332 6988

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CBM New Ofce Development

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CBM New Ofce Development

DEVELOPMENT APPROVAL (DA)

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